We Are Mantua HUD Outline_Report11.27.12

Outline with Content

MantuaPlan

TransformationMantua

PlanTransformation


choice neighborhoods initiativeWe Are Mantua!We Are Mantua!

Submitted To:HUD - Dept. of Housing and Urban Development

Grantee:Mt. Vernon Manor, Inc.

28 SEPTEMBER 2012

“We are Mantua!” Choice Neighborhoods Initiative

Mantua Transformation Plan


Submitted: September 28, 2012

Prepared By: Kitchen & Associates

On behalf of: Mt. Vernon Manor Inc.


Acknowledgements | Mantua Transformation Plan

Acknowledgements

This planning effort is funded by a Choice Neighborhoods Initiative Planning Grant awarded to Mt Vernon Manor Inc. and the Mantua community by the Department of Housing and Urban Development (HUD).

We are Mantua! Steering CommitteePaulette Adams, People’s Emergency CenterGeorge Bantel, West Philadelphia Real EstateTodd Baylson, Pennsylvania Horticultural SocietyJim Brown, Mantua Advisory CouncilJim Brown, Presbyterian ApartmentsTracy Broyles, Spiral QEnrico Crispo, Philadelphia Housing AuthorityDeWayne Drummond, Ward Chairman, ResidentJamie Gauthier, Local Initiatives Support Corporation (LISC)Branon Gilmore, Caring People AllianceDonna Griffin, Community Engagement ConsultantIola Harper, Sustainable Communities Initiative (SCI)-WestAndy Jenkins, ResidentGreg Karns, HUD (Regional Office)Lucy Kerman, Drexel UniversityHenry Nesmith, ResidentAndrew Maloney, Philadelphia City Planning CommissionRichard Purdie, Mantua Haverford Community CenterAndi Schaeffer, Diamond and AssociatesMichael Thorpe, Mt. Vernon Manor, IncJoe Walker, HUB CoalitionRick Young, MCICCouncilwoman Jannie Blackwell


Mantua Transformation Plan | Acknowledgements

TASK FORCES

EducationShannon Morris-Bates/Co-Chair, ResidentDr. Junon Berry/President-University High School Alumni Michele Brownlee/State RepresentativeLucy Kerman/Drexel UniversityEleanor Childs/Montessori School, ResidentVanessa M. Pembleton/ResidentGwen Morris/Retired School District Administrator, ResidentDeWayne Drummond/Co-Chair, Ward Chairman, ResidentStephen Jones/Villanova University, ResidentVeronica Scott/Executive Board-University High School Alumni, Resident

McMichael Matters! Education Task Force Sub-CommitteeGwen Bailey/Youth Services, Inc.Pastor Claude Barnes/Church of FaithDeWayne Drummond/Ward Chairman, ResidentOlga Gibb/Caring People AllianceK. Rose Samuel Evans/Metropolitan Baptist ChurchDonna Griffin/Community Engagement SpecialistLucy Kerman/Drexel UniversityWanda Mial/Fairmont VenturesShannon Morris-Bates/Resident

Vanessa Pembleton/ResidentMichael Thorpe/Mt. Vernon ManorBernadette Wyche/Ward Leader, ResidentRick Young/Mantua Community Improvement Corporation

Physical DevelopmentGeorge Bantel/West Philadelphia Real EstateJamie Gautier/Co-Chair LISCJesse Lawrence/Philadelphia Redevelopment AuthorityJana Mossey/Drexel UniversityRebecca Rose/Co-Chair, ResidentDan Roukous/ResidentJohn Theobold/Kitchen and AssociatesGerald Washington/ResidentSylvester Wright/Resident

Health and WellnessClaire Baker/Pennsylvania Horticultural SocietyZamir Cobb/Stakeholder, Caring People AllianceHarold Davis, ResidentDavid Ebaugh/Drexel UniversityMargaret James/ResidentAnnie Kegarise/Co-Chair, ResidentRyan Kuck/West Philadelphia Fresh Food Hub



Workforce, Economic Development & Supportive ServicesClaudia Bitran/Kitchen and AssociatesEnrico Crispo/Philadelphia Housing AuthorityHarold Davis/StakeholderMary Jean DeCarlo/Drexel UniversityIola Harper/Co-Chair, SCI-WestMaurice Harris/ResidentChris Holmes/ResidentHenry Nesmith/Co-Chair, Resident

SafetyKatrina Brown/Resident

Jackie Galloway/ResidentLois Grady/ResidentDonna Griffin/Co-Chair, LISC Community Engagement ConsultantAndrew Jenkins/Co-Chair, ResidentWilliam “Clutch” Robinson/ResidentVirginia Teague/ResidentJames ‘Smokey’ Willoughby/Resident

Youth & Recreation / Youth DevelopmentSunnie Dumas/ResidentDB4 members (asked to weigh in on needs and goals)Clarence Jones/ResidentBryan Sheed/ResidentJoe Walker/Co-Chair/HUB Coalition

Civic AssociationObadiah Anderson/ResidentEvette Banfield/Facilitator (LISC Consultant)Clarence Jones/ResidentBrenda Mears/ResidentAlbert Moore/ResidentMartha Moore/ResidentGwen Morris/ResidentRev. Lola Munroe/FBO StakeholderHenry Nesmith/ResidentBrandon Pembleton/Resident, YouthFrancis Smith/ResidentJoseph Walker/ResidentGerald Washington/Resident



DB4 Youth Advisory CommitteeMarcus Albrittrb/ResidentRachel BriggsTykeem Bond/ResidentQuintessa Boone/ResidentAndrew ClemonsVinte Clemons/DB4 Leader, ResidentHarper JacksonJalen JacobsMarcus JenkinsBrandon LambertDonte LambertStephen LassiterQuadria Martin/ResidentBrandon Pembleton/Resident

Planning TeamClaudia Bitran/Kitchen and AssociatesDonna Griffin/Community Engagement Specialist (consultant)Lucy Kerman/Drexel UniversityAndi Schaeffer/Diamond & AssociatesMichael Thorpe/Mt. Vernon Manor, Inc.

Mt. Vernon Manor Board of Directors - GranteeBianca Hart – SecretaryKarim Purdie – Assistant TreasurerCharlene Rawlinson – Vice-PresidentMichael Thorpe – ChairmanJoe Walker – TreasurerLarry Wilson – President

Key PartnersDrexel UniversityLISC PhiladelphiaPhiladelphia Housing Authority

Consultant TeamDiamond & Associates (Planning Coordinator)Kitchen & Associates (Planning Coordinator / Project Planner)Evette Banfield (Civic Association Task Force Facilitator)Donna Griffin (Community Engagement Specialist)Real Estate Strategies (Real Estate Market Analysis)Penn Project for Civic Engagement



Mantua ResidentsPaulette AdamsKaren AliLatoya AndersonMadeline ArringtonJerome AutyDenise BaconLovey BlandQuintessa BooneArnetta BowdenDeobrah BrownHelen BrownState Rep. Michelle BrownleeCreswell BurchRon BurnettCassandra CarneyElsie CarterJohn CarterMichael CarterPatience CarterDawanda ChavisEleanor ChildsAnnette C. CollierRonald Crisden

Cathy Garrett-DavisTimothy DavisDan DoughertyChristine Douglass Nathaniel DouglasDeWayne DrummondScott DrummondStarr DumasSunnie DumasTraci DumasDavid DugginsJohnnie DurhamWilliam EdwardsMaurice EllisErik ( Artist)K. Rose EvansKate FortuneJoachin FundenbergJacqueline GallowayKathy GallowayOlga GibbsErma GillardLucinda Glen

Allen GrantTracey GordonBarbara HallMisty HallowayJuanita HamptonKeith HantonRoderick HantonAnthony HargenMaurice HarrisGwen HartTamara HawkinsWayne HawkinsJerwayne HaywoodMuhammad A. HlahirDonald JacksonMargaret JamesAndrew JenkinsSandie JervayLorenzo JohnsonClarence JonesPeggy JonesMichael KarpAndrew Keaton

Anne KegariseTanya KennorDon LLinda LanierRay LanicBrenda LewisDoris LewisAngi MaureyAnnie McKeehanOdessa MitchellAlbert MooreMartha MooreMartha MooreS. MonroeGwen MorrisWilton MorrisAlexis MosesLeroy MyersFranklin NellyHenry L. NesmithDaniel OrdonanJerry OwensCarolyn Paskay



Darnell PembletonVanessa PembletonElisha PenderDavid PurdieSia RahClarence ReddingAllen RedicWillette ReidMyrtle E RiggRenita RobinsonStephen RobinsonWilliam RobinsonRebecca RoseDan RoukousPatricia RugarMichelle SampsonJoseph SamuelSamantha SamuelNadine Sanders – ClergyReggie SappVeronica ScottKatie Sewell

Beulah SheppardBryan SheedLeon SheridanPearl ShinhelsterLorraine SimmsAlbert L. Smith Christopher SmithFrances SmithGerald SmithJames M. SmithJames SmithJames SmithMae SmithPastor E. Andre StantonDanell SteedNaomi SteelDeborah StephensNathan StewartDorio TaylorEllen TiberinoDiane ThomasEli Muttaqi Thomas

Lamont TwyneRaymond VeneyDonna WallerGerald WashingtonGeraldine Mitchell Gerald WashingtonPatricia WatkinsChristine WilliamsMary WilliamsonJames WilloughbyCheryl WrightSylvester E. WrightBernadette WycheNick YoungRick Young


Contents | Mantua Transformation Plan

Contents

Acknowledgements .........................................................................IV

Introduction .........................................................................2Early Steps, Early Victories ................................................................4Planning Process ..................................................................................6

Neighborhood Overview ...................................................... 10Mantua Regional Context ................................................................13

Mantua Facts & Trends .....................................................................16

Community Assets ..........................................................................27Open spaces ....................................................................................... 27Community Centers ........................................................................ 27Churches .............................................................................................. 28Community Organizations ............................................................ 28Schools ................................................................................................. 28Neighborhood Retail ....................................................................... 28

Alignment with Existing Efforts ........................................................33Drexel University Initiatives .......................................................... 33Lower Lancaster Revitalization Plan / Make your Mark ...... 33LISC / SCI-West ................................................................................... 33Mantua Square and PHA housing initiatives ......................... 34Greenworks Philadelphia ............................................................... 34

PRA “Front Door” ............................................................................... 35Zoning Reform & Remapping ...................................................... 35Connect the Circuit .......................................................................... 35Philadelphia School District ......................................................... 36School District of Philadelphia – Facilities Master Plan ..... 36University City - Special Services District ................................ 36

A Vision for Mt Vernon Manor Apartments ........................... 38Housing Vision .................................................................................39

History of Mt Vernon Manor ......................................................... 39Mt. Vernon Manor Today ................................................................ 40Housing Vision and Goals .............................................................. 42Housing Strategy .............................................................................. 43Phase I - Getting Started ................................................................ 44Phase II – Alternative strategies .................................................. 46Replacement Housing .................................................................... 46

People Vision ...................................................................................48Introduction ....................................................................................... 48Resident Survey Process ............................................................... 48Supportive Services | Goals & Strategies.................................. 48Access to Neighborhood Services and Opportunities ........ 49


Mantua Transformation Plan | Contents

A Vision for Mantua Community ........................................... 50Neighborhood Vision .......................................................................51

Vision Statement............................................................................... 51Guiding Principles ............................................................................ 51

Key Neighborhood Priorities ............................................................53Area B: Mixed-income Development ........................................ 89Area C: New Affordable Rental Housing .................................. 90Area C1: Affordable Rental Housing - Expanded .................. 91Area D: For Sale Housing Development ................................... 92Area E: Block Stabilization / Infill Housing ............................... 93


Preface | Mantua Transformation Plan


Mantua Transformation Plan | Preface1

In recent years, a trend of disinvestment has been reversed for many of the neighborhoods adjacent to Philadelphia’s Center City. Population increase and new investment have transformed these formerly depressed communities into small oases of residential life. Mantua, with a significant amount of vacant land, easy access to public transit, and close proximity to some of the City’s most important destinations, is prime for renewed growth.

Current demographic and market trends, along with citywide planning initiatives make planning for Mantua’s future a critical task for today. The Mantua community, with a strong history of civic engagement -- personified by the Mantua City Planners motto “Plan Or Be Planned For” --, has embraced the opportunity to envision a new future. Community leaders and residents, in partnership with local stakeholders and city agencies, have informed a comprehensive planning process that looks to guide the neighborhood’s future development and ensure a better quality of life for current and future residents alike.

As the centerpiece of this planning effort, Mt Vernon Manor Apartments sets the stage for the neighborhood’s transformation by preserving affordability while significantly improving living conditions for its residents.

Introduction | Mantua Transformation Plan 2


Introduction

Mantua Transformation Plan | Introduction3


IntroductionThis report is the first product of a community-driven planning effort carried out by the Mt Vernon Manor Board of Directors and its partners under HUD’s Choice Neighborhoods Initiative (CNI). It provides HUD, elected officials, City agencies, stakeholders and the overall Mantua community with an Outline of the main findings, goals and strategies targeting the revitalization of Mt Vernon Manor Apartments and the surrounding neighborhood. This is the first milestone of a process initiated in the Summer of 2011 which will culminate with the complete Mantua Transformation Plan, due December of 2012.

Mantua, with Mt Vernon Manor Apartments as the centerpiece of this initiative, was one of the first communities nationwide selected to receive a CNI Planning Grant for the development of a neighborhood transformation plan. The newly created federal program presented the community with a unique opportunity to engage in a comprehensive planning process structured around three key goals:

■ HOUSING: Improve the living environment at Mt Vernon Manor Apartments.

■ PEOPLE: Expand opportunities for an improved quality of life for individuals in the community and their families.

■ NEIGHBORHOOD: Make it a viable and well-functioning community, with good housing opportunities, access to services, high-quality learning institutions and access to jobs.

Mantua has a wonderful tradition of community planning. In the early 1970s, under the auspices of another HUD initiative – the Neighborhood Development Program - engaged Mantua leaders and local organizations formed the Mantua Joint Workshop. In partnership with the Philadelphia Redevelopment Authority and the Philadelphia Housing and Community Development Agency, the Workshop worked to tackle local problems with a multi-faceted approach, addressing housing, economic development, physical development, health, education and social issues. The resulting “Plan for Mantua” guided public investments in the neighborhood for several years and shaped what would later become some of Mantua’s major assets: community centers, playgrounds and recreation spaces. The very development plan for Mt Vernon Manor Apartments was conceived at that time and realized with funding associated with that effort.



Over 40 years later, Mantua’s youth, families and senior citizens have embraced the opportunity to, once again, have a proactive role in shaping the community’s future while addressing present day challenges. Residents have volunteered their time to inform the planning team about issues and concerns currently affecting the community; they have worked collaboratively with local stakeholders, City agencies and partners such as Drexel University, LISC, PHA and the Pennsylvania Horticultural Society to identify most critical needs and the short and long-term solutions required to address those needs; finally, they have engaged in concrete efforts to see that implementation of the Plan would start now, during the planning process with positive outcomes along the way.

Early Steps, Early VictoriesA lot has been accomplished over the past year. The CNI planning effort – baptized “We Are Mantua!” or “WAM!” – unlocked a variety of opportunities for the community. Most of all, it established theframework for this Plan’s successful implementation:

■ WAM! provides an open and ongoing platform for communication between the community and organizations investing in Mantua.

■ WAM! re-energized the community by engaging and connecting residents and establishing an environment for new leadership opportunities.

■ WAM! refocused attention on Mantua by City agencies, funding agencies and organizations

During this first year of planning activities, WAM! and the community worked on a series of early action steps that pave the way for future, long lasting neighborhood interventions. The list below summarizes some of the key efforts:

Community engagement and leadership initiatives ■ Youth Advisory Group (DB4): established in February 2012

and supported with a grant from Drexel University, this team of young Mantua leaders works in partnership with WAM! and other Mantua groups to address topics of interest to local youth, including health, education and job opportunities.

■ Mantua Civic Association: identified as an early a c t i o n step during the planning process, the Association was established in the summer of 2012 with general elections for board members and key administrative positions.



■ Community, Home and School Association: established in June 2012 to work for improved success at Morton McMichael School.

Community Events ■ HIV / AIDS Testing events hosted by DB4. A total of 50

residents of all ages were tested in two events. (April 2012)

■ Voter registration event hosted by DB4. A total of 41 young residents registered to vote at this year’s presidential election (September 2012)

■ Community meetings hosted by “We Are Mantua!” to review proposed multi-family development on Spring Garden St. 60 residents attended the meeting and provided developers with input and feedback. (April 2012)

■ Community Day of Service hosted by WAM! and LISC at 33rd and Wallace Playground (April 2012)

■ Event hosted by WAM! And Education Task Force to address current concerns associated with Morton McMichael Elementary School. Over 50 Mantua residents were in attendance and supported the establishment of Community, Home and School Association. (June 2012)

Programs and Activities ■ Mantua in Action: A partnership between Drexel University,

Custom ED and DB4 for Summer Youth Sports opportunities

to local children from 4th to 8th grades. Program includes a variety of sports such as squash, tennis, fencing, lacrosse, wrestling and long distance running.

Funding Applications ■ Successful Department of Justice/Byrne Criminal Justice

Innovative Grant – funding application with a focus on crime hot spots in Mantua, youth prevention and intervention services. Submitted in June 2012, the grant was awarded to WAM! and its partners in the Summer of 2012.

■ NIH Grant Proposal: Greener City – Healthier Bodies: Neighbors Partner to reshape the Built Environment with the goal of improving health and reducing obesity in Mantua. Submitted in June 2012.



Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov DECDec

2011 2012

PRE-PLANNINGEXISTING CONDITIONS &

NEEDS ASSESSMENTPLAN

DEVELOPMENT

MANTUA TRANSFORMATION

PLAN

MANTUA TASK FORCESOPEN HOUSE SESSIONS GOALSETTING REVIEW/FEEDBACK REVIEW/FEEDBACK

Project Schedule

Partnerships

Consultants

Information Gathering

Steering Committee

Existing Conditions

Community Input

Community Input Report

Visioning and Goal Setting with Community and Task Forces

Plan Development with Task Forces

Transformation Plan Outline - HUD Submission

Community Review / feedback

Plan Development Content

Mantua Transformation Plan Outline with Content - HUD Submission

Coordination Phase

Community review / feedback

Financing plan for implementation

Mantua Transformation Plan-Final HUD Submission

HUD SubmissionOUTLINE

HUD SubmissionCONTENT

HUD SubmissionFINAL

Planning ProcessThe planning process for the Mantua Transformation Plan began in June 2011 with completion anticipated for December 2012.



Community EngagementA successful neighborhood plan requires open and ongoing dialog with residents and community stakeholders from within and outside the community. This planning process established the following venues for community input and dialog:

■ Mantua Steering Committee: brings together Mantua leadership, local residents, and representatives from City agencies and organizations actively involved with projects and programs in the neighborhood. This group contributes a variety of perspectives and areas of expertise and helps advance communication and coordination efforts towards implementation of short-term and long-term initiatives. The Steering Committee held 3 meetings to date.

■ Open House Sessions: A series of 3 sessions were held in the Fall of 2011 to gain residents’ input about key neighborhood issues. Over 100 residents attended these sessions and shared their experiences, concerns and ideas for Mantua. This process also offered residents with opportunities for further involvement in the planning process by signing up for task forces based on 8 neighborhood themes: supportive services, capacity building, physical

development, education, youth & recreation, health & wellness, workforce development and safety. Details about the Open House Sessions can be found on Attachment A – Community Input Report.

■ Resident Surveys: Completed by those residents who attended the Open House sessions, the surveys provided additional information about residents’ satisfaction with existing services and amenities. A total of 47 questionnaires were completed. Results from resident surveys can be found on Attachment A – Community Input Report.



■ Task Forces: comprised of members of the Mantua Steering Committee and community residents, task forces focused on topics associated with each one of the eight neighborhood themes previously identified in this planning process. Each team met on a regular basis for a period of four months and developed a set of priority goals and initial strategies for their specific theme. Two progress meetings were held with all task force chairs and co-chairs to inform progress and allow for coordination. Task forces were also tasked with identifying recommendations for short-term implementation, many of which have already been completed or are underway (early action steps). The

work completed by task forces frame this Transformation Plan. A summary of the work completed by each Task Force can be found on Attachment B – Mantua Task Forces

■ Ongoing Outreach Efforts: a variety of communication methods were utilized throughout the process to ensure information and resident participation:

» We Are Mantua! blog (www.wearemantua.com)

» Flyers

» Direct phone calls

» Email communication

Mantua Transformation Plan | Neighborhood Overview9


Part I:

Neighborhood Overview | Mantua Transformation Plan 10


NeighborhoodOverview



39th

38th

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37th 36

th 35

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33rd 32

nd

31st

Mantua

40th

34th

Haverford

Fairmount

Mount Vernon

Brandywine

Wallace

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish

Spring GardenLancaster

Kitc

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N0 250 500 750 1,000125

Feet

Mt Vernon Manor

Community Center

Park/Open Space

0 250 500NNeighborhood Map

Mt. Vernon Manor

McMichael Elementary School

Mantua Square

Miles Mack Park

39th & Olive Playground

37th & Mt Vernon Playground

West Phila. Comm Center

Mantua Haverford Comm Center Wright Rec Center

& Library

Natrona Park

33rd & Wallace Playground



Regional Destination

Neighborhood Corridor

1 M

ile D

istan

ce

1/2

Mile

dist

ance

Kitchen & AssociatesArchitecture • Engineering • Planning • Interiors

CENTER CITYPHILADELPHIA

University of Pennsylvania

Drexel University

0 1/4 Mile 1/2 Mile

GRAPHiC SCAle

NORTH

Children’sHospital i- 7

6

MARKeT ST

BeN FRANKliN PKWY

ROUTe 676 / ViNe ST eXPWY

Fairmount Park

PhiladelphiaZoo

Art Museum

30th St Station(SEPTA/AMTRAK)

40th

St

30th

St

47th

St

City

Hal

l

University City Science Center

HUP

34th

St

HS

PresbyterianHospital ES

ES

ES

Clark Park

Lee Park

The RestaurantSchool

CHOP

Mantua

ES

HS

Regional Destination

Elementary School

High School

Expressway

Arterial Corridor

KEY

School of theFuture

(Microsoft)

Please TouchMuseum



Mantua Regional ContextMantua is home to 5,924 residents. Its 80 block area is bounded by 31st and 40st streets, Spring Garden and Mantua Ave. Location is one of Mantua’s key assets. Some of the most important City destinations are located just within a one-mile radius from the neighborhood. Easy access to transportation corridors and public transit connect the neighborhood to the region.



1795: Lancaster Pike opens as

the only turnpike in the country.

1858: Trolley lines are first extended to West Philadelphia. The railroad is rerouted across the Northern edge of Mantua to parallel the river down to market street

1809: Judge Richard Peters

divides and sells a portion of his

Belmont Estate for real estate

development. The appropriated

land is called Mantua after the

town of residence of ancient

Italian author Virgil1870: University of

Pennsylvania moves to West

Philadelphia1812: Spring Garden Bridge,

designed by German engineer

Lewis Wernwag, opens, offering

direct access to center city

and increasing the residential

appeal of Mantua

1891: Drexel Institute of

Science, Art and Industry is

opened

Early 20th Century: Mantua is

a well established community

of Irish working class families

whose presence lends the

nickname “Cork Town” after

County Cork, Ireland. Local

residents also sometimes call

the area “The Bottoms”, a term

not intended to be derogatory

1950: Mantua hits peak

population of 19,394 residents

1950’s: Drexel begins

expansion into the residential

area of Mantua

1960: 18-story Mantua Hall

is constructed, reflecting

the trend of public housing

“projects”1920’s: Mantua experiences

an influx of African Americans

migrating from the south. These

residents find employment in

manufacturing, railroading,

construction, clerical work and

other office/service support

jobs

1963: West Philadelphia

Redevelopment Area is certified

1964: Herman Wrice forms the

Young Great Society with the

goal of inspiring the youth of

Mantua to be leaders within the

community

1690: Welsh Friends lay

beginnings of Lancaster Pike

1600 1800

1850 1900

1950

Mantua: Neighborhood Timeline



1970: Herman Wrice Establishes

the Urban Leadership Training

Program

1980: Mantua population drops

to 9,112 a decrease of 53% from

peak

1980’s: Mantua sees a rise in

drug-related crime and violence

1988: Herman Wrice establishes

Mantua Against Drugs. He

organization demolishes or

boards up numerous known

drug houses

1978: Mount Vernon Manor

Apartments are completed

2008: Mantua Hall is

demolished

2010: Union Hill development

completed

2010: Mt Vernon Manor Inc.

is awarded a HUD Choice

Neighborhoods Planning Grant

2011: Mantua Square

development is completed by

the PHA

1994: Plan for West Philadelphia

attempts to address areas of

Mantua that were overlooked in

previous redevelopment efforts.

1997: Establishment of the

University City District (UCD)

1997: Spencer Place

Townhomes constructed

1992 - 1993: Cloisters

and Cloisters I homes are

constructed

2003: Mantua Community

Improvement Committee

(MCIC) is founded by Rick Young

in an effort to keep the streets

of Mantua clean and safe 1970: Mantua Urban

Renewal Plan: Establishes the

Neighborhood Development

Plan (NDP) and spells out

community development

initiatives 1971: Planning for Mantua,

prepared by The Mantua Joint

Workshop is submitted to

Philadelphia RDA

1970 1980

1990 2000

2010



Mantua Facts & Trends

This section provides a brief overview of the neighborhood based on US Census data. It includes figures from the two most recent Census efforts (2000 and 2010) as well as estimates provided by American Community Survey 2005-2009. Demographic data was gathered for Census Tracts 108 and 109.

A 60-Year Trend Of Population LossIn 2010, there were 5,924 people living in Mantua. As Philadelphia experienced a slight gain in population over the past 10 years (0.5% for the entire City), Mantua lost 13.2% of its residents in that same period. These figures reinforce a 6 decade trend of population loss and bring the current population to 1/2 of the number of residents in 1970 and less than 1/3 of the population it had in 1950, when it reached a peak number of 19,394 residents.

Population Change

5,000

10,000

15,000

20,000

20102000199019801970196019501940

19,394Peak Population

5,924100 year low

53% Loss

Source: U.S. Census



Growing Racial DiversityWith population decrease, came a significant shift in race and ethnicity: the 2010 Census reports growing diversity with an increased percentage of white residents (11.4% in 2010, up from 2.1% in 2000) and a noteworthy presence of Asians and Hispanic residents.

2010

2000

Black

White (2%)

White

Hispanic (1.3%)

Hispanic (2.4%)

Asian (0.6%)

Asian (2.0%)

Black

94.4%

82.7%

11.4%

Source: 2000 and 2010 U.S. Census



Less children, a growing number of adults and seniorsIn 2010, Mantua had less children, a growing number of adults and seniors, and a significant growth in the number of young adults, reflecting a growing number of university students who have established residence in Mantua in recent years.

0 5% 10% 15% 20%

20102000

Under 5

5 to 9

10 to 14

15 to 19

20 to 24

25 to 34

35 to 44

45 to 54

55 to 59

60 to 64

65 to 74

75 to 84

85+

Age

Age Distribution

An Increase of 73%



One Third Of Residents Do Not Have A High School Degree31% of Mantua’s adults did not have a high school diploma, a rate significantly higher than the City’s rate of 21%. Educational attainment differs significantly between the western and eastern sections of Mantua: the eastern section shows a higher concentration of high-school graduates (78%) and individuals with bachelor’s and professional degrees (8%), which can be explained primarily by the presence of college students in the area.

Household Income Is 47% Below City AverageThe median income for Mantua households in 2009 was $19,700. Citywide, the median income was $36,700. Approximately 27% of all households in the neighborhood live with an annual income of less than $10,000 while 85% live with an income of less than $50,000 annually. Only 5% of all households have incomes of $100,000 or more.

High Levels Of Poverty And Public AssistanceApproximately 54% of all Mantua residents live below poverty level, with poverty rates particularly high for children under 5 years (96.4%) and children under 18 (75%). These rates are significantly higher than city-wide figures of 24% for all residents with 34% for children under 18 and 37% for children under 5. Approximately 40% of senior Mantua residents live in poverty.

The great extent of poverty in Mantua is also reflected by the numbers reported for public assistance, which are significantly higher than overall Philadelphia rates. Household public assistance was used by 17% of Mantua households (citywide rate was 7.4%) while food stamps were used by 39% of all households (16% for the city). These rates are significantly higher for the western section of the neighborhood.



39th

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31st

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40th

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Haverford

Fairmount

Mount Vernon

Brandywine

Wallace

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


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Source:US Census Data

NHomeownership0 250 500 1,000 FEET

0-2 HomeownersLegend: Number of Homeowners per block:

3-6 Homeowners7-9 Homeowners10-13 Homeowners14-26 Homeowners

Owner occupied units are concentrated in pockets within the neighborhood

As of 2010, there were 2800 housing units in Mantua. Approximately 34% of the units are owner occupied. The map below shows in dark shades the areas with high concentration of owner occupied housing units.



One Out Of Every 3 Houses In Mantua Is Owner OccupiedIn 2010, homeownership has gone down from 42.2% to 33.8%, well below the City’s rate of approximately 54%. Figures broken down by census tracts show a very low rate of owner occupied units on eastern the section of Mantua (28.2%) and a significant decrease in homeownership in the western section (37.4% in 2010, down from 42.2% in 2000).

0 20 40 60 80 100

RentersOwners

Philadelphia

Tract 109

Tract 108

Mantua

54.1%

28.2%

37.4%

32.8%

45.9%

71.8%

62.6%

67.2%

Housing Tenure

Mantua

Tract 109

Tract 108

Philadelphia

100806040200

RenterOwner


choice neighborhoods initiativeWe Are Mantua!We Are Mantua!Privately Owned Vacants

Publicly Owned Vacants

39th

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40th

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Fairmount

Mount Vernon

Brandywine

Wallace

Melon

Aspen

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Olive

Folsom

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Brown

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Natrona Park

Brandy-wine Park

Miles Mack Park

39th & OlivePlayground

37th & Mt VernonPlayground


N0 250 500 750 1,000125

Feet

Source: Site Survey

NVacancy0 250 500 1,000 FEET

Privately Owned Vacant LandPublicly Owned Vacant land

There are approximately 1000 vacant parcels in Mantua comprising 36.5 acres or 1/3 of the neighborhoods land area and 1/3 of all the parcels in Mantua. 43% of these parcels are owned by City agencies, including PRA, PHDC and PHA.



20000

10%

20%20%

30%

Philadelphia

2010

Mantua

Vacancy Rates

Vacancy Rates Increased by 4% in Mantua Between 2000 and 2010 vacancy rates in the Neighborhood climbed from 17% to 21%., despite a drop in the total number of dwelling units. This is in contrast to the City, which saw a 1% drop in vacancy rates .

VacantOccupied

35%

65%

A Vision For Mantua Community | Mantua Transformation Plan 24


4

0

0

04

00

1

1

8

1

1

2

3

2

8

7

2

00

10

6

2

2

2

1

1

0

2

2

3

5

4

2

01

4

5

6

1

1

1

3

3

4

20

0

0

10

1

7

09

1

1

1

1

042

1

1

1

4

4

0

3

5

4

1

69

6

6

8

7

6

9

5

7

11

83

0

13

10

10

14

17

21

10

39th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Fairmount

Mount Vernon

Brandywine

Wallace

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

N0 250 500 750 1,000125

Feet

Source: City of Philadelphia Police Department, K & A analysis

NNarcotics Offenses0 250 500 1,000 FEET

15 - 21 Instances

9 - 14 Instances

6 - 8 Instances0 - 2 Instances

3 - 5 Instances

The map illustrates the number of narcotics related offenses occurring within 400 ft of each intersection. The map shows that the greatest numbers of crime occur along 38th Street between Melon and Olive Streets. Another pocket area with high narcotics related offenses is on Union Street between Haverford Avenue and Wallace Street.

Vacant Properties

Mantua Transformation Plan | A Vision For Mantua Community25


15 - 21 Instances

9 - 14 Instances

2

5

6

65

10

1

1

9

1

2

4

3

4

3

4

2

36

67

9

7

6

5

7

3

2

2

7

7

43

7

8

6

6

6

9

9

61

4

7

65

3 3

29

5

3

2

3

37

262

2

3

3

6

5

9

8

9

6

7

75

5

4

5

93

5

3

4

4

4

35

52

1512

11

10

12

10

17

13

12

39th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Fairmount

Mount Vernon

Brandywine

Wallace

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

N0 250 500 750 1,000125

Feet

Source: City of Philadelphia Crime Maps, K & A analysis

NPart I Crimes0 250 500 1,000 FEET

12 - 17 Instances

8 - 11 Instances


Vacant Properties 4 - 5 Instances

The map illustrates the number of Part I crimes committed within 400 ft of each intersection. Part I crimes include instances of aggravated assault, burglary, homicide, rape, robbery, theft and vehicle theft. The greatest number of crimes occur along 38th Street between Fairmount Avenue and Aspen Street with another concentration of crimes on Mount Vernon Street between 33rd and 34th Streets.


choice neighborhoods initiativeWe Are Mantua!We Are Mantua!School Community Center

ChurchPlayground / Park

Retail SpaceVacant Lot

Lancaster Ave Comm. Corridor Fire Station

39th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Fairmount

Mount Vernon

Brandywine

Wallace

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

N0 250 500 750 1,000125

Feet

Miles Mack Playground

Olive St Playground

Mantua Haverford Comm. Center

Lancaster Ave. Commercial Corridor

West Phila. Comm. Center

Public Library

Wallace St Playground

Natrona Park

Brandywine Park

Wright Rec. Center37th St Playground

Wrice Property

Playground/ParkCommunity CenterFire StationMCIC

Vacant Property Church SchoolRetail Space

Source: Site Survey

NNeighborhood Assets0 250 500 1,000 FEET

Heavily used community centers and playgrounds are primary assets for Mantua. A wealth of murals enhances the community and speaks of its pride in the past and hopes for the future. Lancaster Ave, at the neighborhood’s southwest corner is the closest commercial corridor..

McMichaelSchool



Community Assets

Open spacesMiles Mack Playground includes a multi purpose field, playground, basketball courts and a small community building. The site is under consideration for the development of a skate park. Miles Mack hosted a “skate day” there in 2010. (2.24 acres)

39th and Olive St Playground: includes a basketball court, playground structures and a swimming pool. It was built in 1972 in partnership between the Parks Department and Mantua City Planners. (1.24 acres)

33rd and Wallace Playground: includes play areas for children. The space was fully upgraded in 2007, with new pavement, lighting and equipment. Recent shootings and reports of illegal activities have left residents wary of the space, particularly during evening hours. Poor lighting in and around the playground contributes to a perception of danger in the area. (0.5 acres)

37th and Mt Vernon Playground: Constructed in 1972 by the Recreation department in collaboration with Mantua City Planners. The playground features a singular basketball court and a small area with obsolete children’s play equipment and benches. This site was also identified as a possible location for the skate park. (0.35 acres)

34th and Brandywine Pocket Park: Dedicated in 1975 the park is currently neglected and in a state of disrepair. Planting beds and an iron fence remain from the parks original structure. (0.11 acre)

Natrona Street Park: Neighbors on Natrona Street recently worked to clean and restore the space. The space was never placed in Parks and Recreation inventory and receives no regular maintenance from the city

Community CentersMantua-Haverford Community Center: plays a vital role in Mantua’s civic life. The 23,000 sf facility includes an Indoor Basketball Court, Classrooms, Commercial Kitchen, and a paved recreation yard. Programming includes daycare, sports programs, computer classes, and health awareness education.

West Philadelphia Community Center: is owned and operated by the Caring People Alliance. It offers a broad array of after-school programs targeting the broader West Philadelphia area. The facilities are the most extensive in Mantua including a competition swimming pool, gymnasium, classroom and conference facilities. Programming focuses heavily on after-school activities for young children.



Wright Recreation Center: provides one of the only indoor spaces dedicated to teenagers in Mantua. Limited hours and programming impact its effectiveness.

Charles Durham Public Library: is a critical resource for children and seniors in Mantua providing educational programs and serving as an important point for information sharing.

Wrice property at 35th St: currently out of use, is the former site of Herman Wrice’s Young Great Society Center. The Wrice family is dedicated to working with the community and bringing the building back into community service.

ChurchesThere are 26 churches in Mantua. The “We Are Mantua” planning process has made a concerted effort to engage local organizations in this planning process and leverage their commitment with the community to provide services that meet residents needs.

Community OrganizationsMantua is served by a number of community groups focused on addressing various needs in the neighborhood. From recreation programs, to street cleanup, prisoner re-entry and food programs, these groups stepped in to fill a gap of services not available to residents otherwise.

■ Mantua Community Investment Committee

■ HUB Coalition

■ Mantua Haverford Community Center

■ People’s Emergency Center

■ Mantua Community Planners

■ MASCO

SchoolsMantua is served primarily by two elementary schools and one high-school. Only one of them – Morton McMichael Elementary – is located within the boundaries of the neighborhood. McMichael serves approximately 330 K-8 students. Despite residents’ concerns about the school with respect to performance and student achievement, the school, located right at the heart of the neighborhood and within walking distance from residences, constitutes a major community asset with great potential for positive impact.

Neighborhood RetailThere are a total of 46 active retail businesses in Mantua. Mini-markets and beauty salons comprise the majority of businesses, followed by a few food delivery establishments and other various services. Haverford Ave, once a thriving business corridor, has lost much of its retail base over the years but some commercial



activity remains in the segment of the avenue between 34th and 36th streets. Lancaster Ave constitutes the primary shopping destination for Mantua residents. Located on the southwestern edge of the neighborhood, that corridor contains a more diverse retail mix but it is considered too remote from some areas of the community.


choice neighborhoods initiativeWe Are Mantua!We Are Mantua!Open SpaceCommercial

Civic & Institutional Industrial

Single-Family Residential

Transportation/Parking

Vacant Land Mixed-Use Commercial/Residential

Multi-Family Residential

39th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Fairmount

Mount Vernon

Brandywine

Wallace

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

N0 250 500 750 1,000125

Feet

Open SpaceCivic & InstitutionalCommercialIndustrialMixed-Use Commercial/Residential Multi-family

Residential Single-family Residential

Transportation/ Parking

Vacant Land

Source: City of Philadelphia

NLand Use0 250 500 1,000 FEET

Mantua is comprised primarily of single-family rowhomes. Conversion into multifamily apartment buildings has been a trend of recent years, taking place primarily on the east end of the neighborhood. Redevelopment has brought some higher-density residential uses, including Presbyterian Apartments and Mantua Square. Recreation spaces accounts for approximately 4.5 acres of land.


choice neighborhoods initiativeWe Are Mantua!We Are Mantua!C2, Mixed-Use Commercial R5, Residential

G2, General IndustrialR9, Residential

R10, Residential

R14, Residential

39th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Fairmount

Mount Vernon

Brandywine

Wallace

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

N0 250 500 750 1,000125

Feet


NZoning0 250 500 1,000 FEET

C2, Mixed-Use CommercialG2, IndustrialR5, ResidentialR9, ResidentialR10, ResidentialR14, Residential

The vast majority of parcels in Mantua are zoned for medium density residential uses (R-9 and R-10). Commercial zoning is primarily concentrated along Lancaster Ave and Haverford Ave, historically the neighborhood’s business corridor. Effective August 2012, the City will start a zoning remapping effort. This provides the Mantua community an opportunity to propose changes to the current zoning map to help advance the goals of this planning effort.


choice neighborhoods initiativeWe Are Mantua!We Are Mantua!Trolley Route, 10Bus Route, 38

Bus Route, 31Bus Route, 40

Bus Route, 43Mount Vernon Manor Sites

Transit Stop

39th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Fairmount

Mount Vernon

Brandywine

Wallace

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


43

43

31

38

38

40

10

10

40

38

38

31

Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

Natrona Park

Brandy-wine Park

Miles Mack Park


Mantua Square




Mount Vernon Manor

N0 250 500 750 1,000125

Feet


NTransportation0 250 500 1,000 FEET

Mt Vernon Manor Sites

Transit Stops

Bus Route 31Bus Route 40Bus Route 38

Bus Route 43 Trolley Route 10

Four bus routes and one trolley route serve Mantua. The combination of public transit options helps connect the neighborhood with the education and job centers of University City and Center City.


choice neighborhoods initiativeWe Are Mantua!We Are Mantua! N0 250 500 750 1,000125

Feet

West Phila. Comm Center

Mantua Haverford Comm Center Wright Rec

Center & Library

39th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Fairmount

Mount Vernon

Brandywine

Wallace

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


Natrona Park

Brandywine Park

Miles Mack Park


Mantua Square




Mount Vernon Manor

Kitc

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& As

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c.

PEC: Make Your Mark

Alignment with Existing Efforts

Drexel University InitiativesThe 2012 Campus Master Plan guides the University’s physical expansion to take place primarily within the boundaries of the existing Campus. New student housing will be focused on Chestnut Street and around the 30th St Station. Demand for housing in neighborhoods surrounding the University will continue to grow, primarily for graduate student housing.

The Employee Home Assistance Program provides forgivable loans to University employees for the purchase and renovation of homes in Mantua and surrounding neighborhoods. This program provides a potential boost for private housing market in Mantua.

The Urban Extension Center, still in early planning stages, will provide a central location for Drexel’s community services and outreach programs. Located on Spring Garden St, it is envisioned as a University-Community resource. The UAE has the potential to become a venue for a wide variety of community resources identified through this planning process. It will be a critical asset for “Mantua’s Civic Core” and will establish an important link with the Powelton Village community.

Lower Lancaster Revitalization Plan / Make your MarkA collaborative planning effort led by PEC addressing the neighborhoods surrounding Lancaster Ave between 37th and 48th streets. Due to significant overlap between the study areas covered by that initiative and the “We Are Mantua” effort, a Mantua Collaborative group including partners involved in both planning efforts was established to ensure coordination and information sharing. A draft version of the plan was released on May 2012.

LISC / SCI-WestSCI-West’s 2013 Work Plan sets out community development goals for portions of West Powelton, Belmont and Mantua. The plan has LISC, PEC, UCD, Partnership CDC as key local stakeholders and



covers an area from Westminster to Parrish Street, Mantua Ave to Pine Street. Broadly oriented to topics associated with economic and social development, this initiative focuses its efforts in Mantua on efforts addressing crime, housing and community building. The work plan will serve in concert with the development and implementation of the “We Are Mantua” CNI Plan. SCI-West has recently held a Green Block Party in Mantua working with local homeowners to provide home repairs, energy efficiency upgrades and block wide greening and beautification.

Mantua Square and PHA housing initiatives Mantua Square represents a successful model of affordable housing with positive impact to public housing residents and the surrounding community. In addition to new housing opportunities, Mantua Square includes community spaces: an adult learning

center and daycare center to be located on Fairmount Ave. These initiatives make Mantua Square a significant contributor to the “Civic Core” envisioned by this planning effort.

PHA also owns several scattered site properties within Mantua and controls a portion of Mantua’s vacant land. PHA is an active partner in this planning initiative, and has worked with local stakeholders to coordinate strategies for housing and vacant land.

Greenworks PhiladelphiaThe Greenworks Philadelphia Plan is a city-wide initiative to address sustainability through a variety of programs. Stated goals of the plan include retrofit 15% of housing stock; stormwater Federal Compliance (Green City Clean Waters); park and recreation amenities within 10 minutes walk; access to local food; infrastructure repair; green jobs; 500 acres of new park land (Green 2015); increased tree coverage.



The We Are Mantua! plan harnesses these objectives and utilizes “Greenworks” initiatives to forward the neighborhood goals and objectives identified through the community planning process.

PRA “Front Door”The City of Philadelphia has streamlined the process for purchasing and leasing publicly owned land by creating a singular reference point and process. Official policies have been put in place to allow community groups and homeowners who live next to vacant lots to purchase land at discount price.

PRA Front Door establishes an opportunity and clear path for the use of vacant land as private side yards and community gardens. It also streamlines the process of public land acquisition by developers and not-for-profit organizations.

Zoning Reform & RemappingIn August 2012 Philadelphia will adopt a new zoning code and will begin the process of remapping the city, district by district. Zoning remapping will be an opportunity for the community to advance goals and objectives established under the “We Are Mantua” planning effort.

Connect the CircuitCollaborative effort by non-profit organizations, foundations and public agencies to complete and expand the network of recreation trails in the Philadelphia region. The Mantua Greenway discussed in this document is identified as the Westbank greenway, connecting different portions of the Fairmount Park system. “We Are Mantua” will work together with Connect the Circuit to implement its “segment” of the trail system.



Philadelphia School DistrictThe School district of Philadelphia is currently undergoing significant re-structuring with impact to Mantua’s McMichael Elementary School and other public schools attended by Mantua’s children. The uncertain environment has made it difficult to determine a clear path for the school’s improvement.

School District of Philadelphia – Facilities Master Plan The School District of Philadelphia Facilities Master Plan looks to increase efficiency in use of school facilities and adjust the districts property portfolio to current needs. The plan includes the closure of several facilities and consolidation efforts. Under that Plan, the Drew School K-8, located in Powelton Village has been permanently closed. While the school is not within Mantua, its closing has caused students to be re-assigned to other schools in the area.

University City - Special Services District UCD special services district is a consortium of educational institutions and other stakeholders in the University City area of West Philadelphia. UCD focuses on quality of life issues throughout its service area. Recently, community based policing services have been extended into Mantua from Spring Garden St through Wallace Street.



Mt Vernon Manor

Spencer Place

Cloisters III

Cloisters II

Union Hill

Mantua Pres. Apartments

Mantua Square

39th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Fairmount

Mount Vernon

Brandywine

Wallace

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

N0 250 500 750 1,000125

Feet


NRecent Investment0 250 500 1,000 FEET

Vacant Land

Mt Vernon Manor

Tara DevelopersPeople’s Emergency Center (PEC)Presby’s Inspired Life

Pennrose PropertiesWest Phila Real Estate (WPRE)

A Vision For Mt Vernon Manor Apartments | Mantua Transformation Plan 38


Part II:A Vision for Mt Vernon Manor

Apartments

Mantua Transformation Plan | A Vision For Mt Vernon Manor Apartments39


Housing Vision

History of Mt Vernon ManorMt Vernon Manor was built in 1978 as an affordable housing development funded through HUD’s FHA 236 Program. With nine structures and a total of 125 units, this project was the result of a collaborative effort between a group of concerned Mantua community leaders and the Philadelphia Redevelopment Authority.

The opportunity for an affordable housing development in Mantua was first identified in the early 1970s, under the Urban Renewal Plan for Mantua. A 1970 report prepared by the Mantua Joint Workshop (1) describes the proposed development as “122 units of new rental apartments to be built over five parcels of land located in eastern Mantua”. Due to a federal moratorium on the production of new public housing, the project was delayed until early 1977. The complex was completed and occupied in 1978.

Thirty five years later, Mt Vernon Manor still provides much needed affordable housing to Philadelphia’s citizens and families. Despite its

1970 Mantua Plan identifies the site for Mt. Vernon Manor apartments

Mt Vernon Manor sites

34th

St

Haverford Ave

Wallace St

Fairmount Ave



poor physical conditions, the development still remains attractive due to its’ prime location within the Philadelphia region and close proximity to regional job centers, health and higher education institutions, transit and services. Revitalized, Mt Vernon Manor will continue to provide a highly desirable housing alternative to low-income individuals and families.

Mt. Vernon Manor TodayAs of June 2012, Mt Vernon Manor was only partially occupied (55 occupied units). Severe site and building deficiencies have impacted livability at residential units: issues associated with water infiltration, mold and mildew have made most ground floor units uninhabitable; roof leaks, damaged gutters and downspouts have caused critical damage to upper floor units. Most apartments are also impacted by a combination of aging and inefficient mechanical systems with poor thermal insulation, resulting in poor heating/cooling performance and high utility bills. Vandalism, illegal activities and an overall perceived lack of safety have only added to the many factors contributing to push residents away from Mt Vernon Manor and detract from this otherwise desirable rental community.

Current Unit Mix at Mt Vernon Manor Apartments

Unit Type Unit SF Number of UnitsOne Bedroom 603 sf 14

Two Bedroom 717 sf 96

Three Bedroom 1,002 sf 14

Total 125



Left: Units are accessed by stairs, posing problems for aging and disabled residents

Far left: Damaged gutters dump water at the foundation of the buildings, undermining the structural stability

Left: Damaged roof and gutters contributes to water problems both inside and out. Signs of mold and mildew are evident along the exterior of the buildings.

Opposite Page: Windows at ground level create damp conditions inside units creating conditions which promote the growth of mold and mildew. The at-grade windows also cause concerns for privacy and security



Housing Vision and Goals1. Preserve affordability2. Improve living conditions for residents and neighbors

» Create livable units

» Make it energy efficient and sustainable

» Ensure accessibility

» Integrate into the neighborhood fabric

3. Provide replacement units through coordinated neighborhood revitalization strategies:

» Keep all units in Mantua

» Create new housing while revitalizing distressed areas of Mantua.

» Provide subsidized housing in the context of mixed income housing opportunities.

Kitchen & Associates

K&A PROJECT NO: 11160 DATE: 23 DECEMBER 2011

PERSPECTIVE RENDERING 3307-3311 WALLACE STREET

Mount Vernon Manor Apartments Philadelphia, PA

Illustrative rendering



Housing StrategyThe current strategy for the revitalization of Mt Vernon Manor Apartments is based on a two-phase development effort focused on the rehabilitation of all 21 buildings within the complex. Under the circumstances of the current economic environment, where funding options for affordable housing are limited and extremely competitive, rehabilitation was identified as the most appropriate way to address immediate physical distress of the housing units in a cost-effective way and with minimal impact to current tenants and neighbors of surrounding blocks.

The proposed rehabilitation effort builds on the opportunity to reuse existing foundation systems, exterior walls, flooring systems and roof structures as solid “bones” for the new residential buildings. The scope of rehabilitation includes an extensive list of improvements targeting the site, individual units, common areas, building facades, as described below:

■ Improved living conditions at individual units:

» Improved unit layout with adequate living spaces, circulation and storage

» New kitchen appliances

» New bathroom fixtures

» New heating / cooling systems

» Wiring for telephone, data, digital cable

■ Improved safety conditions at buildings throughout the site

■ Maximized opportunities for individual entrances from the street: Wherever grading allowed, individual entryways and porches were added to ground floor units. That solution

Kitchen & Associates

K&A PROJECT NO: 11160 DATE: 23 DECEMBER 2011

SITE PLANSCALE: 1” = 100’

0 200FT 300FT100FT

LEGEND

PHASE 1 = 75 UNITS

PHASE 2 = 50 UNITS

Mount Vernon Manor Apartments Philadelphia, PA

Phase 1

Phase 1

Phase 1

Phase 2

Phase 2



minimizes the use of common halls while enhancing the building’s presence on the street and maximizing pedestrian traffic around the perimeters of the building.

■ Buildings integrated to surrounding context: Attention has been given to the need to break down the massing of buildings to a scale more consistent with that of surrounding neighborhood fabric, composed primarily of rowhomes. Careful selection of exterior materials and design elements will contribute to make the buildings blend with the surrounding environment.

■ Improved accessibility at units and throughout all Mt Vernon Manor sites

» Accessible units with accessible exterior access and accessible parking spaces

» Adaptable / visitable units

» Accessible community spaces including management office, community room, laundry and outdoor recreation area

Phase I - Getting StartedIn the summer of 2011, Mt Vernon Manor succeeded in securing an allocation of 9% low-income housing tax credits for the rehabilitation of 75 units (Phase I). Construction is scheduled to

start in 2012 with completion date anticipated for 2013. Phase I will target households with incomes at or below 60% of the area median income (AMI), according to the following breakdown:

A total of 55 units will continue to receive Section 8 project-based vouchers through HAP Contract (Housing Assistance Payment Contract). These HAP units will remain affordable to households

earning up to 50% AMI for a period of 20 years with potential renewal for another 20 years. The remaining 43 units will remain affordable to households earning up to 60% AMI for a period of 15 years.

Phase I rehabilitation efforts include 6 structures and 13 buildings (see map highlighting Phase I). Construction work will be phased – 6 units at a time --, starting with currently vacant units. This process

Target Population Information for Affordable Units

% AMI (2012) Income Limit Number of Units Period60 $48,240 20 15 years

50 $40,200 55 20 years with 20 year renewal option



will ensure that every resident currently living at Mt Vernon Manor remains on site during construction and is required to move only once, from his / her current unit to a newly renovated unit.

Financing: Phase I rehabilitation brings together federal, state and City resources.

■ City of Philadelphia – NSP2 Program ( $3.7 Million)

■ Federal funding – IRP Loan and others ($1.0 Million)

■ State funding – PHFA Tax Credits ($1.2 Million)

Key project amenities anticipated for Phase I include:

■ On-site management office (2,400sf )

■ Maintenance space and storage

■ Laundry facility adjacent to community room

■ Supportive services office

■ Community Room

■ Parking at a ratio of one space / unit

■ Site improvements (lighting, landscaping)

■ Outdoor recreation space adjacent to community room

Green / Sustainable design features include:

■ Asset Preservation: The preservation and rehabilitation of existing structures represents a key sustainable feature of the project. Significant savings for avoiding demolition and reconstruction of structural systems.

■ Thermal insulation: The entire perimeter envelope of all buildings – exterior walls, flooring systems and roof structures - will receive new thermal insulation inclusive of areas where no insulation existed originally. All existing windows will be replaced with energy efficient windows

■ Energy efficient systems and appliances: All mechanical, plumbing and electrical systems will be replaced with new, state of the art systems. All units will receive Energy Star labeled residential appliances, light fixtures and equipment. Low flow plumbing fixtures will be installed at kitchen and bathrooms.

■ Alternative energy sources: Solar panels will serve hot water and electricity needs at common areas including management office, community and laundry spaces.

■ Green materials: Use of formaldehyde free composite woods for cabinets; low VOC materials; recycled materials.

■ Use of native, drought tolerant landscape planting



Phase II – Alternative strategiesWhile units upgraded during Phase I will contribute to significantly improve living conditions at Mt Vernon Manor, a lasting & positive impact of this effort will only be felt throughout the neighborhood when all sites are addressed and buildings upgraded. Phase II of this revitalization effort will build upon the success of Phase I by completing the remaining 8 buildings in 3 separate structures, totaling 48 units.

The current strategy for Phase II follows the rehabilitation approach adopted for Phase I: preservation of existing structures with key

units upgrades, green/sustainable features, improved accessibility and a design approach aimed at making buildings blend with the neighborhood character.

At the moment, no funding has been committed to the completion of the project. The key strategy under consideration is to again apply for funding from PHFA for low-income housing tax credits. It targets the rehabilitation of forty-eight (48) units and new construction of 2 infill units to replace two apartments converted during Phase I for community purposes. Phase II will serve 12 units at 20% AMI, 17 units at 50% AMI and 21 units at 60% AMI. A total of 23 units will continue to receive Section 8 project-based vouchers through a HAP Contract (Housing Assistance Payment Contract).

A Phase II funding application was submitted to that agency earlier in 2012 but not selected, and is pending re-submission in the next funding cycle.

Replacement HousingThe strategy for replacement units will be determined by the direction taken for Phase II units. Under a scenario of rehabilitation funded through tax credits, a total of 50 units will be required as one-to-one replacement units. This requirement will be met through a combination of off-site strategies within the neighborhood

Example of scattered site infill housing



boundaries and in coordination with ongoing efforts promoted by City agencies and initiatives by local organizations. The following options are currently under consideration:

■ Scattered Infill Development: An approach to infill housing will advance this Plan’s key neighborhood goal of restoring residential blocks on the west end of Mantua while expanding housing opportunities to former Mt Vernon Manor residents. This may be achieved through a coordinated effort with PHA as the agency moves to expand affordable rental opportunities in Mantua.

■ Rehabilitation of vacant structures: A coordinated effort between the Philadelphia Redevelopment Authority, Philadelphia Housing Authority and local not-for-profit organizations focused on affordable housing will create opportunities for the rehabilitation of vacant residential structures located in otherwise solid residential blocks. Such initiative advances this Plan’s goals of promoting training and employment opportunities in construction trades.

Left: Rehabilitation of existing housing stock removes blighted properties from the neighborhood and can provide an affordable option to residents



People Vision

IntroductionParallel to the housing strategy outlined above, this Transformation Plan establishes specific strategies aimed to improve quality of life and expand opportunities for current and future individuals and families living in Mt Vernon Manor. To that end, the planning team prepared and administered a comprehensive survey with residents who currently live in the complex to establish a baseline understanding of their demographic characteristics and needs.

Resident Survey Process The survey questionnaire was prepared in collaboration with the Philadelphia Housing Authority and covers general demographic data as well as topics related to health, education and employment. Also included were a general assessment of residents’ satisfaction and needs with respect to services and community amenities. Partial data was received to date.Results will be analyzed upon completion of all 55 questionnaires, anticipated by July 2012.

Supportive Services | Goals & StrategiesIn accordance with requirements established by the Pennsylvania Housing Finance Agency, the Mt Vernon Manor Board of Directors and its partner Diamond & Associates have contracted with

Diversified Community Services (DCS), a local community based organization, to provide case management and coordinate services for residents at Mt Vernon Manor. The strategy targets initially residents moving to units rehabilitated in Phase I, but it is expected to be expanded to all 125 households with the completed revitalization project, subject to funding availability.

DCS has developed 4 initial goals for the services to be provided to Mt Vernon Manor residents:

■ Provide a variety of services to ensure residential stability and prevent homelessness

■ Promote self-sufficiency through education and skill building

■ Create economic opportunities through job training and employment opportunities

■ Promote the well being of families through integrated education initiatives and programs for children, youth and parents.

To achieve those goals, a conceptual set of services and outcomes have been outlined. Results from the survey will help confirm / adjust the initial program. In addition to these basic services, a detailed needs assessment will be performed with residents to identify the specific needs of each household and its members:



■ Financial Literacy and Budgeting

Measurable Outcome: All heads of households will have attended counseling sessions and developed a household income / expense budget and a savings plan.

■ Employment Training and Information / Referral

Measurable Outcome: All residents will have attended orientation sessions focused on employment training options, job openings and job fairs.

■ Case Management services

Measurable Outcome: Every household will have met with the case manager and discussed family issues, needs, goals and action steps. An individualized Family Plan will be prepared and monitored on a regular basis.

■ Parenting Education

Measurable Outcome: At least 50% of households with school age children will attend a parenting education program. Progress with key issues will be closely monitored on a regular basis.

■ Child and youth development enrichment programs

Measurable Outcome: At least 50% of households with children under 18 will have enrolled in pre-school or after-school programs run or referred to by the service provider

■ Establishing Tenant Council

Measurable Outcome: A Tenant’s Council should be established within a period of 6 months from the date of occupancy, with established leadership and a means for dialogue with the Mt Vernon Manor board.

Access to Neighborhood Services and OpportunitiesIn conjunction with the specific strategies outlined above, neighborhood efforts associated with topics of education, employment, safety, health, youth development and recreation will support positive outcomes for Mt Vernon Manor residents. DCS and Mt Vernon Manor Board of Directors will work closely with organizations representing the broader Mantua community to ensure awareness and residents involvement with initiatives and programs promoted at the neighborhood level. Further information regarding these initiatives is described on Part II – Neighborhood Vision.



Part III:

for MantuaCommunity

A Vision



Neighborhood Vision

Vision Statement“Mantua looks to the future as a community with a strong sense of identity, an engaging civic life and a safe and healthy environment that allows individuals and families to thrive as active members of society. Mantua is a place where long-term residents choose and are able to stay, a place that supports families raising children and provides opportunity to its youth. It is organized from within but connected to the City beyond.

Mantua is proud of its history and builds on its strengths to improve and expand opportunities for self-sufficiency among its residents. Strong learning institutions, access to employment, a healthy lifestyle and improved connections to resources will be the building blocks of a positive future for current and future members of the community. This vision will be achieved through collaborative work involving residents, local organizations, institutions and partners in the private and public sector.”

Guiding PrinciplesBuild on Mantua’s strengths

Mantua has a wealth of physical, social and individual assets with positive impact for the community. These can become the seed of greater organizations, institutions and opportunities for community and individual development.

Focus on youth

Provide opportunities for today’s children and young adults to develop into community leaders of tomorrow with a place in Mantua’s future.

Connect people to people, to resources, to places

There is a wide gap of information about resources already available within Mantua and citywide. Improved connections to these resources will benefit all Mantua residents.



Key Neighborhood Priorities 1 Improve Education and Recreation Opportunities for Mantua’s Youth

2 Promote Economic Opportunities

3 Make Mantua a Safer Place

4 Improve Capacity for Civic Engagement

5 Promote a Healthier Lifestyle

6 Improve Access to Retail and Services

7 Revitalize Mantua’s Physical Environment

8 Expand Housing Opportunities for All Income Levels

The following pages outline Goals and Strategies for this Transformation Plan. Over the next few months, the Planning Team will be working with City agencies, organizations and the community to identify the partnerships and resources required to implement proposed initiatives.



1 Improve Education and Recreation Opportunities for Mantua’s Youth

Input received during the initial phase of this planning effort indicates the following as key topics of concern among residents with respect to youth and education in Mantua:

■ Lack of funding at the City level for education affects local school

■ High percentage of high school drop outs

■ Lack of awareness about the importance of early head start and pre-school for young children

■ Lack of awareness about programs that support youth learning

■ Bullying and peer pressure as factors contributing to discourage school advancement

■ Limited after school and recreation options

Mantua’s school-age children have access to a number of public and charter schools in West Philadelphia. Morton McMichael, the local elementary school, combines a Head Start Program (Pre-K) and K-8 program. Although attended by a significant number of Mantua’s children, McMichael is not considered a school of choice among parents, due to ongoing challenges associated with the school’s poor academic performance. The school has a capacity for over 700 students but currently serves only 362 children with their K-8 program. Recent structural changes in the Philadelphia



School District have impacted funding and forced the school to operate with minimal staff and resources. In recent years, however, Drexel University has contributed significant resources towards an improved learning environment at McMichael and remains committed to the school through a variety of initiatives, including the following:

■ Ongoing library renovation effort

■ After school tutoring services

■ Playground improvements

■ Literacy coaches / advisors in the classroom

■ Professional development for teachers

■ Funding key staff positions

PRIORITY STRATEGIES

While a comprehensive education plan is required to address the many challenges associated with education opportunities in Mantua, WAM! and its partners have focused this planning effort on the need to improve learning conditions at McMichael School, targeting early childhood and K-8 education. A broader cradle -to-college strategy will be developed by key partners under the auspices of an upcoming Promise Neighborhoods Grant Application.

1. Support early childhood educationKey partners: McMichael School / School District / Drexel University

While Mantua has a successful Head Start Program, there is an identified need to help parents support their children. An initiative between the School District and Drexel University, the Parent University will look to fill that gap by connecting families with a wealth of resources available in West Philadelphia and throughout the City.



2. Extend operating hours at McMichael School to expand before and after school programmingKey partners: McMichael School / School District / Drexel University

Reconnecting the school to the community is a key goal for this planning effort. That includes expanding operating hours for after school programming and opening the school’s doors on the weekends for community activities. WAM!, Drexel University and McMichael school are currently evaluating alternative programs, including the inclusion of Mantua in Action, a successful youth sports and art program, as a year-round after school program ran at McMichael. Partners will look for input from the Community, Home and School Association and the Mantua Civic Association to identify specific programs targeting local youth.

3. Improve the learning environment at McMichael SchoolKey partners: McMichael School / School District / Drexel University

► Reduce the number of students per classroom ► Revisit school curriculum to promote collaborative learning,

thinking and inquiry process ► Support professional development for teachers ► Incorporate technology in the curriculum ► Fund a position for a librarian ► Fund a position for a climate person ► Support parental engagement through Community, Home and

School Association with funding and capacity building ► Improve the school’s facility to accommodate for an expanded

curriculum and future student growth

4. Expand recreation and youth programs ► Expand services and hours at existing community centers and

recreation center ► Implement Skate Park ► Promote summer sports activities ► Connect local youth to regional cultural and recreation resources:

(Zoo, museums, parks) ► Establish Youth Center at Wrice property (35th Street)



According to 2005-2009 American Community Survey data, x% of all Mantua households live with annual incomes under $30,000. The median household income of $19,700 is significantly lower than the City’s median income of $36,000. Approximately 54% of all residents live below poverty level with rates particularly high for children under 18 (75% in Mantua, while citywide rate is 34%). Over 40% of all households rely on food stamps and other forms of public assistance. Along with data indicating that over 30% of residents do not have a high school degree, these figures reinforce the urgent need to focus on employment, training and skill building as a path to opportunity and economic self-sufficiency.

Building on a wealth of resources available in West Philadelphia and citywide, the following strategies aim to connect residents to existing programs targeting adult education, development of skilled labor and entrepreneurship.

2 Promote Economic Opportunities



PRIORITY STRATEGIES

1. Develop skills in construction tradesKey partners: PHA / Tomorrow’s Promise / The Other Carpenter/ Drexel University

In an effort to address the community’s particular interest in construction jobs, WAM! has worked with its planning team to identify training opportunities at the regional level from which interested residents can gain the skills and experience required to pursue employment opportunities associated with the construction sector:

► Tomorrow’s Promise Pre-Apprenticeship Program: In a joint effort with WAM! and Drexel University, Tomorrow’s Promise, a local non-profit in Philadelphia, will initiate efforts to offer its well-established 9-week construction training and building maintenance program to Mantua residents. The program integrates theory and practice, allowing trainees to gain hands-on experience in the carpentry trade through real construction projects. Tomorrow’s Promise will initiate its work in Mantua with the rehabilitation of the Wrice property, located on 35th Street. The property, historically

home to Herman Wrice’s Young Great Society, will be renovated to accommodate a new youth center and flexible community space. Tomorrow’s Promise program connects its trainees to hiring employers and has a successful track record in placing its graduates in full-time, well-paid employment positions.

► Expand PHA’s pre-apprenticeship program to all Mantua residents: WAM! and Drexel University seek to build on PHA’s presence in the neighborhood and its successful pre-apprenticeship program to expand training and employment opportunities for residents interested in pursuing careers in the construction field. The program includes training in various trades and culminates with a one-year apprenticeship union job opportunity.

► Home Building Program: In response to local interest in establishing a home building program in Mantua, local residents skilled in construction trades will join efforts with a local non-profit (The Other Carpenter) to provide residents with hands-on training opportunities in the field. The program targets primarily youth and



young adults who will engage in construction projects assisting elderly and low-income homeowners with small repairs and home improvements.

2. Connect residents to employment opportunities in the region Key partners: Drexel / People’s Emergency Center / LIFT / University City District / Phillyworks

► Strengthen residents employability (essential) skills. Connect residents to career counseling services, job search skills.

► Connect residents to job training opportunities in fields of key demand in the region. Employers with specific training programs, etc

► Connect residents to job opportunities through Section 3 (primarily construction): inform and prepare residents

► Create job shadowing program for young adults ► Build on opportunities created by local investments in

the community

3. Support entrepreneurshipKey partners: Drexel University / PHA / Entrepreneurworks

In addition to storefront retail establishments, Mantua concentrates a variety of resident owned services, including child care services, contractors, hair salons and auto services. To support existing businesses and encourage development of new initiatives, a coordinated program including technical assistance, services and business training is envisioned for the neighborhood. Entrepreneurworks, a local Philadelphia non-profit focused on supporting small businesses in local communities, has been identified as a key partner. The organization has an established and successful entrepreneurship program oriented to small business development in Philadelphia’s low-income neighborhoods.

Drexel University and PHA are currently looking to establish an adult education and training center at PHA’s Mantua Square and welcome the opportunity to include an entrepreneurship program at that venue.



4. Expand access to adult learning opportunitiesKey partners: Drexel University / PHA / (LISC?)

► Connect residents to GED programs ► Connect residents to life skills programs ► Establish digital media and technology programs for young adults



Decades of crime and social disorder marked by drug and gang activities have had a profound impact on Mantua’s social and economic viability and contributed to a long-term pattern of disinvestment: residents with financial means chose to move their families to safer neighborhoods; local businesses closed their doors. As a result, hundreds of housing units and commercial buildings were left vacant, only to intensify safety issues and the perception of Mantua as one of the most unsafe neighborhoods in West Philadelphia.

Input received throughout the CNI planning process indicate the following as issues of key concern among residents and local stakeholders with respect to public safety:

1. Safety conditions at playgrounds and public spaces

2. Hot-spots for drug activity

3. Nuisance properties

4. Insufficient street lighting

5. Vacant lots and abandoned buildings as a heaven for illegal activities

Recent crime data reinforces these concerns. From May 2011 to May 2012, 267 Part I crimes were reported in Mantua with 61 arrests made. Drug activity plays a role in further stimulating

3 Make Mantua a Safer Place



crime and occurs in various corners of the neighborhood. Within a period of 6 months (January through June 2012), 81 narcotic related arrests were made. That represents a rate of 13.67 cases / 1,000 residents, twice as many as the rate for Philadelphia (5.81 cases / 1,000 residents). However significant these figures may be, they still reflect only those events reported to the police. Too many incidences still go unreported in Mantua since residents, out of fear of retaliation, choose to remain silent about illegal activities they witness around the neighborhood.

In 2011, city policing was reinforced by patrol services provided by the University City District (Safety Ambassadors). This additional layer of services, although limited to the lower 40 blocks of the neighborhood, has contributed to improve the perception of safety in the portion of the community they serve.

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_̂Base

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PRIORITY STRATEGIES

In September 2012, WAM! and its partners were awarded the Department of Justice’s Byrne Criminal Justice Innovation Grant. This opportunity represents a major boost in the process of addressing crime, drugs and violence in the community. Through that grant, WAM! will join efforts with the Philadelphia Police Department, LISC, Drexel, the Philadelphia School District, MCIC and other organizations to further develop and implement crime prevention initiatives focused on the following overarching goals:*

6. Improve community planning capacity

7. Reduce crime, illegal drug sales and use of firearms

8. Improve community social, educational and vocational development

9. Improve the built environment

1. Address hot-spots for drug activity Key partners: Philadelphia Police Dept / LISC

Mantua has a number of established and commonly known drug dealing points. Residents are well aware of these hot-spots and data provided by the PPD confirms patterns of drug activity on various sections of the neighborhood. Need to expand on the problem. To address these issues, a multi-faceted approach based on improved police

enforcement and physical intervention will be required. LISC and the Philadelphia Police Dept will be key partners in this effort. LISC will build on its successful Crime Safety Initiative based on the model of Crime Prevention Through Environmental Design (CPTED).

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The map below illustrates the number of narcotics related offenses occurring within 400 ft of each intersection. The greatest numbers of crime occur along 38th Street between Melon and Olive Streets. Another pocket area with high narcotics related offenses is on Union Street between Haverford Avenue and Wallace Street.



2. Establish a Neighborhood Watch ProgramKey partners: Philadelphia Police Dept / LISC / SCI-West

The implementation of a Neighborhood Watch Program in Mantua was identified as a critical element of a comprehensive safety strategy for Mantua. A coordinated effort between residents and the Police Department will help improve communication of events to the police, expand informal surveillance on the neighborhood streets and reinforce the community’s cohesion in its effort to turn Mantua into a safe place for all. WAM! is currently working with the Philadelphia Police Department and key stakeholders to identify critical steps for the establishment of a successful and effective Mantua Watch Program.

3. Encourage anonymous crime reporting at Mt Vernon Manor ApartmentsKey partners: Mt Vernon Manor management / Philadelphia Police Dept / Residents

Residents at Mt Vernon Manor have expressed great concern about the challenge of reporting illegal activities taking place within their housing development. Fear of retaliation has prevented residents from reporting activities witnessed within their buildings, in common halls or neighboring units. Those who take that step have

received limited response or action from the part of site management and/or the police. The renovation of existing units at Mt Vernon Manor will certainly improve general safety conditions through improved security systems and reduced vacancy. Nonetheless, management and residents have worked together over the past months to improve communication by encouraging anonymous crime reporting and better enforcement of rules and regulation on lease contracts established with current and future tenants. WAM! is currently working with residents in the development of a form for anonymous reporting.

4. Reinforce and expand Drug Free Zone Key partners: Philadelphia School District / Streets Dept / Local community organizations

Drug free zones around schools and community facilities create safe places where children and families are protected from exposure to drug-related activities. The Mantua Civic Core, as described under Priority #7 of this Plan, is a section of Mantua with a high concentration of community facilities. These are daily destination points for local youth and their families. WAM! and its partners in the community have made it a priority to turn this area -- which includes McMichael School, the West Philadelphia



Community Center, the public library and Miles Mac among others, -- into a safe environment for families and children, a place that attracts and favors community life, day and night. In partnership with the Philadelphia School District and other local stakeholders, including residents and City agencies, WAM! will establish a drug free zone covering the blocks between 34th and 37th streets, Spring Garden and Mantua Ave (add map showing proposed drug free zone).

5. Improve nighttime lighting conditions Key partners: Philadelphia School District / Streets Dept / local community facilities

In the context of scarce public resources, WAM! and the community will pursue a three-pronged approach to improve nighttime lighting conditions in Mantua building on public and private resources while also engaging residents and property owners:

► WAM! will work with City agencies to improve street lighting along strategic neighborhood locations, prioritizing neighborhood corridors and connector streets, public spaces and public buildings.

► WAM! will engage local organizations, housing agencies and churches to improve exterior lighting conditions at key community buildings, housing developments and other local landmarks.

► WAM! will work with SCI-West and local property owners to improve exterior lighting conditions along residential streets through the porch light initiative.



A Mantua will require an engaged community and a strong organizational structure to advocate for the neighborhood and advance the goals of this Transformation Plan. A multilayered approach to capacity building will help establish this structure and create opportunities for new leadership to emerge.

4 Improve Capacity for Civic Engagement



PRIORITY STRATEGIES

1. Establish Mantua Civic Association

2. Establish Mantua Civic Alliance

3. Cultivate tomorrow’s community leadership Establish Youth Advisory Board

Connect youth to leadership training opportunities

4. Revive block captain system

5. Establish Neighborhood Advisory Committee



Among the issues identified by residents with respect to Health and Wellness, the following ranked as high priority topics:

■ Limited variety of food options in the neighborhood

■ Limited mobility and transportation for seniors and residents who do not own a vehicle

■ Limited access to information about chronic diseases and preventive health care

■ Limited opportunities for exercising among seniors

■ Need for basic healthcare services in the neighborhood

5 Promote a Healthier Lifestyle



PRIORITY STRATEGIES

1. Expand access to affordable and diverse food options ► Connect residents to grocery stores and shopping and

recreation destinations outside of Mantua ► Connect local businesses to Healthy Corner Store

Initiative ► Expand options of healthy prepared foods ► Attract mobile food stores ► Develop local food market

2. Improve access to basic healthcare services in Mantua ► Encourage health providers to deliver services at

community events ► Host regular workshops related to health topics and

focused on different age groups

3. Expand opportunities for affordable exercising activities in the neighborhood

► Re-establish programs for seniors at local community centers

► Install outdoor fitness equipment along proposed Mantua Greenway

4. Support and promote food growing in Mantua ► Support individual gardening initiatives ► Establish community garden initiative associated with

youth development



Population decline, safety issues and a changing economic environment left Mantua with empty storefronts, deteriorating buildings and a community largely underserved with essential goods and services. Over fifty percent of the parcels originally zoned for commercial use are found vacant or occupied by abandoned structures. Less than 25% of the parcels have active businesses. Small corner stores with a limited but expensive selection represent the majority of Mantua’s retail base. To meet essential needs such as grocery shopping, banking and pharmacies, Mantua residents rely primarily on retail and services found outside of the neighborhood. While many of these services are located within less than a mile from the Mantua, access constitutes a challenge for many residents, especially for those with limited mobility options. Over 50% of Mantua residents do not own a vehicle. Multiple transfers, travel time and convenience constitute an obstacle to using public transit, especially when it comes to food shopping.

6 Improve Access to Retail and Services



PRIORITY STRATEGIES

1. Enhance and expand Mantua’s businesses ► Support Healthy Corner Store Initiative ► Establish a business group / association ► Improve safety around businesses ► Support residents who look to start a business in the

neighborhood ► Attract new retail and services to Haverford Ave

2. Connect residents to businesses and services outside of Mantua

► Grocery shopping trips for senior residents ► Organized trips to shopping districts

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51ST RENO

OGDEN

MO

SS

WIO

TA

FAIRMOUNT

WOODLAND

LUDLOW

PEA

CH

HO

LLY

47TH

49TH

WEBSTER

FOLSOM

DELANCEY

WARREN

SHED

WIC

K37TH

SCH

UYL

KILL

EXP

WYALUSING

SCH

UY

LKILL E

XP

UNIO

N

49TH

39TH

STAT

E

HAZEL

GIRARD

STILES

SAIN

T B

ER

NA

RD

41S

T

OLIVE

CR

EIG

HTO

N

PRES

TON

CO

NE

STO

GA

PEARL

FALL

ON

PARRISH

MANTUA

48TH

IRVING

HARLAN

46TH

JEFFERSON

PENNSGROVE

RACE

49TH

IRVINGSHOP N’ BAG

SHOPRITE

NEIGHBORHOODFOOD MARKETS

FRESH GROCER

7 ELEVEN

ALDI

MARIPOSAFOOD COOP

WHERE DO YOU SHOP FOR FOOD?

Responses received at community open house sessions



Restoring beauty and order to Mantua’s physical environment will support the needs of residents and local institutions, welcome visitors and invite new public and private investment. Enhancing Mantua’s public realm will strengthen and support initiatives outlined under the above mentioned priorities. The physical development task force envisioned a safer, cleaner, greener and more navigable Mantua, transformed into a community with tree lined streets and adequate lighting, a neighborhood complete with quality, safe recreation spaces where vacant land and dilapidated buildings have been replaced by new housing, expanded recreation opportunities, and other positive uses.

Key Neighborhood Priorities ► Improve and expand Mantua’s existing network of

Open Spaces ► Revitalize Mantua’s streetscape to create a safe and

attractive public realm ► Develop a comprehensive vacant land strategy

7 Revitalize Mantua’s Physical Environment



A Framework for Revitalization

A concentration of existing and proposed civic, institutional and commercial development between 34th and 37th Streets forms a nucleus of activity and density within Mantua. East and west of the core, the neighborhood takes on a decidedly more residential in character. Each area will require a different approach to reinforce and enhance a sense of place. The core area has the potential for development into a hub of community activity. This area can support higher density and more active uses. The residential neighborhoods will benefit from strengthening their fabric through upgrading existing homes and converting vacant land into new housing and recreation opportunities. Key connector streets link residential areas to the core and each and engage the rest of the city at key gateways. Reimagining these connectors and gateways will make Mantua more welcoming and navigable for all.



1. Create A Vibrant Civic CoreKey Partners:

The section of Mantua defined by 34th and 37th streets, Spring Garden and Mantua Ave presents a unique opportunity to create a strong, identifiable center for the neighborhood. A significant concentration of existing and proposed community facilities, recent housing investments and a central location already make this area the place where much of the community life takes place. Bringing these assets together through coordinated interventions in the physical environment will strengthen the character of this x block area as the heart of Mantua: a place for gathering, learning, shopping and social activities; a place where people come and go, day and night, the “buzz” area of Mantua.

KEY STRATEGIES

► Make it Safe » Improve lighting

» establish a Drug Free Zone

» Improve policing

► Make it Accessible » Accessible sidewalks and crosswalks

» Accessible buildings

► Make it Vibrant » Highlight landmarks

» Improve facades

» Add color

» Add signage and way finding

» Add public art

► Make it Informative » Add community bulletin boards

» Establish a NAC office

► Make it Complete: » Prioritize vacant lots for community

» Encourage higher density development with a mix of uses

KEY PROJECTS

► Establish Haverford Ave Civic Corridor ► Improve Brandywine Park at 34th and Brandywine ► Highlight historic structures (lighting, signage, historic) ► Identify location for NAC office ► Improve streetscape environment connecting

community facilities / 35th and 36th streets ► Improve physical environment around McMichael School



2. Rebuild a strong residential fabric, the place for neighbors and family life Key Partners:PRA/Dept of Recreation/Pennsylvania Horticultural Society/PEC/PHA

Strengthening the residential fabric east and west of the core will complete the neighborhood’s revitalization and increase the quality of life for all residents. New housing opportunities, community gardens, healthy corner stores will complete the residential blocks. Improved playgrounds and recreation areas become important neighborhood nodes. Strong connections to the core enable residents to be fully engaged in community life.

KEY STRATEGIES

► Make it Whole » Create new infill housing

» Create opportunities for ownership

» Support existing owners

► Make it Green » Green Playgrounds

» Add trees

» Promote side yard initiative

» Create community gardens

► Make it Social » Establish friends groups for public spaces

» Organize block activities

» Create community gardens

KEY PROJECTS

► Expand and improve Olive Street Playground ► Promote front porch restoration assistance program ► Develop infill housing to complete residential blocks ► Vacant Land Management – clean and green – address

priority areas ► Support investments around Mt Vernon Manor and

Union Hill homes ► Encourage private acquisition of isolated vacant lots for

side yards and community gardens ► Expand vacant land maintenance programs to include

all significant vacant parcels (focus more attention on Mantua’s north western edge.



Fairmount Ave35th Street

39th Street

Haverford Ave

34th Street

40th Street



3. Reinforce neighborhood links and gateways Key Partners:PRA/Dept of Recreation/Pennsylvania Horticultural Society/PEC/PHA

Disinvestment, demolition of many structures and an aging infrastructure has left Mantua’s streetscapes in need of a revival. While each and every neighborhood street is important, and should be the focus of improvement efforts, certain key streets are critical to Mantua’s function and identity. The primary thoroughfares identified by the Physical Development task force each have the opportunity to play a unique role in the community. The plan imaginges a Main St, a greenway, tree lined residential boulvards. Focused efforts to enhance the unique character of each of these streets will help create a hierarchy and identity to the urban fabric that is currently lacking in Mantua. These street improvements will also increase walk ability, transit access and access to local amenities.

KEY STRATEGIES ► Create safe and attractive streets that enhance the

experience of travelling within Mantua by car, foot, bike or transit.

► Leverage the unique quality of each thoroughfare to develop a streetscape that responds to its use

► Introduce lighting and signage that enhance safety and

way finding for pedestrians and automobiles ► Create neighborhood gateways to announce “Mantua”

KEY PROJECTS

► Improve 34th St corridor with an identity consistent with “Civic Core” concept

► Improve Haverford Ave as the neighborhood’s Main St between 34th and 38th blocks. Enhance the avenue’s residential character east and west of the Civic Core

► Improve Fairmount Ave as a green residential connector. Make it a safe, clean and green path to school and community facilities

► Extend Mantua Ave Greenway from 34th to 40th Street to include an attractive environment for pedestrians and bycicles. Introduce trees and improved sidewalks on both sides of the avenue

► Improve 4 key neighborhood gateways: » 40th St and Mantua Ave

» 34th St and Mantua Ave

» Spring Garden and 31st St

» Lancaster Ave



4. Consolidate concentrated vacant parcels for significant revitalization strategiesKey Partners: PRA/

Mantua has an abundance of vacant lots, many of which scattered throughout the neighborhood, providing opportunities for infill housing, private side yards and gardens. However, the neighborhood also includes a second layer of vacancy, characterized by large areas of concentrated vacant lots. These areas offer a unique opportunity for large scale revitalization initiatives. Consolidation and site control will create opportunities for cohesive and transformative redevelopment with high positive impact for the entire neighborhood.

KEY STRATEGIES

► Work with the Philadelphia Redevelopment Authority to consolidate revitalization sites through strategic land acquisition.

► Collaborate with neighborhood residents and the development community to identify appropriate use of for these sites.

► Keep these sites clean, green and safe while redevelopment does not occur.

► Identify possible interim uses if redevelopment is not feasible on the short-term.

KEY REVITALIZATION SITES

► 40th St and Parrish Street ► Mantua Ave at 37th Street ► 3700-3800 blocks of Haverford Ave ► Mantua Ave and 34th Street ► 3600 Block of Fairmount Ave



The housing market in Mantua can be characterized by two major trends: a growing demand for rental units and eroding homeownership. Affordable rental housing and student housing represent two significant markets in the area and have seen intense development over the last decade, whether it be through the conversion of single family homes into multi-family apartment buildings or through redevelopment efforts and new construction.

In that same period, homeownership has dropped from 42% (2000) to 34% (2010), well below the City’s rate of approximately 54%. Homeownership in Mantua is challenged on a few fronts: on one side, high costs of maintaining and repairing aging structures have made it difficult for current homeowners to preserve their homes. On the other side, partially successful efforts to expand affordable homeownership opportunities through new construction suggest that the area is still not attractive to home buyers. Even with attractive sales prices, Union Hill Homes, a 52-unit for-sale development located on the west end of Mantua, has seen slow sales since its completion in 2010.

The strategies outlined below seek to preserve and expand affordability while also building on current demand and market opportunities associated with mixed-income housing.

8 Expand Housing Opportunities for All Income Levels



PRIORITY STRATEGIES

1. Preserve existing homeownership Key partners: OHCD / LISC SCI-West / Drexel University /

PHA / People’s Emergency Center

There are currently x owner-occupied homes in Mantua. The need to support long-term homeowners in their efforts to preserve their homes and protect their assets was identified as a priority by the community. To address these needs, a two-pronged strategy is currently being evaluated by WAM! and its partners:

► Preserve ownership: Connect residents to services and programs offering legal and financial assistance. The City, together with non-profit organizations, offers a wealth of services and opportunities to help resolve issues associated with foreclosures, title problems, taxes, among others. This effort seeks to raise awareness about already available resources and bring those services to residents through homeowners workshops and other methods of information sharing.

► Preserve assets: Connect residents to home repair programs and energy efficiency initiatives. To address the challenges associated with an aging housing stock, a multi-faceted strategy based on existing City programs and initiatives by the non-profit sector is under evaluation. The effort will require support from OHCD and local community-based organizations.

The Green Block Build Program developed by LISC and its partners in West Philadelphia provides a good model for a comprehensive approach to homeownership preservation. The program combines a variety of services including home repairs, energy efficiency upgrades, and financial education.



2. Expand affordable homeownership opportunitiesKey partners: OHCD / PRA / PHA

Residents have emphasized the need to expand homeownership options in Mantua. There is general belief among members of the community that younger residents and their families are forced out of the neighborhood due to lack of good quality and affordable housing options. The partial success of Union Hill has shown, however, that a successful homeownership initiative will require more than just new housing units, but a comprehensive revitalization strategy that includes improved safety conditions, better access to amenities, good schools and an overall neighborhood environment conducive to families and children.

To achieve that goal, WAM! and its partners are working with City agencies, property owners and local developers to establish a homeownership program based on combined strategies of rehabilitation and new construction. This effort, while applicable to the entire neighborhood, will target primarily the western portion of Mantua, defined by 37th and 40th streets, Wallace and Brown St. (add map)

New homeownership opportunities in this area will help stabilize those blocks that already contain a significant concentration of owner occupied units while building on and enhancing the investment made on the new Union Hill homes. The Olive St playground will play an important role as a catalyst for improvement and investment in the area. As an improved public amenity, safer and with multiple options of recreation and activities for residents and their families, that public space has the potential to become another neighborhood landmark and leverage interest for further housing investment.

As described under Part I - Neighborhood Overview, Drexel University’s program for homeowners assistance targeting university’s staff will provide a significant boost in Mantua’s homeownership efforts, also contributing to attract investment to the area.



3. Expand affordable rental opportunitiesKey partners: OHCD / PRA / PHA / PEC / WPRE

According to the housing market study prepared by Real Estate Strategies (RES), demand for rental housing units continues to grow in the West Philadelphia market area. The study suggests that Mantua can build on this opportunity to promote the revitalization of those sections of the neighborhood with large concentrations of vacant land. This effort should target initially the area bounded by Haverford Ave and Wallace St, North 38th and 39th streets. This area still holds a large number of publicly owned land and can benefit from investments already made over the past decade by the City and private developers. WAM! and its partners are currently in dialogue with key public and private entities to pursue a development process based on combined resources at the City, state and federal levels for subsidized housing programs.

Senior housingStill in the realm of affordable rental opportunities, the RES market study has also identified a demand within the West Philadelphia market area for subsidized senior housing. A successful development will require special attention to location. While there is an abundance of vacant / developable land in the neighborhood, only areas that provide convenient access to shopping and services and are perceived as safe places to live will be attractive to that type of development. WAM! is currently exploring such opportunities with its partners in the public and private sectors.

4. Expand opportunities for higher density, mixed income housingKey partners: OHCD / PRA

While housing affordability is a key priority for residents in the community, expanding housing options to different types of households and income groups in targeted areas will bring positive change to the entire neighborhood. Close proximity to University City destinations and easy access to transit make the section bounded by 36th and 38th streets, Brandywine and Wallace streets the most appropriate location for multifamily housing development. This concept builds on the efforts around the supermarket initiative proposed for the 3600 block of Haverford Ave and seeks to complement the revitalization effort with a development based on a mix of retail and residential uses. This effort will bring much needed activity to Haverford Ave and contribute to reinforce the avenue’s character as a commercial corridor. According to the market study, there is a solid market for a development in this area with a unit mix targeting households with incomes from 20 to 80% of the area median income. WAM! has initiated dialogue with City agencies and will work closely with the community to create a set of guidelines for development.



Mt Vernon Manor

Spencer Place

Cloisters III

Cloisters II

Union Hill


Mantua Square

C

D

F

F

FE

C1

A

B

AB

CC1

DFE

Recent Developments

Vacant Land

Supermarket

Mixed Income Housing

New Affordable Rentals

Affordable Rentals - Expanded

Homeownership ExpansionAnchor Development

Block Stabilization

39th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Fairmount

Mount Vernon

Brandywine

Wallace

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

Natrona Park

Brandy-wine Park

Miles Mack Park




N0 250 500 750 1,000125

Feet

Source: K &A research

NHousing Revitalization Strategy0 250 500 1,000 FEET

Vacant LandSupermarketNew Affordable RentalsFor Sale HousingAnchor Development ACDFBC1E Recent Housing InvestmentMixed-income HousingAffordable Rentals - ExpandedBlock Stabilization



B

39th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Fairmount

Mount Vernon

Brandywine

Wallace

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

Natrona Park

Brandy-wine Park

Miles Mack Park




N0 250 500 750 1,000125

Feet

Occupied ParcelsVacant, City of Philadelphia

Vacant, Private OwnedVacant, RDA

Vacant, PHA

Vacant, PHDC

West Phila. Real Estate (WPRE)

Mt Vernon Manor

Spencer Place

Cloisters III

Cloisters II

Union Hill


Mantua Square

F

F

F

39th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Haverford

Fairmount

Mount Vernon

Mount Vernon

Brandywine

Wallace

Wallace

Melon

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

Natrona Park

Brandy-wine Park

Miles Mack Park




N0 250 500 750 1,000125

Feet

Area B: Mixed-income Development ■ Total Parcels: 135

■ Publicly Owned Parcels: 50

■ Vacant Parcels: 70

■ Key Landowner: Philadelphia Redevelopment Authority (PRA) (22 parcels)

Privately Owned Vacant

PRA, Vacant

PHDC, Vcant

City of Phila., Vacant

PHA, VacantWest Phila. Real Estate (WPRE)

Privately Owned, Occupied

Recent Development Vacant Land Ownership



C

39th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Fairmount

Mount Vernon

Brandywine

Wallace

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

Natrona Park

Brandy-wine Park

Miles Mack Park




N0 250 500 750 1,000125

Feet



Vacant, PHA

Vacant, PHDC

People’s Emergency Center (PEC)


Cloisters III

F

F

F39

th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua40

th

34th

Haverford

Haverford

Fairmount

Mount Vernon

Mount Vernon

Brandywine

Wallace

Wallace

Melon

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

Natrona Park

Brandy-wine Park

Miles Mack Park




N0 250 500 750 1,000125

Feet


PRA, Vacant

PHDC, Vacant West Phila. Real Estate (WPRE)


PHA, Vacant People’s Emergency Center (PEC)


Area C: New Affordable Rental Housing ■ Total Parcels: 251

■ Public Owned Parcels: 89


■ Largest Landowner: Phila. Housing Authority (PHA) (68 parcels)

Recent DevelopmentVacant Land Ownership



C1

39th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Fairmount

Mount Vernon

Brandywine

Wallace

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

Natrona Park

Brandy-wine Park

Miles Mack Park




N0 250 500 750 1,000125

Feet



Vacant, PHA

Vacant, PHDC



F

F

F

39th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Haverford

Fairmount

Mount Vernon

Mount Vernon

Brandywine

Wallace

Wallace

Melon

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

Natrona Park

Brandy-wine Park

Miles Mack Park




N0 250 500 750 1,000125

Feet


PRA, Vacant

PHDC, Vacant


PHA, Vacant




Area C1: Affordable Rental Housing - Expanded ■ Total Parcels: 206



■ Largest Landowner: Phila. Redevelopment Authority (PRA) (15 parcels)




D

39th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Fairmount

Mount Vernon

Brandywine

Wallace

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

Natrona Park

Brandy-wine Park

Miles Mack Park




N0 250 500 750 1,000125

Feet



Vacant, PHA

Vacant, PHDC


Union Hill

Union Hill

F

F

F

39th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Haverford

Fairmount

Fairmount

Mount Vernon

Mount Vernon

Brandywine

Wallace

Wallace

Melon

Melon

Aspen

AspenOlive

Olive

Folsom

Reno

Ogden

Brown

Parrish


Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

Natrona Park

Brandy-wine Park

Miles Mack Park




N0 250 500 750 1,000125

Feet


PRA, Vacant

PHDC, VacantWest Phila. Real Estate (WPRE)


PHA, VacantUnion Hill



Area D: For Sale Housing Development ■ Total Parcels: 331



■ Largest Landowner: Homeownership Developers LLC (58 parcels)



E

39th

38th

Uni

on

Sloa

n

Low

ber

37th 36

th 35

th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Fairmount

Mount Vernon

Brandywine

Wallace

Melon

Aspen

Olive

Olive

Folsom

Reno

Ogden

Brown

Parrish


Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

Natrona Park

Brandy-wine Park

Miles Mack Park




N0 250 500 750 1,000125

Feet



Vacant, PHA

Vacant, PHDC


39th

38th

Dek

alb

Uni

on

Sloa

n

Low

ber

37th

36th

35th

33rd 32

nd

31st

Mantua

40th

34th

Haverford

Haverford

Fairmount

Mount Vernon

Mount Vernon

Brandywine

Wallace

Melon

Aspen

Olive

Folsom

Reno

Ogden

Brown

Parrish


Kitc

hen

& As

soci

ates

Ser

vice

s, In

c.

Natrona Park

Brandy-wine Park

Miles Mack Park




N0 250 500 750 1,000125

Feet


PRA, Vacant

PHDC, Vacant



PHA, Vacant

Vacant Land Ownership Recent Development


Area E: Block Stabilization / Infill Housing ■ Total Parcels: 586



■ Largest Landowner: Philadelphia Housing Authority (70 parcels)

We Are Mantua HUD Outline_Report11.27.12

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