Erie Comprehensive Plan
Content
ERIE
REFOCUSED
City of Erie, Pennsylvania
Comprehensive Plan and Community
Decision-Making Guide
MARCH 2016
ERIE REFOCUSED
ACKNOWLEDGEMENTS
City of Erie, Pennsylvania
CITY OF ERIE
MEMBERS OF THE STEERING
AND TECHNICAL ADVISORY
COMMITTEES
CONSULTANTS
Comprehensive Plan and Community
Decision-Making Guide
Dr. Parris Baker
Jill Beck
4
USING THIS
COMPREHENSIVE PLAN
8
INTRODUCTION
Chief Randy Bowers
Honorable Joseph E. Sinnott
Mayor
David Brennan
Kim Green
Director of Economic and
Community Development
John Buchna
ERIE CITY COUNCIL
Jeff Brinling
Barbara Chaffee
Anna Frantz
Rosemari Graham
Kim Green
Robert Merski
President
Michelle Griffith-Aresco
Sonya M Arrington
David Katovich
David Brennan
Curtis Jones, Jr.
Casimir Kwitowski
James Winarski
Melvin Witherspoon
Scott Henry
Don Marinelli
Ray Massing
Charles Buki
Karen Beck Pooley, Ph.D.
David Boehlke
Thomas Eddington, AICP,
ASLA
Rob Krupicka
FINDINGS
26
OUTCOMES
32
PRINCIPLES
36
AREAS OF WORK
38
STRATEGIES &
PROJECTS
86
APPENDIX
Peter Lombardi
Andrea Weinberg
with support from
MJB Consulting
Doug Mitchell
Jeff Winston, Emeritus,
MIG
Amy Murdock
Brenda Stynes
Ben Pratt
12
Matt Puz
ERIE PLANNING COMMISSION
Erika Ramahlo
Mark Kloecker
Chair
Chris Rodgers
Gary Antalek
Charles Scalise
Thomas Dworzanski
James Sherrod
Donald Marinelli
Abby Skinner
Richard Speicher
Mike Tann
Brenda Sandberg
Jon Tushak
Paul Vojtek
Casey Wells
Jake Welsh
Kathy Wyrosdick
Andy Zimmerman
2
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
This project was financed in part by
a Federal Coastal Zone Management
Grant provided by the Pennsylvania
Department of Environmental
Protection with funds provided by the
National Oceanic and Atmospheric
Administration.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
3
What Erie needs and what this document provides is the planning
equivalent of a football playbook that contains a handful of carefully
prepared plays, along with a framework for calling audibles at the line of
scrimmage when circumstances change.
USING THIS COMPREHENSIVE PLAN
A GUIDE FOR
GOOD DECISIONS
It is organized into five parts:
FINDINGS - Current Conditions
Summarizes findings from the collection and analysis of data and extensive
field observations — including a comprehensive survey of the city’s residential
conditions. It identifies the root issues that are keeping Erie from being a fiscally
strong city with excellent amenities and healthy levels of demand. One of the key
findings is the observation that the city and its residents have avoided facing reality
for a long time — a habit that can no longer be tolerated if the community’s actions
are to correspond sufficiently to the nature of its challenges.
Altogether,
the approach
recommended is
straight forward
and step-oriented.
STEP 1
Embrace and come
to terms with the
findings
OUTCOMES - What to Work Towards and How to Measure Progress
More than anything else, this Comprehensive Plan is a decision-making
guide for a stronger Erie. It offers an approach to taking action that
not only differs from traditional practices in the city, but enables Erie
to make a significant and much needed course correction. It has been
endorsed by the Steering Committee with a firm sense of realism, of
achieving what is possible — but also with the aim of pushing the Erie
community to do more than it thinks it can.
Although it is true that plans express
an intent to achieve something, it is
also true that intentions and market
conditions can, and often do, change
over time. For that reason, this plan
has been designed to be adaptive
so that proposed strategies can be
adjusted as circumstances dictate. To
enable flexibility while maintaining
progress towards the same vision,
this plan contains core principles that
should guide daily decisions large
and small, made inside or outside
City Hall.
The announcement in the fall of 2015
that General Electric would lay off
1,500 employees is a powerful case
in point for the need to continuously
adapt. In the Erie Times-News, a
4
number of business owners in
Erie were interviewed — coffee
shop proprietors, pet groomers,
and tavern operators. Like many
businesses in Erie that in large
measure rely on the discretionary
spending of GE employees, they
indicated that successive threats of
layoffs have become routine, and the
anxiety aroused by such news makes
for an understandable cautiousness
in the community. “What happens if
some of these jobs are lost for good?”
asked the president of Local 506. In
truth, no one knows. What is known
was articulated succinctly by a local
business owner who stated, “I think
people are just sick of being scared.”
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
In response to decades of such
anxiety, a traditional comprehensive
plan filled with platitudes and
wish lists will not do, because a
traditional plan would not get to the
root causes of the problems facing
Erie.
At best, a traditional plan would
gloss over the real work the entire
Erie community must do: adapt
to a Post-Industrial economy in
constructive and sustainable ways.
Doing that means jarring the Erie
community loose from its current
trajectory of shedding jobs, walking
away from crumbling real estate,
and “being scared.”
Identifies intended outcomes for Erie as well as ways to measure progress toward
those outcomes. Rather than traditional out “puts,” such as how many homes have
been rehabbed or how many road miles have been repaved, the plan’s out ”comes”
describe a future, measurably healthier condition that can be verified by rising
property values, a stronger fiscal position, and location decisions made by mobile
households.
PRINCIPLES - Filters That Shape Decision-Making
In many respects, this is the most important part of this comprehensive plan.
Literally dozens of decisions are made every day in Erie that affect the city’s wellbeing. Often, those decisions are made independently, and can work at crosspurposes to each other. What is needed are core principles that can guide and
coordinate the myriad of daily decisions toward a common vision.
After having carefully evaluated conditions on the ground, recent history of
governance, the fiscal capacity of the city, and the large range of programs and
policies currently in place we have concluded that four principles stand out and,
if observed with a high degree of fidelity, will serve Erie well going forward: (1)
concentrate investments in targeted areas, (2) protect and leverage Erie’s assets, (3)
support and build Erie’s “middle,” and (4) reassert Erie’s human scale.
STEP 2
Understand the
importance of
recommended
outcomes and aim
for them
STEP 3
Adopt three
strategy zones as
recommended
STEP 4
AREAS OF WORK - Geographic Zones
Since Erie is short on resources, long on challenges, and covers nearly 20 square
miles, where do we start? After analyzing over a dozen planning areas that reflect
market conditions and recognizable physical boundaries, Erie is organized into three
strategy zones. Each zone has a particular role to play — and particular strategies to
work with — to realize Erie’s desired outcomes.
STRATEGIES AND PROJECTS - Recommended Steps to Take in
Specific Zones
What specifically should we do? The last section takes the three strategy zones and
recommends projects and priorities for each planning area — and includes strategy
reference maps to assist on-the-ground decision-making. The section concludes with
an outline of “activation” steps that include recommendations for financing and
execution.
Tackle one project
at a time as
recommended
STEP 5
When the
unexpected arises,
formulate new
projects/strategies—
always applying the
principles
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
5
Erie’s Planning Areas
Port
Acc
ess R
d
Early in the planning process, it was recognized
that while Erie has some neighborhoods with wellestablished names and boundaries, there was no
comprehensive neighborhood map for the city –
and large swaths of the city lacked formal or even
informal identities.
Gl
en
Walker Blvd
Cranch Ave
use St
Lightho
Pennsylvania Ave
Bacon St
Payne Ave
Gilson
Hess Ave
Camphausen Ave
June St
Pear St
E 26th St
St
Bird Dr
St
E 30th St
Mcclelland Ave
ew
N
Brandes St
MCCAIN AVE
Pennsylvania Ave
tC
on
E 33rd
E 34th St
These “planning areas” should not be misinterpreted
as neighborhood boundaries – indeed, most
neighborhoods exist at a much smaller scale than
these. But they could provide the impetus for a more
comprehensive process to understand historical
place names throughout Erie and the development
of stronger neighborhood identities that serve a
community-building purpose as well as a marketing
function.
on
E 32nd St
E 36th St
E 35th St
Alan Dr
Page St
m
m
er
E 42nd St
St
E 41st St
Zi
Longview Ave
3rd
EAST GRANDVIEW
Fargo St
E4
Burton Ave
Essex Ave
eA
ve
m
an
Hop
eD
r
E 40th St
Rd
E 43rd St
E 44th St
Roxanna Dr
Stanton St
E 37th St
Pin
St
Ba
yfr
n
E 35th St
MERCYHURST
E Grandview Blvd
Glendale Ave
E 27th St
E 38th St
1st
Woodlawn Ave
Regis Dr
Perry St
Wayne St
Reed St
Ash Street Blvd
Wallace St
Broad St
Elm St
Jackson Ave
Reed St
Ave
vin
Mar
Parade St
Holland St
d
Franklin Ave
East Ave
East Ave
Wallace St
Holland St
French St
Park Way Dr
Wayne St
Reed St
Holland St
Wayne St
Downing Ave
Peach St
Sanford Pl
Ore Dock Rd
Ash St
West Ln
en
wo
o
e
Av
W Lakeview Blvd
W Grandview Blvd
Av
e
Davison Ave
er
ill
GLENWOOD
ley
Prospect Ave
Fairmount Pkwy
E 27th St
Perry St
St
FAIRMONT-McCLELLAND
kin
E 31st St
E4
E 19th St
Buffalo Rd
Marion St
M
Schaper Ave
W 44th St
h
ac
Pe
Mc
E 33rd St
Briggs Ave
W 42nd St
W 39th St
Sunset Blvd
lb
Ba
e
Av
th St
W 35
Parade Blvd
l
Ri
W 41st St
oa
E 33rd St
Fren
ch R
e
Av
E 25th St
E 28th St
E 31st St
Beech Ave
g
lin
Sassafras St
Myrtle St
dP
Hazel St
St
E 24th St
E 23rd St
ACADEMY- MARVINTOWN
ap
Cochran St
W 40th St
Harvard Rd
in
E 21st St
E 22nd St
E 29th St
Ch
W 38th St
W 39th St
t
Gl
W 37th St
Maple St
W 36th St
TRINITY PARK
Pearl Ave
E 18th St
E 20th St
E 20th St
tS
W 31st St
Liberty St
W 34th St
E 18th St
E 19th St
ARBOR HEIGHTS
Cascade St
W 32nd St
Auburn St
Oakwood St
W 30th St
E 10th St
E 7th St
E 12th St
E 26th St
St
Allegheny Rd
W 29th St
E 16th St
W 24th St
Sc
ot
Polk St
E 13th St
Av
e
W 28th St
LAKESIDE
E Lake Rd
E 17th St
ark
Cherry St
W 27th St
Ellsworth Ave
Post Ave
W 25th St
Chestnut St
W 25th St
W 23rd St
W 26th St
W 37th St
Schaper Ave
Plum St
W 24th St
e
Av
wn
Bro
Raspberry St
Rudolph Ave
W 22nd St
Myrtle St
W 21st St
W 22nd St
W 19th St
E 11th St
German St
French St
Myrtle St
Chestnut St
Cherry St
Poplar St
LITTLE ITALY
W 20th St
W 20th St
g
ai
Cr
Devoe Ave
W 17th St
W 18th St
W 29th St
I-79
Huron St
E 8th St
E 9th St
E 14th St
Eliot Rd
W 16th St
Wood St
Schaper Ave
Pittsburgh Ave
St
Lincoln Ave
W 16th
Raspberry St
12TH STREET CORRIDOR
r
GREENGARDEN
6
DOWNTOWN
W 11th St
D
Greengarden Rd
or
Poplar St
Weschler Ave
an
EAST
BAYFRONT
E 7th St
Marne Rd
r
M
S Park Row
E 4th St
Tacoma Rd
Gro
ve D
Walnut St
W 6th St
W 7th St
PULASKI
LIGHTHOUSE
E 5th St
wy
nt Pk
S
WEST
BAYFRONT
W 5th St
E 3rd St
E 4th St
Therefore, for the purposes of data collection,
analysis, and interpretation, the city was divided
into 17 planning areas, the boundaries of which
align with U.S. Census Bureau geographies (with
the exception of the 12th Street Corridor and the
Bayfront, which were areas in need of special focus).
Some of the names given to these planning areas
have deep historical roots or more recent derivations.
Other were created based on local landmarks, major
streets, or other recognizable features.
e Dr
Lakesid
Ross St
W 4th St
Oxford St
Robin Dr
E 2nd St
Old
y
Ba
E Bay Dr
y Fro
E Ba
FRONTIER
W 2nd St
W 3rd St
w
Pk
Sassafras St
nt
W
t St
y
o
Fr
E Front St
W Fron
Peach St
Uneriecity
Frontier Dr
Seminole Dr
Ravine Dr
Illinois Ave
Lincoln Ave
Beverly Dr
Colorado Dr
Niagara Pier
S Shore Dr
BAYFRONT
Dr
Hilltop Rd
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
7
INTRODUCTION
A CITY OF
AMBITION
Since its founding more than 200 years ago, Erie has always had its eye
on growth and expansion. A few years after he had surveyed Washington
DC, Andrew Ellicott was commissioned by the General Assembly of
Pennsylvania to survey and plan a settlement at one of the Great Lakes’
best natural harbors with the expectation that a great city would grow
there and become the Commonwealth’s connection to North America’s
inland seas.
Indeed a great city – Erie – did rise from the simple squares of Ellicott’s
grid. Growth came slowly at first but later quite rapidly as railroads and
industrialization brought factories, immigrants, and the realization of Erie
as a vital and busy port.
Between the end of the Civil War and
1900, Erie’s population more than
tripled, spurring the city’s Chamber
of Commerce to commission a plan
by the great landscape architect John
Nolen. Nolen developed a plan that
would accommodate growth while
taking advantage of the region’s
enviable location and natural beauty,
including a recommendation that
Presque Isle be protected as a state
park.
During the first half of the 20th
Century, Erie grew by another 150
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CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
percent, passing Scranton in 1950
to become the state’s third largest
city. Then, even as its peers in
Pennsylvania and across the Great
Lakes experienced precipitous
declines after 1950, the City of Erie
remained remarkably stable. It
reached a population just short of
140,000 in 1960, with development
reaching the city limits and spilling
into adjacent townships. This period
of mid-century growth brought about
new challenges and the city sought
planning and design guidance from
the well-known French city planner
and modernist Maurice Rotival.
Rotival’s recommendations for an
arterial highway system (including
what became the Bayfront
Connector and Parkway) and
downtown modernization changed
the face of the city as it sought to
shed its sooty, industrial image for
one more suited to its next phase of
growth and prosperity.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
9
Interrupted Expectations
Subsequently, however, growth
in the Erie region stalled and
its population has increasingly
decentralized. The City of Erie
went from housing 42 percent of
Erie County’s population in 1980
to 35 percent in 2010, and the city’s
population has now dropped by
nearly 30 percent since its 1960 peak.
The response to slowing growth
has primarily been to focus on
large-scale redevelopment projects,
especially in downtown Erie and
on the Bayfront. Tens of millions of
dollars have been spent on sports
and entertainment complexes, new
waterfront facilities, and upgrades to
Gannon University, UPMC Hamot,
Erie Insurance and other community
anchors – all in hopes of stimulating
a transformative level of investment
and economic activity. True, each of
these projects has contributed assets
to Erie that have improved the city
and are justifiably points of pride.
But such an approach hasn’t
been enough — and it won’t be
enough — to return the city to
a path of sustainable growth. A
more fundamental, decades-long
imbalance of supply and demand
has created a dire situation in
Erie, and it is one that cannot be
addressed by one or even a dozen
big-ticket projects if the community
does not address underlying
problems of excess and obsolete
housing supply, a missing middle
class, and a disconnect between
what downtown and the Bayfront
could be and how they currently
function. In point of fact, Erie cannot
be competitive and healthy again
— and it will not grow again —
until it addresses these imbalances,
shortages, and disconnections in a
comprehensive and intentional way.
10
Investments in recent years have
proven that people from across the
region want to come to a ballgame,
want to spend time at the marina, and
want to eat at a downtown restaurant.
But the average resident in the Erie
region has not shown a parallel
appetite for starting a business in the
city, making downtown patronage
part of their daily or weekly routine,
or buying and upgrading a home in
Erie’s neighborhoods because they lack
confidence that it makes sense to do so.
There are many reasons for this, but
declining properties in proximity to
key city assets is a major factor. Not
only does it undermine confidence
in the real estate market, but it
communicates a lack of safety which
has become the prevailing narrative
in the region. When disinvestment
becomes the norm; falling demand,
falling prices, and declining tax
revenue are also normalized. This
is why Erie’s big ticket projects that
individually have shown promise
remain compromised and, ultimately,
disconnected from one another.
To begin restoring confidence in Erie,
gestures that signal a real turnabout
on these and other fronts will be
necessary.
Restoring Confidence
Previous plans for the City of Erie
have all dealt with the central
challenges of their time and were
fundamentally shaped by the
prevailing theories and methods
of their respective periods. When
Erie was merely an idea, Ellicott’s
1795 plan provided a survey and
a rational grid to spur settlement
and guide early expansion. When
rapid industrialization and growth
were threatening the city’s quality
of life, Nolen’s 1913 plan provided
a framework for investing in
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
public services, facilities, and
environmental assets to meet the
needs of a growing population.
And when the city and its region
were being choked by traffic
congestion in a period of Postwar
suburbanization, Rotival’s 1963 plan
provided direction — if questionable
in hindsight — on modernizing the
city’s highways, downtown, and
Bayfront.
up can become feasible. Decades of
deferred maintenance of infrastructure
mean that extensive and costly repair
and replacement work is also in order.
Finally, once right-sized, and “caught
up,” a system for “keeping up” into
the future must be put in place. What
is needed is less a to-do list than a way
to make decisions that will spur and
maintain confidence in both the private
market and the public role in shaping it.
This 2016 comprehensive plan must
also address the central challenges of
its time.
This comprehensive plan provides a
decision-making framework to guide
public and private sector investments in
a direction that will achieve two aims en
route to realizing the outcomes identified
by this plan:
This plan seeks to restore confidence
to a fundamentally weak market.
And unlike previous plans that have
shaped the city, this one must define
a path for Erie that few cities have
taken or have even acknowledged as
an option — never mind a necessity
— including numerous cities that
face imbalances far greater than
Erie’s.
Restoring confidence in Erie entails
three fundamental tasks: rightsizing, catching up, and keeping
up. Right-sizing a city — slimming
down its surplus elements to
stabilize it and position it for
future competitiveness — is hard
work. Why? Because when supply
is excessive, getting supply and
demand in balance requires choices,
and wise choice-making is about
trading short-term expediency
for long-term viability. When
right-sizing is done well, some
constituency will be disappointed.
The alternative — ”business-asusual,” or assuming that demand
will recover if enough time passes
or if the right combination of bigticket projects are built – will not
address the root of the problem,
and therefore will never pull up the
whole city.
Restoring Community
Of course, restoring confidence is about
more than right-sizing the housing market,
maintaining parkland at a higher level, or
prioritizing street repairs. It is also about
restoring a sense of community.
1. Stabilizing prices and rents by bringing
supply of and demand for private
real estate and supportive public
infrastructure into equilibrium.
2. Turning Erie into a community of choice
in the region by improving the quality
and appeal of its remaining supply
and by taking advantage of the city’s
outstanding assets — making the city’s
housing, streets, parks, and economic
opportunities highly desirable.
It is estimated that the cost of achieving
these two aims over the next ten years,
in a way that revitalizes every section
of the city, would cost more than
$600 million — a level of investment
exceedingly unlikely to materialize.
Therefore, this comprehensive plan
must also be about priorities — about
how to invest, where to invest, and at
what levels to achieve these two central
tasks. It is a plan that is, by necessity
and design, about tradeoffs that reflect
the community’s vision, its core values,
and the willingness of stakeholders to
live by those values.
Recent decades of public and private
disinvestment coincided with a decline in the
tight-knit sense of neighborhood that typified
the city during much of the 20th century —
when many people identified parts of Erie by
church parishes, or by neighborhood business
districts such as 26th & Parade, where Pulakos
Candies was and remains an institution. To
a large extent, the social fabric of individual
residential blocks has frayed, producing
the increasingly common scenario where
neighbors are strangers to one another — or
at the very least lack a sense of common civic
direction. This deficit matters because it shapes
how much trust people have in their neighbors
and leaders — and how confident or willing
people feel about investing time and energy on
their block and in their city.
Restoring an ethic of reinvestment — of
mutual reinvestment — is fundamental to the
healthy functioning of markets but more so to
the social contracts that make markets work,
that make neighborhoods work, and that make
cities strong.
Not only must Erie right-size it
must catch up before keeping
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
11
FINDINGS
4,700
THE STATE
OF THE CITY
VACANT HOUSING UNITS
1,900
ABANDONED HOUSING UNITS
9,500
RESIDENTIAL PROPERTIES
WITH SIGNS OF MODERATE
TO SEVERE DISTRESS
SUPPLY VS DEMAND
37,000
FEWER CITY RESIDENTS THAN
1960 POPULATION
60%
GROWTH IN SURROUNDING
POPULATION SINCE 1960
33%
FEWER MIDDLE AND UPPER
INCOME HOUSEHOLDS IN CITY
COMPARED TO 1969
Sustained population loss over half a century is a
disquieting reality — one that most of Erie’s leaders and
residents are well aware of and wish to see halted and
reversed.
Population Trends, 1900-2010
But population loss is only the outward manifestation
of much deeper market and demographic forces that
have buffeted Erie for decades. These underlying forces
have created a city that today has thousands of vacant
housing units, a deeply eroded middle class, assets in
peril, and municipal finances insufficient to make the
investments needed to transform the city’s competitive
position.
250,000
In order to determine realistic and appropriate strategies
for Erie at this moment in its history — strategies
likely to spur much-needed investment and market
confidence, and to stabilize the city’s population
— much had to be learned about the physical and
socioeconomic state of the city. This resulted in a
comprehensive field survey of over 25,000 residential
structures, combined with analysis of federal, state,
and local datasets describing household characteristics,
property sales, crime, tax delinquency, code violations,
and many other variables.
300,000
200,000
280,566
County of Erie
178,780
Outside of City
150,000
101,786
100,000
City of Erie
50,000
0
1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 2010
Source: US Census Bureau.
The core findings from this research are central to the guiding
principles, priorities, and strategies of this plan:
Imbalance of supply and demand for all real estate, public and private
Starkly uneven quality of the built environment, especially downtown
Uncompetitive position in the region’s residential and retail markets
12
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
13
IMBALANCE OF
SUPPLY AND
DEMAND
KEY FINDINGS
DISINVESTMENT
IN ERIE
A comprehensive analysis of the city’s
dwellings in the spring of 2015 revealed just
how deeply disinvestment is influencing the
course of Erie’s neighborhoods. Key findings of
this analysis include:
This is the key market issue that Erie grapples with today — one that
has not responded to typical prescriptions for urban revitalization. It is
straightforward and has two closely connected components.
EXCESSIVE SUPPLY
Population loss, suburbanization, a changing economy,
and a hollowing of the middle class have weakened
demand over the past several decades, resulting in
a city that has an oversupply on many fronts. Over
4,000 housing units sit unoccupied. Miles and miles
of arterial roadway are well under capacity. Industrial
and commercial properties across the city sit vacant or
vastly underutilized. When supply outstrips demand,
the result is weak market conditions that influence
investment behavior in every part of Erie and its region.
And because buildings and infrastructure may last for
decades in the absence of demand, the excess supply
must be removed to achieve a healthier balance. This is
true for much of Erie’s older residential, commercial, and
industrial buildings and infrastructure – made worse by
unappealing new additions to the built environment in
Erie between 1960 and 2000.
UNAPPEALING OR UNMARKETABLE
SUPPLY
If it persists over decades, an unappealing supply of
buildings and other infrastructure sharply inhibits the
recovery of demand through the following cycle:
Price Stagnation
Property values and rents begin to fall in the weakest
parts of the city. It becomes a buyer’s market with too
few buyers.
Deterioration
As more and more properties become visibly distressed,
the most marginal properties become too costly to
rehabilitate.
Declining Revenue and Rising Need
As sales prices stagnate or fall, so do taxable
assessments and municipal revenues, leaving fewer
resources to maintain an aging infrastructure and
to keep up with greater demands on police and fire
services. Parks, streets, and other basic infrastructure
become noticeably tired looking, sending additional
distress signals into the market. As tax rates rise to
make up for lost value — but not by enough to catch
up on deferred maintenance - the city places itself at a
competitive disadvantage with suburban jurisdictions.
Plummeting Confidence
Confidence – a vital currency in any market – becomes
severely shaken. Perceptions of negativity surround
the market, leading to further price stagnation,
disinvestment, and deterioration.
Erie’s residential neighborhoods reflect the evolution
of urban America. They include small Federal-style
blocks near the center of Andrew Ellicott’s historic
grid; Victorian-era mansions built within a carriage
ride of the bustling lake port; factory workers’ housing
hugging railroad lines and shadowed by mills where
thousands walked to their daily shifts; small colonials
and bungalows from the dawn of streetcar suburbia;
leafy subdivisions with curvilinear streets and parks;
and downtown loft apartments carved from former
commercial and industrial spaces.
In short, the housing market in the City of Erie has
tremendous variety – a real asset at a time when many
buyers see value in options and authenticity.
But whatever its strengths, Erie’s housing market and
neighborhoods have been dangerously weakened
by decades of disinvestment brought about by the
imbalance of supply and demand.
Correcting the supply/demand imbalance and
interrupting this vicious cycle of disinvestment requires
an intervention that confronts the imbalance directly:
reduce components of supply and boost demand.
Bringing the city’s housing stock into balance is
critical and particularly challenging given the range of
neighborhood types in the city and wide variations in
physical condition and market strength.
Disinvestment
Property owners pull back on reinvesting in their
properties, sensing that the return on investment just
isn’t there. Stagnant or falling rents mean smaller profit
margins and fewer improvements.
14
IMPACT ON ERIE’S NEIGHBORHOOODS
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
1,2
Disinvestment is pervasive: 45% of
residential properties are located on or adjacent
to blocks where one or more properties are
visibly distressed; 39% of residential properties
are located on or adjacent to blocks where at
least 10% of properties are visibly distressed.
Disinvestment is contagious: Each year, an
estimated $96 million1 is being withheld from
housing and home improvement expenditures
by Erie households because of poor market
signals. This is money that would be spent on
housing if Erie households behaved like typical
American households in well-functioning
housing markets.
Disinvestment is costly: The average
sale price of a house in very good condition
is $157,000 when the house is surrounded
by similar properties. That price drops to
$91,000 when the house is on a block where
maintenance standards are in the middle – with
numerous properties showing at least small
signs of disinvestment. And the price falls to
$52,000 when that very good house is on a block
that is noticeably distressed – a scenario that
costs the city approximately $1,2002 in property
tax revenue each year as a result of stunted
property values.
See Appendix J. Data Notes, pg 105.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
15
How each Erie home was surveyed and scored in 2015
Erie’s 17 Planning Areas
MIXED
CONDITIONS
ACROSS AREAS
SCORE
BAYFRONT
WEST
BAYFRONT
FRONTIER
DOWNTOWN
EAST
BAYFRONT
FRONTIER
PULASKI
LIGHTHOUSE
LAKESIDE
12TH STREET CORRIDOR
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
TRINITY PARK
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
MERCYHURST
EAST GRANDVIEW
GLENWOOD
70% of homes
were in excellent
or good condition.
For example, the 2015 field survey found that the
Frontier planning area in the city’s far northwest corner
had the most marketable housing stock in Erie. There,
70% of homes were in excellent or good condition
(receiving scores of 1 or 2). That contrasted sharply with
the Trinity Park, East Bayfront, and Little Italy planning
areas where at least two-thirds of properties showed
signs of moderate-to-severe disinvestment. In between
are several areas where the typical home exhibits a
moderate level of upkeep – and where the next few
years will be critical in determining whether that home’s
future is one of reinvestment or drawn-out neglect.
16
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
1
2
3
Modest
investment
needed for
property to
move into the
“best in class”
category
Staying on top
of the details
2/3 of homes
show signs of
moderate to severe
disinvestment.
The geographic patterns revealed by the field survey of
exterior conditions are reinforced by data on vacancy
and abandonment. Data from the U.S. Census Bureau
show that five planning areas exceeded the city’s
average vacancy rate of 10% in 2013. In East Bayfront
and Trinity Park, nearly 1 in 5 housing units were vacant
– a large portion of which were not actively on the
market for rent or sale (an indication of abandonment).
At the same time, areas with vacancy rates near or just
above the city average experienced a spike in vacancy
over the previous decade – with the notable exception of
West Bayfront and Little Italy. In areas with lower than
average vacancies, the general trend since 2000 has been
one of expanding vacancy. High levels of disinvestment
and distress in neighborhoods close to downtown Erie
– but present to some extent throughout the city – are
further reinforced by an examination of concentrations
of code violations and tax delinquent properties.
VERY
UNHEALTHY
Best in class;
ready to sell;
top of the Erie
market
TRINITY PARK,
EAST BAYFRONT,
AND LITTLE ITALY
MEASURING THE HEALTH OF NEIGHBORHOODS IN
ERIE’S PLANNING AREAS
Although disinvestment influences the housing market
citywide, Erie’s neighborhoods vary considerably by
degree of distress. Some are deeply dysfunctional while
others remain among the Erie region’s most desirable
places to live.
VERY
HEALTHY
Doing well
STRONG
Good, solid
home but tired
and needing
upgrades
Could go
either way
MIDDLE
4
5
Troubled
property with
significant
issues and
trending
downward; still
recoverable.
Blighted
property with
high risk of
abandonment
Several red
flags
Red flags
overwhelming
WEAK
TRANSLATING
SCORES INTO
IMPACTS FOR THE
COMMUNITY
MARKET
STRENGTH
Can generally be counted on to hold
value, attract buyers, and generate
positive cash flow if a rental
property.
Middle market
houses that
often represent
good “buy low”
opportunities
that — with
sweat equity and
creative financing
— can turn around
a market.
Properties tend to have negative
equity and are often too expensive to
recover in a weak market.
RISK
Little to no imminent risk of decline,
but risk that owners may move if
frustrated by nearby decline.
Major risk of
decline
Exerts a major drag on the market
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
17
COMPARING
RESIDENTIAL
PLANNING
AREAS
HIGHLY
DISTRESSED
West Bayfront
Little Italy
Pulaski-Lighthouse
East Bayfront
Trinity Park
STRATEGIC The most deeply destabilizing
CONCERNS parts of the city’s housing market
due to the sheer number of
vacant and obsolete housing
units and their proximity to
downtown Erie and transitional
neighborhoods. Having such
dysfunctional markets so close
to downtown blunts the impact
of recent and future downtown
investments and lowers levels of
confidence and reinvestment in
all surrounding neighborhoods.
SOCIODEMOGRAPHIC
DISTRESSED
Have a considerable influence on
downtown investments or on
the health of other major assets.
Although vacancy levels are at
the city average, they are still
too high and are dampening
reinvestment in the older homes
in these areas — as expressed
by half or more of the homes
showing very visible signs of
distress.
TRANSITIONAL,
AT-RISK
Lakeside
Fairmont-McClelland
Academy-Marvintown
Arbor Heights
Still have many well-maintained
homes, but they are rapidly being
joined by distressed properties.
Without significant intervention,
these neighborhoods will continue
to lose ground over the next
ten years and may fall into the
“Distressed” category — due to
neighborhood conditions or the
lack of marketable features such as
first-floor bathrooms and updated
kitchens.
STABLE,
AT-RISK
Greengarden
East Grandview
Mercyhurst
HEALTHY
ERIE
Frontier
Glenwood
Solid maintenance regimes
prevail although there is room for
improvement. Boosting market
confidence in these areas could
spur investments that increase
maintenance levels on many “3”
properties to a “2.”
For buyers looking for solid areas
of well-maintained properties.
Keeping it healthy and making it
even more appealing is important
for the city’s competitiveness and
overall market strength.
A threat in these neighborhoods
will be the generational changes
in property ownership taking place
over the next ten years. If wellmaintained homes fail to find solid,
owner-occupant buyers, levels of
distress could rapidly increase.
16,398
25,035
22,948
28,919
6,796
101,786*
% MINORITY
57%
30%
33%
14%
7%
28%
% POVERTY
43%
37%
25%
16%
5%
27%
% ADULTS WITH
BACHELOR’S OR HIGHER
10%
19%
18%
24%
47%
21%
31%
31%
60%
71%
77%
51%
POPULATION
This typology of planning areas
in Erie describes more than just
the wide variation in condition
by housing distress and vacancy.
It also demonstrates a very close
correlation between race, income,
education, and residential quality
of life. Nearly 60% of Erie’s black
and Hispanic residents, for
example, live in planning areas
classified as distressed or highly
distressed, while only 10% of
the city’s black residents live in
healthy or stable planning areas.
Similarly, while 27% of Erie’s
residents live in poverty, 56% of
those in poverty are concentrated
in the five planning areas
classified as highly distressed or
distressed.
While class and racial
lines have been blurring in
many neighborhoods, Erie
remains highly stratified by
these sociodemographic
characteristics.
HOUSING
HOMEOWNERSHIP RATE
78%
39%
18
47%
19%
14%
22%
10%
7%
13%
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
26%
14%
7%
25%
TAX DELINQUENT
VACANCY
39%
21%
6%
% OF RESIDENTIAL
PROPERTIES WITH
CODE VIOLATIONS
66%
60%
% OF HOMES
GOOD OR EXCELLENT
MODERATE OR SEVERE
DISTRESS
8%
6%
5%
5%
3%
2%
5%
37%
10%
14%
7%
10%
*Downtown Erie was not
categorized into any of these five
typologies due to its relatively
small population and residential
patterns that differ considerably
from the city’s traditional
residential patterns. That
population is, however, included
in the far right column that
represents citywide baselines.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
19
UNEVEN
QUALITY OF
THE BUILT
ENVIRONMENT
ASSETS AND SHORTCOMINGS
The unappealing condition of properties and infrastructure
across the city is a key damper on demand and reinvestment.
Nowhere is this more apparent than in downtown Erie. For a
city of Erie’s size, the downtown has an enviable collection of
assets – all of which serve as a strong foundation for making
one of the best downtowns in America and all of which
represent sizable investments of public and private resources.
And yet, these assets are juxtaposed with conditions that send
very mixed signals to potential visitors and investors and blunt
the economic impact of Erie’s treasures.
NUMEROUS ASSETS BLUNTED BY POOR QUALITY SURROUNDINGS
Poorly maintained
building stock
UPMC Hamot
Gannon University
Erie Insurance Office
Perry Square
Overly wide and
unattractive streets
Warner Theater
Erie Arena
Empty or
underutilized
storefronts
Streets that are too wide
Downtown streets were redesigned in the mid-20th
Century to handle automobile volumes that either never
materialized or that no longer exist due to the end of
downtown as the region’s retail hub. As a result, many
downtown streets are too wide for the volume of traffic
they handle and their emptiness further reinforces the
perceived lack of business activity.
Streets that are unattractive
Over-wide downtown streets don’t look good,
especially if they haven’t been paved in a while. And
this appearance is compounded by street fixtures and
furnishings (lights, crossing signals, benches, receptacles,
trees) that are missing, damaged, and poorly coordinated
– a problem recognized by the city’s 2010 Downtown
Streetscape Master Plan.
borrowing power to upgrade space to attract uses with
stronger demand.
One issue that must be addressed, however sensitive
it may be, is downtown’s high concentration of
human service providers and subsidized housing.
Always seeking lower cost facilities, these uses have
conveniently filled empty buildings and lots during an
extended period of weak market conditions. But many
of these uses are incompatible with the downtown
that Erie is trying to build. Prime locations for private
investments that pay taxes and draw income into
the city are being forfeited. If this does not change,
downtown Erie will have difficulty becoming the source
of financial stability that Erie needs and it won’t attract
the number of new residents, businesses, and customers
that downtown needs to be a best-in-class city center.
Walking distances that feel daunting
Downtown Erie is very linear, with almost all of its
major assets and activity generators located within two
blocks of State Street. A walk on State Street from 14th
to the Bayfront Connector — generally recognized as
the north and south limits of downtown — covers one
mile. Depending on one’s walking speed and time spent
waiting at intersections, it can take 20 to 30 minutes. That
wouldn’t necessarily be a problem if every block along
the way were vibrant and pleasant. But they’re not there
yet. If they were, it would help make a stronger sense
of transition, progression, and interest from one part of
downtown to another.
Deteriorated, cluttered-looking, or poorly
designed building stock
Downtown has many outstanding landmarks in great
condition. But many, if not most, of the buildings in
between show signs of deterioration when it comes
to storefronts, signage, windows, and architectural
details; present a cluttered or sloppy appearance; or
were designed in ways that repel or resist pedestrians.
This is made worse in front of the institutional and
medical facilities at the northern end of State Street
where the traditional downtown development pattern is
interrupted by lawns, parking lots, or blank surfaces.
Empty or underutilized spaces
In a vicious cycle, lower standards lead to lower demand,
which leads to lower rents, which leads to weaker
businesses. Eventually this can lead to either marginal
users that do not insist on quality maintenance, or worse,
empty buildings and properties.
The result is a lack of demand and a lack of capital
20
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
21
UNCOMPETITIVE
IN THE
REGION’S
RESIDENTIAL
AND RETAIL
MARKETS
Household
Income
Distribution
in Erie City
and County,
1969 and 2013
1969
2013
12,000
19,998
earning
more
than
$50K
10,000
CITY OF ERIE
ERIE COUNTY
# of Households
8,000
Households
lost by the city
13,284
earning
more
than
$50K
6,000
4,000
But Erie’s difficulty competing for households has been
more problematic than a simple look at population can
express. An examination of household income brackets
and how they changed in the city between 1969 and
2013 versus how they changed in the remainder of Erie
County over the same period (adjusted for inflation)
shows that households with discretionary income in Erie
County — who have the means to invest and reinvest
in homes and neighborhoods — have overwhelmingly
chosen to live outside of the city.
For example, in 1969 the 42,313 households in Erie
County that made the modern equivalent of more than
$50,000 were almost evenly split between city and
suburbs: 19,998 lived in the City of Erie and 22,325 lived
in the remainder of Erie County. By 2013, the number
of households making more than $50,000 had risen to
50,148, but they overwhelmingly chose to live outside
the city, with 36,864 (or 74%) living in the suburban and
rural towns of the county.
The shrinking of the middle and upper income brackets
in the city has happened while the number of low
income households has increased. The result: less
demand stemming from fewer people and households
22
Sometimes this can be offset by the expenditures of
downtown employees. However, with 70% of the
population near downtown having no more than a
high school diploma, it is not likely that businesses
with higher paying jobs will be attracted to the area.
Therefore, downtown’s retail outlook will be bleak
until the nearby surrounding areas are improved and
diversified — and it is unrealistic to expect regional
demand from people driving in to shop and eat to offset
this problem.
This of course is a double-edged sword. Currently,
downtown-area households shop outside of the
downtown at Family Dollar and Wal-Mart. Capturing
this “leaked” spending with new discount retailers in
and near downtown would bring goods and services
to low-income households in the East Bayfront
neighborhood and would somewhat increase revenues to
the city, but would not reposition downtown to succeed.
Addressing the fundamentally weak demographic profile
of the city is the key to unlocking commercial potential.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
$150K+
$75-$100K
$100-$150K
$50-$75K
$30-$50K
>$20K
$20-$30K
$150K+
$100-$150K
$50-$75K
$75-$100K
CITY
$30-$50K
The problems caused by a shrinking middle class impact
the market for retail space as well. With the median
annual household income around the greater downtown
area at $24,000, the types of goods, restaurants, and
services desired by this nearby market is of lower cost.
This in turn generates lower profits and lower taxes to
the city to pay for maintenance and services.
Middle and upper
income households
were equally
distributed between
the city and suburbs in
1969…
2,000
$20-$30K
The City of Erie has competed poorly for households
in the Erie region for decades. Between 1960 and 2010,
a period when the city shed over 36,000 residents, the
remainder of Erie County actually added over 66,000
residents.
and fewer resources on the part of the remaining
households to invest in a rapidly aging, maintenancedeferred housing stock.
>$20K
An obvious but little recognized reality is that just as
businesses compete, so too do cities compete — with
each other. They compete for strong businesses and
households.
COUNTY
(WITH CITY SUBTRACTED)
…but by 2013, the
suburbs had a 3-to-1
advantage.
2,000
4,000
Households gained by
the suburbs
6,000
8,000
22,325
earning
more
than
$50K
10,000
12,000
14,000
36,864
earning
more
than
$50K
Source: czb analysis of 1970 Census and 2009-2013
American Community Survey, inflation adjusted
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
23
G
ES
T
$200K
There are many reasons why stable households choose to live outside the
city limits, but chief among them are the deeply interconnected challenges of
school quality, public safety, taxes, and property values.
For young families willing to make a go of it in the city, better educational
opportunities in the county are a persuasive reason to leave Erie when
their children reach schooling age. They too depart, becoming part of the
decades-long exodus.
Harding School, one of the city’s
high-performing schools
Lower school performance and higher crime rates are both causal and
symptomatic. The cumulative effect of decisions by middle- and upperincome households to locate outside the city created a socioeconomic profile
for Erie that virtually guarantees a gap between city and suburb. Almost
any community with a poverty rate approaching 30% will have schools and
police departments fighting an uphill battle against social ills that they are
not equipped to cure.
Despite falling enrollment, tight resources, and evolving state and national
standards, the Erie School District’s data-driven optimization plan to
right-size and adaptively reuse its facilities is a model for responsible
and innovative governance of urban schools. Likewise, the Erie Police
Department is no stranger to the challenge of having to make tough choices
that deploy limited resources.
Both the Erie Schools and the Erie Police Department have much to show for
their disciplined approach to tradeoffs. Nevertheless, neither will be able
to achieve conditions on par with the suburbs until the city’s demographic
profile changes — until poverty becomes much less concentrated and the
city has a more equitable share of the county’s middle and upper income
residents.
Erie can do much, but regional cooperation is essential. This plan
establishes guiding principles and recommends strategies that are intended
to close the demographic gap between the city and its suburbs. Making the
city and its neighborhoods highly desirable to households with resources
and options is the key to this. But surrounding communities must also play a
role by eliminating the policy barriers — such as exclusionary zoning — that
constrict the housing options of low income households.
Using family income and the population
of college graduates as proxies for market
strength, it becomes clear that the City of
Erie is one of the few communities in the
county with an objectively weak market.
But no community in the county can
be described as strong. The stability of
suburban jurisdictions and the region is
threatened by a struggling urban core.
$150K
Median Family Income
Most households with sufficient income to be able to choose where they live
are not willing to abide the prevailing sense of disorder and concerns about
public safety in the city. When they choose the townships (i.e. outside the
city), their choice adds to demand in the county while exacerbating excess
supply and depressed property values in the city. On their departure, public
finances in the townships improve while those in the city worsen. The city’s
capacity to maintain infrastructure, patrol streets, and operate public schools
is weakened. City taxes, forced to counter these weaknesses, must rise and
become another dissuading factor.
Cranberry
(Pittsburgh suburb)
$100K
North East town.
Northwest
Harborcreek
Mill Village bor.
Harborcreek
town.
Albion bor.
Cranesville bor.
Concord
town.
Elgin
bor.
Conneaut
town.
$50K
Venango
town.
Waterford
bor.
North
East bor.
Wattsburg
bor.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Avonia
Girard bor.
Washington
town.
Millcreek
town.
Franklin town.
McKean bor.
Fairview
town.
King of Prussia
(Philadelphia suburb)
Edinboro
bor.
State College
Lawrence
Park Pittsburgh
city
Erie
city
Corry
city
T
S
E
K
EA
W
$0
0%
100%
% ofCollege
Adults Degree
with College Degree
% of Adults with
CHARACTERISTICS
Weak Market
Transitional/
Middle Market
Healthy/Strong to
Very Strong Market
Property values are low relative to
region
Poverty rates are unacceptably high,
often beyond a tipping point
Property values could be stable and
growing or weak
Poverty rates at a tipping point or
growing close to tipping point
High or very high property values
Fiscal capacity is low
Lack of housing affordability is more
likely a function of very low incomes,
not high property values; further
affordable housing development
could undermine an already weak
market
Fiscal capacity exists, but might be
threatened
Housing is still affordable but upper
end of spectrum must be vigilant
True housing affordability
problems
May not be ready for many
revitalization strategies until drastic
changes take place (right-sizing of
building stock, deconcentration of
poverty, public safety initiatives)
24
ST
R
O
SCHOOLS, SAFETY AND A HEALTHIER CITY
N
Erie County Communities on the
Spectrum of Market Strength
Fertile ground for strategic
revitalization efforts that take
advantage of existing community
capacity
Low poverty rates
Often suburban and/or low
density but not always
Interventions should focus on
social equity, affordable housing,
and economic mobility for low
income households
Direction of trends is critically
important
Generally, finite resources should be
focused on economic sustainability
before housing affordability
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
25
OUTCOMES
A CITY OF
GREAT
PLACES
ERIE’S
DESIRED
FUTURE
Addressing
the key
findings of this
Comprehensive
Plan means
working toward
a future Erie
that is highly
competitive
and financially stable — one where sufficient
resources exist to achieve a high level of
maintenance for public infrastructure, where
reinvestment in private property is the norm,
and where businesses and households with
options choose to locate. That particular Erie
is an objective that can be described by three
broad outcomes.
26
Erie has a long history of “placemaking,” or creating
public spaces that people deeply value and that are
a core part of a community’s identity. Perry Square,
Frontier Park, the streets of Glenwood, the towers of St.
Stanislaus, the Caretaker’s House at Sigsbee Reservoir
— these and many other indelibly “Erie” features have
the power to inspire and to create strong emotional
bonds between people and place.
Few investments of the past half century have had the
same magnetism as Erie’s earlier feats of great civic
design. But with a commitment to the principles and
strategies in this plan, Erie will enter a new era of great
placemaking — building on its location and outstanding
design inheritance to create or burnish places that build
confidence, that signal high standards, and that attract
and retain households and businesses.
This outcome will be realized with particular
attention to the following specifics:
DOWNTOWN The spaces currently separating
and limiting downtown’s great assets become part of
downtown’s magnetism — beautiful streets and mixeduse structures that make the city center a great place to
live, work, visit, and walk.
BAYFRONT The Bayfront becomes not just a place
of parked cars and big buildings where people come to
see the water, but a mixed-use urban experience that
leverages a world-class asset and is well integrated with
downtown and adjacent neighborhoods.
ENTRYWAYS Infrastructure on gateway corridors
and other high traffic streets is attractive and always in a
state of good repair — sending a strong signal about the
city’s commitment to competence and high standards.
A CITY OF HIGH
RESIDENTIAL
QUALITY OF
LIFE
Limited signs of distress, high levels of reinvestment
by owner-occupants and landlords, engaged
residents, well-maintained public amenities, safe and
clean streets, housing options for a wide variety of
household types, excellent schools — these are basic
descriptors of neighborhoods that attract and retain
middle class households and that help maintain a
financially sustainable city. The number of areas that
consistently fit this description has been falling in
recent decades, but will change as the principles and
strategies in this plan are applied.
This outcome will be realized with particular
attention to the following:
CONSISTENTLY WELL-MAINTAINED
PUBLIC AMENITIES
When parks, street furnishings, and other public
facilities are well cared for, the city sets a strong
example that resonates to private property owners.
PREDICTABILITY AND SAFETY, OR AN
ABSENCE OF DISORDER
Order and predictability are building blocks of
confidence and reinvestment.
HIGH LEVELS OF HOMEOWNERSHIP
Rental options are an important part of a balanced
and accessible housing stock, but a stable or growing
rates of homeownership — especially in single-family
neighborhoods — is a proxy for confidence and
healthy demand.
A CITY OF
ECONOMIC
STRENGTH
AND STABILITY
Cities don’t create jobs, but they can create an
environment where competitive advantages exist and
where businesses operate to exploit those advantages.
In the 21st Century, this includes having an amenityrich city with a high quality of life where skilled
workers and entrepreneurs choose to live and work
(see Outcomes 1 and 2), as well as a culture that
rewards risk-taking and encourages collaboration. As
the Erie community fosters the environmental and
cultural attributes that create competitive advantages,
its economy will grow stronger, more diverse, and
more stable.
This outcome will be realized with particular
attention to the following:
Ensuring the presence of sufficient volumes of highly
flexible, locally-generated venture capital —
higher in per capita quantity and greater in flexibility
than what is available in competitor cities such as
Buffalo.
A high percentage of residents with college
degrees — higher than the state average.
A large and healthy cohort of young adults
— larger than the city’s regional share of total
population.
Presence of new and sustained partnerships in
and across various sectors.
NEIGHBORHOOD INTIMACY Interesting
and unexpected neighborhood spaces lend a sense of
identity that creates value and attracts homebuyers.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
27
MEASURING
PROGRESS
How will Erie know if it’s making
progress toward these broad
outcomes and becoming more
competitive and desirable?
The following are key measures
that will indicate progress.
The way to use
these metrics is ASK BEFORE ACTING
for the city and
its partners —
public, nonprofit, private — to ask
this question before acting:
Will our action measurably
and meaningfully help achieve
the measures described in this
comprehensive plan?
If not, they should probably not
be done.
REINVESTMENT BY
RESIDENTIAL OWNERS
APPROACHES NORMAL,
HEALTHY LEVELS
RESIDENTIAL PROPERTY
VALUES ARE RISING
As supply and demand become more balanced and
signs of distress begin to dissipate, the marketplace
will respond by placing a higher value on residential
properties. Buyers will offer more money to compete for
good houses in desirable neighborhoods — and higher
purchase prices will be reflected by higher assessments.
The taxable assessed value of Erie’s residential
properties should rise at an average annual rate that
exceeds inflation over the next 20 years.3
If what we are about
to do is not likely to
result in an increase
in property values, it
probably should not be
done.
ASK BEFORE ACTING
RESIDENTIAL VALUE GAP
IS CLOSING
As Erie’s neighborhoods become more desirable, not
only should values rise but they should regain lost
ground and close the sizable gap between city and
county home values. In 2014, owner-occupied homes in
the City of Erie had a median value that was 72% of Erie
County’s median value ($84,700 versus $117,200).
The gap should continually shrink and be fully closed
by 2040.
If what we are about
to do is not likely to
ASK BEFORE ACTING
result in closing the gap
between property values
in the city and in the
county, it probably should not be done.
3
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CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
See Appendix J. Data Notes, pg 105.
Lack of confidence in the city’s housing market has
resulted in a considerable “reinvestment deficit” of
$96 million. This is the amount of money that Erie
households would be spending on housing and
home improvements if their spending behaviors
mirrored those of the average American household.
In other words, it’s money that Erie property
owners have available to spend — but they are
choosing not to spend it on exterior or interior home
improvements.
As the market stabilizes and confidence grows, the
reinvestment deficit should shrink to $0 over the
next 20 years.
If what we are about
to do is not likely to
ASK BEFORE ACTING
result in promoting
measurably healthy
levels of reinvestment
by residential property owners, it probably
should not be done.
DOWNTOWN PROPERTY
VALUES ARE RISING
Downtown has been the focus of considerable
investment over the past few decades and much
more needs to be invested to make it a truly great
place. If adequate and strategic, these investments
will create a downtown where property values are
rising at a rate that will strengthen and expand the
city’s financial capacity to reinvest in itself.
The taxable assessed value of downtown Erie
should rise at an average annual rate that exceeds
inflation over the next 20 years.4
GENERAL FUND REVENUES FROM
LOCALLY DERIVED TAXES
ARE STRONG AND
SUSTAIN HIGH LEVELS
OF MAINTENANCE AND
INVESTMENT
Through sound fiscal management, Erie has
achieved a solid credit rating and a track record of
balanced budgets. If the intended outcomes of this
plan are achieved, it will be easier to balance the
budget year after year — but it will also be easier
to fund departments and projects at the levels
necessary to ensure very high standards of service
and infrastructure maintenance.
Currently, revenue raised from property, income,
and sales taxes represent just under 60% of
general fund revenues for the City of Erie — with
the remainder coming from federal and state
reimbursements, grants, fees, and other sources.
As the city’s tax base grows and it becomes
more competitive for middle and upper income
households, the share of the general fund derived
from the fundamental local revenue tools
(property, income, and sales) should cover more
than 70% of all expenses.
If what we are
about to do is not
ASK BEFORE ACTING
likely to result in a
high level of public
reinvestment
in strengthening and maintaining our
infrastructure, it probably should not be
done.
If what we are about
to do is not likely to
ASK BEFORE ACTING
result in growing the
value of Downtown
Erie real estate, it
probably should not be done.
4
See Appendix J.Data Notes, pg 105.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
29
THE CITY IS COMPETING
WELL FOR EDUCATED
YOUNG ADULTS IN THE
ERIE REGION
MOVING TOWARDS
A FAIRER REGIONAL
SHARE OF POVERTY
AND WEALTH
AN ACTIVE AND GROWING
VENTURE CAPITAL OR
SEED FUND
College-educated young adults (ages 25-34) are
mobile and have options. They are, in fact, the
most transient adult cohort, testing different career
options and lifestyles before choosing to settle in
a particular place. The good news is that the City
of Erie has been performing well when it comes
to capturing the interest of this population in the
Erie region. The number of college-educated young
adults living in the City of Erie increased by 33%
between 2000 and 2014, going from 3,300 to 4,400.
This represents a higher share of educated young
adults in the Erie region (39%) than the city’s
overall share of the region’s population (36%). This
means that they are choosing to live in the city at
a disproportionately high rate — and mirroring
recent trends nationwide.
Concentrated poverty has long been a problem in
the Erie region — one that inhibits the ability of
poor families to escape poverty and for the City of
Erie to achieve financial stability. Currently, the City
of Erie contains 36% of Erie County’s residents but
59% of the county’s residents living in poverty. This
is reflected in a city poverty rate of 27% versus a
countywide poverty rate of 17%. But huge gaps also
exist within the city, where the residential planning
area with the highest poverty rate (East Bayfront,
46%) has poverty levels nearly 10 times as high as
the area with the lowest rate (Glenwood, 5%).
A growing number of regions, including in
Pennsylvania, have venture capital funds that are
dedicated to investing in local startup companies
and to attracting investments from venture
capitalists outside the region. A fund in the Erie
region has been documented as an economic
development goal. As Erie realizes its outcomes,
especially with regard to economic dynamism,
it will measure progress in such basic ways as
job numbers and unemployment rates — but the
presence of an active and growing venture capital
or seed fund will be an indicator that startup
enterprises are finding support and that local
entrepreneurs are being rewarded in Erie for
taking risks that have the potential to lift the region.
Members of this cohort are a critical part of the
city’s present and future entrepreneurial ecosystem
— starting businesses, patronizing new businesses,
and filling important roles at existing companies
and institutions. As they age and start families, they
will decide whether to stay in the city, move to the
suburbs, or move to some other region.
Over the next 20 years, the City of Erie will remain
— and strengthen its position — as a location of
choice for educated young adults by attracting 45
to 50% of the cohort’s total population in the Erie
region.
As the desired outcomes of this plan are realized
— as more middle income families choose to locate
in the city, including core neighborhoods — these
regional and internal gaps will begin to shrink.
To get there, not only must the city become more
competitive for middle income households, but
outlying communities in Erie County must make
greater commitments to regional equity.
If what we are about
to do is not likely
ASK BEFORE ACTING
to result in a more
socio-economically
balanced city, it
probably should not be done.
If what we are about
to do is not likely to
ASK BEFORE ACTING
result in increasing
the city’s share of
young adults in the
region, it probably should not be done.
30
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Of course, the overall goal is to
implement with an eye towards
all of these aims in balance. No
single objective by itself need be
determinative, though it may.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
31
A CIVIC DOS AND DON’TS GUIDE FOR COLLECTIVE IMPACT
PRINCIPLES
A BASIS
FOR
GETTING IT
RIGHT
Countless decisions, large and small, will influence Erie’s
ability to realize its desired outcomes — to be a great
place, to have livable neighborhoods, and to cultivate a
strong and stable economy.
Which roads to rebuild, which homes to rehab, where to bolster the presence
of police, how to shape development on the Bayfront — these are just a few of
the decisions that have both immediate and lasting consequences. Many are
made in City Hall, but other decisions made outside City Hall can be equally
consequential, whether they are made by a block club leader, a small business
owner, or a college president.
If decisions that have a collective and cumulative impact on the city’s longterm competitiveness are being made by so many separate public and private
entitites and individuals, how can we ensure that everyone is “pulling in
the same direction” with broader goals in mind? The answer is a simple,
straightforward set of guiding principles that clarify how even simple choices
can contribute to a stronger Erie.
Do
DO CONCENTRATE
INVESTMENTS IN
TARGETED AREAS
DON’T DIFFUSE
RESOURCES
Downtown Erie has a very large,
linear footprint. As a result,
spreading resources across
downtown will have a limited
impact and fail to transform the
downtown marketplace. Resources
should be steered to targeted areas
to make them great — and build the
demand for broader investment.
DO PROTECT AND
LEVERAGE ERIE’S ASSETS
DON’T USE A DEFICITBASED APPROACH TO
REVITALIZATION
The magnitude of property distress,
poverty, and economic anxiety
makes it easy to fixate on — and
be overwhelmed by — problems.
This is why actions in Erie must
be convincingly focused on
marketable assets that the action
is strengthening or protecting. If an
action isn’t clearly tied to advancing
an asset, it’s diverting energy and
resources from ones that do.
DO SUPPORT AND BUILD
ERIE’S MIDDLE
DON’T INVEST ON A
WORST-FIRST BASIS
Resources to improve Erie
neighborhoods are often directed
to the most distressed areas — and
are almost always inadequate to the
task. Meanwhile, stable areas get
relatively little attention and begin
to slip. Investing in the short run to
keep stable neighborhoods healthy
will do more to strengthen the city’s
finances and help demand recover
citywide.
DO REASSERT ERIE’S
PEDESTRIAN SCALE
DON’T DESIGN
FOR AUTOMOTIVE
CONVENIENCE
Recent development on the
Bayfront has featured an abundance
of structured and surface parking
which cannibalizes prime
waterfront sites, makes Bayfront
more difficult to explore on foot,
and heightens the sense of isolation
from downtown.
Focused investment over a sustained
period builds confidence and value
that boosts overall market demand
such as coordinating street, utility,
sidewalk, and park improvements in
specific neighborhoods each year,
rather than spending some here,
some there.
Making the city’s core assets —
downtown, the Bayfront, its strong
neighborhoods and institutions — as
strong as possible will stimulate
demand and bolster the city’s
financial position.
Erie must be desirable to the middle
class as a place to live, work, and
visit. Decisions must be made
with the middle in mind. Prioritize
investments in “things the middle
class values.”
Development in Erie must respect
the city’s pedestrian-centered
origins. Downtown, the Bayfront,
and neighborhoods will be
recognized as great places when
they prioritize pedestrian comfort,
safety, and interest.
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CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Don’t
Observations
on Erie
Spreading limited resources
ensures that nothing receives a truly
transformative level of investment. It
feels fair, but it is neither sustainable
nor effective.
Reacting to problems rather
than building on strengths leads
to a perpetual state of crisis
management and steers attention
and energy away from the city’s
strengths.
Making a habit of steering
resources to the most deteriorated
infrastructure or troubled area
results in very few things being
continuously well-maintained —
which dampens demand and the
city’s financial capacity to make any
investment.
Development and infrastructure
that prioritizes the comfort and
speed of drivers does not make the
city more pleasant and desirable.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
33
APPLYING THE
PRINCIPLES
COMPREHENSIVE PLAN PRIORITIES
CITY OF ERIE GENERAL FUND
NOT-FOR-PROFIT SECTOR
PUBLIC AGENCIES
The priority areas and projects outlined in the AREAS
OF WORK and STRATEGIES & PROJECTS were
selected because they activate the plan’s core principles.
Implementation of these priorities is intended to occur
in addition to the city’s general fund allocations.
The City of Erie allocates over $70 million annually
toward basic city functions, including police, fire
protection, code enforcement, parks, public works,
and administration. When opportunities arise to
spend those funds in ways that align with the general
principles of this Comprehensive Plan, the city should
consider seizing them to lead by example.
Organizations that take a leadership role in revitalizing
neighborhoods or commercial districts will play a
critical role in realizing this plan’s intended outcomes
by integrating these principles into their own
programs.
The Erie Redevelopment Authority, Erie Public Schools,
the Port Authority, the EMTA, and other local and
state agencies invest millions of dollars each year in
city assets — levels that often greatly exceed annual
spending by the city itself and thus have the potential
to be critical players in the realization of this plan’s
outcomes.
EXAMPLE 1
A program is established to focus matching
grants aimed at stimulating homeowner
reinvestment in areas where a significant return is
most likely (particularly blocks that already have
demonstrable market strength or stability).
EXAMPLE 2
The city and its partners make efforts to better
connect downtown and the Bayfront a priority
— recognizing that doing so strengthens two
major assets and allows Erie’s human scale to
re-emerge. While expensive and time consuming,
the connection is also seen as an opportunity to
demonstrate self confidence, perform decadesoverdue physical repair, and reinvest the many
dividends locally through WPA-style civilian
corps efforts, iconic architecture, and civic-level
beautification.
34
EXAMPLE 1
With resources currently allocated for code
enforcement, the city initiates enforcement
sweeps in areas identified in the plan as healthy,
stable, or transitional — recognizing that disorder
and distress in those areas are the greatest
hindrance to residential reinvestment and the
competition for middle income households.
EXAMPLE 2
When the city chooses where to plant trees,
it targets its tree planting and maintenance
resources in areas where significant public or
private investments are occurring in order to
maximize investment impact.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
EXAMPLE 1
The Sisters of St. Joseph Neighborhood Network,
operating in Little Italy, focuses its housing
revitalization activities in concentrated areas near
citywide assets and prioritizes beautification and
blight remediation efforts along high-visibility
corridors.
EXAMPLE 2
When applicants seek funds from the Erie
Community Foundation to contribute in
some way to neighborhood, downtown, or
Bayfront revitalization, the foundation asks for
an explanation of how the project applies the
Comprehensive Plan’s principles and then uses
the principles to vet the grant applications.
EXAMPLE 1
The Erie Redevelopment Authority focuses
housing rehabilitation, construction, and
demolition projects in concentrated areas that
either strengthen stable blocks or that protect
critical assets.
EXAMPLE 2
A land bank, when established, prioritizes the
demolition or renovation of blighted properties
on otherwise stable blocks. In distressed
neighborhoods, it assists partners in assembling,
cleaning, and greening vacant land.
EXAMPLE 3
PennDOT and its partners modify the Bayfront
Connector to create an iconic connection
between downtown Erie and the Bayfront.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
35
AREAS OF WORK
FOCUSING
RESOURCES
FOR HIGH
IMPACT
The guiding principles embedded in this plan — to concentrate resources, to
focus on assets, to strengthen the middle, and to reassert the human-scale of
Erie — are broadly applicable. But to have maximum impact, it is necessary
to apply them within a geographic framework that recognizes market
variations across the city and the need for strategies tailored to fit particular
neighborhoods as well as overarching city priorities.
To provide such a framework, this plan has identitified three strategy-based
categories for the city’s planning areas that are based on an area’s market
strength and its relationship to core city assets.
CORE
STRENGTHENING
Strategies for a Strong
Regional Core
CORE
STRENGTHENING
This zone includes planning areas at and surrounding the Erie region’s
core — downtown, the central Bayfront, the neighborhoods that flank
downtown to the east and west, and the 12th Street corridor. Although
East Bayfront features levels of distress that are consistent with the
city’s “Stabilization” areas, its proximity to downtown and critical assets
put it into strategic alignment with the “Core Strengthening” areas.
NEIGHBORHOOD
STRENGTHENING
Strategies for Healthy
Neighborhoods
STABILIZATION
Strategies for Reducing
Neighborhood Distress
NEIGHBORHOOD
STRENGTHENING
Three Focused
Strategic Areas
WEST
BAYFRONT
12TH STREET CORRIDOR
DOWNTOWN
BAYFRONT
FRONTIER
EAST
BAYFRONT
GREENGARDEN
ARBOR HEIGHTS
TRINITY PARK
LAKESIDE
MERCYHURST
36
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
GLENWOOD
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
WHY A NEIGHBORHOOD STRENGTHENING STRATEGY?
Make Erie’s healthy, stable, and transitional neighborhoods stronger
and more sustainable by creating an environment where reinvestment
and community engagement are routine. These are middle-market
zones where there is considerable market strength to leverage if
confidence can be boosted or restored — but that strength is eroding
and will continue to erode without intervention. Neither a strong
regional core nor a financially strong city can be achieved without
middle-market residential areas where quality of life and levels of
demand are high.
This zone includes nine planning areas that border neighboring
municipalities and form a “U” around central Erie.
PULASKI
LIGHTHOUSE
STABILIZATION
LITTLE ITALY
WHY A CORE STRENGTHENING STRATEGY?
Strengthen and protect Erie’s downtown and Bayfront — two of the
region’s biggest assets and the key to creating an amenity-rich city
that competes for households and businesses at a high level. A worldclass downtown and Bayfront surrounded on both sides by healthy
neighborhoods and augmented by a vibrant 12th Street corridor will
put the city in a strong financial position and support neighborhood
revitalization and stabilization efforts citywide.
EAST GRANDVIEW
WHY A STABILIZATION STRATEGY?
Distressed neighborhoods that border Erie’s main railroad corridor and
industrial zones need to find stability for Erie to thrive. High levels of
blight need to be mitigated, vacancy rates need to drop, vacant land
needs to be properly managed and maintained, and important assets
should serve as focal points for repositioning resources and changing
internal and external market perceptions.
This zone includes the Little Italy and Trinity Park planning areas south
of downtown, and the Pulaski-Lighthouse planning area on the east
side of the Bayfront Connector.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
37
STRATEGIES & PROJECTS
12TH STREET CORRIDOR
TAKING
ACTION
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
EAST
BAYFRONT
PULASKI
LIGHTHOUSE
TRINITY PARK
These strategies are summarized and then described
in greater detail by the Areas of Work. For each
planning area in the city a strategy and project
diagram — including reference maps — has been
created to show how conditions and assets are
geographically distributed, and how resources
and tools can be focused to align with the plan’s
principles.
DOWNTOWN
Stimulate marketrate residential
and mixed-use
development at
targeted nodes
Build consistent, high
quality downtown
streetscapes — starting
with State Street
Organize downtown
spaces using “district”
geography
BAYFRONT
Create an iconic
connection between
the Bayfront and
downtown
Prioritize mixed-use,
pedestrian-focused
redevelopment on
Bayfront property
Leverage Bayfront property
as an income-generating
resource for the city
12TH ST
CORRIDOR
Practice iconic
placemaking
strategies at 12th &
State
Stimulate
redevelopment of
industrial properties as
mixed-use spaces
Assemble tax incentive
and financing tools to
encourage business
location
EAST
BAYFRONT
Establish a network
of new parks via
targeted demolition
& land assemblage
Re-focus public and
private investment
around historic
landmarks and newly
created parks
Utilize demolition
and vacant land
management as job
training and development
opportunities
WEST
BAYFRONT
Encourage
reinvestment by
homeowners on
stable ‘middle
market’ blocks
Perform targeted
demolition and rehab
in proximity to assets
and stable blocks
Invest in streetscape
improvements along
gateway corridors and
downtown edges
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Begin relocation
of human service
functions to
areas beyond the
central business
district
LAKESIDE
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
MERCYHURST
GLENWOOD
CORE STRENGTHENING
38
DOWNTOWN
FRONTIER
First and foremost, this plan is about applying clear
principles and strategic thinking when deciding how
to allocate limited resources. As such, the contents of
this section should not be treated as a static checklist
but as an “idea” or “pattern” book for implementation
that identifies strategies and projects that, under current
conditions, represent a high degree of fidelity to the
plan’s principles and the community’s desired outcomes.
As conditions change, so too should the slate of strategies
and projects.
DOWNTOWN
BAYFRONT
WEST
BAYFRONT
EAST GRANDVIEW
Stimulate market-rate housing and mixed-use
development in targeted downtown nodes
Downtown Erie is not failing, at least when understood within the context of
broader national trends and compared to other cities in its peer group. This
is not because it has somehow managed to recapture a bit of its earlier massmarket appeal, but because its stewards have done an admirable job taking
advantage of the specific niches where it remains competitive. Its continued
revival will require a laser-like focus to optimize the potential of Gannon,
UPMC Hamot, and Erie Insurance in ways not yet done, with specific
attention to live music venues, cross-over concepts, and other off-campus
services.
Transitioning downtown’s older properties into appealing, in-demand
facilities that meet current market needs takes considerable effort and
resources — and developers willing to take a risk. Given Erie’s soft
real estate market, a strong set of tools must be in place to help limit a
developer’s risk. Without such measures, development will not occur at
the scale and pace necessary to transform downtown and to ensure that
investments in public infrastructure pay off.
EXAMPLES / TOOLS
Cincinnati Equity Fund
Established in 1995 to provide financing for market-rate housing in central
Cincinnati, the CEF has made over $132 million in loans resulting in $843
million in total development — enabling projects that would not happen
without CEF involvement. CEF’s products offer 2-4% interest rates, funding
for pre-development costs, and no pre-sale or preleasing requirements.
Historic Preservation Tax Credits
Almost two dozen properties in downtown Erie are currently listed on the
National Register of Historic Places, making them eligible for the 20 percent
federal income tax credit that supports substantial and historically-sensitive
renovations to income-earning properties (as well as a limited supply of
state tax credits offered by Pennsylvania). To expand the potential utilization
of this tool, in tandem with other tools, all of downtown Erie should be
nominated to the National Register, which would make 100+ additional
properties eligible to use these credits.
Historic tax credits can be utilized by the developer and their investors or
syndicated. Because syndication often involves legal and accounting fees
that are prohibitive for small projects, many developers seek out local equity
partners (individuals or companies) that have large tax liabilities and could
use the credits.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
39
The 2010 Downtown Streetscape Master Plan offers excellent guidance on
this front. But it will be slow to happen unless Erie finds ways to pay for
these improvements. Although state and federal funds can be tapped for this
work, the city must commit local funds to leverage those sources and have the
financial capacity to maintain its improvements.
EXAMPLES / TOOLS
Leverage strong bond rating and borrowing capacity
Thanks to sound fiscal management, the City of Erie has a strong bond rating
and an enviable borrowing capacity for a city in its position. This capacity
could be strategically leveraged to invest in downtown infrastructure work
that — in tandem with other tools and strategies — will be most likely to build
the city’s tax base and further strengthen its financial position.
Tax Increment Financing (TIF) District
An alternative, or complement, to using the city’s general borrowing capacity
is the creation of a TIF district in downtown Erie. The district would use
growth in property values to finance value-enhancing improvements. Over the
life of the district, realized gains in property values would be reinvested in the
district.
Make distances within downtown more manageable by
using districts to define space
Recent downtown plans have grappled with the issue of distance and size
by recommending that downtown be defined by districts. This should be a
priority. The districts need to be distinct and descriptive, and they must aid
visitors in navigating and mentally mapping the downtown. As part of using
districts to better organize downtown space, it is critical to link the health care
cluster around UPMC Hamot physically and economically with Erie Insurance
and Perry Square.
This area has the critical mass of employees and visitors necessary to be an
amenity and service rich node for downtown. To live up to its potential, the
institutional and commercial fabric of this area needs to blend together in a
much more coherent way.
Begin planning for the relocation of human service
functions
Many cities are struggling with the need to capitalize on downtown
revitalization efforts by transitioning traditional human service functions
away from downtown locations, where tax-exempt or underutilized facilities
should be prime targets for private redevelopment, and toward alternative
transit-accessible sites where agencies can be housed in more modern and
functional settings. While not all human service agencies should be considered
for relocation, many agencies and their clients would be better suited for
alternative facilities where operating costs and access are more favorable.
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CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
BAYFRONT
FRONTIER
WEST
BAYFRONT
12TH STREET CORRIDOR
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
DOWNTOWN
Make downtown streetscapes consistent, high-quality,
and user-friendly — starting with State Street
EAST
BAYFRONT
PULASKI
LIGHTHOUSE
TRINITY PARK
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
MERCYHURST
GLENWOOD
LAKESIDE
EAST GRANDVIEW
BAYFRONT
Create an iconic connection between the Bayfront and
downtown
Downtown and the Bayfront feel far apart, with transitional areas
including the slope down State Street and the Bayfront Connector that
do not facilitate the safe and comfortable movement of pedestrians and
bicyclists. Connecting these two critical assets must accomplish four goals
simultaneously:
• Address the scale issue that makes the distance between downtown and
the Bayfront feel vast and intimidating;
• Weave together assets in the transitional area between downtown and the
Bayfront, including the marina and UPMC Hamot;
• Resolve the conflicting requirements of different users in a way that results
in a much more safe and pleasant experience for pedestrians and bicyclists,
and in traffic patterns that ensure rapid access to UPMC Hamot and
limited gridlock for automobiles; and
• Create a public space that contributes both to downtown and to the
Bayfront as distinct and yet connected civic places and which, in
a resulting signature quality level of finish, becomes an economic
development generator in its own right.
All four issues can be addressed by a single project that would, by its very
nature, become an iconic feature for Erie: a structure that would provide a
high-quality transitional experience for pedestrians and bicyclists between
downtown and the Bayfront by separating them from traffic and taking
advantage of the dramatic change in elevation.
EXAMPLES / TOOLS
Three projects in other cities provide models for considering such a
structure:
Olympic Sculpture Park, Seattle ($75M)
Built by the Seattle Art Museum as an exhibition space for sculptures,
the park takes users down a steep slope between downtown Seattle
and the waterfront with a series of ramps that cover a railroad line and
busy expressway. It provides safe passage to the waterfront along with
commanding views of the city and Puget Sound.
Penn’s Landing, Philadelphia ($250M)
Two “park bridges” currently span I-95 in Philadelphia to connect Center
City with Penn’s Landing on the Delaware River. Plans have been developed
to improve and enlarge the northernmost bridge (I-95 Park) into a sloping,
11-acre park.
Ross’s Landing Park, Chattanooga ($60M)
A system of steps, ramps, and a parkway underpass provide passage from
downtown Chattanooga to the banks of the Tennessee River.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
41
Leverage Bayfront property as an income-generating
resource for the city
Bayfront property has outstanding potential to generate revenue for the
city — but not if valuable land is sacrificed for parking lots and garages,
and not if tax incentives are so generous as to leave the city with little or
no actual revenue benefit. Rather than allowing past precedents to shape
the terms of future projects on Bayfront property, the city must treat
the land as the prized commodity that it is and demand commensurate
revenues.
FRONTIER
WEST
BAYFRONT
12TH STREET CORRIDOR
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
DOWNTOWN
BAYFRONT
EAST
BAYFRONT
PULASKI
LIGHTHOUSE
TRINITY PARK
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
MERCYHURST
GLENWOOD
LAKESIDE
EAST GRANDVIEW
12TH STREET CORRIDOR
In Erie’s 21st Century economy, downtown and the 12th Street corridor
need to serve two distinct and interrelated functions. State Street through
downtown needs to be a place for creative thinking, administration, and
business/consumer services, and the 12th Street Corridor needs to be a
place where things are made.
A similar relationship existed between the two areas in the early 20th
century. But to establish the contemporary equivalent of this connection,
a set of strategies addressing the physical environment and economic
development need to be implemented.
Iconic place-making at 12th and State
The intersection of 12th and State must be designed to symbolize the
transition between downtown and the industrial character of the 12th
Street Corridor — to make it clear to those passing through it that this
is the nexus of Erie’s creative culture and its entrepreneurs. This part
of State Street already possesses a certain level of grittiness, which
is an asset. The goal should be to create a node that feels gritty and
complicated, yet sophisticated. The streetscape treatment here should be
part of the development of downtown districts, but it should also extend
along the 12th Street Corridor.
Redevelopment of industrial properties as modern, mixed-use
workspaces
The conversion of vacant or underutilized industrial facilities into sharedaccess “makerspaces” is driving redevelopment in urban innovation
districts around the world. Although Erie has plenty of character-filled
industrial facilities that could serve this role (especially along the 12th
Street corridor), the idea is relatively untested and therefore risky to local
developers.
A collection of similar projects within a half mile of the intersection at 12th
and State would begin to change the complexion and use of the 12th Street
corridor and provide a setting that would become magnetic to entrepreneurs
in the Erie region and to further private investment in the corridor’s real
estate.
Tax incentives for clustering among new, relocating, and
expanding businesses
For 12th Street to be transformed over the next ten years, businesses need
to be attracted by the character of the location itself — great connections
to downtown, interesting building stock, a cool streetscape — but also
by incentives that make this corridor extremely compelling from a cost
standpoint. A package of inducements should be created specifically
designed to make this corridor the economic engine that it needs to be.
With the right components, the 12th Street corridor could be repositioned
to become something that represents a radical departure from traditional
economic development. From the Brookings Institution:
Conventional urban revitalization efforts emphasized the commercial
aspects of development (e.g., housing, retail, sports stadiums). By
contrast, innovation districts help their city and the region move up the
value chain of global competitiveness by growing the firms, networks,
and traded sectors that drive broad-based prosperity. Instead of building
isolated developments, innovation districts focus extensively on creating
a dynamic physical realm that strengthens proximity and knowledge
spillovers. Rather than focus on discrete industries, innovation districts
represent an intentional effort to create new products, technologies
and market solutions through the convergence of disparate sectors and
specializations (e.g., information technology and bioscience, energy, or
education).
To become a genuine innovation district, a collection of economic, physical,
and networking assets need to be present in a concentrated area. Erie is in
a good position to achieve this because of its high share of employees in
advanced industries (thanks, in large part, to General Electric). Although
much of what happens in innovation districts flows naturally from the colocation of research centers, entrepreneurs, venture capitalists, and others,
ensuring that a district emerges in Erie will require intentional cultivation
and coordination.
To prime this activity, there should be an effort to create “innovation
nodes” along the 12th Street corridor — the earliest of which are likely
to require a combination of private equity and public investment. An
example of a possible node is a complex of red brick buildings on 12th
between Chestnut and Myrtle. A $15 million project at this 3-acre site
could include conversion of an old rail siding into a high-quality public
space and the remediation and redevelopment of the industrial buildings
into simple, flexible spaces.
42
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CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
43
FRONTIER
12TH STREET CORRIDOR
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
DOWNTOWN
BAYFRONT
WEST
BAYFRONT
EAST
BAYFRONT
PULASKI
LIGHTHOUSE
TRINITY PARK
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
MERCYHURST
GLENWOOD
LAKESIDE
EAST GRANDVIEW
WEST BAYFRONT
West Bayfront has the potential to be one of the best urban neighborhoods in
the Great Lakes region, owing to its historic architecture, its views of Presque
Isle Bay, and its proximity to downtown amenities. Gannon University
and other community partners have been leading efforts to stabilize and
revitalize the neighborhood and have made a noticeable difference.
But as the West Bayfront’s designation as one of the city’s “Distressed”
planning areas indicates, much work is still needed to make West Bayfront a
strong market with healthy levels of reinvestment. The strategies listed here
are designed to leverage the West Bayfront’s existing market strength and its
assets.
Encourage reinvestment by homeowners on stable
blocks with high leverage value
Matching grants for clustered home improvements:
Often, confidence on stable but transitional blocks can be restored through
a sense of collective reinvestment — where a homeowner is improving
their home and can see that others on the block are doing the same. In this
way, reinvestment can be just as contagious as disinvestment. One way
to stimulate a sense of collective reinvestment is through a program that
provides matching grants to groups of property owners who are committed
to home exterior upgrades.
Example
Renaissance Block Challenge, Jamestown, NY, and Oswego, NY
The Renaissance Block programs in these small, weak-market cities
provide small matching grants of $1,000 to $2,000 to clusters of at least five
property owners. The grants support visible exterior improvements, such
as landscaping, painting, and porch repair. Neighbors must self-organize
and apply to the program as a group.
Particular blocks of the West Bayfront will yield greater returns
through this form of activity than others. These blocks are places where
investments that move a house from a “3” score to a “2” are most likely to
yield improvements in market value. The strategy reference map for the
West Bayfront shows where those blocks are located.
44
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Financial tools for historic home renovations
Over 100 buildings in the West Bayfront are listed on the National Register
of Historic Places through the West Sixth Street Historic District, along with
numerous other buildings that have local historic designations. The presence
of the district is a tremendous marketing asset for the neighborhood and
could be used to stimulate reinvestment throughout the West Bayfront by
providing tools to assist property owners with costly renovation work.
Example
Residential Façade Improvement Program, Pittsburgh, PA
The Urban Redevelopment Authority of Pittsburgh offers a matching
grant of up to $5,000 for eligible exterior improvements that contribute to
a neighborhood’s architectural fabric.
203k Rehab Loans
These federally-insured home loans allow a qualified applicant to finance
the purchase and renovation of a house in the same loan instrument. In
Erie, PNC Bank and Liberty Mortgage Corp. are FHA approved lenders.
Prospective buyers of older homes should be aware of this financing
option.
LERTA (Local Economic Revitalization Tax Assistance)
Continue the West Bayfront’s designation as a LERTA target zone for tenyear graduated tax abatements on qualified residential improvements.
Advertise the program and its application process widely — especially to
owners of historic homes — to maximize participation and the program’s
potential to spur reinvestment.
Historic Homeowner Tax Credit
Currently, Pennsylvania provides no renovation incentives to owners
of historic homes but it should, and many states do. In New York, an
owner-occupant whose property is listed on the National Register is
eligible to receive a 20% state income tax credit to offset qualifying
renovation expenses. The project must be at least $5,000 and 5% of project
expenditures must be on the exterior.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
45
Vacancy rates in the West Bayfront neighborhood are at half the levels found
in the East Bayfront. Therefore, demolition will play a less critical role in
strengthening the neighborhood’s housing market. Instead, it must be used
in a very targeted way — along with home rehabilitation projects — to
address blighted, negative-value properties that are diminishing the value of
every other property on their block.
An efficient and systematic way of determining the future of such properties
is through the tax foreclosure process, which has hindered revitalization in
many areas by simply transferring properties to high bidders who either
lack the means or the intention to invest what needs to be invested to
properly renovate a home. Instead, the process should be used to identify
properties of high strategic value that should either be demolished or
transferred to new ownership through a much more selective process.
Example
Chautauqua County (NY) Land Bank, Demolition and Rehab
Programs
In a special arrangement between CCLB and the County Legislature,
the Land Bank identifies a few dozen high-priority properties before the
annual tax auction — properties in strategic locations where selectivity
is needed to ensure the best outcome for the surrounding neighborhood.
These properties are pulled from the auction and, depending on physical
condition, are either (1) demolished or (2) transferred to a new owner
through a competitive proposal process. In the latter instance, properties
are sold to the individual or group that intends to invest the most in the
property or whose plans are best aligned with neighborhood priorities —
with claw-back measures to ensure follow-through.
Invest in streetscape improvements along gateway corridors and
downtown edges
Maintaining great streets, sidewalks and bicycle infrastructure is essential to
attracting and retaining middle income households that are apt to consider
the West Bayfront for the urban lifestyle it offers. Given the area’s residential
density and grid connections to downtown Erie, such investments will
have a greater impact on residential livability and marketability in the
West Bayfront than in most other parts of the city. But to have the greatest
possible impact with limited resources, infrastructure improvements should
be prioritized to areas where other public and private investments are
occurring, as well as neighborhood gateway corridors.
Consideration should also be given to creating special amenities and
facilities for pedestrians and bicycles. The Bayfront Bikeway and Bayfront
Promenade provide good starting points, but efforts should be made
to ensure that the entire West Bayfront becomes a city-wide model for
pedestrian and bicycle safety and convenience. The City and Erie MPO
should produce a Pedestrian and Bicycle Plan, similar to Philadelphia’s, to
guide investments in proper infrastructure. The West Bayfront would be a
wise location to begin implementation.
46
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
EAST BAYFRONT
BAYFRONT
FRONTIER
WEST
BAYFRONT
12TH STREET CORRIDOR
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
DOWNTOWN
Perform targeted demolition and rehab in proximity to assets and
stable blocks
EAST
BAYFRONT
PULASKI
LIGHTHOUSE
TRINITY PARK
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
MERCYHURST
GLENWOOD
LAKESIDE
EAST GRANDVIEW
Establish a network of new parks via targeted
demolition and land assemblage
The East Bayfront’s high levels of property distress, vacancy, and
abandonment are perhaps the most tangible expression of Erie’s supplydemand imbalance, as well as the class and racial disparities that closely
track neighborhood conditions in the city. These conditions cannot be
adequately addressed without a significant effort to remove blighted and
abandoned properties, as well as an equally significant effort to create the
spaces and opportunities that will make the neighborhood far more livable
for existing and future residents.
The suggested physical framework for accomplishing this is Savannah’s
historic Square Plan, which is based on a system of equally-sized, evenlydistributed parks. Such a plan has a precedent in Ellicott’s original grid for
Erie, which established Perry Square, Gridley Park, and a park on E. Sixth
Street in the East Bayfront neighborhood that was abandoned by the city in
the 1830s.
In essence, this work will involve the following steps — all of which will
require a very high degree of planning and project coordination:
1. Identifying five-to-ten sites of about four-to-six acres each with high
levels of blight and vacancy;
2. Gaining site control via the tax foreclosure sale, donation, negotiated
purchase, or eminent domain, with relocation grants provided to all
affected households;
3. Deconstructing existing structures whenever possible to recycle
materials, and then clearing sites — all through local labor and
contractors; and
4. Designing and developing high-quality public spaces and linking those
spaces to each other, to downtown Erie, and the Bayfront.
As a network of five or six new parks develops and neighborhood
livability improves, the number of vacant and obsolete housing units in
the East Bayfront will plummet and demand will begin to recover.
Utilize demolition and vacant land management as a
job development and partnership building tool
Demolition — in the service of removing a single blighted property or in
preparation for a new park — can be a process of addition by subtraction
for a community if the post-demolition outcomes are carefully managed.
Demolition in these cases must be used as a tool to provide valuable work
opportunities and training (in construction, deconstruction, weatherization,
and landscaping), as well as a stream of recycled materials to be used in
new-build and renovation projects throughout Erie.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
47
Example
ReUse Action, Buffalo, NY
ReUse Action is a company that provides deconstruction services in
Buffalo, where hundreds of blighted homes are being demolished every
year. The company puts an emphasis on worker training and the use of
“green demolition” as a pipeline for new construction workers and for
materials that get sold and reused.
Successful efforts to clean and green vacant city lots typically involve
innovative not-for-profit agencies that work closely with municipal planners,
park managers, and public works staff. This is necessitated by the wide
range of potential end uses for a vacant lot: as rain gardens to limit runoff, as
side yards for adjacent homeowners, as community gardens, as public parks
or naturalized areas, or as parcels for strategic redevelopment.
NEIGHBORHOOD
STRENGTHENING
Healthy
Neighborhood
Strategies
Pennsylvania Horticultural Society
The PHS has been involved in a comprehensive range of cleaning and
greening activities in Philadelphia and has earned a reputation as a
national leader in the creative management of vacant lots, engaging
neighbors and the wider public in reutilizing vacant land, and in
spearheading effective planning partnerships with neighbors and
municipal leaders.
Despite its current levels of distress and disorder, the East Bayfront
possesses several outstanding historic and cultural assets that should, along
with newly created parks, serve as anchors for new public and private
investment.
What if a proposed project
spans more than one planning
area and borders a mixture of
market conditions?
How should Erie decide if it
makes sense or not?
As with all projects, filter it
through the plan’s principles.
Does it concentrate investment in smart and targeted ways?
Does it support other assets or establish a new citywide asset?
Does it really make the city, and adjacent real estate, more attractive
to strong households?
Does it support Erie’s orientation to pedestrian or human-scaled
activity?
Additionally, consider the following: Is there money for it — and does
the opportunity cost make sense? Is there a feasible plan to take care
of it over the long-run? Is Erie investing in it at all, or is it a free lunch
from Washington or Harrisburg?
Target the removal
or rehab of
distressed properties
to encourage
reinvestment by
neighbors
Invest in
streetscape
improvements
along gateway
corridors
Cultivate
resident
leadership
capacity
Initiate proactive
code enforcement
sweeps to maintain
and spread high
maintenance
standards
In neighborhoods that are currently healthy, stable, or even transitional, the
key is to promote reinvestment and re-engagement by boosting confidence
and unleashing the $96 million that homeowners are currently withholding
from their properties in Erie — most of which is pent-up in these
neighborhoods. This “Healthy Neighborhoods” approach includes strategies
that are designed to yield high levels of reinvestment with relatively small
sums of public, private, and philanthropic dollars.
Example
Re-focus public and private investment around historic
landmarks and newly created parks
Promote
reinvestment by
homeowners on
strong ‘middle
market’ blocks
Frontier
Greengarden
Arbor-Heights
Glenwood
Academy-Marvintown
Mercyhurst
East Grandview
Fairmont-McClelland
Lakeside
Promote reinvestment by homeowners on strong
‘middle market’ blocks
Matching grants for clustered home improvements:
Similar to the West Bayfront (see page 44), this plan recommends matching
grants to groups of homeowners for home exterior upgrades as a primary
way to stimulate a sense of collective reinvestment.
LERTA
Consider designating all planning areas in this zone as LERTA target areas
and communicate the types of improvements that will have the greatest
impact on home marketability (such as first-floor bathrooms).
Target the removal or rehab of distressed properties to
encourage reinvestment by neighbors and spread high
maintenance standards
In stable or transitional neighborhoods, a single blighted house can drain
neighborhood spirit along with thousands of dollars in assessed value
as property values decline. Treat these cases of blight as priorities for
demolition or rehabilitation and use the tax foreclosure process as a way
to gain control of the destiny of such properties (see page 46 for additional
detail).
Initiate proactive code enforcement sweeps
In Erie, as in most cities, traditional practice has been to target code
enforcement activities in areas where blight is most concentrated. But
when distress becomes as widespread as it has in Erie — and when code
enforcement resources are limited — the focus must turn to transitional
48
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CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
49
STABILIZATION
and stable neighborhoods where halting the spread of distress will protect
and maintain areas that are critical to the city’s marketability and financial
stability.
Strategies for Reducing
Neighborhood Distress
With this in mind, the city should initiate code enforcement sweeps in stable
and transitional areas that abut more distressed areas, and ensure that
residents are aware of their role as partners in code enforcement.
Cultivate resident leadership capacity
Nurture the work of neighborhood leaders and organizations and spur the
creation of new organizations through matching grants that assist leaders
with projects that help build a sense of identity and camaraderie.
Clean and green
vacant lots, returning
to functional use
whenever possible
Invest in areas
surrounding
citywide assets and
gateway corridors
Cultivate
resident
leadership
capacity
The Little Italy, Trinity Park, and Pulaski-Lighthouse planning areas occupy
critical areas between the region’s core and relatively stable residential areas.
Stabilizing these distressed areas in a way that improves quality of life and
protects key city assets requires a long-term effort to bring vacancy rates
down to healthy levels, find alternative uses for vacant lots, and reinforce
the neighborhood’s key assets.
Invest in streetscape improvements along gateway
corridors
The city’s numerous entryways need to be treated as marketing
opportunities that send signals to prospective homeowners or investors
— and this cannot be limited to a simple welcome sign at the city line.
High-traffic, high-visibility corridors should be priorities for roadway
maintenance, infrastructure & lighting upgrades, beautification, and blight
removal.
Demolish vacant and
blighted structures on
an opportunistic basis
via tax foreclosure
Demolish vacant and blighted structures on an
opportunistic basis via tax foreclosure
Little Italy
Trinity Park
Pulaski-Lighthouse
As blighted homes in these planning areas pass through the tax foreclosure
process, avoid the likelihood of further neglect and neighborhood damage
by removing these properties from the auction, preparing them for
deconstruction or demolition, and managing the disposition or long-term
maintenance of the resulting lots.
Clean and green vacant lots, returning to functional use
whenever possible
As demolitions produce vacant lots, prioritize the transfer of lots to adjacent
property owners with solid maintenance track records. These lots can be
used for side yards, garages, off-street parking, or any other use allowed by
zoning. This will enhance the function and value of the combined properties,
ensure that grass is mowed and, in many cases, keep the property on the tax
roll.
Where lot disposition to adjacent owners is infeasible, engage community
partners in sustainable cleaning and greening projects to ensure long-term
maintenance and beautification. This may include community gardens, treed
lots, or more substantial projects such as parks and urban agriculture as
space and demand allow.
Invest in areas surrounding citywide assets and
gateway corridors
Saint Vincent Hospital, the West 21st/Sassafras Historic District, Wayne
Park and its adjacent schools, the city’s historic lighthouse, and numerous
culturally and architecturally important religious buildings are located in
these planning areas — along with streets that shape impressions of the city
due to high volumes of both local and through traffic. Investments in these
planning areas must be focused on protecting and improving these assets
and the blocks in close proximity to these assets.
Cultivate resident leadership capacity
Support the work of the Sisters of Saint Joseph Neighborhood Network and
other organizations. Using matching grants to aid neighborhood leaders
with projects that build identity and confidence.
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51
HOW CAN ERIE BUILD A
STRONG REGIONAL CORE?
COST EFFECTIVELY
INTERVENING IN THE CORE
Acce
ss R
d
Port
W 17th St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
W 18th St
W 19th St
Ross St
Pennsylvania Ave
Wayne St
E 9th St
E 11th St
E 12th St
E 13th St
Ash St
Huron St
Polk St
East Ave
E 10th St
Create gateway features at
12th and State
thatSttransition
E 7th
users between downtown
E 8th Stheritage
and Erie’s industrial
E 14th St
W 16th St
Ore Dock Rd
E 6th St
S Park Row
Wayne St
Poplar St
Chestnut St
W 11th St
Liberty St
12TH ST CORRIDOR
St
52
Stimulate mixed-use redevelopment at focused
nodes along State Street, starting with blocks
adjacent to 5th and 10th streets
Raspberry St
Lincoln Ave
t
hS
W 16t
Greengarden Blvd
r
Weschler Ave
Gro
ve D
W 6th St
Reed St
Gridley
Park
E 5th St
Initiate
a high-quality
E 3rd
St
“complete street” makeover
of downtown
E 4th St streets, starting
with State Street
Parade St
W 5th St
German St
W 4th St
Holland St
r
yF
a
B
W 3rd St
E 2nd St
French St
y
on
W
W 2nd St
kw
tP
E Bay Dr
E Front St
t St
State St
Frontier Dr
Seminole Dr
Lincoln Ave
Illinois Ave
Uneriecity
W Fron
W 7th St
Oxford St
BAYFRONT
Develop an iconic connecting feature between
Bayfront and Downtown
Niagara Pier
Ravine Dr
West of State Street on 12th, pursue
catalytic mixed-use redevelopment
projects in underutilized industrial
complexes
(example at 12th and Myrtle)
Peach St
EAST GRANDVIEW
GLENWOOD
Peach St
MERCYHURST
Institute a waterfront development
pattern that prioritizes pedestrian
comfort and mixed-use vitality
As prescribed by the new downtown
master plan, develop strong district
identities to lessen the cognitive distance
between the Bayfront and 12th Street.
ACADEMY- MARVINTOWN
Sassafras St
ARBOR HEIGHTS
DOWNTOWN
GREENGARDEN
WHERE TO START WORKING
FAIRMONT-McCLELLAND
West Ln
TRINITY PARK
St
LITTLE ITALY
LAKESIDE
Myrtle St
12TH STREET CORRIDOR
PULASKI
LIGHTHOUSE
Myrtle St
FRONTIER
EAST
BAYFRONT
Walnut St
WEST
BAYFRONT
DOWNTOWN
BAYFRONT
Cherry St
CORE
STRENGTHENING
E 16th St
E 17th St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
E 18th St
53
HOW CAN ERIE
REPOSITION ITS GREATEST
RESIDENTIAL ASSET?
COST EFFECTIVELY INTERVENING IN THE
WEST BAYFRONT PLANNING AREA
WHERE TO START WORKING
Peach St
Sassafras St
French St
Walnut St
Myrtle St
Chestnut St
West Ln
Peach St
Myrtle St
Payne Ave
th St
West Ln
Mc
kin
ley
Peach St
E 29
E 16
E 17th St
Camphausen Ave
W 23rd St
E 14th St
Broad St
Elm St
E 23rd St
East Ave
Plum St
e
Av
wn
Bro
Sassafras
E 20th St
E 20th St
E 21st St
St
24th
E
Chestnut St
Av
e
rSkt
Av
e
E 27th St
ew
a
lvania Ave
herry St
Jackson Ave
E 28th St
zel St
E 29th St
E 25th St
St
t
E 26th St
l St
E 27th St
tS
rn St
W 29th St
Sc
ot
Av
e
E 26th St
W 28th St
ark
Glendale Ave
W 26th St
dP
W 25th St
udolph Ave
W 24th St
W
W 34th
W 25th St
Sthomes CITY
W 25th St
t
Which blocks
saw
with
t
OF ERIE, PA: Comprehensive
Plan and Community Decision-Making
Guide
S
555th S
3
W 26th St
W
a higher return on investment?
n
Sc
ot
W 27th St
pi
tS
W 28th St
a
t
W 36th St
W 29th St
h
W 25th St
E 6t
S Park Row
E 12th St
Pa
Gl
e
Myrtle St nMyrtle
wo St
o
St d
Poplar St
E 19th St
W 22nd St
E 24th St
East Ave
Ash St
E 18th St
E 22nd St
Holland St
Liberty St
W 24th St
Cherry St
E 17th St
W 11th St
E 13th St
Wallace St
Raspberry St
E 16th St
Maple St
Peach St
E 14th St
French St
W 22nd St
Sassafras St
Myrtle St
Myrtle St
Poplar St
W 23rd St
Chestnut St
e
Av
Raspberry St
wn
Bro
RETURN ON INVESTMENT
W 19th St
E 11th St
Hazel St
p
m
Ra
p
Ra
m
Pittsburgh Ave
W 20th St
Plum St
June St
Raspberry St
Auburn St
Franklin Ave
Oakwood St
Greengarden Rd
W 22nd St
Prospect Ave
Huron St
W 17th St
Pearl Ave
W 18th St
Hazel St
W 29th St
Ba
yf
Woodlawn Ave
Rd
W 27th St
E 19th St
W 21st St
Buffalo Rd
uburn St
St
E 27th St
Pear St
Av
e
W 16th St
E 18th St
Fairmount Pkwy
W 24th St
West Ln
Bacon St
Downing Ave
W 22nd St
Ellsworth Ave
W 20th St
W 11th St
Cranch Ave
Peach St
Sassafras St
Gilson
Hess Ave
E Lake Rd
W 24
E 10th St
rk
Av DOWNTOWN
e
French St
French St
se St
Lighthou
W 3rd St
Chestnut St
Polk St
Walnut St
RETURN ON INVESTMENT
4.0 - 6.0
W 6th St
Cherry St
E 9th St
Reed St
Holland St
Weschler Ave
W 25th St
Wayne St
E 8thWSt7th St
Chestnut St
E 7th St
Pennsylvania Ave
Ross St
W 5th St
Poplar St
W 23rd St
S Park Row
3.5 - 4.0
Myrtle St
3.0 - 3.5
W 4th St
Holland St
Sassafras St
Myrtle St
Wayne St
w
k
2.5 - P3.0
E 5th St
nt
ro
yF
Ba
W
Fairmount
E 22
EE
Holland St
Acce
ss R
Port
Ore Dock Rd
Poplar St
Frontier Dr
Plum St
Gro
ve D
y
Score 1.25 - 2.5
French St
Ave
Lincoln
St
Sassafras
Myrtle St
Robin Dr
E 3rd St
E 4th St
Pear St
Cherry St
d
Raspberry St
Ravine Dr
Illinois Ave
e
Av
n
ow St
BrOxford
W 6th St
Chestnut St
Weschler Ave
W 25th St
HOUSING CONDITIONS
Poplar St
W 7th St
Beverly Dr
W 22nd St
Walnut St
Frontier Dr
Sanford Pl
Park Way Dr
Seminole Dr
Cranch Ave
Lincoln Ave
Ravine Dr
Illinois Ave
E 12th St
Ave
Rudolph
Camphausen
Ave
Colorado Dr
Beverly Dr
Gilson
Payne Ave
Ave
RudolphDOWNTOWN
Elm St
r
Schaper Ave
Broad St
Pennsylvania Ave
Lighthouse St
Hess Ave
Pittsburgh Ave
Ash St
Ramp
East Ave
evoe Ave
E 28th St
D
kin
ley
W 5th St
Uneriecity
French St
p
m
Ra
p
m
Ra
Pittsburgh Ave
Ross St
Wayne St
Wayne St
Reed St
German St
E 26th St
East Ave
Holland St
E 25th St
Mc
Ave
t
E 24th St
ckson Ave
tS
E 23rd St
Post Ave
French St
E 21st St
E 22nd St
r
y
Ba
W 3rd St
E Front St
t St
S
r
What these neighborhoods
M
St
W 26th
an
Which blocks saw homes
How
healthy
are
the
neighborhoods?
or
have working against them...
Sc with
D
r
a higher return on investment?
ot
W 27th St
LIABILITIES
VERY
VERY
tS
HEALTHY
St
W 28th UNHEALTHY
t
St
29th
W
Tax Delinquent Parcels* Code Violations
where investment yieldsHuron
higher
St 29th St Blocks
St value
W
th
W 16th St
W -16
Score
1.25
2.5
2.5
3.0
3.0
3.5
3.5
4.0
4.0
6.0
* In excess of $500.
W 17th St
W 30th St
See Appendix
J. Data Notes, pg 105.
W 18th St
W 31st StW 19th St
W 20th St
W 20th St
W 21st St
W 32nd St
or
E 20th St
E 20th St
W 24th St
Sc
ot
E 18th St
E 19th St
Av
e
el St
n St
W 26th St
erry St
W 25th
Wallace St
Peach St
Churches
CITY OF
ERIE, PA: Comprehensive Plan
and
St Community Decision-Making Guide
W 25th
St
W 28th St
Schaper Ave
d
Acce
ss R
Port
Holland St
French St
West Ln
Myrtle St
Chestnut St
E 17th St
Gro
ve D
W
W 4th St
St
Greengarden Rd
W 23rd St
Schools (Open)
E 16th St
W 24th St
E 7th St
Robin Dr
an
E 4th St
w
Pk
E 17th St
W Fron
VERY
UNHEALTHY
W 2nd St
g
54
w
Bro
ve
nA
E 13th St
M
Oxford St
y
nt
o
Fr
VERYE 2nd St
HEALTHY
E Bay Dr
ai
Cr
W 22nd St
Plum St
W 21st St
St
ASSETS
Sassafras St
Myrtle St
Raspberry St
Poplar St
W 19th St
E 11th St
S
E 10th St
E Lake Rd
W 20th St
W 2nd St
S Shore Dr
W 19th
E Front St
t St
Uneriecity
E 14th
How healthy are the
neighborhoods?
St
W Fron
Lincoln Ave
Huron St
Polk St
What these neighborhoods
have going for them...
E 14th St
Historic
Asset
Fallow Land
Historic
Assets
Code Violations
W 17th St
W 20th St
St
Ore Dock Rd
Peach St
Myrtle St
Chestnut St
Walnut St
Cherry St
Poplar St
Weschler Ave
E 8th St
E 9th St
W 22nd St
Marne Rd
Tax Delinquent
Parcels*
16th St
W
W 18th St
wy
nt Pk
E 7th St
S Shore Dr
Lincoln Ave
Lincoln Ave
LIABILITIES
W 18th St
W 27th St
S Park Row
W 11th St
* In excess of $500.
W 24th St
E 4th St
y
ont Pkw
What these neighborhoods
have working against them...
r
E 3rd St
E 5th St
DOWNTOWN
W 5th St
W 6th St
rhoods
...
Dr
Lakeside
y Fro
E Ba
Sassafras St
W 4th St
W 7th St
ove
D
HOUSING CONDITIONS
Tacoma Rd
Lincoln Ave
E 2nd St
W 3rd St
E Bay Fr
Seminole Dr
Frontier Dr
Ravine Dr
W 2nd St
E Bay Dr
S Park Row
... which have demonstrated
a solid return on investment
in recent years, making them
Huron St
building blocks to leverage for
17th St
W revitalization.
Niagara Pier
W
And while levels of observed distress are
pervasive, there are numerous stable or
strong blocks ...
W 16th St
Niagara Pier
t
on
Lincoln Ave
Niagara Pier
t St
y
r
yF
Ba
r
E
W 11th St
How healthy are the neighborhoods?
W 20th St
How healthy are the neighborhoods?
W 21st St
W Fron
Uneriecity
w
Pk
D
W 6th St
Poplar St
r
an
... it also has the city’s highest
concentration of historic assets —
mere blocks from downtown and the
h St
water’s edge.
W 16t
E Front St
W 7th St
Gro
ve D
M
or
Although West Bayfront has a high
concentration of problem properties ...
Gridley
Park
Colorado Dr
S
W 5th St
DOWNTOWN
Seminole DrPeach St
Robin Dr
E
W 3rd St
German St
Oxford St
y
Ba
Cherry St
EAST GRANDVIEW
MERCYHURST
GLENWOOD
33%
W
Schaper Ave
POVERTY RATE
$63,858
Cherry St
AVERAGE HOME SALE
ACADEMY- MARVINTOWN
ARBOR HEIGHTS
28%
In remaining areas — as resources allow — initiate
y
homeowner reinvestment strategies on strong
kw
P
leverage blocks, perform code enforcement
sweeps
t
n
W 4th St
throughout, and follow the principles. Fro
Cascade St
HOMEOWNERSHIP RATE
E Fron
W 2nd St
Weschler Ave
GREENGARDEN
FAIRMONT-McCLELLAND
Uneriecity
Frontier Dr
TRINITY PARK
5,497
Colorado Dr
HOUSEHOLDS
LITTLE ITALY
Seminole Dr
13,110
Greengarden Rd
RESIDENTS
Lincoln Ave
LAKESIDE
Ravine Dr
12TH STREET CORRIDOR
EAST
BAYFRONT
Illinois Ave
S Shore Dr
althy are the neighborhoods?
WEST
BAYFRONT
FRONTIER
Beverly Dr
DOWNTOWN
WEST BAYFRONT
Concentration of strong but vulnerable
blocks that are asset-rich and adjacent
W Fron
t St
to Gannon and downtown.
Niagara Pier
In the primary investment area and just beyond,
invest heavily in infrastructure, homeowner
reinvestment initiatives, code enforcement, and
strategic blight removal.
BAYFRONT
PULASKI
LIGHTHOUSE
PRIMARY INVESTMENT AREA
Greengarden Rd
CORE
STRENGTHENING
Ba
yfr
W
on
E
tC
Port
Acce
s
use St
Payne Ave
Hess Ave
kin
Land
Franklin Ave
E 13th St
EE4 10th St
3rd
St
E 34
E 36
E 38
Payne Ave
Perry St
Ross St
PENNSYLVANIA
NATIONAL
GUARD
Pin 112TH
INFANTRY
eA
REGIMENT
ve St
Polk
ARMORY
E 32
E 41st
East Ave
Wayne St
E Grandview Blvd
Downing Ave
Ash St
St
E 37th St
St
ley
Av
e
E 27th St
E 35th
PENNSYLVANIA
SOLDIER’S &
E 4th St
SAILOR’S
HOME
Perry St
Reed St
E
Elm St
Mc
Pennsylvania Ave
Pennsylvania Ave
Essex Ave Lig
hthouse
St
Brandes St
Hess Ave
Burton Ave
East Ave
Jackson Ave
Wayne St
Sanford
Pl St
Wayne
Reed St
E 33rd St
E 12th St
E 19th St
French St
E 31st St
e Dr
Lakesid E Bay Dr
41s
E 7th St
t
E 11th St
E 16th St
E 20th StFallow
Park Way Dr
Briggs Ave
Cranch Ave
Wallace St
E 8th St
Wallace St
E 17th St
Ash Street Blvd
A
Sunset Blvd
Gilson
E 7th St
Bacon
St
ReedSt
ve Rd
Ore Dock
Rd
nch
d Fre
DOWNTOWN
Payne Ave
Holland
Ol St
Hess Ave
French St
E 5th St
E Lake Rd
E 9th St
Lightho
East Ave
Ash St
Acce
ss R
E 25th St
vin
Parade St
E 4th St
E 14th St
Historic
Assets
St
E 20th
E 23rd St
Port
Wallace St
Holland St
Holland St
E 3rd St
Parade Blvd
Peach St
Lighthouse St
E 2nd St
German St
East Ave
West Ln
Mar
Gl
Pennsylvania Ave
Eliot Rd
St
Sassafras
Ross St
Cochran St
Myrtle St
d
French St
Peach St
Av
e
ark
en
wo
o
dP
E 19th St
St St
W 19thE 18th
E 26th St
ST. STANISLAUS
CHURCH
Pearl Ave
E 20th S
E 20th St
E 21st St
E 24th St
E 33rd St
S Park Row
Peach St
E 18th
Dr
Sassafras St
Gordon St
St
W 17th
St
th St
Beech Ave
Wayne St
Franklin Ave
Ash St
Hilltop Rd
Huron St
E 19th St
Rd
Buffalo
Fallow
Land
W 20th St
en
E 18th St
E 19th St
... and
there are several
E 28th St
to serve as anchors
St
E 29thlandmarks
for rebuilding.
W Lakeview Blvd
Gl
Myrtle St
W 18th St
Poplar StWallace St
E 20th St
E 16th St
Walker Blvd
E 13th St
Downing Ave
Peach St
E 17th St
Wayne St
Chestnut St
Reed St
Walnut St
Cherry St
Wood St
Poplar St
E 11th St
Wayne St
E 13th St
E 31st St
E 10th St
Reed St
E 12th St
E 22nd St
W 35
Polk St
Pennsylvania Ave
Parade St
Holland St
French St
West Ln
Cherry St
Sassafras St
Myrtle St
Myrtle St
Chestnut St
Port
Maple St
Hazel St
Sanford Pl
Hazel St
Liberty St
Park Way Dr
Bacon St
German St
a
Pe
W 11th St
W 39th St
E 7th St
E 12th St
West Ln
Sassafras St
Myrtle St
St
Ch
W 6th St
E 8th St
E 9th St
ch
e
Av
a
E 4th St
Ross St
Wayne St
German St
Peach St
Sassafras St
Myrtle St
Chestnut St
Walnut St
Acce
ss R
d
Poplar St
Plum St
St
CranchCascade
Ave
b
l
Ba
E 14th St
Pearl Ave
Ore Dock Rd
Raspberry St
DOWNTOWN
W 44th St
French St
Payne Ave
W 42nd St
g
e
Av
St St
7th
Win
E 7th
oa
ll
Ri
Holland St
W 40th St
Raspberry St
Hess Ave
St
Weschler Ave Sassafras
Myrtle St
Greengarden Rd
East Ave
Peach St
St
Pennsylvania Ave
Chestnut St
Walnut St
m
Ra
S Park Row
W 16th St
Poplar St
Elm St
French St
W
nt E 4thW
St4th St
ro
W 37th St
yF
a
B
5th St E 5th St
W
E
Lake
Rd
38th WSt
W Grandview Blvd
St St
W 18th
E 19th
E
St
19thSt
W19th
VERY
VERY
HEALTHY
UNHEALTHY
W 20th
St E 20th St
W 20th St
E 21st St Buffalo Rd
Schaper Ave
Sassafras St
St
E 10th St
Huron St
Cherry St
Poplar St
Raspberry St
Auburn St
St
RossRd
Allegheny
Seminole Dr
Oakwood St
Ellsworth Ave
pHarvard Rd Lincoln Ave
Wayne St
Cherry St
Reed St
Poplar St
m
p
Franklin Ave
Wallace St
Downing Ave
Ave St
Pittsburgh
Raspberry
Ra
Bacon St
German St
Peach St
Ash St
Holland St
DOWNTOWN
Payne Ave
Weschler Ave
French St
Gilson
West Ln
East Ave
Myrtle St
Ravin
e Dr
St
Wayne
Frontier Dr
Peach St
Hess Ave
Myrtle St
St
Sassafras
Lighthouse St
Ross St
Lincoln Ave
Chestnut St
Wayne St
Walnut St
Reed St
Cherry St
Dr Ave
Seminole
Pennsylvania
Ravine Dr
Illinois Ave
Wayne St
Beverly Dr
Ash St
Schaper Ave
Poplar St
Ave
Pittsburgh
Wallace St
Raspberry St
Pearl Ave
E 18th
St St
E 18th
E 19th St
E 20th S
E 20th St
Historic Assets
E 21st St
Buffalo Rd
Elm St
ia Ave
East Ave
June St
ckson Ave
Pear St
Camphausen Ave
St
Broad St
Elm St
Holland St
Av
e
ark
Myrtle St
East Ave
Ave
ckson Ave
Chestnut St
herry St
zel St
June St
Plum St
Pear St
Holland St
Broad St
St
ew
N
Av
e
French St
Elm St
Myrtle St
St
rn
e
St
n St
Pa
rk
Which blocks saw homes with
East Ave
Chestnut St
herry St Ave
Jackson
el St
June St
Plum St
udolph Ave
Pear St
Camphausen Ave
Broad St
Holland St
Av
e
W 21st St
a Ave
Greengarden Rd
East Ave
Myrtle St
Chestnut St
ackson Ave
Rudolph Ave
Cherry St
Holland St
E 21st St
Hazel St
French St
e
Av
E 22nd
wnSt
Bro
Plum St
Peach St
kA
ve
St
Polk
W 41st
How healthy are the neighborhoods?
17th
StSt
18th
EW
E 18th St
E 20th St
Lightho Dr
Frontier
use
d
Acce
ss R
Port
Ore Dock Rd
Colorado Dr
Poplar St
DOWNTOWN
Holland St
French St
Weschler Ave
West Ln
Sassafras St
burn St
German St
Frontier Dr
Peach St
Sassafras St
Seminole Dr
Myrtle St
Myrtle St
Myrtle St
Greengarden Rd
t
hS
W 16t
W 36th St
E 3rd St
W 3rd St
E 10th St
Tacoma Rd
wy
nt Pk
y Fro ne Rd
E Ba Mar
E 16th St
HOUSING CONDITIONS
W 16th St
E 17th St
w
Pk
n
pi
St
56
E 13th St
y
W 2nd St
St
wy
nt Pk
W 25th St
r
E 12th St
E 14th St
E 20th St
W 20th St
an
E 11th St
o
W 11thrSt
D
r
E 11th St
Polk St
W 21st St
Prospect Ave
E 21st St
E 22nd St
Prospect Ave
E 22nd St
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5W3.5
- 4.0 4.0
St- 6.0 Prospect Ave
22nd
W 22nd St
Fairmont
Pkwy
ve St
22nd
E
A
E 23rd St
St
23rd
E
t
Fairmount
W 23rd St W 22nd St
W
22nd
St
Pkwy
S
St
23rd
W
Fairmount Pkwy
Mc
th
Mc
wn
ve
W 24
St
kin
E 23rd St
E 23rd St
E 24th St n A
W 23rd St
Mc
E 24th St
kin
24th
Bro
ley
w
Mc
W 24th St
Glendale Ave
W
kin
Bro
k
E 24th St
A
W 25th St
W 25th St
le
E 24th St
in
h vSt
W 24th
ley
E 25th St
e St
St
25th
E
Glendale Ave W 25t
ley
W 24th St
Woodlawn
Ave y A
Ave
Glendale
A
Av
W 25th St
St
E 25th St
e
W v25th
ve
E 25th St
E 26th
E 26th St
StOF ERIE, PA: Comprehensive
e
Woodlawn Ave
Woodlawn
CITY OF ERIE,
PA:
Comprehensive
Plan
and
Community
Decision-Making
Guide
CITY
Plan
and
Community
Decision-Making
Guide
57
St
26th
E
Ave
W 26th St
W 26th St
E 27th St
E 26th St
E 26th St
E
26th
St
26th
E
S
St
W 26th St
E 27th St
E 27th St
co
E 27th St
Sc
RETURN
ON INVESTMENT
E 27th St
W 27th St
Sc
Ba
ot
tt
ot
yfr
E 27th St
E 28th St
tS
W 28th St
St
28th
W
t
E
28th
St
S
o
W 27th St
Ba
St
nt
t
Ba
t
yfr
W 29th St
yf
ECo28th St
W 29th StE 28th St
E 29th St
th St
W 22nd St
W 24th St
W 19th
St St
E 18th
M
E 2nd St
y Fro
E Ba
Code Violations
E 19th St
W 17th St
S
Gro
ve D
E 9th St
E Front St
W Fro
E Bay Dr nt St
Tacoma Rd
* In excess of $500.
E 10th St
Robin Dr
E 9th St
W 3rd St
W 39th St
Sc
W 31st St
e Dr
Lakesid
Marne Rd
E 16th St
Tax Delinquent
E 17th St
Parcels*
W 18th St
Huron St
E 4th Stt
E 4th St
W 4th St
on
y
Fr
W 37th St
E 5th St
kw ay
P
B
t
W 5th St
W
on
S Park RowFr E Lake Rd
y
a
W 6th St
B
W
E 7th St
St
Oxford
W 7th St E 7th
St
E 8th St
UnerW
ie34th
city St
ve
rA
r
w
Pk
W 2nd St
Lincoln Ave
D
y
E 3rd St
e
ill
or
E 2nd St
E Front St
St
M
an
r
S Shore Dr
St
But, vacant land and parcels with ott S
t
blightedW
properties
represent 340 acre
of
29th St
W 30th St
land that can be leveraged ...
W 28th St
WW
Fro32nd
nt St
E Bay Dr
wy
nt Pk
y Fro
E Ba
Tacoma Rd
M
Gro
ve D
e Dr
Marne Rd
W 11th St
E 11th St
W 20th St
W 21st St
t
S
5
8th St Polk St
Uneriecity
W 25th St
W 26th St
Lakesid
Schaper Ave
E 14th St
tS
E 8th St
Robin Dr
What these neighborhoods
E 13th St
have working against
them...
LIABILITIES
W 16th St
Sc
ot
W 6th St
Oxford St
E 9th St
W 3rd St
Lincoln Ave
oods
W 7th St
E 7th St
W 2nd St
wy
ront Pk
E Bay F
S Park Row
t St
E 8th St
E 14th St
th
W 24
g
3rd St
E 2nd St
y
kw
E 3rd St
tP
n
W 4th St
o
Fr E 4th St
y
Ba
W 5th St
W
E 5th St
W 25th St
W 23rd St
ai
Cr
Uneriecity
W 24th St
ve
nA
w
o
Br
Niagara Pier
nd St
S Shore Dr
E Front St
W Fron
E Bay Dr
W 22nd St
... and very high levels of
W 29th St
observed distress.
Niagara Pier
Niagara Pier
t St
W 21st St
W 27th St
E 7th St
Right-size, clean & green, and targeted rebuilding
W 22nd St
East Bayfront has a very high
concentration of problem properties ...
E Front St
Frontier Dr
Weschler Ave
W 20th St
E 4th St
E 5th St
Huron Stand demolition of distressed
16th St a land bank and begin acquisition
WActivate
E 16th St
E 17th St
W 17th Stvacant land with an eye toward
properties. Assemble and manage
St on the Savannah and Perry Square model. Only invest
18th
developing W
new
parks
19th Sthistoric anchors and new parks.
in new development and rehab W
around
W 20th St
Camphausen Ave
EAST GRANDVIEW
MERCYHURST
E 3rd St
E 6th St
S Park Row
Continue recent
investments in home and commercial rehab, blight
W 11th St
removal, infrastructure, and neighborhood capacity building.
p
Ra
30%
W 6th St
Reinforce investments adjacent
to downtown and Bayfront
Fallow3,353
Parcels
h St
AVERAGE HOME SALE 16$24,369
W t
POVERTY RATE
46%
ACADEMY- MARVINTOWN
GLENWOOD
W Fron
Gridley
Park
TWO STRATEGY
W 7th St ZONES
Gilson
FAIRMONT-McCLELLAND
Dr Ave
Colorado
Ore Dock Rd
Cranch
Pittsburgh Ave
Ave
Devoe
I-79
Ramp
Beverly Dr
Park Way Dr
Schaper Ave
Schaper Ave
Port
Post Ave
Acce
ss R
Sanford Pl
d
Rudolph Ave
Illinois Ave
ARBOR HEIGHTS
Seminole Dr
Lincoln Ave
Ravine Dr
Beverly Dr
Illinois Ave
9,574
D
r
HOUSEHOLDS
W 4th St
y
Ba
WHERE
TOW 5th
START
WORKING
St
W
Dr
HOMEOWNERSHIP RATE
GREENGARDEN
nt
E 2nd St
W 3rd St
w
Pk
o
Fr
Greengarden Rd
TRINITY PARK
M
an
RESIDENTS
or
Lincoln Ave
Fallow Parcels
LITTLE ITALY
S
LAKESIDE
Ra
m
12TH STREET CORRIDOR
EAST BAYFRONT Grove
W 2nd St
y
Robin Dr
PULASKI
LIGHTHOUSE
p
FRONTIER
EAST
BAYFRONT
m
WEST
BAYFRONT
t St
wy
nt Pk
DOWNTOWN
BAYFRONT
Oxford St
Uneriecity
E Bay Dr
E Front St
W Fron
y Fro
E Ba
Colorado Dr
S Shore Dr
Ore Dock Rd
COST EFFECTIVELY
INTERVENING IN THE EAST
BAYFRONT PLANNING AREA
Niagara Pier
HOW CAN THE EAST
BAYFRONT REBUILD
How healthyAROUND
are the neighborhoods?
ASSETS?
CORE
STRENGTHENING
COST EFFECTIVELY
INTERVENING IN THE
FRONTIER PLANNING AREA
Lincoln Ave
Seminole Dr
Frontier Dr
Ravine Dr
Weschler Ave
Auburn St
Raspberry St
Cascade St
Park Way Dr
Cranch Ave
Raspberry St
French St
Bacon St
Peach St
Frontier Dr
Sassafras St
Weschler Ave
Gilson
Chestnut St
ve
E 9thA St
ng
oa
i
l
l
lb
Ri
Ba
German St
Seminole
LigDr
hthouse St
Oakwood
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Lincoln Ave
Rd
Allegheny
Ave
Pennsylvania
Ravine Dr
Ross St
Ellsworth Ave
Harvard Rd
Walnut St
St
W 37th
E 7th
St
7thSt
W
E 7th
ELEMENTARY
t 1
W 11th StSE
W 42nd St
West Ln
den Rd
Myrtle St
Par
W 18th St
Camphausen Ave
French St
Prospect Ave W 21st St
Downing Ave
Tax Delinquent
E 16th St
E 17th St
* In excess of $500.
E 20th St
W Rd
20th
E 20th
St St
Buffalo
Raspberry St
E 14th St
LIABILITIES
W 16th St
W 20th St
59 E 22nd St
e
Fairmont
AvPkwy
wn
Bro
E 24th St
ar St
nd St
East Ave
E 19th
St
19thSt
W
Peach St
E 18th St
Churches
Broad St
E 21st St
Pearl Ave
W 17th St
Schools
(Open)
E 18th St
Myrtle St
Historic
Asset
Historic
Assets
W Grandview Blvd
Elm StSassafras St
Broad St
Elm St
E 10th StW 41st St
HARDING
St
W 40th
Huron St
st Ave
A
W 20th St
ar St
ley
Camphausen Ave
kin
r
W 39th St
E
E 5t
W 5th St
FRONTIER
PARK
38th St
W
CITY
Plan and Community Decision-Making Guide
St OF ERIE, PA: Comprehensive
E 22nd
W 22nd St
W 22nd St
e
Fairmount
Pkwy
W 22nd St
Av
n
w
E 23rd St
o
r
Mc
B
th St
W 24
k
E 24th St
W 23rd St W 24th StGlendale Ave inley
W 25th St
nd St
St M
c
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St St
8th
w
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E 4th St St
W 4th
t
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W 34thySt r
F
kw ay
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tP
W
on
r
F E Lake Rd
yS
W 36th St
Park Row
Ba
W
Payne Ave
Rudolph Ave
I-79
Land
Ash St
Wallace St
DowningAve
Ave
Pittsburgh
Raspberry St
ASSETS
W 18th St
W 21st St
5
Gro
ve D
y
h
ac n
What
these neighborhoods What these
r
Pe
E 12th St
W 44th St have
have
going for them...
working
E 13th
St
E 19th St
E 20th St
th
W 24
Colorado
DevoeDrAve
M
E 11th St W 11thanSt
or
D
E 17th St
Greengarden Rd
Port
Ore Dock Rd
German St
Payne Ave
Weschler
Ave
Holland St
Gilson
S
W 16th St
E 16thFallow
St
French St
Sassafras St
Cranch Ave
Frontier Dr
Hess Ave
French St
Robin Dr
E 14th St
Peach St
East Ave
Myrtle St
W 24th St
E 8th St
E 9th St
E 12th St
en Rd
W 23rd St
W 22nd St
E 23rd St
Myrtle St
Plum St
E 21st St
E 20th St
W 20th St
St
W 20th St
E 18th St
W 19th St
Schaper Ave
E 19th St
st Ave
Ash St
Pittsburgh Ave
Poplar St Wallace St
Huron St
W 17th St
LiPeach
ghthou
Stse St
E 10th St
West Ln
r
E 13th St
E 22nd St
e
Av
wn
o
r
B
E 24th St
Sassafras St
Pennsylvania
Dr Ave
Seminole
Ross St
Lincoln Ave
Gro
ve D
E 8th St
Polk St
Myrtle St
Chestnut St
Beverly Dr
Ravine Dr
Ave
Illinois
St
Wayne
Wayne St
Walnut St
Reed St
5
r
E 16th St
nd St
Cherry St
M
an
or
W 11th St E 11th St
D
W 18th St
W 22nd St
W 24th St
Robin Dr
E 7th St
W 6th St
W 37th St
Oxford St
Myrtle St Hess Ave
Pittsburgh Ave
Acce
ss R
d
Schaper Ave
d
Acce
ss R
Port
Ore Dock Rd
German St
S
Poplar St
Holland St
French St
Peach St
E 17th St
E 9th St
Raspberry St
Sassafras St
Weschler Ave
E 14th St
W 16th St
French St
Myrtle St
W 24th St
W 25th St
hestnut St
en Rd
W 21st St
W 22nd St
W 23rd St
Sassafras St
Myrtle St
Poplar St
Schaper Ave
A
Colorado Dr
Peach St
Frontier Dr
Myrtle St
Lincoln Ave
Seminole Dr
Chestnut St
Cherry St
Poplar St
Walnut St
Beverly Dr
Illinois Ave
Ravine Dr
West Ln
Raspberry St
Pittsburgh Ave
wn
Bro
W 20th St
Plum St
en Rd
e
E 8th St
W 7th St E 7th St
E 2nd St
Uneriecity
W 32nd St
W 3rd St
e
Av
58 ONCITY
OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
RETURN
INVESTMENT
W 22nd St
W 22nd St
ve
W 19th St
Oxford St
F
S Park Row ay
B
W
W 5th St
W 30th St
er
W 17th St
W 6th St
St
7thSt
WE7th
t St
ill
Schaper Ave
S Park Row
E 4th St F
y
ay
kw W B
E 5th St
P
t
n
E
Lake Rd
ro
E 4th St
W 28th St
E Front St
W 29th St
M
W 21st St
W 5th St E 5th St
S Shore Dr
y
kw St
EP3rd
nt
W 4th St
o
r
e
Av
W 26th St
W 2nd St
Lincoln Ave
St
Blocks where investmentHuron
yields
higher value
W 20th St
Which blocks saw homes with
W 24th St
a higher return on investment?
Lincoln Ave
Lincoln Ave
W 16th St
W 18th St
W 20th St
INVESTMENT
W
Which blocks saw homes with
a higher return on investment?
VERY
UNHEALTHY
4.0 - 6.0
r
St St
E 4th
W 4th
ro
yF
Ba
W 3rd St
Lincoln Ave
M
RETURN
ON
Wan11th St
or
D
r
ow healthy are the neighborhoods?
Pittsburgh Ave
Colorado Dr
Frontier Dr
Seminole Dr
Lincoln Ave
Beverly Dr
Illinois Ave
Ravine Dr
Weschler Ave
S
Gro
ve D
4.0 - 6.0
E 3rd St
kw
P
nt
E 2nd St
wn
Bro
W 25th St
W Fron
E Bay Dr
Schaper Ave
an
CONDITIONS
or
D
r
Robin Dr
W 6th St
3.5 - 4.0
VERY
UNHEALTHY
E 2nd St
y
W 2nd St
wy
nt Pk
r
M
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
W 4th St
VERY
HEALTHY
W 5th St
S Shore Dr
W 29th St
W 18th St
W 20th St
RAVINE PARK
W 27th St
Tacoma Rd kwy
nt P
y Fro
E Ba
Marne Rd
Colorado Dr
r
yF
Ba
w
Pk
Uneriecity
W 3rd St
Score 1.25 - 2.5
2.5 - 3.0
3.0 - 3.5
Oxford St
W 7th St
Gro
ve D
VERY
HEALTHY
t
on
W 2nd St
y Fro
E Ba
OUSING
S
y
W
Oxford St
Robin Dr
Uneriecity
HOUSING CONDITIONS
S Shore Dr
E Front St
W
E Bay DrFront St
W 16th St
... its strong assetsW frame
one of
21st St
22nd St
W 22nd St
theW Erie
region’s most desirable
residential
landscapes.
W 24th St
e Dr
W 5th St
W 11th St
W 20th St
Lakesid
W 4th St
Niagara Pier
t St
r
Niagara Pier
W Fron
ds?
thy are the neighborhoods? How healthy are the neighborhoods?
S Shore Dr
Niagara Pier
Niagara Pier
E Front St
D
yF
Ba
Holland St
or
While Frontier’s gateway corridors
are aesthetically weak and feature
creeping levels of blight …
… and a market that rewards
reinvestment.
Illinois Ave
an
Lincoln Ave
Frontier has some of the city’s
healthiest residential blocks …
Fallow Parcels
M
Cherry St
6%
E 8th St
Franklin Ave
POVERTY RATE
EAST GRANDVIEW
MERCYHURST
GLENWOOD
W
r
S
Stop early signs of distress in the southern half
of Frontier through strong code enforcement
and incentives to support home improvement.
w
Pk
r
Gro
ve D
June St
AVERAGE HOME SALE $149,769
t
on
W 7th St
5
Robin Dr
Wayne St
ACADEMY- MARVINTOWN
ARBOR HEIGHTS
66%
Illinois Ave
HOMEOWNERSHIP RATE
GREENGARDEN
y
Oxford St
St
WaynePoplar
St
1,970
Beverly Dr
HOUSEHOLDS
Address weak Gateway conditions along
8th Street and at the intersection of 8th and
Bayfront Parkway at Frontier Park. Make it feel
and look special through stronger streetscapes
and blight mitigation.
Poplar St
FAIRMONT-McCLELLAND
3,957
e
TRINITY PARK
RESIDENTS
Bacon St
Reed St Schaper AveBeverly Dr
Post Ave
Sanford
Pl
LITTLE ITALY
FRONTIER
LAKESIDE
Plum St
Schaper Ave
12TH STREET CORRIDOR
EAST
BAYFRONT
Colorado Dr
DOWNTOWN
WEST
BAYFRONT
FRONTIER
S Shore Dr
Niagara Pier
Make strong assets even stronger — Frontier
Park should be one of the best city parks in
Pennsylvania.
BAYFRONT
PULASKI
LIGHTHOUSE
WHERE TO START WORKING
Park Way Dr
HOW CAN ERIE KEEP
THE FRONTIER AREA
HEALTHY?
NEIGHBORHOOD
STRENGTHENING
E
Gordon St
Lincoln Ave
Seminole Dr
Frontier Dr
Ravine Dr
Illinois Ave
Ore Dock Rd
E Grandview Blvd
© czbLLC
LAKE ERIE
COLLEGE OF
MEDICINE
W Grandview Blvd
en
Dr
Payne Ave
East Ave
Myrtle St
Chestnut St
Myrtle St
Chestnut St
Cochran St
Cranch Ave
Gilson
Hess Ave
Downing Ave
Av
e
St
Pennsylvania Ave
ew
Ba
yfr
N
on
E 36th St
eA
ve
Burton Ave
Pin
St
E 41st St
E4
3rd
St
E Grandview Blvd
E Grandview Blvd
© czbLLC
Hilltop Rd
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
61
E3
Stanton St
E 37th St
Essex Ave
1st
tC
o
St
E 33rd
Code
Regis Dr
Brandes St
Perry St
Wayne St
Reed St
E 34th St
E 38th St
E4
Wo
E 27th St
* In excess of E$500.
35th St
38th St
Fairmount
Pear St
Broad St
Camphausen Ave
ley
E 32nd St
E 33rd St
Tax
Delinquent Parcels*
Ash Street Blvd
Wallace St
East Ave
E 25th St
Jackson Ave
Reed St
d
ch R
in A
ve
Fren
kin
LIABILITIES
E 31st St
Briggs Ave
r
Rd
eD
Mc
What these neighborh
have working against
Perry St
E 43rd St
Hop
Sunset Blvd
E 40th St
Rd
Marv
E 33rd St
St
nch
Eliot Rd
an
E 28th St
Old
Bird Dr
E 31st St
38th St
Elm St
Parade St
Holland St
E 30th St
Holland St
th
W 35
39th St
m
E 20th St
E 23rd St
E 26th St
E 27th St
E 44th St
W Lakeview
Blvd
Gl
Wayne St
German St
Reed St
Ash St
E 18th St
E 22nd St
E 24th St
Roxanna Dr
Old
Fre
E 42nd St
er
E 12th St
E 29th St
Beech Ave
m
Cochran St
m
E 10th St
E 20th St
Ave P
Mcclelland
ea
Gl
en
ch
wo
St
od
Pa
rk
Av
e
MCCAIN AVE
Zi
Polk St
E 21st St
i
Churches
W 39th St
E Lake Rd
E 19th St
ap
Ch
Page St
St
Gordon St
Davison Ave
Sassafras St
Wallace St
Peach St
E 16th St
Pearl Ave
E 17th St
French St
June St
Myrtle St
Chestnut St
Holland St
French St
Franklin Ave
Myrtle St
Poplar St
Downing Ave
Hazel St
Maple St
Hazel St
Stanton St
h
ac
Pe
St
Alan Dr
St
E 11th St
Dr
Hilltop Rd
E 13th St
Schools
P
St (Open)
n
E 35th St
Longview Ave
h
c
ea
P
oa
e
Av
lb
Ba
E 9th St
t
W 31st St
h
Wood St
ng
lli
Ri
E 41st St
Davison Ave
Burton Ave
Essex Ave
Liberty St
E 38th St
e
Av
Cherry St
St
Cascade St
W 37th St
E4
W3r44th
d S St
t
Cherry St
Plum St
Pear St
Camphausen Ave
Elm St
Broad St
ew
N
Raspberry St
Brandes St
Regis Dr
Auburn St
Perry St
E 37th St
W 40th St
Pin
St
eA
W 41st St
ve
W 42nd St
E 7th St
W 24th St
Glendale Ave
tS
c
ea
Walnut St
Poplar St
Walker Blvd
Lighthouse St
Pennsylvania Ave
Ross St
Wayne St
Peach St
Sassafras St
E 5th St
Parade Blvd
E 44th St
1st
E 19th St
St Historic
Asset
Historic
Assets
E 33rd
Cherry St
Wood St
h
ac
E 14th St
Sc
ot
n
ASSETS
Maple St
Liberty St
W 39th St
St
en
S Park Row
West Ln
Chestnut St
Walnut St
Bacon St
Poplar St
Cherry St
Gilson
Payne Ave
Raspberry St
East Ave
East Ave
Jackson Ave
Greengarden Rd
Oakwood St
Wayne St
E 36th St
tC
on
St
d
Acce
ss R
Port
Harvard Rd
e
Av
E Bay Dr
E 3rd St
Myrtle St
Hess Ave
Weschler Ave
Wayne St
Reed St
BriggsRd
Harvard
Ave
E 43rd St
E 34th St
E 35th St
W 36th St
W 38th St
E4
on
St
E 32nd
Fallow
Land
W 34th St
W 39th St
Ba
yfr
W 29th St
in
ap
Ch
Gl
What these neighborhoods
have going for them...
E 27th St
Myrtle St
Raspberry St
Raspberry St
Cascade St
Hazel St
Allegheny Rd
Hazel St
Auburn St
Oakwood St
Ellsworth Ave
Plum St
Greengarden Rd
Rudolph Ave
Post Ave
Schaper Ave
oa
lb
Ba
Pe
E 4th St
Prospect Ave
W 25th St
Woodlawn Ave
Cherry St
Weschler Ave
Poplar St
Schaper Ave
Pittsburgh Ave
Devoe Ave
Sanford Pl
Park Way Dr
use St
Lightho
Pennsylvania Ave
Ross St
Frontier Dr
Wayne St
e
Av
W 42nd St
W 44th St
E 8th St
Buffalo Rd
Fairmont Pkwy
W 23rd St
W 31st St
W Grandview Blvd
E 26th St
W 30th St
W 32nd St
E 33rd St
Reed St Rd
Allegheny
Bird Dr
Ash Street Blvd
Ellsworth Ave
Parade St
Old
Schaper Ave
Wallace St
Fren
ch R
d
Post
Ave
Marv
in A
ve
Mcclelland Ave
Devoe Ave
I-79
E 40th St
Av
e
W 28th St
E 31st St
r
Roxanna Dr
Rd
Sunset Blvd
an
eD
ley
e
Av
E 18th St
W 19th St
Fargo St
W Lakeview Blvd
m
W 37th St
Hop
Parade Blvd
er
Fren
ch R
d
Alan Dr
m
E 42nd St
Beech Ave
m
E 30th St
Reed St
W 29th St
W 26th St
Perry St
Rudolph Ave
W 27th St
E 27th St
kin
W 25th St
Pennsylvania Ave
Schaper Ave
French St
Holland St
June St
Ash St
Wallace St
Pittsburgh Ave
Peach St
Av
e
en
wo
od
P
MCCAIN AVE ark
Eliot Rd
Zi
Longview Ave
E 25th St
wn
Bro
Walker Blvd
Hilltop Rd
Dr
Cochran St
Page St
k Ave
ParStanton
St
en
Seminole Dr
Ravine Dr
Illinois Ave
Lincoln Ave
Beverly Dr
Colorado Dr
Holland St
French St
Franklin Ave
German St
Sanford Pl
Peach St
Sassafras St
Bacon St
Myrtle St
Gl
W 35
Old
Regis Dr
Gl
Cranch Ave
Ore Dock Rd
Port
Walker Blvd
Blocks where investment yields higher value
wood
Glen
P
St
E Grandview Blvd
W Grandview Blvd
Fargo St
3rd
Davison Ave
ea
St ea
P
Myrtle St
Pear St
Chestnut St
Maple St
N
Liberty St
Hazel St
Wood St
Perry St
ch
E4
Sassafras St
Camphausen Ave
StCherry St
ew
Hazel St
Pennsylvania Ave
Cascade St
Raspberry St
Perry St
Wayne St
Reed St
Brandes St
Burton Ave
W 39th St
E 41st St
W 24th St
Mc
e
Av
Parade Blvd
Downing Ave
Poplar St
Elm St
Broad St
Plum St
East Ave
Essex Ave
Harvard Rd
Sunset Blvd
Old
West Ln
Raspberry St
East Ave
Jackson Ave
Reed St
Auburn St
Briggs Ave
Rudolph Ave
Myrtle St
Chestnut St
Walnut St
Gilson
Cherry St
Hess Ave
Payne Ave
Poplar St
Wayne St
Ash St
Wallace St
Oakwood St
Ash Street Blvd
Allegheny Rd
Parade St
Wallace St
Ellsworth Ave
Old
Fren
ch R
d
Marv
in A
ve
ch R
d
Fren
Post Ave
Park Way Dr
Cranch Ave
use St
Pennsylvania Ave
Ross St
Lightho
Wayne St
Frontier Dr
Seminole Dr
Lincoln Ave
Greengarden Rd
Holland St
Holland St
Av
e
Pa
rk
en
wo
od
Gl
Devoe Ave
I-79
Beech Ave
Schaper Ave
Eliot Rd
Cochran St
Wood St
St
W 22nd St
St St
E 26th
E 26th
E 33rd St
th St
E 35th St
St
W 22nd St
E 28th St
Huron St
t
Marion St
ch
in
W 21st St
E 29th St
ap
Ch
E 20th St
E 21st St
E 23rd St
E 31st St
E 20th St
W 20th St
er
Walker Blvd
Reed St
Weschler Ave
Holland St
French St
French St
Myrtle St
Chestnut St
Cherry St
Maple St
Hazel St
Schaper Ave
Myrtle St
Sassafras St
Pittsburgh Ave
Poplar St
Plum St
Liberty St
I-79
d
Acce
ss R
d
Acce
ss R
Port
Ore Dock Rd
Ravine Dr
Illinois Ave
Peach St
Beverly Dr
German St
West Ln
Raspberry St
Raspberry St
Cascade St
Hazel St
Allegheny Rd
Colorado Dr
Sassafras St
Myrtle St
Walnut St
Chestnut St
Poplar St
Cherry St
Weschler Ave
Oakwood St
Ellsworth Ave
Auburn St
Greengarden Rd
Rudolph Ave
Post Ave
Schaper Ave
Peach St
Lincoln Ave
Seminole Dr
Frontier Dr
Ravine Dr
Illinois Ave
Beverly Dr
Colorado Dr
Pittsburgh Ave
Schaper Ave
Devoe Ave
I-79
E 34th St
Which blocks saw homes with
a higher return on investment?
W 42nd St
W 44th St
a
Pe t
S
E 33rd
E 32nd St
E 18th St
Marion St
Harvard Rd
oa
lb
Ba
St
W 41st St
ng
lli
Ri
wy
nt Pk
i
eA R
ve
ch
W 18th St
W 20th St
E 24th St
Glendale Ave
E 12th St
W 17th St
ill
Gordon St
ng
lli
Pin
e
Av
t
W 40th St
y Fro
E Ba
40th
WE
4 St
e
Av
tS
tC
on
W 31st St
E 38th St
W 39th St
Sc
ot
on
W 37th St
e
Av
E 37th
St St
W 37th
Ba
yfr
W 16th St
E 19th St
Prospect Ave
E 22nd St
Woodlawn Ave
n
E 36th St
W 38th St
t
th S
W 24
E 7th St
W 11th St
M
Hilltop Rd
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
RETURN ON INVESTMENT
Fairmount Pkwy
E 10th St
Pearl Ave
Schaper Ave
4.0 - 6.0
Dr
4.0 - 6.0
E 35th St
ve
rA
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
en
W 36th St
e
ill
VERY
UNHEALTHY
Gl
W 34th St
1st
St
RETURN ON INVESTMENT
W 41st St
W Lakeview Blvd
W Grandview Blvd
3.5E 33rd
- 4.0
St
M
P
W 37th St
E 31st St
E 19th St
W 7th St
Sc
ot
W 38th St
ne
W 35
W 32nd St
3.0 - 3.5
E 27th St
VERY
UNHEALTHY
W 29th St
W 25th St
W 36th St
Pi
St
ap
Ch
2.5 - 3.0
E 33rd St
W 28th St
W 30th St
r
W 6th St
St
in
th St
E 31st St
E 28th St
W 26th St
Av
e
E Lake Rd
g
ai
Cr
Score 1.25 - 2.5
ve
rA
e
ill
M
ea
ley
W 5th St
W 34th St
E 2nd St
E 4th St
Marne Rd
a
Pe
W 39th St
St
kin
W 23rd St
yF
Ba
W 30th St
W 32nd St
E Front St
W 3rd St
Tacoma Rd
St
W 27th St
W 29th St
E 29th St
W 25th
St St
E 25th
E 11th St
D
e
Av
ch
Schaper Ave
Schaper Ave
ch
Mc
W 4th St
r
y
w
yF
Pk Ba
nt
W
ro
Polk St
y
W 31st St
VERY
HEALTHY
t
E 26th St
or
E 13th St
E 17th St
Buffalo Rd
Marion St
W 42nd St
W 44th St
oa
lb
Ba
e
Av
wn
Bro
an
r
ne
lli
Ri
e
Av
E 24th St
W 24th St
W 22nd St
E 23rd St
M
Gro
ve D
Pi
ng
e
Av
W 20th St
E 21st St
W 21st St
E 22nd St
W 22nd St
W 19th St
E 20th St
St
W 40th St
W 41st St
ow healthy are the neighborhoods?
VERY
HEALTHY
tS
W 38th St
W 39th St
W 20th St
S
E 16th St
E 18th St
g
ai
Cr
W 37th St
Sc
ot
St
W 36th St
W 18th St
E 20th St
e
Av
W 34th St
W 17th St
8th St
E 8th St
Robin Dr
E 9th St
E 14th St
Huron St
E 19th St
ne
Pi
W 32nd St
E 18th St
Oxford St
E 7th St
W
t Pkw
W 29th St
g
ai
Cr
W 37th St
W 28th St
E 17th St
W 16th St
How healthy are the neighborhoods?
W 25th St
W 26th St
E 16th St
E 12th St
E 5th St
t
on
W 29th St
But the area’s mostly mid-century residential areas and its assets are
5
connected by
tired-looking commercial streets that should set a stronger tone.
S Park Row
E 7th St
W 11th St
E 13th St
W 24th St
HOUSING
CONDITIONS
W 23rd St
W 25th St
W 30th St
r
E 10th St
E 4th St
Fron
W 27th St
W 29th St
e
Av
wn
Bro
D
E 11th St
W 7th St
Polk St
E 4th St
y
w
Pk
W 26th St
W 28th St
W 39th St
W 2nd St
Uneriecity
E Bay
W 22nd St
or
E Lake Rd
W 6th St
E 3rd St
Lincoln Ave
W 19th St
W 21st St
W 22nd St
an
Lincoln Ave
Lincoln Ave
W 20th St
W 20th St
M
E 14th St
Huron St
W 18th St
W 24th St
60
S
W 17th St
USING CONDITIONS
E 8th St
r
W 16th St
E 7th St
E 9th St
Gro
ve D
r
Robin Dr
W 11th St
D
Oxford St
W 5th St
E 2nd St
Marne Rd
or
... and many blocks exhibit a strong
connection between homeowner
reinvestment and higher market value.
y
an
W 3rd St
W 4th St
yF
Ba
W
t Pkw
M
E 5th St
S Park Row
Fron
r
n
ro
S Shore Dr
W 2nd St
Tacoma Rd
W 7th St
Gro
ve D
kw
tP
E Bay
W 6th St
Oxford St
S
W 5th St
y
W 25th St
e
Av
yF
Ba
Uneriecity
E Bay Dr
W 23rd St
W 25th St
er
W
E 4th St
W 37th St
e
Av
wn
Bro
ill
W 4th St
E 3rd St
W 22nd St
W 27th St
t St
e Dr
W 19th St
W 21st St
W 22nd St
W Fron
Lakesid
W 18th St
M
n
ro
E 2nd St
E Front St
t St
Huron St
W 17th St
W 20th St
W 20th St
Schaper Ave
kw
tP
S Shore Dr
W 3rd St
E Bay Dr
W Fron
Niagara Pier
y
Most blocks in the Greengarden area
show limited signs of distress, with
the exception of areas bordering more
distressed neighborhoods ...
Robin Dr
W 2nd St
Uneriecity
Niagara Pier
Niagara Pier
t St
How healthy are the neighborhoods?
S Shore Dr
E Front St
W Fron
e Dr
Lakesid
W 16th St
St
GLENWOOD
rhoods?
19%
W 6th St
W 11th St
W 29th St
Treat 26th Street and Peach Street as gateway
corridors through streetscape improvements,
blight mitigation, and beautification. Do the same
at the corner of 38th Street and Greengarden — a
critical node with a school and commercial center.
$83,211
POVERTY RATE
EAST GRANDVIEW
W 5th St
g
ai
Cr
73%
AVERAGE HOME SALE
MERCYHURST
W 4th St
r
W 24th St
Support existing neighborhood organizations and
stimulate higher levels of engagement.
6,297
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
ARBOR HEIGHTS
W 3rd St
w
Pk
D
Fallow Parcels
14,640
HOMEOWNERSHIP RATE
GREENGARDEN
an
Provide financial incentives and support for home
improvements on blocks with high potential
for return on investment and coordinate with
improvements to streets, sidewalks, and trees.
HOUSEHOLDS
TRINITY PARK
M
or
RESIDENTS
LITTLE ITALY
E 8th St
Gro
ve D
r
S
GREENGARDEN
LAKESIDE
yF
Ba
W 7th St
5
Robin Dr
Holland St
DOWNTOWN
12TH STREET CORRIDOR
EAST
BAYFRONT
W
Lincoln Ave
WEST
BAYFRONT
t
y
nt
ro
Oxford St
BAYFRONT
FRONTIER
W Fron
W 2nd St
COST EFFECTIVELY INTERVENING
IN THE GREENGARDEN
WHERE TO START WORKING
PLANNING AREA
Target early signs of distress with targeted code
enforcement and blight removal.
PULASKI
LIGHTHOUSE
Beverly Dr
Colorado Dr
HOW CAN ERIE MAKE
THE GREENGARDEN
AREA STRONGER?
NEIGHBORHOOD
STRENGTHENING
Niagara Pier
S Shore Dr
D
Peach St
Holland St
Myrtle St
French St
Sassafras St
Sassafras St
t
kin
ley
E 27th St
E 27th St
E 29th St
Churches
E Grandview Blvd
Gl
en
Dr
E 43rd S
t
E4
3
E 44th St rd S
W Lakevtiew Blvd
© czbLLC
CITY OF ERIE, PA: Comprehensive Plan andHilltop
Community
Decision-Making Guide
Rd
Gordon St
63
E 36th
h Rd
What
t
E 38th
have w
Burton Ave
Schools (Open)
39th St
St
E
Pi40th
ne
Av
e
Beech Ave
Longview Ave
Wood St
m E4
er 1st
m
St
an
Historic
Asset
Historic
Assets
Rd
Essex Ave
Roxanna
Dr
Cochran St
m
E 34th
Fren
c
E 37th St
38th St
Hop
e
E 32nd
E 33rd St
LIABILITI
Old
Eliot Rd
GLENWOOD
PARK
E 31st St
Holland St
Perry St
th St
W 35
E 35th St
Brandes St
E 33rd St
Zi
E 24th
Av
e
E 30th St
Perry St
Page St
W 39th St
ASSETS
Holland St
Holland
Payne
Ave St
Old
Fren
Old
Fren
c
ch RSth Rd Gilson
German
d
Elm St
French St
East Ave
tS
E 31st St
Wayne St
Reed St
Mc
Pe
Gl
ac
en
h
wo
St
od
Pa
rk
PennsylvaniaAAve
ve
Bird Dr
Reed St
MCCAIN AVE
Ash Street Blvd
Maple St
Hazel StSt
Wallace
a
Ch
E 20th St
E 26th St
Sc
ot
E 16th St
Holland St
Myrtle St
Myrtle St
Mcclelland Ave Jackson Ave
Cherry St
Hazel St
Old
Fre
nch
Mar
Rd
Parade St Liberty St vin A
ve
St
Parade Blvd
Fargo St
Old
a
Pe
St
n
pi
St
French St
Beech Ave
Peach St
E 14th St
W 24th St
Glendale Ave
Alan Dr
Briggs Ave
E 42nd St
Pear St
Cascade St
ch R
d
Stanton St
h
ac
Pe
Fallow Land
ch
h
ac
Pe
St
E 9th
What these neighborhoods
Dr
have going for them...
e
Av
l
Ba
Chestnut St
June St
Cherry St
Walker Blvd
Poplar St
Plum St
Camphausen Ave
French St
Broad St
Holland St
Raspberry St
St Dr
Holland
Regis
Fren
a
bo
W 31st St
Hess Ave
Sassafras St
West Ln
East Ave
Franklin Ave
Cochran St
Eliot Rd
Myrtle St
Chestnut St
Wayne St
Walnut St
Reed St
Cherry St
Ash St
Gl
en
wo
Pennsylvania
od Ave
Peach St
Pa
rk
Av
e
Lightho
use St
Wayne St
Chestnut St
Maple St
Myrtle St
Ross St
Cherry St
Sanford Pl Hazel St
Hazel St
Wallace St
E 10th St
E
E 7th
W Lakeview Blvd
Pearl Ave
E 17th St
RESERVOIR
Walker Blvd
© czbLLC
Gordon St
ew
N
Bird Dr
W Lakeview Blvd
e
Av
Sunset Blvd
W 44th St
E 44th St
W Grandview Blvd
Gl
en
Dr
Hilltop Rd
St
Av
e
ark
dP
en
wo
o
Gl
Brandes St
t
St
g
R
E 41st St
W 42nd St
E 43rd S
E4
Davison Ave
P
er ine
m W 41st
an Ave St
Rd
E 35th St
St
in
ill
rd St
E 33
E 33rd St
W 37th St
Beech Ave
Roxanna Dr
Cochra
St
EssexnAve
Harvard Rd
Alan Dr
E 36th St
W 40th St
E 40th St
m
3rd
W 36th St
W 38thHSt E 38th
ope
Dr
W 39th St
E Grandview Blvd
W 34th St
E t34th
h St St
W 35
Eliot Rd
Allegheny Rd
Perry St
ap
E 37th St
Perry
E 42St
nd St
St St
Reed
Hazel
Oakwood St
MapleAve
St
Ellsworth
Wayne St
MCCAIN AVE
Reed St
Longview Ave
Wood St
ESt35th St
in
Ch
m
E 32nd St
Burton Ave
Cherry St
Jackson Ave
Hazel St
Rudolph Ave
Liberty St
Ash Street Blvd
BrigPage
gs AveSt
Elm St
Ave
East n
Rd
St
Chestnut
Greengarde
Mcclelland Ave
Auburn St
Pennsylvania Ave
Myrtle St
June St
Poplar St
Plum St
Fargo St
Parade Blvd
t
St
E 31st St
E 33rd St
N
Myrtle St
Acce
ss R
d
Port
Ore Dock Rd
Park Way Dr
Liberty St
Downing Ave
Peach St
Sassafras St
Myrtle St
Wood St
Raspberry St
West Ln
East Ave
Franklin Ave
St
BaconPoplar
St
German St
Holland St
Gilson
French St
Payne Ave
Myrtle St
Chestnut St
Walnut St
Rd
Allegheny
Wayne StCherry St
Harvard Rd
Bacon St
Reed St
Poplar St
Ash St
Chestnut St
Plum St
Cranch Ave
Cascade St
Raspberry St
Peach St
Weschler Ave
Hess Ave
Sassafras St
Ross St
Seminole Dr
Oakwood St
Lincoln Ave
Wayne St
Ellsworth Ave
Plum St
Greengarden Rd
Pennsylvania Ave
Auburn St
Frontier Dr
Lightho
use St
RavPl
Sanford
ine Dr
Beverly Dr
Cranch Ave
Post Ave
Schaper Ave
Downing Ave
Wallace St
Schaper Ave
SchaperSt
Ave
Stanton
Wallace St
Rd
Post Ave
Plum St
St
Old
Fren St
Raspberry
ch R
d
Regis Dr
Mar
Ave
Devoe
vin
Parade St
Ave
I-79
Cascade St
ew
N
Poplar St
d
Acce
ss R
Port
Rudolph Ave
Ore Dock Rd
Colorado Dr
Devoe Ave
Pear St
Holland St
Old
Fren
ch
Burton Ave
Essex Ave
Beech Ave
Cochran St
I-79
German St
Camphausen Ave
Broad St
Elm St
French St
Holland St
Eliot Rd
Ave
Park
ood
Allegheny Rd
Stlenw
Perry G
Perry St
Davison Ave
Sunset Blvd
Oakwood St
Ellsworth Ave
Wayne St
Harvard Rd
Pe
Zi
E4
1sSt
W 39th
tS
Walker Blvd
Walker Blvd
Parade Blvd
Raspberry St
Pittsburgh Ave
Peach St
Sassafras St
East Ave
n Rd
Greengarde
Gl
Auburn St
en
wo
Ave
Pennsylvania
od
Pa
rk
Av
Brandes St
e
Reed St
Ash Street Blvd
Maple St
Hazel St
Reed St
Briggs Ave
Sunset Blvd
Wood St
Rd
Holland St
Gilson
West Ln
East Ave
Myrtle St
Payne Ave
Weschler Ave
Hess Ave
Myrtle St
Chestnut St
Myrtle St
Cherry St
French St
Sassafras St
Pennsylvania Ave
Ross St
Seminole Dr
Lincoln Ave
Frontier Dr
LiPeach
ghthouSt
se St
Wayne St
Walnut St
Wayne St
Ave
Jackson
St
Chestnut
Hazel
St
Ave
Rudolph
Schaper Ave
Liberty St
Wallace St Post Ave
Raspberry St
Holland St
Old
Fren
ch
Beech Ave
Park Way DrAve
Illinois
d
Ravine Dr
Cherry St
Ash St
Poplar St Wallace St
Pittsburgh Ave
Cascade St
Old
Fren
ch R
d
Devoe Ave
Mar
I-79Parade St
vin
Ave
Av
e
ark
dP
en
wo
o
Gl
Cochran St
Reed St
German St
Holland St
Plum St
French St
Illinois Ave
Beverly Dr
Poplar St
Holland St
Raspberry St
French St
Peach St
Sassafras St
Myrtle St
Eliot Rd
Allegheny Rd
Harvard Rd
Wood St
Schaper Ave
Sassafras St
Weschler Ave
Myrtle St
Myrtle St
Oakwood St
Maple St
Ellsworth Ave
Hazel St
Auburn St
Chestnut St
Greengarden Rd
Hazel St
Rudolph Ave
Cherry St
Schaper Ave
Plum St
Schaper Ave
Post Ave
Devoe Ave
Cascade St
I-79
Colorado Dr
DOWNTOWN
Frontier Dr
Seminole Dr
Chestnut St
Walnut St
Cherry St
Poplar St
Poplar St
Peach St
Ravine Dr
Illinois Ave
Lincoln Ave
West Ln
Raspberry St
Pittsburgh Ave
Raspberry St
Liberty St
Walker Blvd
Gordon St
W Grandview Blvd
W 37th St
h
ac
W 32nd St
n
Marion St
Hilltop Rd
Dr
h
ac
Pe
W 34th St
W 30th St
E 30th St
St
E 25thSIGSBEE
E 28th St
on
W 29th Stt Co
E 29th St
n
ve
rA
en
B
E 33rd St
t
W 25th St
CENTRAL
Woodlawn Ave
TECH
E 26th St
Ba
yfr
e
ill
Gl
St
W 44th St
W Lakeview Blvd
e
Av
b
al
St
E 35th St
E 31st St
W 31st St
tS
M
E Grandview Blvd
rd
e
Av
er
e
Av
CITY OF ERIE, PA: Comprehensive
Plan and Community Decision-Making Guide
Hilltop Rd
See Appendix J. DataENotes,
pg 105.
43
ill
er
e
Av
W Grandview Blvd
Gl
en
Dr
W 42nd St
M
Pe
Pe
oa
on St
Mari
per Ave
Scha
h
Blocks
St ac where investment yields higher value
h
ac
E 41st St
e
Av
i
ll
Ri
W 32nd St
rd St
W 29th St
E 27th St
W 28th St
W 23rd St
E 24th St
E2
E 31st St
E 4th St
Polk St
Gl
W 17th St
en
E 18th St
E 18th St
Dr
E 19th St W 19th StE 19th St
E 24
StSt
E 29th
E 2nd
S Park Row
th St
W 35
Huron St
St
W 40th St
eA
veSt
W 41st
E 13th St
g
Pin
n
pi
a
Ch
St
ai
Cr
t
Tacoma Rd
St
st S
h
ac
Pe
St
E 11th St
W 39th St
ve
eA
lb
Ba
n
W 37th St
ng
W 29th St
tC
on
E 33
Sc
ot
St
E 38th St
W 27th St
wn
Bro
26thStSt
EW26th
E 27th St
g
E 36th St
W 36th St
E 37th St
W 38th St
Pe
E 16th St
W 31st St
E 8th St
E 7th St
S
W 18th St
hS
McW 24t
kin
l
ey
Glendale Ave
W 25th St Av
e
ai
Cr
E 33rd St
E 23rd St
e
Av
E 32nd St
E 18th St
E 18th St
E 22nd
E Front St
W 3rd St
E 4th St
W 34th W
St 6th St
Pin
E 31st St
W 35
on
W 29th St
ne
Pi
ON INVESTMENT
W 37th St
E 35th St
B
E 28th St ayfr
W 28th St
E 17th St
Pearl Ave
W Grandview Blvd
W 23rd
24th St
W St
W 25th St
St
E 25thAve
Woodlawn
E 26th St
W 26th St
th St W 34th ESt34th St
St
n
pi
a
Ch
g
W 42nd St
VERY
UNHEALTHY
t
W 31stE St
31st St h S
ac
Pe
W 32nd St
3.0 - 3.5
3.5 - 4.0
4.0 - 6.0
E 33rd St
St
E 24th St
E 29th St
W 30th St
W 17th St
W 44th St
W 16th St
r
Marne Rd
Sc
ot
Huron St
h
ac
E 14th St
E Bay Dr
W FroSn
cto St
tt
St
W 2nd St
W 19th St
E 19th St
Tired-looking
gateway
corridors and
E 19th St
20th St
E
E 20th St
… andHilltop
protect
important
Rd
empty
commercial
land
on Liberty
Street
W 20th St
E 20th St
W 20th St
Buffalo Rd
Buffalo Rd
St
21st
E
citywide assets.
St
E 21st
provide
opportunities
to soften and
W 21st St
Prospect
Ave
Prospect Ave
E 22nd St
Gordon St
St
22nd
W
W
22nd
St
beautify
the area …
Fairmount
Fairmont
Pkwy
Pkwy
e
Av
E 23rd St
t
W 20th St
E 27th St
W 38th St
e
Av
le
W 25th Sty Av
e
Gro
ve D
E 13th St
W 22nd StE 22nd St Ave
wn
Bro
kin
E 5th
32nd St
WSt
r
Identify opportunities
to further
E 10th Stimprove commercial
S
e
W 39th St
MW 11th St
ve
Av
an properties along Liberty Street, including the large
Wng11th St a A
E 11th
or St
W 40th St
o
i
l
l
lb
D
vacant
parcel at Liberty and
36th. This area needs to Ri
r
Ba
W 41st St
E 12thset
E 12th St
St a better tone for the neighborhood.
t
W 42nd St
W 18th St
E 20th St
Which
blocks saw homes with W 38th St
e
e
v
W 39th St
Ava higher
A
return
on investment?
g
St
W 39th
E4
oa
lin
1
l
Ri
W Lakeview Blvd
Which blocks saw homes with
a higher return on Gordon
investment?
St
62
W 40th St
2.5 - 3.0
Schaper Ave
4.0 - 6.0
W 27th St
ai
Cr
W 37th StRETURN
W 44th St
RETURN ON INVESTMENT
Score 1.25 - 2.5
e
Av
W 34th St
th St
W 35
ill
M
er
ill
M
Pe
Schaper Ave
St
h
ac Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
t
VERY
HEALTHY
E 31st St
W 36th St
VERY
UNHEALTHY
W 41st St
E 17th St
W 29th St
E 3rd St
Treat Peach Street, 38th Street, 26th Street, and
Glenwood Park Avenue as gateway corridors through
StSt
Oxford
E 7th
streetscape
improvements,
blight
mitigation,
and
St
W 36th
5 8th St
E 8th St
Polk St
beautification.
W 37th StE 9th St
W 37th St
Robin Dr
E 9th St
E 16th St
E 28th St
tS
How healthy
are the
neighborhoods?
t
W 29th St
29th
StSt
29th
EW
ne
Pi
R
Av
a
W 39th St
bo VERY
l
HEALTHY
Ba
W 24th St
W 25th St
E 25th St
E 33rd St
St
Av
E 24th St
W 28th St
W 30th St
g
g
W 17th St
E 7th St
W 26th St
eD
Lakesid
E 2nd St
W 5th St
n
W
ro
S Park Row
y F W 34th St
E Lake Rd
a
B
W
E 7th St
W 7th St
W 6th St
er
t
Huron St
E 5th St
W 7th St
E 14th St
W 16th St
W 28th St
ill
tS
E 10th St
Dr
W 29th St
W 23rd St
E 16th
E 17th St
WHERE WTO
START WORKINGW 24th St
25th St
W 25th St
M
Sc
ot
17%
e
Av
wn
o
r
B
Uneriec
W 29th St
Provide financial incentives and
support
for
ity home
W 3rd St
W 30th St
improvements on blocks with high potential
y
kw
E 4th
3rd St
St
E 4th St
W
for
return on investment and coordinate with ont P
W 4th St
E 4th St
y
Fr
w
St
W 5th
St
32nd
W
y
k
improvements to streets, sidewalks, and trees.
Ba
tP
E Lake Rd
WS Park Row
E 18th St
In general, conditions
improve going
W 19th St
E 19th St
from 26th Street
to
38th
Street and
W 20th St
E 20th St
W 20th St
several blocks
exhibit a connection
W 21st St
E 21st St
St
E 22nd
St
22nd
W
between
homeowner
reinvestment
e
Av
wn
St
E 23rdvalues.
W 23rd St
and higher
market
Bro
th St Mc
W 24
W 38th St
How healthy
are
the neighborhoods?
e
W 39th St
e
in
ill
E 13th St
E 26th St
26th St
W
HOUSING
CONDITIONS
St
h
ac
e
P W 32nd St
a
Ch
W 37th St
n
pi
St
or
D St
W 11th St E 11th
r
W 18th St
W 25th St
ai
Cr
37th St
HOUSING W
CONDITIONS
W 31st St
an
G
rove
POVERTY
RATE
Dr
W
W 22nd St
Use code enforcement and aggressive blight
Front St
W Froof
mitigation tokestaunch
the spread
southE of
nt Sblight
t
e Dr
W 26th St
La sid
26th Street. W 27th St E Bay
W 2nd St
Lincoln Ave
St
E 9th St
S
M
E 17th St
o
Fr
HOMEOWNERSHIP RATE
58%
E 8th St
5
E 8th StAVERAGE HOME SALEPolk$67,926
St
Robin Dr
EAST GRANDVIEW
E 16th St
y
2,548
Ba
nt
W 24th St
Schaper Ave
W 29th St
W 29th St
W 6th St
Oxford St
5,979
W 19th St
W 21st St
W 22nd St
S Shore Dr
y
E 2nd St
kw
tP
n
ro
yF
BaE 4th St
y
w
Pk
W 20th St
W 20th St
Tacoma Rd kwy
nt P
y Fro
E Ba
Marne Rd
MERCYHURST
W 24th St
HOUSEHOLDS
FAIRMONT-McCLELLAND
St
7thSt
WE7th
GLENWOOD
RESIDENTS
Lincoln Ave
W 28th St
W 27th St
E 3rd St
wy
nt Pk
W 24th St
W 25th St
St St
E 4th
W 4th
W 2nd St
ARBOR HEIGHTS
W 3rd St
W 5th St E 5th St
W 16th St
W 19th St
W 23rd St
Fr
LAKESIDE
ACADEMY- MARVINTOWN
Arbor Heights has a combination of
W
St
healthy20th
areas
and blocks showing
W 21st St
moderate
signs
of distress.
W 22nd St
W 22nd St
ve
nA
w
Pk
E 14th St
W 17th St
W 26th St
h St
y
Ba
y
t
on
PARK
Park Row
S TRINITY
Huron St
W 20th St
w
Bro
W
ARBOR HEIGHTS
Lincoln Ave
M
Wan11th
or St
D
r
W 18th St
2nd St
r
EAST
BAYFRONT
LITTLE ITALY
GREENGARDEN
Gro
ve D
Robin Dr
W 16th St
12TH STREET CORRIDOR
W 6th St
Oxford St
W 7th St
S
FRONTIER
Beverly Dr
W 5th St
WEST
3rd St
WBAYFRONT
E 2nd St
PULASKI
LIGHTHOUSE
y Fro
E Ba
Colorado Dr
W 4th St
Fr
Uneriecity
WF
E Bay Dr ront St
W 17th St
W 18th St
wy
nt Pk
St
g y Fro
EaiBa
Cr
W
y
Ba
w
Pk
W 2nd St
S Shore Dr
E Front St
Huron St
Niagara Pier
y
t
on
BAYFRONT
Niagara Pier
t St
S Shore Dr
ty
Niagara Pier
Niagara Pier
?
E Front St
W Fron
Ore Dock Rd
Port
Acce
ss R
COST EFFECTIVELY
INTERVENING IN THE
ARBOR HEIGHTS
PLANNING AREA
Schaper Ave
HOW CAN ERIE MAKE
ARBOR HEIGHTS
STRONGER?
NEIGHBORHOOD
STRENGTHENING
E 14th St
W 16th St
Raspberry St
Pittsburgh Ave
Lincoln Ave
West
r
St
TaxE 41st
Delin
* In excess of $5
VERY
UNHEALTHY
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
4.0 - 6.0
RETURN ON INVESTMENT
Gl
en
© czbLLC
Dr
Holland St
Fre
dP
ark
Av
e
Mar
Parade St
Gilson
Holland St
Old
Fren
Old
Payne
FrenAve
c
ch R h Rd
d
Sunset Blvd
Parade Blvd
Lighthouse St
Hess Ave
Pennsylvania Ave
Beech Ave
East Ave
Camphausen Ave
Broad St
Elm St
Jackson Ave
kin
ley
Av
e
ew
N
Brandes St
Bird Dr
Perry St
E 33rd St
E 30th St
St
Pennsylvania Ave
E 27th St
E 27th St
E 31st St
Reed St
Ash Street Blvd
vin
Ave
en
wo
o
Gl
Ross St
Eliot Rd
Cochran St
East Ave
Reed St
Mc
E 32nd St
E 34th St
E 35th St
E 36th St
E 37th St
E 38th St
Hop
Rd
E 43rd St
E 44th St
Pin
eA
ve
E 41st St
E4
3rd
Davison Ave
an
E4
1st
St St
E 40th
Essex Ave
m
Roxanna Dr
er
Perry St
m
r
Burton Ave
eD
m
Parade Alan
Blvd Dr
Myrtle St
Chestnut S
Wayne St
Wayne St
Reed St
Ash St
St
Wallace Franklin
Ave
Wallace St
Holland St
Zi
Mcclelland Ave
Fren
Old
E 20th St
E 20th St
E 26th St
38th St
VA
HOSPITAL
Longview Ave
Sunset Blvd
E 10th St
E Lake Rd
E 18th St
Glendale Ave
E 25th St
Briggs Ave
ch R
W Lakeview Blvd
Old
Fren
ch R
Page
St
d
E 41st St
Beech Ave
39th St
Davison Ave
Burton Ave
Roxanna Dr
r
Cochran St
eD
Fargo St
Stanton St
E 35th St
E 38th St 38th St
Hop
d
Mar
vinIN AVE
MCCA
Ave
ark
Regis Dr
E 36th St
Ch
ERIE ZOO
Essex Ave
Wood St
th St
W 35
E 33rd St
Dr
E 23rd St
E 26th St
dP
Gl
a
E 34th St
Polk St
St
Pearl Ave
Hilltop Rd
E 28th St
en
wo
o
St
en
Wayne St
Ba
yfr
d St
E 33r E 33rd St
Eliot Rd
Hazel St
Perry St
E 42nd St
Alan Dr
n
pi
Bird Dr
Brandes St
N
Pennsylvania Ave
Maple St
Liberty St
Perry St
Wayne St
Pe
Cherry St
Ore Dock Rd
Hazel St
Maple St
Hazel St
Wood St
Woodlawn Ave
E 28th St
W Lakeview Blvd
Gl
June St
Holland St
Pear St
Av
e
E 24th St
E 26th St
E 29th St
E 21st St
Prospect Ave
E 22nd St
Parade St
French St
Buffalo Rd
E 24th St
E 31st St
th
W 35
E 13th St
E 19th St
E 19th St
Gordon St
Fairmont Pkwy
St
ew
Pe St
ac
h
St
E 18th St
Walker Blvd
Downing Ave
Peach St
Camphausen Ave
Broad St
Sassafras St
E 17th St
E 32nd St
E 37th St
e
Av
Longview Ave
Briggs Ave
h
ac
E 35th St
St
Port
A
Plum S
Sanford Pl
Liberty St
Bacon St
German St
Holland St
French St
West Ln
Myrtle St
Elm St
Myrtle St
East Ave
Cherry St
Chestnut St
Cherry St
Poplar St
Mcclelland Ave Hazel St
Jackson Ave
Cascade St
Peach St
Gilson
Payne Ave
Myrtle St
East Ave
Franklin Ave
June St
Plum St
Reed
StAVESt
Cascade
MCCAIN
JOSEPH
C. MARTIN
FAMILY GOLF
CENTER
Reed St
Raspberry St
Ash Street Blvd
Wallace St
Page St
Fargo St
Stanton St
Parade St
Park Way Dr
Raspberry St
Cranch Ave
Sassafras St
Chestnut StHess Ave
Walnut St
Harvard Rd
Poplar St
Wayne St
Reed St
Bacon St
d
Ave
ch R
vin
Mar
Fren
Old
Sunset Blvd
Parade Blvd
Regis Dr
Rd
O
Fren
DavisonldAve
ch
Av
e
E 16th St
E 42nd St
Auburn St
Lighthou
se St
Allegheny Rd
Cherry St
Schaper Ave
Pennsylvania Ave
Oakwood St
Ellsworth Ave
Ross St
Wayne St
Sanford Pl
Post Ave
Devoe Ave
Park Way Dr
I-79
Pear St
NAuburn St
ew
St
Oakwood St
Holland St
Allegheny Rd
Burton Ave
Beech Ave
Raspberry
Ash St St
Holland St
Broad St
Holland St
Camphausen Ave
Elm St
Greengarden RdFrench St
Av
e
ark
dP
Gl
en
Brandes St
wo
o
Blocks where investment yields higher value
Wallace St
Downing Ave
Sassafras St
Pennsylvania Ave
Ellsworth Ave
Eliot Rd
Essex Ave
Harvard Rd
Perry St
Rudolph Ave
Ore Dock Rd
Cranch Ave
Seminole Dr
Payne Ave
Peach St
Myrtle St
Myrtle St
Park
Cochran St
Ave
Perry St
Schaper Ave
Wayne St
Hilltop Rd
Which blocks saw homes with
a higher return on investment?
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Which blocks saw homes with
a higher return on investment?
Weschler Ave
German St
West Ln
East Ave
East Ave
AveSt
Rudolph
Chestnut
Post Ave
wood
Glen
Dr
W Grandview Blvd
E 33rd St
Walker Blvd
Walker Blvd
How healthy are the neighborhoods?
French St
Gilson
Myrtle St
Chestnut St
Schaper Ave
Jackson Ave
Cherry St
Devoe Ave
I-79
MapleReed
St St
Wood St
Briggs Ave
Sunset Blvd
Parade Blvd
W Lakeview Blvd
RETURN ON INVESTMENT
Gordon St
Gordon St
Frontier Dr
Sassafras StLighthouse St
Ross St
Beverly Dr
Walnut St
Hess Ave Lincoln Ave
Peach St
Aveine Dr
Pennsylvania Rav
Illinois Ave
Wayne St
Colorado Dr
Cherry St
Wayne St
Pittsburgh Ave
Poplar St
Hazel St
Hazel St
Reed St
Liberty St
Ash Street Blvd
Parade St
Wallace St
Raspberry St
Old
Fren
ch R
d
Mar St
Cascade
vin
Ave
h Rd
Fren
c
Beech Ave
Poplar St
Ash St
Wallace St
Plum St
Holland St
Holland St
Eliot Rd
Cochran St
Old
Allegheny Rd
Harvard Rd
German St
Raspberry St
French St
Gl
Oakwood St
Ellsworth Ave
Reed St
Holland St
French St
Weschler Ave
Sassafras St
Auburn St
en
wo
od
Pa
rk
Av
e
Myrtle St
Greengarden Rd
Chestnut St
Cherry St
Maple St
Hazel St
Wood St
Ore Dock Rd
en
Greengarden Rd
Port
S
Acc
Acce
s
Port
Peach St
Frontier Dr
Sassafras St
West Ln
DOWNTOWN
Myrtle St
Myrtle St
Poplar St
Schaper Ave
Hazel
St
Ave
Rudolph
I-79
Schaper Ave
Devoe Ave
Cascade St
Raspberry St
Liberty St
Post Ave
Walker Blvd
Gl
E 14th St
e
Av
4.0 - 6.0
W 44th St
E 11th St
E 12th St
W 24th St
Sc
E 27th St ott
h
St
ne
3.5 - 4.0
St
W 42nd St
e
Av
E Grandview Blvd
3rd
W 40th St
WE
41st
StSt
41st
ley
E 7th St
ac
Pe
E 26th St
E 27th St
e
Av
aim
W 39th St
EZ
ng
o
4
1
li li
Pin
St
lb stmSt
R
er ch
e A E 40th St
Ba
m
ve
a a
Pe n R
d
St
h
E
ac
E 4 43rd St
Pe
3rd
St
E 44th St
E Grandview Blvd
er
3.0 - 3.5
E4
W 38th St
ill
Dr
2.5 - 3.0
VERY
UNHEALTHY
E 38th St
W 39th St
25th St Ave
WGlendale
E 4th St
tarea
Regional
assets anchor the GlenwoodoEn29th
and
Co St
W 29th St
nn
E 30th St
bring visitors
to
the
city,
making
it
a
critical
E 31st St
W 31st St
E 31st St
impression-forming area for the city.
W 37th St
M
e
Av
Score 1.25 - 2.5
ve
E 36th StW 36th St
E 35th St
kin
WHERE ETO
START St
5th St
in
ap
WORKING
Ch
Marion St
St ea
ch P
VERY
HEALTHY ea
P
er
ill
e
Av
W Lakeview Blvd
W Grandview Blvd
ch
S
W 34th St
Mc
St
W 37th St
E 37th St
th StE 34th St
d St
E 33r
Marion St
W 42nd St
Hilltop Rd
VERY
HEALTHY
A
E 35th St
W 39th St
n
oa
lli
Pin
st S
lb
How healthy
are
theE 41neighborhoods?
Ri
t
eA
Ba
t
W 44th St
Gl
A
ap
Ch
W 32nd St
E 32nd St
E 33rd St
W 23rd St
E 23rd St
g
HOUSING CONDITIONS
ve
ve
g
B
E a28th
St28th St
yfr W
on
tC
on
n
W 30th St
E 29th St
e
Av
E 25th St
Woodlawn Ave
E 26th
St St
W 26th
W 35
Pearl Ave
E 3rd St
E 7th St
E 8th St
e
ve
Av
AE
9th St W 39th St
g
a
n
o
lli
lb
Ri
Ba
W 42nd St
ai
Cr
W 40th St
W 41st St
en
64
W 37th St
W 38th St
E 24th St
W 25th St
e
Av
W 36th St
in
St
wn
Bro
ne
W 34th St
th St
W 35
E 33rd St
Schaper Ave
St
HOUSING CONDITIONS
E 33rd St
Pe
St
W 39th St
E 31st St
W 32nd St
E 27th St
St22nd St
E 22ndW
Fairmount Pkwy
… with a desirable housing stock and
St
W 31st
E 31st
St St
a market that rewards
reinvestment.
E 31st St
h
ac
g
W 37th St
E 28th St
t
4th S
W 2M
c
W 24th Stkin
ley
Av
e
WS27th St
co
tt
W 29thStSt
ai
Cr
in
ap
Ch
St
W 23rd St E 23rd St
E 26th St
W 26th St
E 20th St
W 21st St
W 11th St
E 4th St
W 37th St
W 17th St
Stop
early
signs of
distress in the
St St
18th
EW
18th
E 18th St
St
W 19th
northwestern
corner
of
Glenwood
through
St
E 19th
E 19th St
E 20th St
strong
code
enforcement
and
incentives
to
St
20th
W
E 20th St
Buffalo Rd
home improvement.
21st St
Esupport
Prospect Ave
5%
W 22nd St
W 25th St
E 25th St
E 29th StW 29th St
W 30th St
E 16th St
Pi
Pe
E 24th St
W 28th St
M
er
ill
M
d
e
Av
Schaper Ave
h
ac
Sc
ot
E 20th StW 20th St
E 21st St
W 25th St
W 39th St
B
Pe
W 20th St
e
Av
oa
b
al
W 42nd St
W 27th St
E 18th St
W 19th St RATE
POVERTY
ne
e
Av
E 19th St
W 22nd St E 22nd StAve
wn
Bro
W 16th St
93%
E LakeSRd
Park Row
Address weak gateway conditions
W 44th St
along
E 13th StPeach Street through streetscape
enhancements, blight mitigation,
and
W Grandview Blvd
beautification.
Huron St
E 14th St
AVERAGE HOME SALE $139,806E 17th St
Pi
g
W 24th St
St
38th St
in
W 18th St
E 11th St
E 12th St
1,182
Huron St
HOMEOWNERSHIP
RATE
W 17th St
EAST GRANDVIEW
MERCYHURST
W 24th St
g
W 37th St
ll
Ri
E 17th St
tS
Glenwood has
St
W 29th mostly
t
healthy residential blocks in
t
W 31st St … h S
a park-like setting
ac
t
0th St
Peach St
Pittsburgh Ave
Raspberry St
Plum St
W 23rd St
ai
Cr
W 34th St
E 16th St
HOUSEHOLDS
E 9th St
2,839
W 36th St
W 6th St
E 2nd St
t
E Bay Dr
W 31st St
Pi
W 30th St
ACADEMY- MARVINTOWN
W 21st St
W 22nd St
W 26th St
W 29th St
W 16th St
r
RESIDENTS
E 13th St
FAIRMONT-McCLELLAND
GLENWOOD
W 20th St
W 25th St
W 28th St
Seminole Dr
Lincoln Ave
Chestnut St
Walnut St
Cherry St
Poplar St
Weschler Ave
e
Av
W 19th St
St
rD
W 34th St
tS
y
W 17th St
th St
4th St
ARBOR HEIGHTS
StSt
11th
WE
11th
no
W 32nd St
W 3rd St
Sc
ot
e Dr
Lakesid
E 22nd St
W 24th St
w
nt Pk
y Fro
E Ba
GREENGARDEN
W 20th St
wn
Bro
E 14th
TRINITY PARK
Huron St
W 18th St
W 22nd St
LITTLE ITALY
r
E 10th St
M
GLENWOOD
a
S
W 2nd St
e
Av
er
ill
Lincoln Ave
12TH STREET CORRIDOR
LAKESIDE
Gro
ve D
W FrW
on30th
t St St
Make
W 38th St
E 7th St the most of a key asset by keeping
8th St
E
St 39th
Polk W
maintenance
of the areas
and
St assets
St
around Glenwood Park Avenue atWa40th
very
W
41st
St
E 10th St
high level.
E 7th St
8th St
W 37th St
W 7th St
W 29th St
E Front St
M
r
EAST
BAYFRONT
E 9th St
PULASKI
LIGHTHOUSE
Robin Dr
5
Polk St
W 5th St
Schaper Ave
rD
W 16th St
WEST
BAYFRONT
FRONTIER
E 8th St
BAYFRONT
Oxford St
F
E Lake Rd ay
B
S Park Row
W
Lincoln Ave
M
a
W 11th St no
W 7th St
E 7th St
w
yF
Pk Ba
ntE 5th
W
St
o
r
W 4th St
E 4th St
W 28th St
Marne Rd
S
r
W 6th St
S Park Row
y
kw
tP
n
ro
E Bay Dr
Marne Rd
Gro
ve D
Robin Dr
WE5th
St
5thSt
E 3rd St
y
W 26th St
Tacoma Rd
Oxford St
W 7th St
y
Ba
Uneriecity
E 2nd St
E 4th St
e Dr
Lakesid
wy
nt Pk
y Fro
E Ba
W 6th St
W
W 3rd St
W 29th St
Tacoma Rd
Beverly Dr
W 5th St
y
E 3rd St
kw
tP
n
W 4th St
o
FrE 4th St
wy
nt Pk
y Fro
E Ba
Colorado Dr
W 4th St
E 2nd St
W 2nd St
W 25th St
St
yF
Ba
W 3rd St
Uneriecity
S Shore Dr
t St
W 23rd St
W 25th St
COST EFFECTIVELY
INTERVENING IN THE
GLENWOOD PLANNING
AREA
W 27th St
e
Av
g
t
on
W 2nd St
E Front St
W Fron
E Bay Dr
wn
Bro
ai
Cr
y
w
Pk
r
W
Illinois Ave
S Shore Dr
Ravine Dr
t St
Uneriecity
Niagara Pier
Niagara Pier
oods?
E Front St
W Fron
W 22nd St
W 24th St
Niagara Pier
HOW CAN ERIE KEEP
THE GLENWOOD
AREA HEALTHY?
NEIGHBORHOOD
STRENGTHENING
W 22nd St
St
E Grandview Blvd
E Grandview Blvd
© czbLLC
What these neighbor
have working against
GLENWOOD
PARK
What these neighborhoods
have going for them...
Hilltop Rd
Gordon St
ASSETS
Fallow Land
Historic
Asset
Historic
Assets
Schools (Open)
LIABILITIES
Tax Delinquent Parcels*
* In excess of $500.
Churches
See Appendix J. Data Notes, pg 105.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
65
Code
Walker Blvd
© czbLLC
Hilltop Rd
Gordon St
Walla
Jackson Ave
ew
N
Brandes St
Wayne St
Regis Dr
E 36th St
Stanton
Lighthou
Pennsylvania Ave
Dr
© czbLLC
en
Dr
East Ave
N
ew
St
Pennsylvania Ave
E 30th St
Bird DrSt
Brandes
Mcclelland Ave
Av
e
E 32nd St
E 34th St
E 35th St
E 36th St
E 37th St
Hop
E 38th St
Perry St
E 43rd St
E4
3r
E 44thdStSt
Burton Ave
Essex Ave
Pin E 40th St
eA
ve
Roxanna Dr
m41
er st S
m t
an
Rd
E 42nd St
iggs Ave
AlanBrDr
Page St
Zi
Code Violations
mE
r
E Grandview Blvd
© czbLLC
Hilltop Rd
Gordon St
Broad St
East Ave
Jackson Ave
Wayne St
Reed St
ley
E 27th St
E 27th St
E 33rd St
Perry St
Wallace St
Parade St
Stanton St
d
Holland St
kin
eD
Tax Delinquent Parcels*
E 41stofSt
* In excess
$500.
Mc
E 26th St
E 31st St
E 35th St
W
What
these neighborhoods
E 36th St
have
working against them...
E 38th St
LIABILITIES
Elm St
June St
Ash Street Blvd
MCCAIN AVE
Fre
vin
Mar
Old
Regis Dr
St
Reed St
nch
Rd
Ave
St
ew
N
St
35thE 34th St
E 33rd
Gilson
Payne Ave
Wayne St
Franklin Ave
Ash St
Wallace St
Downing Ave
Pear St
Camphausen Ave
Holland St
Broad
St St
French
Elm St
Av
e
E 33rd St
W LakeviewEBlvd
Grandview Blvd
Gl
Reed St
St
St
Bacon
Perry
German St
Holland St
Gilson
St
French
Payne Ave
Peach St
ark
dP
E 32nd St
St
E Grandview Blvd
W Grandview Blvd
n
Longview Ave
3rd
tC
on
Fargo St
E4
Essex Ave
eA
ve
on
E 20th St
Glendale Ave
E 25th St
E 28th St
Ba
yfr
Sunset Blvd
E 44th St
Pin
E 29th St
Parade Blvd
E 43rd St
Perry St
a
Pe
Rd
1st
St St
E 40th
Wood St
S
Churches
ch
Fargo St
Briggs Ave
t
E 42nd St
Schools (Open)
an
Parade Blvd
Alan Dr
W 42nd St
Longview Ave
Sunset Blvd
Old
Historic
Asset
Historic
Assets
4
W 39thE St
r
Woodlawn Ave
E 26th St
Davison Ave
Old
Fren
ch R
Perry St
Hazel St
Reed St
Wayne St
eD
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e
e
Av Zi Av
m
am
ng
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bo er
i
l
m
R
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Hop
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c
Page Sth Rd
38th St
E 23rd St
E 24th St
E 31st St
Beech Ave
St
Eliot Rd
W 34th St
BrandesGSt
len
wo
o
Bird Dr
E 33rd St
t
Burton Ave
Jackson Ave
Cherry St
Maple St
Mcclelland Ave
Hazel St
Liberty St
Ash Street Blvd
Plum St
St
Raspberry
Old
Fren
ch R
d
Mar
vinN
St
Cascade
AvAVE
MCCAI
e
E 30th St
E 31st St
W 31st St
tS
E 10th St
Prospect Ave
E 22nd St
Fairmount Pkwy
E 27th St
W 29th St
St
E 16th St
... and
along with gateway
Pearl Ave
opportunities, can
leveraged
to
E 18th Stbe
St
E 18th
E 19th St
E 19th St
stimulate greater
levels
ofE 20th
market
St
Rd
confidence. E 21stBuffalo
St
E 17th St
E 20th St
rd
E 13th St
E 12th St
St
Mc24th
W
kin
ley
Av
e
E 27th St Sc
ot
Pennsylvania Ave
Reed St
Chestnut St
East Ave
WILSON
Myrtle St
E 23rd St
W 32nd St
Wallace St
Holland St
ASSETS
Fallow Land
Sassafras St
E 20th St
LINCOLN
h
ac
St E 35th St
What these
neighborhoods
ELEMENTARY
n
Pe
pi
a
SCHOOL
have
going for them...
Ch
E 37th St
W 37th St
E 35th St
Parade
West Ln
Myrtle St
Pearl Ave
Ash St
Poplar St
Plum St
Pear St
St
E 33rdE 33rd St
W
th St 34th St
Myrtle St
East Ave Chestnut St
Walnut St
Cherry St
Wayne St
Poplar St
Reed St
W 17th St
ST.
E 11th St
43
E Lake Rd
Davison Ave
Hess Ave
Burton Ave
ve
Essex Ave
Briggs Ave
BlvdHess Ave
Sunset Blvd
E 7th St
E 41st St
Camphausen Ave
E 4th St
Ross St
Sanford Pl
Park Way Dr
Cranch Ave
Peach St
Lighthouse St
Sassafras St
Beech Ave
Pennsylvania Ave
Wayne St
Eliot Rd
37th Sthigh
blocksEwith
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
67
E 41st St
Davison Ave
Reed St
Pear St
St
Pennsylvania Ave
Port
Acce
ss R
d
Perry St
Ore Dock Rd
Wayne St
Ash Street Blvd
Wallace St
Camphausen Ave
Elm St
East Ave
Holland St
arkd
cd
cess
PR
Reed St
vin
Ave
Mar
Parade St
Lake
E 14th St
E 21st St
Prospect Ave
E 22nd St
June St
ve
nA
Parade St
Holland St
w
Bro
E 31st St
W 35
Davison Ave
Broad St
French St
Av
e
Ross St
Holland St
Old
Fren
Old
Fren
c
ch R h Rd
d
E 34th St
t
E Grandview Blvd
Huron St
Ba
yfr
39th St
W 40th St
E 41st
W 41st
StSt
E 33
se St
Sassafras St
en
Pow
rtoAo
Gl
Ore Dock Rd
Cochran St
Wallace St
Franklin Ave
Bacon St
German St
Raspberry St
Downing Ave
E 13th St
E 28th St
W 28th St
on
t C St W 29th St
E 29th
on
n
W 30th St
Eliot Rd
en
Peac
Myrtle St
Holland St
French St
French St
NORTHWEST
W 44th St
W Lakeview Blvd
Gl
Sanford Pl
Park Way Dr
Cranch Ave
Peach St
Wood St
Weschler Ave
Peach St
West Ln
Walker Blvd
Broad St
Sassafras St
W 20th St
Buffalo Rd
W 22nd St
Fairmont Pkwy
N
e
Auburn
Pew S St
Gl
ac t
en
h
wo
St
od
Pa
rk
Av
e
Brandes St
Oakwood St
Cochran St
Roxanna Dr
Essex
Rd Ave
Harvard
St
Allegheny Rd
Maple St
Wood St
Perry St
E 44th St
3rd
Dr
E 10th St
But significant
city assets are
W 18th
St St
E 18th
E 18th
19th St
WSt
in need Eof
…
19th St
Eprotection
19th St
E 38th St38th St
W 38th St
Burton Ave
I-79
Reed St
E 42nd St
Briggs Ave
Alan Dr
Longview Ave
Parade Blvd
E4
en
E 16th St
E 17th StSt
Gordon
Camphausen Ave
Sassafras St
Gilson
Payne
Ave
St
Myrtle
Myrtle St
Chestnut St
East Ave
Cherry St
Ave
Bird Dr
Pennsylvania
Ellsworth Ave
Wallace St
Parade St
Sunset Blvd
Fargo St
Page St
E 43rd St
W 11th St
E 11th St
Walker Blvd
St
CITY OF ERIE, PA: Comprehensive Plan andGordon
Community
Decision-Making Guide
Elm
St St
Myrtle
Greengarden Rd
Cherry St
Plum St
Mcclelland Ave
Wayne St
Schaper Ave
Schaper Ave
Jackson Ave
Liberty St
Post Ave
Perry St
Poplar St
Ave
Rudolph
Hazel St
Hazel
St
Pittsburgh Ave
St St
CascadeReed
Devoe Ave
MCCAIN AVE
Raspberry St
Ash Street Blvd
Ave
d
ch R
vin
Mar
Old
Holland St
Fren
ch R
Stanton
d St
Old
Davison Ave
Beech Ave
June St
St
Holland
Pear St
Fren
Oakwood St
Regis Dr
ew
St
Av
e
ark
N
dP
en
wo
o
Gl
Allegheny Rd
Eliot Rd
Harvard Rd
Hilltop Rd
Blocks where investment yields higher value
66
Wallace St
Downing Ave
Camphausen
Rd
Ave
Greengarden
French St
Auburn St
Peach St
Broad St
Myrtle St
Ellsworth Ave
Brandes St
Cochran St
Burton Ave
Wood St
Perry St
Ave
Park
wood
Glen Essex Ave
I-79
Schaper Ave
Wayne St
Hazel St
Liberty St
Reed St
Briggs Ave
Parade St
Parade Blvd
Sunset Blvd
Ash Street Blvd
Old
d
Fren
Old
Sassafras St
Elm St
Myrtle St
Schaper Ave
AveSt
Rudolph
Pennsylvania Ave
Chestnut
Cascade St
Post Ave
Raspberry St
vin
Mar
Fren
Ave
d
Wallace St
Holland St
ch R
Beech Ave
Walker Blvd
Dr
P
E 14th St
th St
Hilltop
W 16Rd
E 36th StW 36th St
W 39th St
E 4th St
Marion St
W Grandview Blvd
E Grandview Blvd
W 39th St
t
Pin
t h S E 40th
eSt
c
Av
e
ea
E 12th St
W Lakeview Blvd
St
en
e
Av
Eoa4
lb 1st S
E 9th St
g
Gl
r
W 7th St
Gl
t
E 34th St
E 32nd St
St
SupportE 7th
the
Academy Neighborhood Association and other neighborhood
groups to promote
E 8th St
St
Polk higher
E 7th St
E 7th St
E 8th St
Polk St
levels of engagement.
E 9th St
E
e
Av
er
ill
W Lakeview Blvd
eD
St
E 2nd St
o
E 5th St
Treat
the intersection of Pine Avenue, Old French Road, and 28th Street
as an opportunity for significant
W
Pin
E
Row
Park
S
41s
W 6th St similar opportunitiesE Lake
Rd
gateway beautification. Consider
at 26th
Street
and Parade.
eA
tS
E 4th
St St
W 5th
E 5th St
r
yF
E Lake
Rd Row
BSa Park
W
W 32nd St
E 32nd St
St
W 4th St
ro
y F St
EBa4th
M
E Grandview Blvd
W 42nd St
e
Av
g
mlin
lm
Ri er Ba
m
an
Rd
St
h
c
a
Pe
Zi
W 40th St
e
Av
Which blocks saw homes with
a higher return on investment?
W Lakeview Blvd
W Grandview Blvd
E 41st St W 41st St
W 44th St
St
See Appendix J. Data Notes,
pg 105.
Hop
W 38th St
W 39th St
er
e
Av
3rd
ha
W 37th St
Schaper Ave
E4
E 38th St
ill
er
ill
P
RETURN
ON
St INVESTMENT
W 44th
eA
ve
n
pi
t
on
w
Pk
Marion St
Pe
Pin
W 36th St
h
ac
Pe
E 35th St
C
Blocks where investment
yields higher
value
W 37th St
E 37th St
M
e
h
ac
E 4 W 39th St
1st
St
Schaper Ave
M
h
ac
St
St
E 35th St
E 33rd St
W 2nd St
ai
Cr
oa
lb
Ba
W 32nd St
St
E 33rd
E 33rd St
W 34th St
Marion St
W 42nd St
ng
lli
Ri
Which blocks saw homes with
a higher return on investment?
y
tS
E 30th St
W 31st St
E Front St
Ba
yfr
Provide
financial incentives and support for home improvements on
potential for
E 2nd St y
W 3rd St
E 3rd St
38th St
E 38th St
kw investment and coordinate with improvements to streets, sidewalks,
return non
and
trees.
P
t
E 3rd St
e
Av
W 40th St
W 41st St
e
Av
E 36th St
E 31st St
Sc
ot
W 29th St
W 29th St
E Bay Dr
ne
W 39th St
4.0 - 6.0
28th St
WSt
E 28th
tC
on
n
W 30th St
on
E 27th St
W 27th St
E 27th St
e Dr
Lakesid
Pi
3.0 - 3.5 3.5 - 4.0
e
Av
E 26th St
Ch
E 24th St
W 23rd St
W 24th St PENNSYLVANIA
MIDDLE
MARY’SGlendale
StAve
W 25th
W 25th St
E 25th St
SCHOOL
COLLEGIATE ACADEMY
HOME
Woodlawn Ave
E 26th St
E 26th St
W 26th St
Av
e
St
Score
St 1.25 - 2.5 2.5 - 3.0
W 38th
th St
E 34th35St
W
4.0 - 6.0
g
W 37th St
t
E 35th nStS
i
ap
h
C
W 37th St
E 37th St
E 25th St 3.5 - 4.0
3.0 - 3.5
ley
ai
Cr
W 36th St
VERY
UNHEALTHY
Ba
yfr
E 29th St
M
W 24th Stckin
Glendale Ave
W 25th St
RETURN
ON INVESTMENT
E 31st St
E 32nd St
St
VERY
HEALTHY
E 33rd St
g
th St
W 35
E 33rd St
W 34th St
a
Pe
ai
Cr
How healthy are the neighborhoods?
ch
St
w
Bro
E 24th St
W 25th St
Score 1.25 - 2.5 Woodlawn
2.5 - 3.0Ave
E 26th
St St
W 26th
VERY
23rd St
E 23rd St W UNHEALTHY
ve
nA
e
Av
W 32nd St
E 27th St
St
W 27th
Sc
ot
t
W 29thSSt
t
W 31st St
E 31st St
HEALTHY
th St
W 24
kinW 24th
St
ley
Av
e
Mc
ne
Pi
E 31st St
Reed St
W 29th St
ch R
Pa
rk
E 28th
St St
W 28th
E 29th St
W 30th St
Maple St
Devoe
St Ave
Perry
Hazel
St Ave
Jackson
W 26th St
Cherry St
W 25th St
E 25th St
E 26th St
East Ave
St St
E 23rd
W 23rd
W 22nd St
E 33rd St
ve
eA
Av
e
Auburn St
W 25th St
Gl
en
wo
Oakwood St
Pittsburgh Ave
Ash St
Poplar St
Holland St
Plum St
French St
Greengarden Rd
E 24th St
E 22nd
WSt
22nd St
VERY
Fairmount Pkwy
E 31st St
Pin
od
w
Bro
ve
nA
W 22nd St
Chestnut St
St
Frontier Dr Hazel
Seminole Dr
Lincoln Ave
Chestnut StHess Ave
Walnut St
Cherry St
Poplar St
Maple St
Liberty St
se St
Lighthou
Ross St
Beverly Dr
East Ave
Raspberry St
Ash St
E 14th St
Cascade St
Raspberry St
Pennsylvania AveRavine Dr
Illinois Ave
Colorado Dr
Wayne St
Wayne St
Reed St
Bacon St
E 13th St
Cherry St
Hazel St
d
Ore Dock Rd
Sanford Pl
Park Way Dr
Cranch Ave
Weschler Ave
German St
r
Franklin Ave
Harvard Rd
French St
Payne Ave
Port
Acce
ss R
Oakwood St
Allegheny Rd
Frontier Dr
Peach St
Lincoln Ave
Gilson
Sassafras St
West Ln
Holland St
Ravine Dr
Myrtle St
Hess Ave
Chestnut St
East Ave
Seminole Dr
Schaper Ave
Lighth
Ave
Illinois
ouse St
Pennsylvania Ave
Beverly Dr
Walnut St
Cherry St
St
WaynePoplar
St
Reed St
Raspberry St
Wallace St
Post Ave
DOWNTOWN
Devoe Ave
I-79
Wayne St
Colorado Dr
Ross St
Ore Dock Rd
German St
Weschler Ave
Holland St
French St
Peach St
Sassafras St
Ellsworth Ave
d
Port
Acce
ss R
Frontier Dr
Peach St
Seminole Dr
Lincoln Ave
Sassafras St
Myrtle St
West Ln
E 22nd St
W 22nd St
HOUSING CONDITIONS
Allegheny Rd
Eliot Rd
an
o
W 11th St r D
r
E 10th St
E 27th St
E 35th St
t St
E Bay Dr
in
Use code
enforcement and aggressive blight
mitigation to reduce visible signs
of distress.
side Dr
p
E FrontaSt
W 39th St
Far fewer
than
half of the blocksHuron St
BlockWconditions
vary widelyHuron
in St
h St
W 16t
16th St
E 16th St
E 16th St
Pearl Ave
exhibit a strong connection
between
Academy-Marvintown, Wwith
moderate17th St
W 17th St
E 17th St
E 17th St
St
E 18th and
reinvestment
higher
market
to-severe distress
on blocks
W 18thESt18th St
E 18th St
W 18th St evident
W 19th St
HOUSING CONDITIONS
E 19th St
W 19th St
E 19th St
E 19th St
values
—
inhibiting
the rationale
for E 20th St
adjacent to 26th
Street and
healthier
E 20th St
W
20th
St
St
St
20th
W
20th
E
W 20th St
E 20th St
Howhomeowners
healthy are
neighborhoods?
W 20th St
Rd
Buffalo the
to
improve
their
homes.
W 21st St
blocks bordering
E 21st St
E 21st St 33rd Street.
W 21st St
Prospect Ave
W 21st St
e
Av
Cochran St
M
Gro
ve D
W Fron
Av
e
Fairmo
Marion St
S
5 ch E 8th St
a
Polk St
Pe
Robin Dr
St
th St
W 35
ley
wy
nt Pk
E 12th St
W 6th St
Oxford St
E 31st St
kin
y Fro
E Ba
Blvd
W Grandview
E 11th St
a
ng
lli 13% lbo
Ri
Ba
e
Av
E 26th St
Mc
Tacoma Rd
W 44th St
A
E 25th St
Marne Rd
E 13th St
E 8th St
$57,103
ve
W 3rd St
E 24th St
E 29th St
wy
nt Pk
r
St
W 42nd
W 7th St
E 7th StE 7th St
64%
W 2nd St
Lincoln Ave
D
W
E 9th St
W 37th St
E 23rd St
E 28th St
y Fro
E Ba
r
POVERTY RATE
F
t St
E 21st St
E 22nd St
E 33rd St
Tacoma Rd
an
or
Gro
ve D
E 10th St
M
8th St
AVERAGE HOME SALE
y
WBa41st
St
E Lake Rd
S Park Row
Lincoln Ave
E 14th St
S
Robin Dr
5
w
E 3rd St Pk
nt
ro E 4th StW 4th St
y
F
w
y
Pk Ba
St St
W 40th
W 5th
nt
W St
ro E 5th
W 39th St
E 4th St
EAST GRANDVIEW
Wy 38th St
W Fron
2,570
HOMEOWNERSHIP RATE
St
Marne Rd
E 11th St W 11th St
Polk St
Uneriecity
E 2nd St
E Bay Dr
S Shore Dr
e
Av
er y
inllt Pkw
E 9th St
Oxford St
36th St
W
HOUSEHOLDS
Marne Rd
E 8th St
W 6th St
MERCYHURST
6,863
y Fro
E Ba M
W 7th St
W 3rd St
e Dr
Lakesid
FAIRMONT-McCLELLAND
W 37th St
ACADEMY- MARVINTOWN
Schaper Ave
E 7th St
RESIDENTS
Tacoma Rd
S Park Row
TRINITY PARK
W 34th St
S
GLENWOOD
wy
nt Pk
t
W 5th St
ACADEMY MARVINTOWN
E 20th St
E 20th St
W 24th St
W 31st St
g
r
yF
Ba E 5th St
ARBOR HEIGHTS
W 4th St
t St
W 2nd St
W 32nd St
E Front St
W Fron
W 30th St
Niagt ara Pier
E 4th St
S Shore Dr
LAKESIDE
W 29th St
E 18th St
E 19th St
WHERE TOS START
c
WORKING ott St
ai
Cr
y
E 3rd
w St
Pk
t
on
GREENGARDEN
ne
Pi
St
tS
E Bay Dr
y Fro
E Ba
Lincoln Ave
Sc
ot
LITTLE ITALY
UnerieEcity
2nd St
W
W 24th St
h St
12TH STREET CORRIDOR
PULASKI
LIGHTHOUSE
EAST
BAYFRONT
W 28th St
Niagara Pier
d St
FRONTIER
Niagara Pier
St
WEST
BAYFRONT
W 25th St
W 26th St
W 29th St
BAYFRONT
W 23rd St
W 25th St
Auburn St
W 27th St
ve
nA
Regis Dr
Greengarden Rd
Rudolph Ave
W 24th St
E Front St
w
Bro
Beech Ave
W 22nd St
Plum St
W 22nd St
E 17th St
COST EFFECTIVELY INTERVENING IN THE
ACADEMY-MARVINTOWN PLANNING AREA
W 21st St
Stanton St
W 20th St
W 19th St
Myrtle St
W 20th St
Fallow Parcels
HOW CAN
ERIE MAKE THE
ACADEMY-MARVINTOWN
AREA STRONGER?
NEIGHBORHOOD
STRENGTHENING
Front St
W 18th St
Poplar St
Schaper Ave
Raspberr
Pittsburgh
E 16th St
W 17th St
en
Sassafras St
French St
Dr
Fallow Land
Schools (Open)
E Grandview Blvd
PREPARATORY
SCHOOL
Pennsylvania Ave
Brandes St
Perry St
Sanford Pl
Wayne St
Park Way Dr
Reed St Cranch
Ave
E4
3rd
Burton Ave
eA
ve
Essex Ave
Pin
Perry St
St
E 38th
St
P
E 18th St
E 19th St
Camphausen Ave
June St
Regis Dr
E 33r
m
m
er
E 42nd St
St
Zi
Alan Dr
Stanton St
Burton Ave
Essex Ave
E 41st St
E 35th St
Longview Ave
E 34th St
Page St
Brandes St
d St
E 32nd St
Mcclelland Ave
MCCAIN AVE
tC
on
n
E4
3rd
Pear St
St
ew
Pennsylvania Ave
Jackson Ave
Bird Dr
eA
ve
Glendale Ave
Woodlawn Ave
on
E 36th St
Pin
Prospect Ave
Fairmount Pkwy
E 40th St
m
an
Rd
E 43rd St
E 44th St
E Grandview Blvd
What these neighborhoods
have working against them...
© czb
LIABILITIES
Tax Delinquent Parcels*
Code Violations
* In excess of $500.
Churches
RETURN ON INVESTMENT
68
CITY OF ERIE,
PA: Comprehensive
and Community
Decision-Making Guide
Which
blocks
saw Plan
homes
with
a higher return on investment?
E 41st S
Franklin Ave
Ash Street Blvd
Wallace St
Briggs Ave
1st
Fargo St
E 44th St
What these neighborhoods
have going for them...
MERCYHURST
© czbLLC
Historic
Asset
Historic
Assets
E4
Ba
yfr
Davison Ave
E 43rd St
E 36th
E 37th St
E 26th S
E 35th St
r
Roxanna Dr
Perry St
Rd
Elm St
Jackson Ave
Reed St
vin
Ave
Mar
Parade St
Gilson
Broad St
Av
e
E 38th St
E4
1st
St
E 40th St
m
an
Briggs Ave
er
Parade Blvd
m
Blvd
ESunset
42nd St
Alan Dr
m
E 35th St
Buffalo Rd
N
ley
eD
Zi
E 34th
E 4th St
E Grandview Blvd
E 37th St
Hop
E 32nd
38th St
E 12th St
kin
E 33rd St
Wayne St
Reed St
Wallace St
Ash Street Blvd
Ave
Mar
vin
Fren
Old
h Rd
38th St
ASSETS
Hilltop Rd
Parade Blvd
Sunset Blvd
Payne Ave
Elm St
East Ave
Mc
E 30th St
E 31st St
Perry St
d
ch R
MCCAIN AVE
Holland St
Longview Ave
Old
Fren
c
Fargo St
Page St
St
Ave
Beech Stanton
39th St
Mcclelland Ave
Av
e
ark
dP
38th St
th St
E 35th St
E 33rd St
Downing Ave
Ash St
Wallace St
Reed St
E 25th St
MERCYHURST
UNIVERSITY
East Ave
Holland St
St
Holland
Lighthouse
St
Old
F n
Fren reHess
ch RAve
ch R
d
d
Pennsylvania Ave
Ross St
Beech Ave
East Ave
Eliot Rd
Cochran St
Wayne St
Reed St
Franklin Ave
Walker Blvd
June St
Parade St
French St
Holland St
Glendale Ave
Dr
Bacon St
dP
ark
Av
e
en
wo
o
Gl
Wayne St
Maple St
Hazel St
Wood St
Old
Myrt
Myrtle St
Port
AcSt
Chestnut
cess
Rd
Cherry St
Ore Dock Rd
Hazel St
Liberty St
Sanford Pl
Holland St
Bacon St
Downing Ave
Peach St
Pear St
St
h
ac
Regis Dr
W 35
E 33rd St
W Lakeview Blvd
Gl
E 22nd St
E 23rd St
E 29th St
E 31st St
Gl
E 41st St
E 24th St
Av
e
E 20th St
E 20th St
E 21st St
Prospect Ave
ley
E 27th St
E 7th St
E 18th St
E 19thESt19th St
Gordon St
JEFFERSON
ELEMENTARY
d St
Cochran St
Davison Ave
Roxanna
Dr Ave
Burton
r
Gordon St
German St
West Ln
Sassafras St
Camphausen Ave
en
wo
o
Pe
on
n
Eliot Rd
Hazel St
See Appendix J. Data Notes, pg 105.
Park Way Dr
Cascade St
Peach
St
St
Raspberry
Cranch Ave
Sassafras St
French St
Gilson
Broad St
St
ew
N
Bird Dr
Liberty St
Wood St
Essex Ave
eD
E 10th St
E Lake Rd
Pearl Ave
Woodlawn Ave
E 33r
E 38th St
Hop
Polk St
Significant educational
assets abound and bring
E 26th St
E 26th St
E 27th St
visitors to the area, which demands
a high level of
E 27th St
Ba
E 28th St
yfr
on
maintenance
along gateway corridors.
tC
E 32nd St
E Grandview Blvd
Blocks where investment yields higher value
t
Hilltop Rd
Buffalo Rd
W 24th St
tS
St
h
ac E 34th St
Pe
St
n
pi
a
E 36th St
Ch
Which blocks saw homes with
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a higher return on investment?
W Grandview Blvd
Myrtle St
Elm St
Chestnut St
Cherry St
Hazel St
Pennsylvania Ave
Maple St
Cherry St
Brandes St
Mcclelland Ave
Perry St
Perry St
Alan Dr
Briggs Ave
RETURN ON INVESTMENT
E 42nd St
W 44th St
Fargo St
W 42nd St
e
ve
4.0A-v 6.0
W 39th St
Eim4lin
oa
1st
lm
b
Pin St 40th St
i
l
E
R erSmt Ba
che Av
a
an
e
Pe
Rd
St
h
E
43rd St
ac
E4
Pe
3rd
S
E 44tht St
Sc
ot
E 18th St
Fairmont Pkwy
E 30th St
W 31st St
VERY
E 37th St
UNHEALTHY
3.5Z - 4.0g A
Longview Ave
Page St
3.0 - 3.5
Myrtle St
Myrtle St
Poplar St
East Ave
Plum St
Jackson Ave
Cascade St
E 33rd St
Wayne St
Reed St
Wallace St
Parade St
W 40th St
Parade Blvd
d
Stanton St
2.5 - 3.0
Sunset Blvd
Holland St
Allegheny Rd
Davison Ave
Old
Fren
ch R
Burton Ave
Payne Ave
Chestnut St
Cherry St
East Ave
Franklin Ave
June St
MCCAIN AVE
Reed St
Raspberry St
Mar
Ash Street Blvd
vin
Ave
d
Fren
ch R
Regis Dr
E 31st St
Plum St
Greengarden Rd
Pennsylvania Ave
Oakwood St
Lighthou
se St
Ellsworth Ave
Ross St
Allegheny Rd
Poplar St
Wayne St
Harvard Rd
Reed St
Raspberry St
Ash St
Downing Ave
Auburn St
Rudolph Ave
Schaper Ave
I-79
German St
Pear St
Auburn St
ew
N
Oakwood St
Old
St
Wayne St
Post Ave
Sanford Pl
Park Way Dr
Devoe Ave
Cranch Ave
Bacon St
Holland St
Camphausen
St
Ave
Holland
Rd
Greengarden
French
Broad
StSt
Hess Ave
Walnut St
Port
4.0 - 6.0
Frontier Dr
Seminole Dr
Lincoln Ave
Gilson
French St
Payne Ave
Elm St
Av
e
rk
Pa
od
Eliot Rd
Essex Ave
Cochran St
Beech
Rd Ave
Harvard
Perry St
Ellsworth Ave
Brandes St
Gl
en
wo
Post Ave
Ave
Park
wood
Schaper Ave
Glen
St Ave
Perry
Devoe
I-79
Wayne St
Gordon St
W 29th St
Walker Blvd
Walker Blvd
E 41st St W 41st St
UNHEALTHY
Rd
Hilltop
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
Wallace St
Hess Ave
Peach St
Myrtle St
Pennsylvania Ave
Rudolph Ave
Cherry St
Jackson Ave
Maple St
Reed St Hazel St
Ash Street
Blvd
Liberty
St
St St
Hazel
Reed
Wood St
Parade Blvd
Sunset Blvd
Briggs Ave
ch R
Fren
Old
Beech Ave
Wallace St
Parade St
Holland St
Old
Fren St
Raspberry
ch R
d
Mar
vin
Cascade StAve
en Auburn St
wo
od
Pa
rk
Av
e
Gl
Eliot Rd
d
VERY
W 39th St
Score 1.25 - 2.5
W Lakeview Blvd
Av
e
E 33rd St
Marion St
VERY
HEALTHY
r
ley
th St
kin
keside
E 31stLaSt
WHERE TO START WORKING
Dr
e
Av
Gl
How healthy are the neighborhoods?
en
D
W Grandview Blvd
Glendale Ave
W 25th St
W 37th St
W 38th St
e
Av
St
E 38th St
W 36th St
er
E Grandview Blvd
VERY
HEALTHY
ill
E4
3rd
kin
E 17th St
en
ne
Pe
eA
ve
E 36th St
M
e
Av
HOUSING CONDITIONS
h
ac
t
Mc
E 16th St
Marion St
h
ac
Pe
St
St
Pin
W 23rd St
Gl
Pi
Ba
E 4St
W 39th
1st
S
E 20th St
St
e
Av
Schaper Ave
er
ill
M
W 44th St
W Lakeview Blvd
a
o
lb
HOUSING CONDITIONSW 34th St
Marion St
W 42nd St
e
Av
E 20th St
W 19th St
g
W 41st St
g
in
ll
Ri
W 18th
St St
E 18th
E 19th St
E 28th St
E 11th St
Treat 38thPeaStreet and Pine
Avenue as gateway
corridors
through
streetscape
improvements,
E 12th St
E 13th St
W Lakeview Blvd
blight mitigation, and beautification.
ai
Cr
W 40th St
St
e
Av
W 39th St
Co
nn
W 30th
W 32nd St
d St
E 33r
E 33rd St
W 37th St
E 37th St
nt
ch
S
E 14th St
Pearl Ave
W 17th St
e
Av
23rd St
wn
oE
ne
W 38th St
a
Ch
W Grandview Blvd
Prospect Ave
Pi
W 37th St
n
pi
$86,072
E 26th St
... which is likely, on most blocks,
toE 27th St
E 27th St
Ba in higher market values.
result
yfr28th St
W 28th St
E
o
E 31st St
thESt34th St
W 42nd St
E 35th St
E 35th St
How healthy are
the neighborhoods?
St E 35th St
W 40th St
E 26th St
E 31st St
W 35
Ch
E 25th St
E 29th St
E Bay Dr
Row
Park
St
WS37th
Provide
financial
incentives and support
E 7th St on blocks with
for home improvements
St
7th
E
e
E 8th St
e
high potential
for
return on investment
and
Av
Av
a
W 39th St
ng
o
i
St
9th
E
l
l
b
coordinate
with
improvements
to
streets,
i
l
R
Ba
sidewalks, and
trees.
t
Huron St
Br
E 24th St
W 25th St
Woodlawn Ave E 25th St
E 26thWSt26th St
E 29th St
E 32nd St
W 38th St
W 44th St
17%
W 20th St
Buffalo Rd
E 21st St
W 21st St
E 22nd St
W 22nd St
Fairmount Pkwy
W 35
St
W 36th St
P
E 33rd St
g
W 34th St
h
c
ea
St
Weschler Ave
Ravine Dr
Peach St
Lighthou
Ave
Illinois
se St
Sassafras St
West Ln
Schaper Ave
Poplar St
Sassafras St
Myrtle St
Pittsburgh Ave
Chestnut St
East Ave
Plum St
Myrtle St
Chestnut St
East Ave
Ash St
Wallace St
Raspberry St
Holland St
Pennsylvania Ave
Beverly Dr
Colorado Dr
Ross St
DOWNTOWN
Walnut St
German St
Cherry St
Wayne St
Poplar St
Reed St
Holland St
French St
Weschler Ave
Peach St
Sassafras St
French St
M th St
W 2c4
kin
lW
ey 24th St
Av
e
ai
Cr
th St
W 35
e
Av
E 33rd St
ne
W 32nd St
Pi
E 31st St
E 31stW
St31st St
Ore Dock Rd
Port
Wayne St
Frontier Dr
Peach St
West Ln
Myrtle St
Myrtle St
Myrtle St
Greengarden Rd
t
Oakwood St
W 22nd St
E 18th St
E 19th St
While most of the Mercyhurst
area
W 25th
W 25th St
St St
E 25th
featuresE 26th
blocks
of
tidy
mid-century
St
W 26th St
E 27th St
homes and apartments with few signs
of
W 27th St
Sc
o
tt
E 28th St
W 28th St
St W 29th St
distress,
blocks
to
the
north
of
38th
Street
E 29th St W 29th St
30th Stincreasingly in need of reinvestment …
Ware
St
Cochran St
E 17th St
E Lake Rd
71%
W 31st St
Mc
Tacoma Rd
E 16th St
E 20th St
W 20th St
W 16th St
W 41st St
E 10th St
E 2nd St
t
E 23rd St
E 24th St
Marne Rd
E 23rd St
W 23rd St
POVERTY RATE
E 14th St
W 36th St
W 6th St
2,444
tS
Target early signs of distress,
especially
E 3rd St
north of 38th Street,
E 4th St with targeted tcode
E 4th St
S
in
enforcement and blight Eremoval.
5th St
ap
W 3rd St
W 34th St
W 39th St
Polk St
7,462
e Dr
Lakesid
Sc
ot
y
E 20th St
E 13th St
W 2nd St
W 32nd St
E Front St
e
Av
E 21st St
E 18th St
W 19th St
AVERAGE HOME SALE
E 12th St
EAST GRANDVIEW
MERCYHURST
Huron St
W 17th St
W 20th St
E 22nd St
e
W 22nd St
Av
wn
Bro
E 24th St
GLENWOOD
11th St
WRATE
11th St
EHOMEOWNERSHIP
W 30th St
W Fron
t St
W 24th St
w
nt Pk
y Fro
E Ba
r ACADEMY- MARVINTOWN
E 13th St
W 18th St
E 19th St
FAIRMONT-McCLELLAND
W 29th St
er
ill
D
ARBOR HEIGHTS
E 17th St
TRINITY
St
10th PARK
E
HOUSEHOLDS
W 28th St
M
or
r
E 8th St
RESIDENTS
E 9th St
Schaper Ave
an
8th St
Gro
ve D
Lincoln Ave
GREENGARDEN
M
MERCYHURST
LAKESIDE
5
Polk St
Robin Dr
LITTLE ITALY
E 11th
St
11thSt
W
Oxford St
W 26th St
Marne Rd
12TH STREET CORRIDOR
S
EAST
BAYFRONT
E Lake Rd
Park Row
Marne Rd
E 8th St
E 9th St
W 16th St
E 16th St
W 24th St
tS
r
BAYFRONT
PULASKI
S
LIGHTHOUSE
t
W 4th St
on
y
Fr E 4th St
kw ay
P
B
t
W 5th St
n
W
E 5th St
ro
yF
a
B
W 37th St
W
W 7th St
E 7th St
E 7th St
E 4th St
W 25th St
Tacoma Rd
FRONTIER
E 7th St W 7th St
W 21st St
ch
W 6th St
WEST
BAYFRONT
y
w
Pk
wy
nt Pk
y Fro
E Ba
S Park Row
E 14th St
Sc
ot
StSt
5th
EW
5th
E 3rd St
E Bay Dr
W 23rd St
E 21st St
E 22nd St
COST EFFECTIVELY
INTERVENING IN THE
MERCYHURST PLANNING AREA
W 25th St
W 29th St
Tacoma Rd
Sassafras St
B
W 3rd St
W 27th St
e
Av
E 20th St
E 20th St
St
W
E 3rd St
W 4th St
e Dr
Uneriecity
E 2nd St
W 24th St
Lakesid
wn
Bro
E 18th St
E 19th St
g
y
S Shore W
Dr2nd St
wy
nt Pk
y Fro
E Ba
Seminole Dr
E 2nd St
kw
tP
E 4th
on St
r
F
ay
t St
W 22nd St
ai
Cr
3rd St
Uneriecity
E Front St
W Fron
E Bay Dr
Poplar St
Schaper Ave
Acce
ss R
d
Ras
Pittsb
Acce
ss R
d
nd St
Ore Dock Rd
t St
W 19th St
W 21st St
W 22nd St
Niagara Pier
Niagara Pier
E Front St
W Fron
W 20th St
W 20th St
HOW CAN ERIE MAKE
THE MERCYHURST
AREA STRONGER?
NEIGHBORHOOD
STRENGTHENING
W 18th St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
69
en
Dr
VERY
HEALTHY
Gordon St
70
en
Dr
Bacon St
Franklin Ave
Downing Ave
June St
Pear St
Regis Dr
E Grandview Blvd
Mcclelland Ave
er
Bird Dr
E 40th St
m
an
Rd
E 43rd St
r
Roxanna Dr
m
E 42nd St
Alan Dr
m
Longview Ave
Page St
eD
Fargo St
Stanton St
Davison Ave
Burton Ave
Perry St
MCCAIN AVE
N
ew
St
Pennsylvania Ave
Brandes St
Perry St
Wayne St
Reed St
Briggs Ave
Essex Ave
Ash Street Blvd
Wallace St
Parade Blvd
Av
e
Hop
Zi
E 44th St
Sanford Pl
Park Way Dr
Cranch Ave
Lighthouse St
Hess Ave
Payne Ave
Gilson
Franklin Ave
Bacon St
East Ave
Downing Ave
Pearl Ave
E 19th St
Camphausen Ave
Av
e
June St
Pear St
Broad St
Elm St
Glendale Ave
Woodlawn Ave
E 26th St
Regis Dr
3rd
E 41st St
Davison Ave
E4
Burton Ave
eA
ve
St
E Grandview Blvd
Mcclelland Ave
Bird Dr
E 30th St
E 35th St
Hop
eD
Zi
m
Longview Ave
E 36th St
St
Page St
E 34th St
E 35th St
Pin
MCCAIN AVE
E 33rd
Fargo St
Brandes St
E 32nd St
E 37th St
St
tC
on
Alan Dr
ew
N
on
m
er
E 42nd St
St
Pennsylvania Ave
E 27th St
Ba
yfr
E 40th St
m
an
Rd
E 43rd St
r
Roxanna Dr
East Ave
ley
Prospect Ave
n
Essex Ave
Briggs Ave
E Grandview Blvd
ne
E 41st St
E 35th St
E 18th St
Fairmount Pkwy
E 38th St
1st
Camphausen Ave
Elm St
East Ave
Reed St
Ave
Mar
vin
Parade St
Sunset Blvd
E 38th St
n
Buffalo Rd
Stanton St
Reed St
Ash Street Blvd
Gils
East Ave
Ash St
Jackson Ave
Holland St
Holland St
ch R
d
Fren
Old
Pennsylvania Ave
Ross St
Wayne St
Wayne St
Jackson Ave
Reed St
kin
E 33rd St
E4
Broad St
French St
Av
e
ar k
© czbLLC
Payne Ave
Wayne St
Reed St
German St
Wallace St
Peach St
Sassafras St
Gl
en
wo
od
P
Rd
Acce
Eliot
ss R
d
Ash St
Parade St
h Rd
Ave
vin
Mar
Fren
c
Old
Wallace St
Holland St
E 44th St
W Lakeview Blvd
Gl
Reed St
German St
Holland St
Bird Dr
E 43rd St
E 36th St
E 27th St
Perry St
P
Mc
E 31st St
38th St
Parade Blvd
W Grandview Blvd
h
c
ea
E 25th St
E 28th St
Sunset Blvd
39th St
E 40th St
Fre
Rd
E 26th St
r
E 34th St
St
E 20th St
E 23rd St
eD
38th St
Old
an
Hop
nch
Roxanna Dr
Rd
m
E 33rd St
th St
Beech Ave
Eliot Rd
er
Port
Cochran St
Ore Dock Rd
Holland St
French St
Av
e
ark
St
h
Pe
ac
dP
Gl
Alan Dr
W 39th St
m
Wallace St
Peach St
Sassafras St
Myrtle St
Chestnut St
m
Wood St
S
E 31st St
W 35
Cochran St
Hazel St
Zi
St
Beech Ave
Hazel St
Wood St
French St
West Ln
Myrtle St
June St
Mcclelland Ave
Cherry St
Hazel St
Maple St
Liberty St
ch
4.0 - 6.0
E 42nd St
l
Ba
R
St
3.5ch-St4.0
n
E 7th St
E 18th St
Perry St
Sassafras St
Myrtle St
Chestnut St
Walnut St
Cherry St
Cherry St
MCCAIN AVE
E 24th St
E 33rd
E 30th St
E 4th St
E 12th St
E 29th St
Which blocks saw homes with
a higher return on investment?
W 44th St
4.0 - 6.0
a
bo
e
Av
VERY
UNHEALTHY
pi
E 10th St
E 22nd St
E 30th St
W 31st St
a
a
RETURN ON INVESTMENT
Pe
t
W 42nd St
© czbLLC
g
in
ill
e
Av
Page St
St
Davison Ave
Burton Ave
W 41st St
W 38th St
t
Polk St
E 21st St
E 27th St
E 32nd St
tC
on
Major points of entry into the neighborhood and
city present an opportunity for East Grandview to
make a good first impression to the Erie market.
E 20th St
E 26th St
on
E 27th St
E Lake Rd
E 19th St
W 24th St
tS
Pe
Myrtle St
Chestnut St
Cherry St
Hazel St
Maple St
Liberty St
Cascade St
Peach St
Bacon St
Poplar St
Poplar St
Plum St
E 16th St
E 17th St
Glendale Ave
Sc
ot
a
Ch
Longview Ave
St
Walker Blvd
Sanford Pl
Park Way Dr
Cranch Ave
Downing Ave
Pear St
Cascade St
E 38th St
E 41st
St
W 40th
3.0 - 3.5
Stanton St
2.5 - 3.0
Fargo St
3rd
Raspberry St
Camphausen Ave
Broad St
St
ew
N
Regis Dr
St
Raspberry
Oakwood St
36th-St
E1.25
Score W
34th St2.5
E 35th St
Holland St
French St
Myrtle St
Chestnut S
Myrtle St
Raspberry St
Raspberry St
Franklin Ave
Gilson
Payne Ave
Weschler Ave
Elm St
Greengarden Rd
Pennsylvania Ave
W 39th St
E4
W 25th St
St
St
WE29th
33rd
W 37th St
Essex Ave
Harvard Rd
Perry St
W 32nd St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
RETURN ON INVESTMENT
Oakwood St
Harvard Rd
Hess Ave
Frontier Dr
Seminole Dr
Lincoln Ave
East Ave
East Ave
Bird Dr
Ellsworth Ave
Perry St
St
Brandes
Auburn St
Jackson Ave
Rudolph Ave
Wayne St
Post Ave
Schaper Ave
I-79
E 34th St
Hilltop Rd
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
Allegheny Rd
se St
Lighthou
Ross St
Ravine Dr
Illinois Ave
Ellsworth Ave
Post Ave
Devoe Ave
I-79
Schaper Ave
Pennsylvania Ave
DOWNTOWN
Beverly Dr
Schaper Ave
Reed St
Mcclelland Ave
Reed St
Devoe Ave
Briggs Ave
Allegheny Rd
June St
Pittsburgh Ave
Ash Street Blvd
E 42nd St
Alan Dr
Longview
Ave
Parade
Blvd
E 44th St
W 30th St
VERY
HEALTHY
W 36th St
Roxanna Dr
Wallace St
Wallace St
Ave
MCCAIN AVE
ch R
d
Fren
Old
Page St
Sunset Blvd
E 43rd St
W 28th St
E 32nd St
r
Av
e
on
W 26th St
eD
St E 40th StPine
Rd
E Grandview Blvd
VERY
UNHEALTHY
W 37th St
W 23rd St
E 11th St
E 13th St
How healthy are the neighborhoods?
E 37th St
Hop
Ba
yfr
Walker Blvd
Gl
E 35th St
e
Av
HOUSING
CONDITIONSt Conn
W 25th St
ve
rA
W Lakeview Blvd
W 27th St
wn
Bro
e
ill
St
1st
W 22nd St
M
Fargo St
Old
Fren
ch R
d
Parade St
Stanton StHolland St
Mar
vin
Holland St
Pear St
Av
e
Regis Dr
Beech Ave
Davison Ave
an
How healthy are the neighborhoods?
Walker Blvd
Wayne St
Reed St
Bacon St
German St
Downing Ave
French St
Camphausen Ave
Elm St
Broad St
en
wo N
odew
PaS
rtk
Gl
Eliot Rd
Burton Ave
Cochran St
m
E4
St
E 8th St
E 9th St
E 26th St
WHERE TO START
WORKING
Ba
yfr
Pi
Glendale Ave
Woodlawn Ave
e Dr
Marion St
G
er
E 31st St
W 19th St
Woodlawn Ave
Marion St
Essex Ave
Ave
Park
ood
lenw
m
E 30th St
29th St
E 33rdWSt
Schaper Ave
3rd
Marion St
HOUSING
CONDITIONS
E4
m
W 24th St
W 18th St
W 20th St
St
E 41st St
Zi
St
W 21st
E 27th
E 27th St
E 7th St
Av
e
Prospect Ave
Fairmount Pkwy
Lakesid
E 14th St
Prospect Ave
W 17th St
E 5th St
S Park Row
Huron St
g
E 38th St
Av
e
Colorado Dr
Franklin Ave
Ash St
Holland St
French St
Peach St
Sassafras St
Myrtle St
Myrtle St
Chestnut St
E 36th St
Av
e
Buffalo Rd
ai
Cr
ap
Ch
E 35th St
kin
ley
Gordon St
e
Av
E 34th St 35th St
W
St
E 33rd
E 33rd St
Mc
W 16th St
E 19th St
E 3rd St
E 4th St
ne
St
E 31st St
E 32nd St
St
E 37th St
in
n
E 20th St
Hilltop Rd
ve
E Bay Dr
Dr
ley
Buffalo Rd
E 27th St
Improve commercial property conditions
E4
3
around the entry node at Pine Avenue rd St
W Lakeview Blvd
E Grandview Blvd
and East Grandview Boulevard,
which is
currently outdated- and cluttered-looking.
E 2nd St
Fortunately, most blocks in
Pearl Ave
the East Grandview
area show
E 18th St
a strong connection between
homeowner reinvestment and
higher
market values.
Fairmont Pkwy
W 11th St
E 26th St
E 28th St
on
t
E 29th StCon
W 6th St
W 20th St
W 22nd St
W 3rd St
W 4th St
en
St
W
Treat
38th Street, especially near the E 35th St
Bayfront Connector, as a gateway
E 37th St
thoroughfare through streetscape
improvements, blight mitigation, and
E4
1st
Pin
beautification.
St
eA
Pi
Brandes St
P
g
E 35th St
Wayne St
Sanford Pl
Cranch Ave
Park Way Dr
Sassafras St
Gilson
Payne Ave
Hess Ave
Myrtle St
West Ln
East Ave
East Ave
Cherry St
Pennsylvania Ave
St
ai
Cr
33rd St
h
c
ea
t
e
Av
ne
W 31st St
31st St
Hazel
PerryStSt
Peach St
se St
Lighthou
Chestnut St
Walnut St
Cherry St
Poplar St
Hazel St
tS
Ba
yfr
Pi
Maple St
Sc
ot
Glendale Ave
E 25th St
Woodlawn Ave
E 26th St
t St
W 7th St
Gl
E Front St
W Fron
kin
Marne Rd
E 27th St
E 24th St
yF
Ba
10%
St
35th
a
Ch
W 39th St
W 2nd St
E 12th
StSt
W 5th
St
E 19th St
Tacoma Rd
Av
e
E 20th St
Prospect Ave
w
Pk
h
ac
Pe
n
pi
wy
nt Pk
ley
th St
W 24
y
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r
E 7th St
W Grandview Blvd
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e
Av
t
W 31st St
Mc
Provide financial incentives and support
E 28th St
for home
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on blocks with
E 29th St
high potential for return on investment
and
E 31st St
E 31st St
coordinate
with improvements to streets,
E 33rd St
sidewalks,
and trees.
E 33rd St
y Fro
E Ba
in
E Lake Rd
75%
E 21st St
E 26th St
Pearl Ave
E 18th St
E 20th St
E 20th St
tS
$82,624
a
l
Ba
W 42nd St
Tacoma Rd
E 19th St
n
i
E 4th RSt
ill
POVERTY RATE
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nt
M
Buffalo Rd
e
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g
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ro
y
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yF
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nt
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ve D
r
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W 38th St
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Lincoln Ave
ck
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no
E 19th St
r
HOMEOWNERSHIP RATE
W 44th St
8th St
Robin Dr
Dr
Lakeside
W 37th St
EAST GRANDVIEW
E 10th St
2,910
E 18th St
E 19th St
St
E 22nd
Target early
signs
of distress, especially
E 23rd St
north
of
38th
Street,
with targeted
code
E 24th St
W 24th St
enforcement and blight removal.
E 25th St
Sc
ot
6,817
HOUSEHOLDS
W 36th St
e
Rd
Av Marne
E 16th St
RESIDENTS
W 34th St
W 39th St
Polk St
Oxford St
W 32nd St
er
E 13th St
EAST GRANDVIEW
Niagara Pier
E 11th St
E 20th St
20th St
W 39th St
Pin
e
S Shore Dr
E 12th St
wy
nt Pk
E 9th St
E 8th St
W 29th St
W 30th St
ill
St St
E 7th
E 7th
W 28th St
E 16th St
E 17th St
Marion St
GLENWOOD
W 25th St
M
E Lake Rd
S Park Row
MERCYHURST
y Fro
E Ba
W 19th St
W 25th St
E 4th St
E 5th St
Healthy blocks of small mid-century 5
homes abound
in the East GrandviewPearl Ave
E 17th St
E 18th St
area, but signs of distress
are growing
E 18th St
in areas north of 38th Street and pose a
E 21st St households
concern throughout
as aging
E 22nd St
Fairmount Pkwy
transition
over the next decade.E 23rd St
M
W 17th St
Perry St
Wood St
E 4th St
E 14th St
Huron St
3rd St
ARBOR HEIGHTS
E 3rd St
W 23rd St
W 26th St
FAIRMONT-McCLELLAND
W 37th St
ACADEMY- MARVINTOWN
Tacoma Rd
y
t Pkw
E 10th St
E 2nd St
GREENGARDEN
Marne Rd
Fron
Polk St
Dr
Schaper Ave
Pennsylvania Ave
Ross St
W 3rd St
TRINITY
E Bay PARK
ve
nA
W 25th St
W 29th St
LAKESIDE
Plum St
Greengarden Rd
Rudolph Ave
d
Port
Acce
ss R
Ore Dock Rd
t St
W 2nd St
W 27th St
Fallow Parcels
LITTLE ITALY
W 19th St
St
E Front St
W Fron
W 6th St
Dr
Lakeside
w
Bro
Auburn St
Pittsburgh Ave
Schaper Ave
W 22nd St
COST EFFECTIVELY INTERVENING IN THE
EAST GRANDVIEW PLANNING AREA
g
ai
Cr
12TH STREET CORRIDOR
W 18th St
W 20th St
PULASKI
LIGHTHOUSE
EAST
BAYFRONT
W 17th St
E 10th St
E 12th St
E 14th St
W 21st St
W 22nd St
E 11th St
E 13th St
Huron St
Poplar St
Lincoln Ave
W 16th St
W 20th St
BAYFRONT
WEST
BAYFRONT
FRONTIER
Walnut S
r
W 24th St
E Bay Dr
West Ln
D
HOW CAN ERIE MAKE
THE EAST GRANDVIEW
AREA STRONGER?
NEIGHBORHOOD
STRENGTHENING
Cherry St
W 11th St
en
wo
o
or
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an
Poplar St
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M
Polk St
a Rd
r
S
E 8th St
E 9th St
Marne Rd
E 8th St
Gro
ve D
y
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ront
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Robin Dr
E 44th St
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Blocks where investment yields higher value
Hilltop Rd
Gordon St
See Appendix J. Data Notes, pg 105.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
71
Port
Acce
Sanford Pl
Park Way Dr
Cranch Ave
Lightho
u
Pennsylvania Ave
Hess Ave
Bacon St
Payne Ave
Gilson
Downing Ave
Bacon St
June St
Pearl A
E 18th St
Schools (Open)
E 19th St
Zi
m
Buffalo Rd
Fairmount Pkwy
Alan Dr
Churches
Longview Ave
Camphausen Ave
Broad St
Elm St
Franklin Ave
Historic
Asset
Historic
Assets
Page St
Stanton St
St Fallow Land
Davison Ave
MCCAIN AVE
Park Way Dr
Cranch Ave
Gilson
Regis Dr Payne Ave
East Ave
Sanford Pl
Pear St
Hess Ave
N
ew
St St
Lighthouse
Pennsylvania Ave
Ross St
Burton Ave
ASSETS
m
er
E 42June
nd St
St
Camphausen Ave
Broad St
Elm St
Wayne St
Brandes St
Wayne St
Reed St
Essex Ave
Pi
ne
AE 26th St
kin
ley
E 27th St
Av
e
Pear St
Ave
Glendale
St
E 25th
East Ave
St
E 35th St
What
these neighborhoods
E 12th St
have going for them...
go St
WoodlawnEAve
26th St
d St
Woodlawn Ave
E 40
m
Mc
CITY OF ERIE, PA: Comprehensive
Plan and Community Decision-Making Guide
Ave
3rd
Reed St
E4
E 23rd St
E 41st St
E 7th St
n
E 33r
E 20th St
E 20th St
Prospect Ave
E 22nd St
June St
Parade St
Rd
eBuffalo
AEv 21st St
e
E 24th St
E 38th
Pearl
Ave
tC
on
E 4th St
Downing Ave
d
Acce
ss R
Port
Pennsylvania Ave
Franklin Ave
Ash St
Pin
Fairmount Pkwy
E 36th St
E 18th St
E 19th St
Franklin Ave
East Ave
East Ave
E 19th St
E 10th St
on
E2
Mcclelland Ave
Ross St
Ore Dock Rd
Park Way Dr
Bacon St
Downing Ave
E 18th St
St
Perry St
Av
e
1st
Holland
Pear St St
ley
E4
Camphausen Ave
French St
W 24th St
kin
E 17th St
E 32nd St
E 34th St
E 13th St
E 37th St
Ba
yfr
Glendale A
e Dr
Lakesid
E Lake Rd
Polk St
E 35th St
Wallace St
Reed St
E 14th St
E 8th St
E 11th St
Perry St
Wayne St
E 9th St
St
E 33rd
German St
Holland St
E 7th St
French St
Gilson
Ash Street Blvd
EE31st
St
7th St
E 12th St
Peach St
Elm St Sassafras St
Myrtle St
rade
Blvd St
Chestnut
Cherry St
Sunset Blvd
East Ave
E 26th St
ve
E 25th St
Reed St
Sassafras St
West Ln
Payne Ave
Myrtle St Hess Ave
Wallace St
Myrtle St
E 20th St
Mc
Jackson
Cranch Ave Ave
Peach St
Lighthouse St
Pennsylvania Ave
Ave
vin
Mar
Chestnut St
Walnut St
East Ave
Parade St
Ross St
Cherry St
d
ch R
Poplar St
Fren
Old
Plum St
W 23rd St
E 23rd St
Glendale Ave
W 25th St
Sanford Pl
Holland St
Wayne St
Holland St
Ash St
Franklin Ave
Beech Ave
St
Raspberry
St
Wallace
Wayne St
Poplar St
Reed St
Gl
Ash St
Wallace St
d
Acce
ss R
Port
French St
Av
e
ark
dP
en
wo
o
June St
Cochran St
e
Av
Wayne St
Reed St
German St
French St
Peach St
Ore Dock Rd
Sanford Pl
Park Way Dr
Bacon St
St
German
St Ave
Weschler
Holland
Downing Ave
Eliot Rd
E 26th St
wn
Bro
W 19th St
E 4th St
St
Fallow LandE 16thHistoric
Assets
E 20th St
Prospect Ave
E 21st St
E 24th St
W 25th St
Woodlawn Ave
W 26th St
E 18th St
E 19th St
W 20th St
Buffalo Rd
W
22ndSt
St
Fairmont Pkwy
E 22nd
Holland St
E 27th St
Pear StFrench St
Camphausen Ave
ley W 24th St
W 24th St
Av
e
W 21st St
Huron St
Pearl Ave
W 17th St
18th St
See Appendix J. Data Notes, pgEW
105.
19th St
eengarden Rd
St
Chestnut
Wood
kin
St
BroadSassafras
St
Myrtle St
W 22nd St
Myrtle St
Elm St
St
W 20th St
E 18th St
E 10th St
E 27th St
E 5th St
E Lake Rd
S Park Row
Briggs Ave
Sassafras St
Sassafras St
Myrtle St
Frontier Dr
Cranch Ave
French St
West Ln
Peach St
W 16th St
se St
Wayne St
Peach St
Holland St
Chestnut St
Dr
SeminolePeach
St
Gilson Sassafras
Lincoln
StAve
Myrtle St
Payne Ave
Hazel St
W 39th StE 20th St
lph Ave
East Ave
hestnut St
e
Av
E 27th St
Woodlawn Ave
E 26th St
t
w
Bro
Ave
E 24th St
Ravine St
Dr
Cherry
MapleHess
St Ave
Chestnut St
Walnut St
Liberty St
East Ave
t
a W 23rd St
PeGlendale Ave
E 25th St
W 25th St
E 26th St
Which blocks saw
homes
with
St
25th St
44th
WW
a higher return on investment?
ley
W 24thASt
ve
Plum St
Pear St
Holland St
W
Chestnut St
Poplar St
Lighthou
Beverly Dr
Pennsylvania Ave
RossDrSt
Colorado
Cherry St
Poplar St
Poplar St
Schaper Ave
June St
ngarden Rd
Camphausen Ave
Broad St
French St
Elm StSassafras St
Myrtle St
Pittsburgh Ave
Wallace St
Raspberry St
Downing Ave
Peach St
Ash St
Franklin Ave
West Ln
Myrtle St
Allegheny Rd
se St
Hazel
St
Illinois Ave
Wayne St
Cascade St
Wayne St
Reed St
Raspberry St
Bacon St
German St
Holland St
Weschler Ave
Plum St
Port
Ore Dock Rd
Sanford Pl
Park Way Dr
Cranch Ave
Frontier Dr
Auburn St
Seminole Dr
Peach St
French St
Payne Ave
Gilson
Lincoln Ave
Sassafras St
Oakwood St
Myrtle StHess Ave
Ave Ave
Pennsylvania
Illinois
Lighthou
se ne
St Dr
Ravi
Chestnut St
Cherry St
East Ave
Harvard Rd
kin
er
h Ave
al
W 19th St
B Ave
Prospect
E 12th St
E 16th higher
St
Blocks where investment
yields
value
E 17th St
E 23rd StS
e
St
RETURN
ON2OF
INVESTMENT
h
Mc
72 Mc CITY
PA: Comprehensive Plan andn Community
Guide
Av
4th ERIE,
cDecision-Making
W 22nd St
East Ave
E 22nd St
Fairmount Pkwy
StSt
W 42nd
W 22nd
Ri
Huron St
Pearl Ave
a
bEo20th St
W3
Polk St
E Bay Dr
E 3rd St
E 4th St
Woodlawn Ave
Marion St
Schaper Ave
W 21st St
Rd
Buffalo
W 20th St
E 21st St
ill
St
W 41st St
g
n
lli
e
Av
A
St11th St
E 11th St5th W
E 33rd St
Which blocks
n saw homes with
E 13th St
pi
a
a higher return
on
investment?
Ch
E 14th St
W 17th St
St
E 18th e
E 19th
St St v
W 18th
St
E 31st St
E 8th St
W 3rd St
Av
e
EDISON
ELEMENTARY
SCHOOL
LAKESIDE
CEMETERY
Tacoma Rd
W 37th St
RETURN ON INVESTMENT
E 9th St
W 7th St
E 2nd St
E 28th St
W 6th St
La
ley
Fairmount Pkwy
Marne Rd
W 20th St
W 40th St
r
E 7th St
E 7th St
W 2nd St
r
keside D
wy
nt Pk
E 20th St
E 19th St
D
4.0 - 6.0
t St
E 26th St
E 29th St
W 5th St
W Fron
E Bay Dr
W 4th St
E 25th St
E Front St
E 18th St
… while E. Lake Road (Route 5)
E 19th St
and adjacent assets are wellpositioned to form one
Rd Erie’s
Buffaloof
most attractive gateways.
Prospect Ave
kin
y Fro
E Ba
or
r
F
ay
B - 4.0
3.5
W
E 24th St
Mc
Marne Rd
an
3.0 - 3.5
8th St
Gro
ve D
E 10th St
M
5
ro
E Lake Rd
S Park Row
W 31st St
E 23rd St
wy
nt Pk
S
Score 1.25 - 2.5E 17th
2.5 -St
3.0 3.0 - 3.5 3.5 - 4.0
4.0 - 6.0
E 18th St
M
th St
W 38th St
E 22nd St
y Fro
E Ba
0th St
E 16th St
W 16th St
W 39th St
W 19th St
VERY
UNHEALTHY
2.5 - 3.0
St
y
E 3rd St
kw
tP
on4th St
EVERY
r
y
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w
yF
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nt
W
E 4th St
Tacoma Rd
h St
Lincoln Ave
th St Huron St
E 14th St
Polk St
Robin Dr
E 13th St
W 36th St
VERY
HEALTHY
St 1.25 - 2.5
W 6th
Score
Oxford St
How healthy are the neighborhoods?
E 12th St
W 3rd St
VERY
HEALTHY
Un
Stcity
2nd
ES
c erie
St
W 11th St
Lake
W 2nd St
St
E 18th
Fallow
land
dominates sections
E 19th St
of Lakeside and represents an
E 20th St
E 20th
opportunity
forStnew business
E 21st St development and recreation …
How healthy are the neighborhoods?
ot
t
S Shore Dr
Lincoln Ave
r
W 34th St
E 11th St
side Dr
g
HOUSING CONDITIONS
rD
E 9th St
t St
Marne Rd
r
W 32nd St
W 24th St
E Front St
HOUSING CONDITIONS
W 26th St
E 8th St
W Fron
E Bay Dr
y
E 3rd StPkw
StW 4th St
W ro28th
nt
E 4th St
E 4th St wy
F
k
ay
P
B
St
t
W 29th
W 5th St
WE 5th St
on
Fr
y 30th
St
W
Ba
W
W 7th St
E 7th St
E 7th St
E Lake Rd
S Park Row
W 23rd St
ai
Cr
wy
Gro
ve D
E 10th St
8th St
Uneriecity
E 2nd St
wy
nt Pk
y Fro
E Ba
5
E Front St
... especially north of the
W 19th St
median-lined E. Lake Road,
where the market rewards
reinvestment by homeowners.
W 25th St
Tacoma Rd
Polk St
Robin Dr
e Dr
Lakesid
Marne Rd
Ellsworth
Walnut St Ave
W 3rd St
W 25th St
ve
nA
E 17th St
E 7th St
E 12th St
Tacoma Rd
DrSt
Beverly
Ross
t St
w
Bro
Myrtle St
St
Acce
ss R Raspberry
d
W 17th St
E 10th St
Formulate a plan for long-term reuse of
St
E 11th
underutilized
industrial property that
includes provisions for public access to
views of
Lake Erie.
E 13th St
E 16th St
Niagara Pier
W Fron
W 2nd St
Oxford St
41%
Huron St
Niagara Pier
W 24th St
Greengarden Rd
W 22nd St
W 6th St
$69,747
E 9th St
Broad St
Lincoln Ave
W 16th St
d St
W 29th St
49%
POVERTY RATE
E Lake Rd
Leverage
E. Lake Road’s charmingPolk
median
E 8th St
St
through beautification projects along the
avenue and a well-maintained streetscape.
E 14th St
St
W 27th St
AVERAGE HOME SALE
Fallow Parcels
W 18th
Bounded by GE Transportation
toStthe
east and mostly fallow industrial land to
St
W 20th
the west, Lakeside features
largely
stable
residential
blocks …
W 21st St
Bay Dr
Shore
Dr
1,354
HOMEOWNERSHIP RATE
EAST GRANDVIEW
St
W 11thMERCYHURST
GLENWOOD
HOUSEHOLDS
Walnut St
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
ARBOR HEIGHTS
Cherry St
Dr
Poplar St
Weschler Ave
GREENGARDEN
Fallow Parcels
no
TRINITY PARK
3,269
E 4th St
Marne Rd
LITTLE ITALY
S Park Row
wy
nt Pk
rove
E 8th St
RESIDENTS
W 7th St
St
5
W 6th St
West Ln
12TH STREET CORRIDOR
LAKESIDE
LAKESIDE
Myrtle St
DOWNTOWN
FRONTIER
PULASKI
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BAYFRONT
Provide financial incentives and support for
home improvements on blocks with high
E 5th St
potential for return on investment and
coordinate with improvements to streets,
sidewalks, and trees.
E 7th St
E 4th St
Tacoma Rd
Lincoln Ave
W 5th St
WEST
BAYFRONT
e Dr
Lakesid
y Fro
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Seminole Dr
Frontier Dr
Ravine Dr
Niagara Pier
St
W 4th BAYFRONT
WHERE TO START
WORKING
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code
E 3rd
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E 2nd St
W 3rd St
ro
W
t St
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y
yF
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W Fron
kw
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nt
COST EFFECTIVELY
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LAKESIDE PLANNING
AREA
E Bay Dr
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HOW CAN ERIE
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AREA STRONGER?
NEIGHBORHOOD
STRENGTHENING
Ave
aProspect
n
Rd
73
Glendale Ave
E 43r
E 26th St
E 44
Dr
RETURN ON INVESTMENT
Gordon St
Which blocks saw homes with
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Gilson
Bacon St
Franklin Ave
Downing Ave
June St
Pear St
St
Stanton St
eD
m
m
er
m
an
Alan Dr
r
E 40th St
Roxanna Dr
Zi
Longview Ave
Fargo St
Port
Perry St
Bird Dr
MCCAIN AVE
Hop
Page St
Burton Ave
Essex Ave
Davison Ave
Parade Blvd
Sunset Blvd
Acce
ss R Briggs Ave
d
Old
F
Fren rench R
ch R
d
d
Old
Beech Ave
Eliot Rd
Cochran St
Rd
E 43rd St
E 44th St
en
Hilltop Rd
Gordon St
Dr
Park Way Dr
Cranch Ave
Lighthouse St
Franklin Ave
Hess Ave
Gilson
Bacon St
East Ave
Regis Dr
© czbLLC
June St
Alan Dr
m
Churches
m
er
E 42nd St
Longview Ave
St
Zi
Schools (Open)
Fargo St
3rd
Davison Ave
E4
What th
have w
LIABILITIE
eD
Page St
Stanton St
Hop
Historic
Asset
Fallow Land
Historic
Assets
E 41st St
eA
ve
E 30th St
E 35th St
ASSETS
E Grandview Blvd
E Grandview Blvd
MCCAIN AVE
Brandes St
MCCLELLAND
St
E 33rd
PARK
E 38th St
Pin
tC
on
Bird Dr
ew
N
on
Mcclelland Ave
St
Pennsylvania Ave
Perry St
E 27th St
E 40th St
m
an
Rd
E 43rd St
r
Tax Delinq
Roxanna Dr
Jackson Ave
Wayne St
Reed St
E 44th St
St
Camphausen Ave
Elm St
East Ave
Reed St
Bird Dr
Mcclelland Ave
E 43rd St
Glendale Ave
Woodlawn Ave
What these neighborhoods
have going for them...
Burton Ave
Alan Dr
Sunset Blvd
E 42nd St
Parade Blvd
Fargo St
Wood St
Perry St
See Appendix J. Data Notes, pg 105.
W Lakeview Blvd
Gl
d
Prospect Ave
Ba
yfr
E 36th St
Essex Ave
er
E 41st
St
Blocks where
investment
yields highermanvalue
R
E Grandview Blvd
Downing Ave
Ash St
Wallace St
m
E4
1st
E 40th St
Buffalo Rd
E 26th St
E 34th St
E 35th St
r
na Dr
m
Av
e
E 32nd St
eD
Roxan
Perry St
h Rd
Zi
ley
E 37th St
Hop
E 19th St
n
E 33rd St
38th St
Pearl Ave
E 27th St
E 30th St
Briggs Ave
39th St
Page St
38th St
Longview
OldAve
Fren
c
Beech Ave
Stanton St
Cochran St
Essex Ave
e
ve
Av
E4 gA
a
n1s
Pin t W 39th St
lli t St lbo
S
e
Ri
h Ave
Ba
ac
e
P
t
S
h
E4
ac
3rd
Pe
St
Burton Ave
E 38th St
Eliot Rd
St
E 36th St
Davison Ave
Hazel St
n
pi
a
Ch
kin
E 31st St
Ash Street Blvd
E 35th St
Wallace St
W 35
E 33rd St
DIEHL
ELEMENTARY
E 18th St
Fairmount Pkwy
Pear St
Franklin Ave
June St
Parade St
Holland St
St
MCCAIN AVE
Old
Fren
ch R
d
Mar
vin
Ave
Regis Dr
a
Pe
E 28th St
Broad St
French St
E 33rd
Mc
E 27th St
Holland St
E 32nd St
Payne Ave
Reed St
German St
Wayne St
Bacon St
Holland St
French St
Downing Ave
Peach St
Pear St
St
Av
e
ark
ac
h
dP
E 31st St
E 25th St
E 26th St
4.0 - 6.0
tC
on E 29th St
n
en
wo
o
W 31st St
Glendale Ave
E 26th St
on
Gl
Brandes St
Pe
t
E 23rd St
E 24th St
3.5 - 4.0
E 7th St
E 20th St
E 20th St
E 22nd St
VERY
UNHEALTHY
Woodlawn Ave
Ba
yfr
E 10th St
E 21st St
Prospect
Ave
W 24th St
tS
N
ew
St
Sc
ot
Polk St
Pearl Ave
E 19th St
E 19th St
Fairmont Pkwy
3.0 - 3.5
Cherry St
- 3.0
Camphausen Ave
Broad St
Myrtle St
Elm St
Chestnut St
Cherry St
Av
e
E Lake Rd
E 18th St
Which blocks saw homes with
a higher return on investment?
E 37th St
Pennsylvania Ave
Wayne St
Ross St
Sassafras St
Payne Ave
Chestnut St
Gilson
Hess Ave
Walnut St
West Ln
Sassafras St
E 18th St
E 4th St
… and assets that can be
leveraged to boost pride and
confidence.
E 12th St
Buffalo Rd
St
RETURN ONch INVESTMENT
E 34th St
th St
E 35th St
e Dr
Sanford Pl
Ore Dock Rd
Sanford Pl
Park Way Dr
Peach St
Cranch Ave
use St
Lightho
Cherry St
Myrtle St
Myrtle St
Poplar St
East Ave
ley
St
E 27th2.5
Hazel St
Ave
Pennsylvania
Maple St
Liberty St
Perry St
E 33rd St
E 30th St
Regis Dr
Perry St
Wayne St
Reed St
Ash Street Blvd
Wallace St
Parade St
Holland St
Hazel St
Wood St
Walker Blvd
Pennsylvania Ave
Poplar St
East Ave
Plum St
E 31st St
Mcclelland Ave
ew
N
Brandes St
Ave
vin
Mar
St
E 42nd St
Pennsylvania Ave
Reed St
Camphausen Ave
Elm St
East Ave
Jackson Ave
Holland St
Gl
en
wo
od
P
Broad St
French St
Av
e
ark
Myrtle St
Chestnut St
Cherry St
Hazel St
Payne Ave
Hess Ave
East Ave
Ash St
Wallace St
Peach St
Sassafras St
Myrtle St
Chestnut St
Lig
Penns
R
Wayne St
Reed St
German St
West Ln
Liberty St
Ross St
Wayne St
Wayne St
Jackson Ave
St St
RaspberryReed
Briggs Ave
Roxanna Dr
Sunset Blvd
Parade Blvd
kin
W Grandview Blvd
Hilltop Rd
Holland St
French St
Myrtle St
Chestnut St
Cherry St
Walnut St
Myrtle St
Raspberry St
Raspberry St
Ash St
Wallace St
Wallace St
Reed St
d
Ave
Bird Dr
ch R
vin
Fren
Mar
Old
Parade St
Ash Street Blvd
Auburn St
Holland St
Rd
nch
Old
Fre
Maple St
Plum St
Cascade St
d
Reed St
German St
Greengarden
St
Holland Rd
French St
June St
Av
e
Allegheny Rd
Rd Ave
EHarvard
42nd St
Beech
Alan Dr
W 42nd St
E 44th StW 44th St
W Lakeview Blvd
W 29th St
Wayne St Cascade St
Sassafras St
Eliot Rd
Longview Ave
Cochran St
Ave
Park
wood Schaper Ave
Glen
Fargo St
Page St
Stanton
I-79 St
en
E 43rd St
4.0 - 6.0
Mc
W 25th St
Walker Blvd
Walker Blvd
Dr
Weschler Ave
Holland St
French St
Peach St
Franklin Ave
West Ln
Post Ave
Ave
Mcclelland
Oakwood
St
St St
Bacon
Myrtle
Myrtle St
Rudolph Ave Myrtle St
Chestnut St
Pear St
Devoe Ave
Gl
MCCAIN
en AVE
wo
od
Ellsworth Ave
Pa
rk
Maple St
Regis Dr
P
Score
1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
Gl
Acce
ss R
Port
Ore Dock Rd
Frontier Dr
Seminole Dr
Peach St
Lincoln Ave
Sassafras St
Beverly Dr
Chestnut St
Downing Ave
Schaper Ave
Camphausen Ave
Cherry St
ew
St St
Hazel
N
h
St eac
St
Wood
Davison
Ave
St
c
ea
P
Burton Ave
Essex Ave
3rd
Raspberry St
Oakwood St
Harvard Rd
Ravine Dr
Sanford
Pl
Illinois Ave
Park Way Dr
Colorado Dr
Cranch Ave
Walnut St
Pittsburgh Ave
Broad St
Poplar St
Plum St
Elm St
Brandes St
Cascade St
Liberty St
Hazel St
Pennsylvania Ave
Raspberry St
Perry St
Wayne St
Cherry St
Gilson
Poplar St
Payne Ave
Raspberry St
East Ave
East Ave
Jackson Ave
Auburn St
Reed St
Bird Dr
Reed St
Briggs Ave
W 44th St
E 44th St
E Grandview Blvd
Blvd
Grandview
W
h
E4
E 41st St
St
ve
rA
Harvard Rd
Parade Blvd
Roxanna Dr
Oakwood St
Allegheny Rd
Wallace St
Ash Street Blvd
Fren
Ellsworth Avech Rd
Mar
Mcclelland
vin Ave
Parade St
Ave
Old
Sunset Blvd
Allegheny Rd
Schaper Ave
I-79
use St
Lightho
Hess Ave
St Ave
Wayne
Weschler
Reed St
Ash St
Greengarden Rd
Ave
Rudolph Holland
St
June St
Holland St
Rd
Schaper Ave
Alan Dr
Old
Fren
E 42nd St
ch
Devoe Ave
I-79
Stanton
EliotSt
Rd
Beech
Page StAve
Longview Ave
W 42nd St
Perry St
Schaper
French StAve
Post Ave
MCCAIN AVE
en
wo
o
Gl
Regis Dr
Pennsylvania Ave
Ross St
Wayne St
Frontier Dr
Seminole Dr
Lincoln Ave
German St
Wallace St
St
Peach
Ave
Pittsburgh
Av
e
dP
ark
St
ew
Maple St
Brandes St
Hazel St
Ellsworth Ave
Devoe Ave
d
Acce
ss R
Port
Ore Dock Rd
Illinois Ave
Sanford Pl
Beverly Dr
French St
Holland St
Franklin Ave
West Ln
Sassafras St
Downing Ave
Myrtle St
Myrtle St
Pear St
St
Chestnut
Camphausen
Ave
Broad St
Elm St
Cherry St
Hazel St
Pennsylvania Ave
Liberty St
Perry St
Bacon St
Myrtle St
Chestnut St
St
Walnut
Gilson
Cherry St
Payne Ave
Poplar St
Hess Ave
Poplar St
Plum St
East Ave
Cascade St
Raspberry St
Wayne St
Ravine Dr
Peach St
Park Way Dr
Colorado Dr
Sassafras St Cranch Ave
Lighthouse St
Pennsylvania Ave
Ross St
East Ave
Raspberry St
Reed St
Reed St
N
Cochran St
l
Ba
R
E 33rd
Marion St
Davison Ave
eA
ve
a
bo
E 32nd St
E 13th St
E 16th St
E 17th St
Marion St
St Ave
Wood
Burton
g
in
ill
m VERY W 39th St
m
UNHEALTHY
er
E 40th St
W 40th St
m
an
Rd W 41st St
Zi
e
ill
Walker Blvd
Pin
VERY
W 39th St
HEALTHY
E 20th St
Score 1.25 - 2.5
W 37th St
Hop
e D St
W 38th
r
M
Fargo St
Wayne St
Wayne St
Reed St
Jackson Ave
Essex Ave
1W
st S40th St
t
e
Av
Schaper Ave
Perry St
E4
e
Av
n
Marne Rd
r
tC
on
Tacoma Rd
E 38th St
W 38th St
eD
W 37th St
on
Marion St
W 37th St
W 36th St
E 27th St
Ba
yfr
Lakesid
wy
nt Pk
in
ap
Ch
E 25th St
W 28th St
W 34th St
W 19th St
VERY
W 23rd St
HEALTHY
e
Av St
E 23rd
wn
Bro
E 30th St
W 30th St
W 32nd St
E 33rd St
St
E 11th St
E 14th St
Huron St
E 8th St
E 9th St
E 12th St
St
th
W 35
E 7th St
E 7th St
g
E 35th St
St
S Park Row
y Fro
E Ba
P
E 28th St
E 31st St
E Lake Rd
e
Av
St
E 29th St
E 5th St
ne
ea
W 25th St
E 26th St
E 26th St
W 26th St
E 27th St
E 3rd St
How healthy are the neighborhoods?
E 21st St
E 26th St
E 27th St
E 36th St
But conditions improve to the
south and west, with many blocks
featuring market conditions that
reward reinvestment …
W 6th St
E 10th St
E 20th St
Glendale Ave
Woodlawn Ave
E 37th St
E 4th St E 4th St
Pi
St
Polk St
E 2nd St
Marne Rd
E 33rd
ch
W 3rd St
HOUSING CONDITIONS
W 22nd St
Av
e
E Bay Dr
Tacoma Rd
W 31st St
W 29th St
t St
W 2nd St
ai
Cr
E 40th St
W 41st St
E 36th St
E 37th St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Gordon St
t
E Front St
e Dr
Lakesid
W Fron
St St
E 18th
W 18th
Glendale EAve
24th St
W 27th St
Gordon St
W 17th St
W 20th St
Prospect Ave
W 21st St
E 22nd St
W 24th St
tS
n
E 34th St
E 19th St
How healthy are the neighborhoods?
Hop
E 43rd St
tC
on
W 16th St
Pearl Ave
E 16th St
e
Av
Rd
Sc
ot
on
E 13th St
ley
D
W 11th St
ne
Pi
an
E 32nd St
HOUSING
CONDITIONS
E 35th
St
W 34th St
Ba
yfr
E 11th St
kin
E 33rd St
Hilltop Rd
W 7th St
E 8th St
E 14th St
th St
W 24
W 4th St
W 5th St
E 19th St
W 22nd St
Woodlawn Ave
Marion St
74
Hilltop Rd
m
E 33rd St
W 36th St
W 39th St
er
W 25th St
E 9th St
E 17th St
Buffalo Rd
W 20th St
Fairmount Pkwy
W 23rd St
Av
e
e
Av
er
en
m
ley
W 29th St
ill
W Lakeview Blvd
Gl
m
W 28th St
M
St
Schaper Ave
rd
Blvd
Zi
kin
E 18th St
St
E 41st St
Code Violations
W 37th St
Mc
W 19th St
E 27th St
W 26th St
E 30th St
W 30th St
E 31st St
W 32nd St
ve
nA
r
g
Tax Delinquent
Parcels*E 38th St
W 25th St
D
ai
Cr
ap
E 36th
ChSt
w
Bro
E 27th St
W 29th St
E 33rd St
th St
W 35
E 35th St
W 22nd St
n
o
y
Fr
kw ay
B
E 5th Stnt P
W
o
r
yF
Ba
W
E 7th St
E 4th St
Mc
Prospect Ave
Fairmount Pkwy
r
Implement
the 2010 master plan for improvements at McClelland Park.
E Bay Dr
wy
nt Pk
St St
W 27th
E 28th
E 31st St
St
E 25th St
E 26th St
e
Av
E 33rd
Marion St
e
Av
er
ill
M
Pin al
Be
Av
e
St
ch
a
Pe
E4
3
P
E 32nd St
W 39th St
* In excess
of $500.
St
E 20th St
r
y
kw
tP
E 23rd St
Buffalo Rd
E 4 Fairmont Parkway and
Invest in further beautification of the median-lined
3rd
St
W Lakeview
engage residents
inBlvdits upkeep.
E Grandview Blvd
en
y Fro
E Ba
E 26th St
ne
a
bo
e
Av
h
c
ea
St
St
E 24th St
Ave
Glendale
St
W 24th
E 29th St
n
W 31st St
E 34th St
LIABILITIES
St
E 35th St
in
W 37th StE 37th St
Ri
tC
on
g
1st
Sc
Boa
ttyf
Srton
W 18th St
W 20th St
E 23rd St
or
Huron St
E 20th St
Gro
ve D
a
Ch
Gl
E 3rd St
8th St
an
E 12th St
W 17th St
5
Robin Dr
M
S Park Row
St
P
Uneriecity
E 2nd St
E 4th St
E 7th St
Oxford St
W 11th St
E 19th St
Pi
E 33rd St
E4
Woodlawn Ave
W 6th St
W 7th St
E 18th St
Prospect AveE 21st St
W 21st St
E 22nd St
W 22nd St
E Lake Rd
E 10th St
W 16th St
W 3rd St
... contributing to areas with
visible distress near Buffalo Road.
W 5th St
S
Pearl Ave
Buffalo Rd
W 20th St
What these neighborhoods
have working against them...
t
g
E 19th St
Fairmount Pkwy
W 24th St
ai
Cr
hoods
.
n
lli
E 16th St
E 17th St
E 18th St
W 4th St
Polk St
E 13th St
E Front St
t St
W 2nd St
S Shore Dr
h
c
ea
Niagara Pier
W 29th St
e
Av
r
E 27th St
W 28th St
St
W 19th St
E 20th St
W 23rd St
Mc
kin
le
W 25thy St
Av
e
W 26th St
E 31st St
D
e Dr
Lakesid
W Fron
Lincoln Ave
e
Av
h St
or
W Grandview Blvd
Marne Rd
20th
StSt
20th
WE
wn
E 23rd St
Bro
an
E 11th St
Lincoln Ave
Huron St
W 18th St
nd St
Robin Dr
E 14th St
W 17th St
E 18th St
M
E 8th St
E 9th St
Gro
ve D
r
W 44th St
a
bo
e
Av
l
Ba
R
W 42nd St
35%
Tacoma Rd
S
E 12th St
E 7th St
Oxford St
E 7th St
wy
nt Pk
E 10th St
S Park Row
on
W
y
kw
tP
r
yF
Ba
y Fro
E Ba
wy
ont Pk
Polk St
E 5th St
Tacoma Rd
W 7th St
E Lake Rd
W 6th St
Marne Rd
E Bay Fr
Tax delinquencies have been a
significant problem in the northwestern
section of Fairmont-McClelland …
W 11th St
16th St
Uneriecity
W 41st St
in
ill
E 21st St
E 22nd St
E 29th St
E 19th St
E 20th St
E 20th St
E 33rd St
Work Swith
owners of
commercial
properties on Broad Street Enear
Buffalo Road
t
34th St
th St
h
W 35
E 35th St
t
ac
S
e
to update
and
beautify
their
highly
visible
properties.
E 35th St
P
n
pi
W 34th St
e
Av
W 5th St
E 3rd St
E 4th St
E 4th St
$59,535
g
W 40th St
e
Av
E 19th St
Pearl Ave
E 18th St
improvements
W 38th St Provide financial incentives and support for home
St
38th
E 38th St on
blocks with high potential for return on investment and coordinate with
W 39th St
Pin
E4
1st
eA
improvements to streets, sidewalks, and trees.
St
E 41st St
ve
W 37th St
er
W
W 3rd St
E 2nd St
W 32nd St
2,495
W 38th St
60%
E 18th St
E 31st St
W 31st St
Demolish
blighted tax-foreclosed
homes when
opportunities arise.
E 31st St
W 36th St
ill
W 4th St
r
yF
Ba
S Shore Dr
W 34th St
M
y
w
Pk
W 2nd St
E Bay Dr
W 29th St
W 39th St
Schaper Ave
t St
he neighborhoods?
t
on
e Dr
Lakesid
E Front St
W Fron
W 32nd St
POVERTY RATE
EAST GRANDVIEW
Niagara Pier
Niagara Pier
E Bay Dr
W 30th St
Parcels6,837
AVERAGE HOME SALE
MERCYHURST
GLENWOOD
Auburn St
Rudolph Ave
Post Ave
DOWNTOWN
ARBOR HEIGHTS
W 29th St
HOMEOWNERSHIP RATE
ACADEMY- MARVINTOWN
W 25th St
W 28th St
E 12th St
Use code enforcement
andE 24th
aggressive
blight
St
W 24th St
E 25th St
mitigation to reduce visible signs of distress
in
E 26th St
W 26th St
transitional
areas
between
Buffalo
Road
and
Fairmont
Sc
ot
tS
E 28th St
Parkway.
t
W 23rd St
W 26th St
E 16th St
E 17th St
St
GREENGARDEN
W 37th St
e
Av
wn
Bro
W 25th St
FAIRMONT-McCLELLAND
FAIRMONT-McCLELLAND
Plum St
Greengarden Rd
W 22nd St
HOUSEHOLDS
TRINITY PARK
W 19th St
W 21st St
RESIDENTS Fallow
LITTLE ITALY
W 18th St
W 20th St
W 22nd St
W 29th St
LAKESIDE
Huron St
W 17th St
E 7th St
WHERE TO START WORKING
E 10th St
E 13th St
g
ai
Cr
12TH STREET CORRIDOR
EAST
BAYFRONT
W 16th St
W 20th St
W 27th St
E 11th St
E 14th St
Poplar St
Schaper Ave
Pittsburgh Ave
Lincoln Ave
FRONTIER
y
Poplar St
Weschler Ave
r
BAYFRONT
WEST
BAYFRONT
COST EFFECTIVELY
INTERVENING IN THE
FAIRMONT-MCCLELLAND
PLANNING AREA
W 11th St
D
W 24th St
PULASKI
LIGHTHOUSE
Sassafras St
F
Seminol
Lincoln
Beverly
Colorad
NEIGHBORHOOD
STRENGTHENING
or
Polk St
Tacoma Rd
HOW CAN ERIE MAKE
FAIRMONT-MCCLELLAND
STRONGER?
r
an
E 8th St
E 9th St
E Lake Rd
Marne Rd
Gro
ve D
M
E 7th St
wy
nt Pk
E 8th St
E 5th St
S Park Row
y Fro
E Ba
W 7th St
5
Robin Dr
W 5th St
W 6th St
Oxford St
S
y
Ba
W
* In excess of $500
E 44th St
© czbLLC
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
75
Peach St
Sassafras St
West Ln
Peach St
French St
Sassafras St
Holland St
Av
e
ark
dP
E 2nd St
E 31st St
E 4th
33rdStSt
Gilson
Holland St
Holland St
St
35th
E Lake Rd
d
Payne Ave
French St
E9
West Ln
Old
Beech Ave
E7
ch R
S Park Row
Hess Ave
Myrtle
Cochran
St St
East Ave
Peach St
E 16th
E 17th St
Sassafras St
Mc
kin
W 24th St
ley
Glendale Ave
Camphausen Ave
Elm St
French St
E 20th St
Broad St
Holland St
Myrtle St
Pearl Ave
East Ave
Myrtle St
Chestnut St
E
E Front St
E 29th St
Peach St
Sassafras St
Gl St
Lighthouse
en
wo
o
Eliot Rd
Chestnut St
St
Wayne Walnut
St
Franklin Ave
June StCherry St
Poplar
Blvd
WalkerSt
Dr
Prospect Ave
E 23rd St
E2
Fren
Myrtle St
Myrtle St
Pennsylvania Ave
Ross St
Wayne St
Maple St
St
ReedCherry
St
Wood St
Ash St
Wallace St
Downing Ave
en
E 20th St
Gordon St
W 25th St
E 25th St
E 24
th St
38th St
Hop
eA
St
E v40th
e
39th St
St
ew
N
E 38th St
77
E 41st St
Fren
c
ison Ave h Rd
Pin
R
E 34th St
E 36th St
E 37th St
a Dr
Ave
Beech
Burton
Ave
W 39th ZSt E 4
im 1st S
t
m
er
m
an
E 32nd St
E 33rd St
W 35
E 35th St
Cochran St
St
t
Pe
h
ac
Br
igg
d
r St s Ave
t
A
w Ave
a
bo
l
Ba
t Blvd
Fren
Old
on Ave
E 41st St
W 42nd St
ng
lli
Ri
E 31st St
Holland St
St
eD
e
r
CITY OF ERIE, PA: Comprehensive
ve Plan and Community Decision-Making Guide
Av
W 40th St
E 29th St
Old
Mcclelland Ave
Perry St
Ch
a
n
pi
Pennsylvania Ave
Pe
Gl
ac
en
h
wo
St
St
Brandes
od
Bird Dr
Pa
rk
Av
e
Jackson Ave
h
ac
Pe
Eliot Rd
Stanton St
ch R
d
W 37th St
Parade St
E 35th St
E 30th St
* In excess of $500.
E 33rd St
St
E 27th
Tax Delinquent Parcels
E 31st St
W 31st St
Wayne St
d
E 33r
Maple St
Reed StCherry St
Wallace St
Liberty St
Churches
St
E 33rd St
Holland St
Regis Dr
Ash Street Blvd
Hazel St
MCCAIN AVE
Cascade
Mar St
vin
Ave
Raspberry St
Schools (Open)
c
Av
e
St
ot
SAINT
t SLIABILITIES
t
VINCENT
HOSPITAL
ERIE CEMETERY
Reed St
Hazel St
St
N
E 36th St
Beech Ave
Holland St
French St
Myrtle St
Chestnut St
Walnut St
Cherry St
Hazel St
Hazel St
Park Way Dr
Bacon St
German St
Plum St
W 23rd St
ew
ark
dP
Gl
en
wo
o
Eliot Rd
Chestnut St
Poplar St
Acce
ss R
d
Port
Plum St
Ore Dock Rd
Cascade St
Cranch Ave
Liberty St
Sanford Pl
Poplar St
Holland St
Camphausen Ave
Holland St
Pear St
Peach St
Elm St
Av
e
Auburn St
St
Brandes
Bird Dr
E 32nd St
St St
W 38th
E 38th
na Dr
urton Ave
Cochran
Essex
Ave St
Gl
E 22n
What
these
neighborhoods What these neig
Woodlawn Ave
E 26th St
E 26th St
St
E 27th working
have going for them...
have
ag
S
W 34th
St
th St
W 35E 34th St
Hop
eD
r
W 39th St
Pin E 40th St
W 41st St
eA
ve
Broad St
French St
Sassafras St
Myrtle St
Oakwood St
Pennsylvania Ave
Rd St
Greengarden
Myrtle
East Ave
Chestnut St
Allegheny Rd
French St
Myrtle St
West Ln
East Ave
Ellsworth
Ave Ave
Mcclelland
Perry St
vard Rd
Raspberry St
Gilson
Weschler
Ave
Payne Ave
Chestnut St
Harvard Rd
Cherry St
Jackson Ave
Wayne St
Raspberry St
Peach St
St Frontier Dr
Ave
Hess Sassafras
Lighthouse St
Oakwood St
Dr Ave
Seminole
Pennsylvania
Walnut St
St
Allegheny Rd Ross
Lincoln Ave
Wayne St
Cherry St
Auburn St
RavAve
ine Dr
Ellsworth
Illinois Ave
Wayne St
Franklin Ave
June St
Hazel St
Maple St
Hazel St
St
d St
Rd
E 37th St
E 22nd St
e
Fairmount
Pkwy
Av
wn
Bro
E 24th St
E 31st St
W 36th St
Huron St
Buffalo Rd
E 21st St
Page St
Rudolph Ave
Reed St
Poplar St
Poplar St
Rudolph Ave
Reed St
Reed St
ZW
im39th St
Em4
e1rst
mSt
an
riggs Ave
Dr
iew Ave
Page St
Stanton St
Blvd
a
bo
l
Ba
Schaper Ave
Ash Street Blvd
Post
IN AVE
MCCA
Liberty
St Ave
Cascade St
Devoe
St Ave
Wallace
I-79
Mar
St
Raspberry
vin
Ave
Regis Dr
Rd
Beech Ave
W 42nd St
Greengarden Rd
Port
Ash St
Pear St
St
ew
Holland St
Eliot Rd
Burton Ave
E 41st St
ng
lli
Ri
e
Av
a
Ch
E 16th
E 14th St
W Lakeview Blvd
Essex Ave
Seminole Dr
Frontier Dr
Ravine
Acce
ss R
d
Schaper Ave
Sanford Pl
Post Ave
Beverly Dr
Schaper Ave
Bacon St
Pittsburgh Ave
Wallace St
Plum St
Schaper Ave
Camphausen Ave
Holland St
Broad
FrenchStSt
Elm St
odAuburn St
Pa
rk
Av
e
Oakwood
Brandes StSt
Gl
en
wo
N
Greengarden Rd
Myrtle St
Pennsylvania Ave
W 41st St
W 40th St
e
Av
W 37th St
St
n
piE 35th St
Cherry St
Poplar St
Raspberry St
Pittsburgh Ave
Ore Dock Rd
Devoe Ave
Park Way Dr
Colorado Dr
I-79
German St
St
Raspberry
Downing
Ave
Peach St
Sassafras St
Myrtle St
eA
ve
Cochran St
Essex Ave
Pin
vard Rd
t
Holland St
Gilson
Weschler
Ave
French St
Payne Ave
Sassafras St
Hess Ave
West Ln
East Ave
Ellsworth Ave
Allegheny Rd
E 38th St St
W 38th
W 39th St
E
W 39th41St
st S
St
Perry St
St
Reed
Schaper
Ave
Hazel St
I-79
Briggs Ave
t Blvd
Wayne St
Ave
AshDevoe
Street
Blvd
Liberty
St
Wallace St
d
e
Av
Cranch Ave
Dr
Frontier
Peach St
LigDr
hthouse
Seminole
St
Lincoln Ave
Pennsylvania Ave
Myrtle St
Chestnut St
Walnut St
St
Cherry
St
Wayne
Cherry St
Rudolph Ave
Jackson Ave
Reed St
Hazel St
Post
Ave
Maple
St
Old
Fren St
Raspberry
ch R
d
Mar
vin
Av
Cascade St e
Parade St
Holland St
Fren
ch R
Old
Beech Ave
Cochran St
ard Rd
l
Ba
a
bo
W 37th St
ison Ave
Old
Fren
ch
Ravine Dr
Ross St
Illinois Ave
Wayne St
Beverly Dr
Pittsburgh Ave
Ash St
Plum St
Holland St
Chestnut
East Ave St
French St
en Auburn St
wo
od
Pa
rk
Av
e
Gl
Eliot Rd
Allegheny Rd
Hazel St
Schaper Ave
Devoe Ave
I-79
Oakwood St
Ellsworth Ave
Maple St
Liberty St
Cascade St
Raspberry St
Post Ave
d St
R
e
Av
E 36th
StSt
W 36th
E 35th St
E 33rd St
E 13th St
Ba E 28th St
ASSETS
St
W 28th
yfr
on
Wt 29th
E 29th St
Co St
Historic
nAsset
Fallow
Land
Historic Assets
n
St
W 30th
E 30th St
W 32nd St
Polk St
St
W 41st St
ng
i
ill
in
ap
W 37th
Ch St E 37th St
E 33r
W 31st St
E 31st St
W 20th St
M
St
W 40th St
W
SEt 35th St
d St
E 33rd St
W 34th St
E 34th
St St
35th
W 27th St
29th St
HistoricWAssets
W
g
W 38th St
St St
W 32nd
E 32nd
E 26th St
Mc
kin24th St
W
ley25th St
W
Av
e
W 26th St
Sc E 27th St
ot
tES 27th St
t
St
ai
Cr
W 37th St
Ba
yfr
W 28th St
Eon28th St
tC
Fallow
Land
on W 29th St
E 29th St
n
W 30th St
Ma
W 42nd St
W 36th St
Code Violations
CITY AOF
ve ERIE,
ve PA: Comprehensive Plan and Community
W 39th St Decision-Making Guide
A
Which blocks
with
39th St
ng
oa sawWhomes
lli
lb
a
Ri
B
a higher return on investment?
W 40th St
th St W 34th St
W 35
E 33rd St
W 25th St
E 25th St
E 26th St
E 31st St
W 24th St
Glendale Ave
W 6th St pin
a
Ch
W 17th St
E 18th St
E 18th St
StRd
19th
W
Hilltop
St
19th
E
E 19th St
W 18th St
W 22nd St
St
ON INVESTMENT
* In excess of $500.
E 33rd St
E 31stWSt31st St
St St
W 23rd
E 23rd
E 16th St
E 17th St
E 20th St
W 21st St
Prospect Ave
W 22nd St
g
ai
Cr
76
W 37th St
Tax Delinquent
Parcels*
St
St
W 38th
RETURN
a
Ch
E 31st St
g
ai
Cr
W 37th St
W 32nd St
St
6th St
n
pi
St
g
ai
Cr
W 34th St
4.0 - 6.0
Churches
St
e
Av
Schools (Open)P
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
h
c
ea
ne
UNHEALTHY
Pi
d St
Historic W
Asset
VERY
31st St
VERY
HEALTHY
W 29th St
W 30th St
St St
E 18th
E 19th
W 19th St
E 21st St
Parade St
Acce
ss R
Port
Ore Dock Rd
Wallace St
Peach St
Poplar
St St
Reed
German St
West Ln
Sassafras St
Greengarden Rd
Raspberry St
Holland St
Myrtle St
Myrtle St
Myrtle St
Chestnut St
Hazel St
Rudolph Ave
Cherry St
Colorado Dr
Peach St
Frontier Dr
Sassafras St
Seminole Dr
Lincoln Ave
Chestnut St
Walnut St
Cherry St
Poplar St
Schaper Ave
Poplar St
Plum St
French St
Ravine Dr
Illinois Ave
Beverly Dr
Colorado Dr
Pittsburgh Ave
Raspberry St
Weschler Ave
Weschler Ave
W 30th St
W 26th St
W 17th St
Buffalo Rd W 20th St E 20th St
W 20th St
St
E 22nd
W 22nd St
Fairmount
Pkwy
ve
nA
WM24th St
row
ck
B
in
E 24th St
ley
Av W 25th St
e
Woodlawn Ave
E 26th St
What these neighborhoods What
these neighborhoods S E 27th St
W 26th St
co
OUSING CONDITIONS
St
W 27th
S
tt
have
going
for
them...
have
working
against
them...
W 27th St
co
St
E 28th St
tt
W 28th St
W 28th St
St
29th St
W
How healthy
are
the
neighborhoods?
ASSETS W 29th St
LIABILITIES
W 29th St
E 29th St
W 26th St
W Grandview Blvd
W 16th St
W 3rd St
St
25th St
W St
E 25th
E 14th St
Huron St
E 18th St
E 19th St
E 20th St
W 44th St
E
E 17th St
… it also has a notable
W 39th St
E 10th St
concentration
of citywide
assets and historic properties.
e
E 9thvSt
e
A
Av
ng
oa
li li
b
al
R
W B11thE St
11th St
St
h
c
E 12th StPea
W 42nd St
t St
E Bay Dr
W 31st St W 2nd St
E 4th St
E 8th St
W 38th St
Pearl Ave
W 18th St
W 21st St
W 24th St
E 13th St
E 7th St
t
W Fron
wy
nt Pk
E 17th St
7th St
W St
E 7th
St
W 37th
tS
y Fro
E Ba
E 20th St
W 20th St
W 22nd St
E 23rd St
W 23rd St
r
W 16th St
E 16th St
Polk St
E
W 24th St
Sc
ot
Tacoma Rd
E 21st St
E 22nd St
e
W 22nd St
Av
wn
Bro
E 24th St
D
E 14th St
8th St
e
Av
W 20th St
E 8th St
5
e Dr
Lakesid
St St
W 5th
E 5th
er
W 17th St
E 18th St
W 19th St
Oxford
St
W 37thSt
y
kw ay
W 34thPSt
B
nt
W
o
r
yF
E Lake Rd
a
BS Park Row
W
W 36th St
W 19th St
W 23rd St
E 2nd St
y
w
E 3rd St
Pk
nt
W 4th St
o
E
Fr 4th St
While
of fallow
Robinit
Dr hasGra growing supply
W 39th St
ove
Dr
W 40th St
property
that needs to
to
St managed
E 10thbe
S
M
an
W 41st St
limit
disorder
and
blight
…
o
St
11th
W
St
E 11th
r
E 9th St
E 12th St
Huron St
e
Av
Marne Rd
r
E 13th St
W 18th St
E 19th St
W 25th St
D
W 18th St
W 25th St
ill
W 25th St
W 24th St
or
EW11th
11thStSt
W 17th St
wn
Bro
M
E 17th St
W 24th St
PolkStSt
8th
5
W 6th St
S Park Row
Huron St
W 20th St
Uneriecity
St32nd St
W 3rdW
Lincoln Ave
W 23rd St
W 25th St
W 16th St
E 16th St
W 21st St
W 22nd St
Robin Dr
9th Stwell as high concentrations
Gro
…Eas
of
ve D
r
S
St
10th
E
problem properties.
M
an
E 4th St
W 2nd St
wy
ront Pk
w
Bro
ve
nA
E 8th St
S Shore Dr
E Bay F
W 22nd St
Oxford St
Uneriecity E 2nd St
y
w E 3rd St
Pk
nt
W 4th St
o
St
4th
E
r
y
w
yF
Pk Ba
t
5th
E
WSt5th St
n
ro Rd W
E Lake
yF
a
S Park Row
B
W
St St
W 7th
E 7th St
E 7th
W 3rd St
W 6th St
E 7th St W 7th St
E 14th St
W 20th St
St St
5th5th
EW
W 2nd St
Marne Rd
W 20th St
W 19th St
B
t St
E Bay Dr
Schaper Ave
W 17th St
E 3rd St
W 4th St
E Front St
W Fron
E 4th
E 14th St
Leverage strong partnerships with the Sisters
W 26th St
W 27th St
of Saint Joseph Neighborhood
Network and
W 28th St
e Dr
Lakesid
other neighborhood
organizations
to implementE Front St
St
W 29th
W Fron
W 29th St
E Bay Dr
t St
stabilization activities.
W 30th St
41%
Lincoln Ave
Huron St
w
Pk
nt
E 4th
ro St
F
ay
$47,969
POVERTY RATE
wy
nt Pk
W 18th St
r
Lincoln Ave
W 16th St
rD
AVERAGE HOME SALE
S Park Row
Little Italy has
high levels of visible
Robin Dr
Gro
vareas
eD
distress, especially in
adjacent to
r
S
M
an
the industrial
and railroad corridor …
o
St
W 11th
32%
S Shore Dr
WHERE TO START WORKING
W 20th St
Tacoma Rd
Oxford St
W 7th St
HOMEOWNERSHIP RATE
y Fro
E Ba
W 6th St
y
W
r
Manage vacant land through side
lotStsales to
W 21st
adjacent homeowners,
greening projects with
W 22nd St
W 22nd St
community partners, and banking larger sites for
W 24th St
long-term redevelopment.
W 25th St
7,850
3,212
E 2nd St
W 11th St
D
g
W 5th St
W 3rd St
Uneriecity
W 7th St
ai
Cr
W 4th St
W 2nd St
W 5th St
Target blighted tax-foreclosed homes for
demolition as they become available.
HOUSEHOLDS
W 4th St
Niagara Pier
S Shore Dr
an
Niagara Pier
W
Niagara Pier
Niagara Pier
t St
y
yF
Ba
E Front St
W Fron
kw
tP
EAST GRANDVIEW
GLENWOOD
Uneriecity
n
ro
FAIRMONT-McCLELLAND
MERCYHURST
M
or
LITTLE ITALY
LAKESIDE
w
Pk
Weschler Ave
S
Prioritize blight mitigation and beautification
activities near Saint Vincent Hospital, the West
21st Street Historic District, and heavily traveled St
W 16th
Peach Street.
ACADEMY- MARVINTOWN
ARBOR HEIGHTS
Gro
ve D
r
Fallow Parcels
Poplar St
Schaper Ave
GREENGARDEN
Illinois Av
Robin Dr
PULASKI
LIGHTHOUSE
TRINITY PARK
y
Ba
o
Fr
E 2n
W 3rd St
W 6th St
E 8th St
RESIDENTS
LITTLE ITALY
W
Oxford St
d
DOWNTOWN
12TH STREET CORRIDOR
EAST
BAYFRONT
nt
Lincoln Ave
FRONTIER
y
COST EFFECTIVELY
5
INTERVENING IN LITTLE ITALY
Fallow Parcels
BAYFRONT
WEST
BAYFRONT
Lincoln Ave
HOW CAN
ERIE STABILIZE
LITTLE ITALY?
STABILIZATION
W 2nd St
Beverly Dr
Colorado Dr
S Shore Dr
Ore Dock
Payne Ave
Hess Ave
Gilson
Pennsylvania Ave
Lighthouse St
Ross St
East Ave
Ash St
d
Acce
ss R
Camphausen Ave
N
Lighthouse St
Pennsylvania Ave
Payne Ave
Davison Ave
Burton Ave
Regis Dr
Gilson
Hess Ave
Brandes St
EssexEast
Ave Ave
St
E 41st St
Pearl Ave
June St
East Ave
kin
Glendale Ave
E 25th St
Jackson Ave
ley
Av
e
E 26th St
E 27th St
E 27th St
Pennsylvania Ave
Woodlawn Ave
E 26th St
Mc
Broad St
MCKINLEY E 20th St
PARK
Elm St
Prospect Ave
E 23rd St
Reed St
Parade St
Pear St
ew
St
Ross St
Pennsylvania Ave
Wayne St
Franklin Ave
Perry St
3rd
Ash St
Wallace St
Downing Ave
Reed St
St St
Bacon
Reed
Briggs Ave
German St
Parade Blvd
Broad St
Elm St
East Ave
Wayne St
Perry St
Wayne St
Ash Street Blvd
Wallace St
Jackson Ave
Sanford Pl
Cranch Ave
Ave
vin
Mar
Parade St
Holland St
Sunset Blvd
St
Holland
Camphausen
Ave
French St
Broad
St
Elm St
Park Way Dr
Reed St
Ore Dock Rd
Holland St
Payne
Ave St
Holland
chFrench
St Gilson
Rd
Fren
Old
Peach St
ew
N
Bird Dr
* In excess of $500.E 34th St
E 35th St
E 36th St
E 37th St
E 38th S
an
eA
ve E 40th St
Rd
79
eD
r
Burton Ave
na Dr
Pin
t
St
Dr
Briggs Ave
Page St
Z4i 1st
m St
m
er
m
Essex Ave
Hop
iew Ave
vd
set Blvd
E 32nd S
Tax Delinquent
CITY 39th
OF ERIE,
PA: Comprehensive Plan and Community Decision-Making
Guide
St
E
E 41st St
LIABILITIES
Brandes St
Mcclelland Ave
MCCAIN AVE
38th St
Wayne St
Wallace St
E 33rd St
Reed St
Stanton St
Ash Street Blvd
Fren
ch R
d
Mar
vin
Ave
Old
Regis Dr
E 35th St
Churches
h Rd
E 38th St
Schools (Open)
E 31st St
Perry St
St
N
ew
Brandes St
Pe
Gl
ac
en
h
wo
St
od
Pa
rk
Av
e
38th St
E 38th St
E4
E 20th St
B
isonOAve
ld Fr
enc
E4
r
E 36th St
Beech Ave
eD
E 40th
Pin St
eA
ve
Reed St
German St
Port
French St
Peach St
Hess Ave
Beech Ave
West Ln
Sassafras St
Myrtle St
Pennsylvania Ave
Bird Dr
Hop
Cochran St
anna
Dr Ave
Essex
ood St
Myrtle St
Chestnut St
East Ave
E 37th St
E 10th St
E 22nd St
Fairmount Pkwy
ASSETS
St
E 31st
th St
E 34th St
ap
E 36th St
aEy28th St
PULAKOS
HOLY TRINITY
MCKINLEY
fro
What
these
neighborhoods
What these
nt
CHOCOLATES
CHURCH
ELEMENTARY
Co
E 29th St
nn
have going
for them...
haveE 30th
worki
St
W 35
Ch
eA
ve
Buffalo Rd
E 21st St
E 24th St
EL
E 18th St
E 18th St
E 19th St
t
32nd St
Historic
Fallow ELand
Historic
rd SAsset
E 33Assets
E 33rd St
St
in E 35th St
Polk St
Pin
t St
E 13th St
E 32nd St
E 34th St
E 19th St
Holland St
Perry St
Wayne St
h
ac
Pe
Wallace St
Peach St
Gl
Ave
Pennsylvania
en
wo
od
Pa
rk
Lighthouse A
Stve
Sassafras St
Myrtle St
Chestnut St
Eliot Rd
East Ave
Cochran St
Cherry St
Mcclelland Ave
Jackson Ave
Hazel St
Maple St
Reed St
St
Reed Hazel
St
E 33rd St
Eliot Rd
Cherry St
June St
MCCAIN AVE
Ash Street Blvd
Liberty St
E 30th St
e
Av
Briggs Ave
nd
St
h
St
Walnut St
Cherry
St St
Wayne
Poplar
St St
Reed
Franklin Ave
Poplar St
Plum StWalker Blvd
Wallace St
B
Mc
kin St
W 24th
ley
Av
e
41s
E Grandview Blvd
E 20th St
E 27th St
SEc 27th St
ot
tS
t
E 31stWSt31st St
Zi
m W 39th St
St me E 4
1st
rm
ch
St
an
a
Rd
Pe
E 17th St
E 26th St
St
Wayne St
Holland St
French St
West Ln
Sassafras St
Myrtle St
Ross St
Wayne St
Maple St
Hazel St
Wood St
Ash St
Wallace St
Raspberry St
Parade St
oa
b
al
an Dr
ch R
e
Av
gview Ave
W 42nd St
g
in
ll
Ri
Fren
avison Ave
Beech Ave
W 41st St E 41st St
W 37th St
Page St
d
Stanton St
E 35th St
E 38th St
W 38th St
W 40th St
Cascade St
E 33rd St
W 34th St
Raspberry St
Mar
vin
Ave
d St
E 33r
Regis Dr
Holland St
E 34th S
St
th t
W 35
Myrtle St
Chestnut St
Cherry St
Hazel St
Sanford Pl
Liberty St
Bacon St
German St
Pear St
Holland St
WE32nd
St
32ndSt
Historic Assets
Wayne St
Peach St
Sassafras St
Myrtle St
Chestnut St
Walnut St
Cherry St
Acce
ss R
d
Port
Poplar St
Plum St
Ore Dock Rd
Park Way Dr
Raspberry St
Holland St
Weschler Ave
French St
E 31st St
Old
Gl
Bird DrSt
Brandes
Oakwood St
Burton Ave Eliot Rd
E 43rd St
r
W 39th St
Essex Ave
Cochran St
xanna Dr
t
PinE 40th St
eA
ve
en
wo
Auburn St
od
Pa
rk
Av
e
N
ew
St
Pennsylvania Ave
Allegheny Rd
Perry St
Ellsworth Ave
Mcclelland Ave
Hazel St
Post Ave
Maple St
Wayne St
d St
2nd St
mE
m 41
st S St
We39th
rm
t
an
Rd
arvard Rd
Zi
Briggs Ave
lan Dr
e
Av
ngview Ave
Page St
Ba
lb
oa
Schaper Ave
Hazel St
Wallace St Cascade St
Mar
Raspberry
vin St
Ave
Parade St
vd
Stanton St
set Blvd
Fren
Old
Beech Ave
Burton Ave
Cochran St
Essex Ave
rvard Rd
St
Briggs Ave
ood St
lvd
nset Blvd
Old
Fren
Beech Ave
l
Ri
e
Av
Fallow Land
StSt
36th
EW
36th
eD
E 26th St
Ba
yfr St E 28th St
W 28th
on
tC
on
W 29th St
E 29th St
n
W 30th St
E 30th St
Hop
W 25th St
E 25th St
Glendale Ave
E 16th St
Ma
W 42nd St
g
lin
E 35th
St St
n
pi
a
W 37thhSt
CE 37th St
23rd St
W 23rdESt
Woodlawn Ave
Mario
W 41st St
Davison Ave
W 38th St
ch R
d
E 38th St
W 37th St
Sc
E
Holland St
Regis Dr
Eliot Rd
E 36th St
W 36th St
Ash Street Blvd
MCCAIN AVE
AveSt
Devoe
Liberty
I-79
Reed St
Reed St
St
N
ew
Pennsylvania Ave
Maple St
Ellsworth Ave
Perry St
Wayne St
Allegheny Rd
I-79
d
Schaper Ave
St St
Reed
Hazel
Devoe Ave
Ash Street
Blvd
Liberty
St
Wallace St
Parade St
Holland St
Jackson Ave
Post Ave Reed St Hazel St
Old
Fren St
Raspberry
ch R
d
Mar
vin
Cascade StAve
Gl
St
en Auburn
wo
od
Pa
rk
Av
e
ch R
a
Ch
W 37th St E 37th St
E 35th St
Marion
M
a
ch
St
Code Violations
St StW 34th St
tEh 34th
W 35
E 33rd St
W 31st St
W 26th St
Prospect Ave
Gordon St
St
Eliot Rd
E 33rd St
e
e
Which
blocks
homes
with
Avsaw
W 39th St
Av
EPlan
78
CITY
OF ERIE, nPA:
and
Community
Decision-Making
Guide
g Comprehensive
41St
a
W 39th
W 40th St
Pin
st S
lli
bo
t
i
eA
l
W 40th St
a
R
a higher return
on
investment?
E
41st
St
v
B
e
W 42nd St
* In
Stexcess of $500.
d
E 33r
E 31st St
French St
Camphausen Ave
Broad St
kin
W
ley 24th St
Av
W 25th St
e
St
n
pi
E 31st St
E 32nd
St St
W 32nd
SEt 35th St
W 29th St
g
ai
Cr
Oakwood St
E 33rd St
Churches
n
Tax Delinquent
Parcels*
E 22nd St
W 22nd St Fairmount Pkwy
e
Av
wn
Bro
St
E 24th
E 20th St
Hilltop Rd
E 12th St
e
Av
4.0 - 6.0
E 29th St
W 30th St
W 29th St
Buffalo Rd
E 21st St
E 8th St
Av
e
E 35th St
… with key assets Eserving
37th St
as anchors around which
to right-size.
E 11th St
E
ne
Schools (Open)
St
RETURN
W 38th St ON INVESTMENT
E 31stWSt31st St
g
W 37th St
Asset
ai
Cr
41st St
e
Av
th StW 34th St
39th St
VERY
Historic
UNHEALTHY
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
E 33rd St
W 35
VERY
HEALTHY
tC
on
W 20th St
E 7th St
Pi
E 31st St
W 32nd St
W 36th St
Cochran St
W 29th St
E 29th St
W 30th St
ne
Pi
St
Woodlawn Ave
E 26th St
Downing Ave
Peach St
Elm St
Greengarden Rd
Mc
St
Cascade
Cranch
Ave
Peach
DrSt
Frontier
Payne Ave
Sassafras St
Myrtle St
Myrtle St
W 24th St
Glendale Ave
Ave
Jackson
Cherry St
Rudolph Ave
E 25th StW 25th St
East Ave
E 23rd
St St
W 23rd
Chestnut St
W 21st St
W 22nd St
E 18th St
W 18th St
E 19th St
t Blvd
West Ln
East Ave
Harvard Rd
June St
Poplar St
Schaper Ave
Gilson
Myrtle St
Chestnut St
Walnut St
Allegheny Rd
Cherry St
Wayne St
Reed St
Franklin Ave
Schaper Ave
Ash St
Pittsburgh Ave
Hess AveSeminole Dr
Sassafras St
Oakwood
St Ave
Pennsylvania
Ravine Dr
Ellsworth Ave
Illinois Ave
Ross St
Wayne St
Poplar St
Greengarden Rd
Lincoln Ave
Lighthouse St
Auburn St
Rudolph Ave
Beverly Dr
Post Ave
Colorado Dr
Devoe Ave
Bacon St
I-79
Plum St
Myrtle St
Wallace St
DowningRaspberry
Ave
St
Pear St
Prospect Ave
What these neighborhoods
What these neighborhoods
E 26th St
E 26th St
W 26th St
HOUSING CONDITIONS
W 26th St
E
Sc E 27th St
Sc27th St
ot them...
ot
have
going
for
have
working
against
them...
t
St
27th
W
t S St
Sc
E 27th
St
W 27th
St
Ba
otHow healthy areE 28th
t
yfr E 28th St
the
St neighborhoods?
W 28th St
tS
W 28th StoLIABILITIES
n
ASSETS
t
W 29th St
Raspberry St
d
Ore Dock Rd
German St
Camphausen Ave
Holland St
Broad St
French St
E 20th St
E 20th St
W 20th St
W 17th St
Gl
en
E 18th St
E 19th St W 19th St Dr
g
ai
Cr
Oakwood St
Brandes St
Sassafras St
Greengarden Rd
Gl
en
wo
St
Auburn
od
Pa
Peach St
rk
Av
Elm St
e
Myrtle St
Park Way Dr
Cranch Ave
Holland St
West Ln
Payne Ave
Myrtle St
Sassafras St
Hess Ave
Lincoln Ave
Chestnut St
East Ave
Ave
Rudolph
St
Cherry
Sanford Pl
Frontier
Peach
St Dr
Dr
Seminole
Lighthou
se St
Pennsylvania Ave
Ross St
Cherry St
Wayne St
Walnut St
Chestnut
Ave St
East
Schaper Ave
Poplar St
Plum St
Holland St
Gilson
Weschler
Ave
French St
Ravine Dr
Illinois Ave
Wayne St
Beverly Dr
Ash St
Pittsburgh Ave
Wallace St
Raspberry St
Peach St
Poplar St
Reed St
German St
Holland St
Weschler Ave
French St
West Ln
Sassafras St
French St
W 24th St
Mc
kin
ley
Av W 25th St
e
E 17th St
EE4th
31stSt
St
ley
E 27th St
E Bay Dr
E 33rd St
E 9th St
E 14th St
WAve
Lakeview Blvd
Pearl
La
E 5th St
E 7th St
kin
r
keside D
E 3rd St
E 4th St
E Lake Rd
E 33rd St
S Park Row
t
5th S
Huron St
E 2nd St
E 31st St
E 25th St
wy
nt Pk
E 22nd St
W 22nd St
Fairmount Pkwy
ve
nA
row
St
E 24th B
a
Pe
St
th
16
W
E 16th St
E 26th St
E Front St
Mc
y Fro
E Ba
Buffalo Rd
E 21st St
ch
E 14th St
St
E 13th St
E 23rd St
E 24th St
E 28th St
W3
E 20th St
E 20th St
E 21st St
E 29th St
Polk St
E1
E 22nd St
t St
W 3rd St
St
E 10th St
E 18th St
E 19th St
t
W 2nd St
W 6th St
n
pi
E 16th St
E 17th St
Marne Rd
E 19th St
W 42nd St
Pearl Ave
W Grandview Blvd
E 18th St
E 19th StW 19th St
B
E 12th St
W 44th St
Huron St
E 14th St
W Fron
tS
E 11th St
E 13th St
Blight mitigationChaand proper
management of vacant land
present
St
E 10th
opportunities
to
bring
stability
and
e
St
11th
E
e
Av
Av W 11th St
g
a
W 39th St
n
o
i
order
to
the
area
…
ll
b
al
Ri
E 9th St
W 37th St
W 40th St
W 41st St
W 17th St
E 18th St
W 18th St
W 38th St
E 8th St
co
t
W 31st St
E 4th St
W 4th St
E 5th St
W 5th St
St
7thSt
W7th
E
DrS
Tacoma Rd
E 13th St
W 20th St
r
y
w
Pk
Marne Rd
W 24th St
W 36th St
W 39th
D
E 3rd St
w
y
Pk Ba
nt
W
o
r
E
Lake
Rd
S Park RowF
ay
W 34th StB
W
E 7th St
e
Av
E 17th St
or
Fr
y
er
W 23rd ESt23rd St
W 25th St
E 25th St
W 16th St
E 16th St
an
t
on
ill
W 25th St
E 24th St
E 12th St
W 21st St
W 22nd St
St St
5 Polk8th
E 4th St
M
E 21st St
W 22nd StE 22nd St Ave
wn
Bro
11th St
WSt
E 11th
W 37th
Robin
DrSt
W 28th StE 2nd St
Uneriecity
W 29th St
W 30th St
W 32nd St
… and problem properties are
a
Gro
ve D
r
E 10th St
major feature of Smost
blocks.
M
St
E 9th St
E 20th St
E 20th
W 20th
St St
Oxford St
W 26th St
W 3rd St
Lincoln Ave
E 19th St
W 20th St
E 18th St
W 19th St
E 7th St
E 8th St
t St
W 2nd St
W 6th St
wy
ront Pk
W 18th St
W 17th St
W 7th St
E 7th St
E 14th St
Huron St
E 4th St
Schaper Ave
E 17th St
Lincoln Ave
E 13th St
y
BEaLake Rd
S ParkWRow
S Shore DrW 29th St
Marne Rd
r
wy
nt Pk
W 11th St
E 11th St
E 16th St
W 24th St
8th St
Polk St
Property distress
isDrmore
E 8th St Robin
Gro
ve D
r
E 9th St
pervasive
in Trinity
Park
than
any
S
M
an
E 10th St
or
other part of Erie
…
D
W 16th St
W 21st St
5
y
w
Pk E 3rd St
nt
W 4th St
o
r
y
wE 4th
y F St
Pk Ba
t
W 5th St
W
on
E 5th St
Fr
E Bay F
W 7th St
E 2nd St
E Bay Dr
W 27th St
Tacoma Rd
E 7th St
W 3rd St
W 6th St
Oxford St
Uneriecity
W Fron
Polk St
Tacoma Rd
W 5th St
E 5th St
S Park Row
E 14th St
Greengarden Rd
E 3rd St
W 4th St
W 2nd St
e Dr
Lakesid
W 25th St
St
g
wy
ai
nt Pk
Cr Bay Fro
E
Colorado Dr
W
E 2nd St
y
kw
tP
n
ro
yEF4th St
Ba
t St
E Bay Dr
y Fro
E Ba
Sassafras St
d St
Peach St
Frontier Dr
Uneriecity
E Front St
W Fron
41%
E 8th St
E 9th St
WHERE TO START WORKING
e Trinity Park’s biggest assets
Protect
Av
W 23rd St
wn
Bro
through
prioritized blight mitigation W 24th St
St
W 25th
and beautification
along
highly traveled
r 26th Street.
E Front
St
D
e
d
si
corridors,
especially
Lake
E Bay
W 22nd St
Niagara Pier
St
GLENWOOD
$31,416
W 24th St
POVERTY RATE
EAST GRANDVIEW
MERCYHURST
S Shore Dr
41% W 21st St
W 22nd St
E Lake Rd
E 7th St
Huron St side lot
Manage vacant land through
sales to adjacentWhomeowners,
greening
17th St
projects
W 18th Stwith community partners,
W 19th St
and banking larger sites for long-term
20th St
W
redevelopment.
2,325
W 20th St
AVERAGE HOME SALE
Niagara Pier
Niagara Pier
E Front St
t
Ore Dock Rd
ARBOR HEIGHTS
Front S
Schaper Ave
Port
Acce
ss R
Port
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
W 16th St
6,824
HOMEOWNERSHIP RATE
GREENGARDEN
Poplar St
r
Pittsburgh Ave
DOWNTOWN
d
Acce
ss R
TRINITY PARK
E 5th St
S Park Row
Remove blight on an opportunistic basis
by targeting blighted tax-foreclosed
homes for demolition.
D
HOUSEHOLDS
LITTLE ITALY
W 7th St
W 11th St
RESIDENTS
E 3rd St
E 4th St
Burton Ave
an
TRINITY PARK
LAKESIDE
W 5th St
Weschler Ave
Gro
ve D
W 4th St
COST EFFECTIVELY
INTERVENING IN TRINITY PARK
Lincoln Ave
12TH STREET CORRIDOR
EAST
BAYFRONT
Seminole Dr
Lincoln Ave
E 8th St
BAYFRONT
PULASKI
LIGHTHOUSE
y
Ba
E 2nd St
W 3rd St
W 6th St
M
or
WEST
BAYFRONT
W
r
S
FRONTIER
nt
o
Fr
Fallow Parcels
5
Robin Dr
y
w
Pk
E Bay Dr
W 2nd St
Uneriecity
Frontier Dr
Ravine Dr
Illinois Ave
Beverly Dr
Colorado Dr
Oxford St
t St
wy
nt Pk
y Fro
E Ba
HOW CAN
ERIE Fallow
STABILIZE
Parcels
TRINITY PARK?
STABILIZATION
Niagara Pier
S Shore Dr
E Front St
W Fron
E 41st St
Ore Dock Rd
Camphausen Ave
Elm St
St
ew
N
LIABILITIES
E 12th S
Davison Ave
PULASKI
PARK
Tax Delinquent Parce
E 41st St
* In excess of $500.
St
Elm St
81
ausen Ave
3rd
St
t
ausen
Ave
Gilson
What these nei
E 38th St
have working
a
E 20th St
E 20th St
RdCommunity Decision-Making Guide
CITY OF ERIE, PA: ComprehensiveBuffalo
Plan and
E 21st St
Prospect Ave
E 22nd St
Fairmount Pkwy
E 36th St
Pearl Ave
E4
E 19th St
E 34th St
road St
Perry St
E 18th St
E 18th St
Av
e
Essex Ave
ine
Schools (Open)
Payne Ave
E 10th St
E 37th St
Franklin Ave
Briggs Ave
Ash St
Downing Ave
Parade Blvd
Wallace St
E
E 32nd St
E 35th St
ST ANNE’S
PCHURCH
41s
t St
Historic
Asset
Historic
Assets
E Lake Rd
Burton Ave
Hess Ave
EAST HIGH
SCHOOL
Polk St
Perry St
East Ave
Wayne St
WAYNE PARK
Brandes St
Lighthouse St
Pennsylvania Ave
Pennsylvania Ave
E 33rd St
Churches
Broad St
East Ave
Jackson Ave
Ross St
Wayne St
Sanford Pl
Bacon St
St St
Reed
Wayne
Ash St
Street Blvd
Reed
Wallace St
Parade St
ASSETS
E 13th
St
E 19th St E Grandview Blvd
E 20th St
LIGHTHOUSE
PARK
E 31st St
WAYNE
MIDDLE
SCHOOL
kin
ERIE ley
Av
LIGHTHOUSE
e
What these neighborhoods
E 12th St have going for them...
Sunset Blvd
E 17th St
E 7th St
Mc
E 27th St
E 4th St
Reed St
Cranch Ave
Ave
Mar
Gilson
Old
E 16th St
Gilson
Hess Ave
Lighthouse St
East Ave
Ash St
Wallace St
Port
Acce
ss R
d
E 23rd St
E 11th St
W Lakeview Blvd
Gl
E 20th
en St
Dr
Prospect Ave
… and will help protect its
considerable assets.
Park Way Dr
Holland St
h Rd German St
Fren
c
Holland St
Payne Ave
Holland St
E 9th St
E 20th St
E 20th St
vin
Hess Ave
French St
Pearl Ave
E 8th St
Fallow Land
Historic Assets
E 14th St
Fallow Land
Peach St
Ore Dock Rd
French St
Beech Ave
Ave Ln
EastWest
Eliot Rd
E 7th St
E 33rd St
Payne Ave
Wayne St
Reed St
German St
Holland St
French St
Peach St
Sassafras St
Sassafras St
E 5th
E Lake
Rd St
E 31st St
oad St
E 19th St
Pennsylvania Ave
Ross St
Wayne St
Peach St
Myrtle St
Myrtle St
Rd
E 10th St
E 26th St
29th
St St
EE4th
th St
W 35
Cochran St
Franklin Ave
E 21st St
Fairmount Pkwy
Myrtle St
St
Chestnut
St
Wayne
Buffalo Rd
E 18th St
e Dr
Lakesid
E 25th St E
Bay Dr
28th
EE3rd
St St
S Park Row
Polk St
E 24th St
E 2nd St
lm St
E 22nd St
ve
Myrtle St
E 19th St
E 18th St
E 18th St
W 19th St
t
E Front St
rench St
Prospect Ave
W 17th St
tS
Sassafras St
rench St
Elm St
E 20th St
W 20th St
Huron St
St
W 18th St
Wood St
Ash St
St
E 16thPearl
hSt Ave
c
a
Pe
Cherry St
oa
lb
Ba
Myrtle St
Chestnut St
Ross St
Wayne St
Sanford Pl
Park Way Dr
Cherry St
Maple St
Walnut
St St
Reed
St
E 13th St
W 39th St
A
Poplar St
St
Wallace
Downing
Ave
Raspberry St
A
Bacon St
E 11th St
Code Violations
E 17th St
E 19th St
St
ng
* In excess
i of $500.
E 14th St ill
R
Code Violations
Chestnut St
West Ln
d
Acce
ss R
Port
Poplar St
Liberty St
Poplar St
French
Payne St
Ave
Gilson
Holland St Raspberry
St
Hess Ave
Franklin Ave
Peach St
* In excess of $500.
E 18th
44th St
WSt
St
St
Elm St
St
ausen Ave
Schaper Ave
rench St
W 37th St
LIABILITIES
W 11th St
Tax Delinquent
th St
W 16
St
W 42nd
Parcels*
E 19th St
E 20th St
W Grandview Blvd
E 20th St
E 20th St
Buffalo Rd
RETURN
INVESTMENT
W 20th St
W 20th St Decision-Making Guide
CITY
OF ERIE, ON
PA: Comprehensive
Plan and Community
E 21st St
W 21st St
E 22nd St
Fairmount Pkwy
W 22nd St
W 22nd St
W 22nd St
e
Which blocks saw homes with
a higher return on investment?
Hazel St
Lighthouse St
Peach St
St
Sassafras
Ave
Pennsylvania
West Ln
East Ave
Myrtle St
Peach St
E 18th St
W 19th St
Downing Ave
Sassafras St
Harvard Rd
Ash St
road StPoplar St Wallace St
Raspberry St
Pittsburgh Ave
East Ave
West Ln
Ash St
Wallace St
Myrtle St
St
W 18th St
Huron St
W 31st St
W 6th St
What
these neighborhoods
W 38th St
Tax Delinquent
Ethem...
12th St
have working against
ve
ve
Parcels*
W 40th St
LIABILITIES
W 3rd St
E 4th St
E 7th St
E 8th St
W 24th St
W 2nd St S
co
t
E
E 19th St
Focusing on blight removal and proper
E 21st St
management of vacant land
will aid in
E 22nd St
stabilizing the area’s healthier blocks …
EWBa
y Dr
Fro
nt St
What these neighborhoods
in
ap
have working against them...
Ch
e
Av
80
Churches W 17th St
Churches
W 41st St
E 9th St
er
E 18th St
E 17th St
W 34th St
ill
M
E 21st St
W 21st St
St
VERY
UNHEALTHY
St
W 16th Score
1.25 - 2.5E 2.5
- 3.0St3.0Schools
- 3.5 3.5 - 4.0(Open)
4.0 - 6.0
16th
Schaper Ave
9th St
Schools (Open)
Historic Asset
Weschler Ave
St
Rd
AlleghenyWalnut
Wayne St
Reed St
y
St
ASSETS
Lincoln Ave
What these neighborhoods
How healthy are thehave
neighborhoods?
going for them...
HEALTHY
Polk St
What these neighborhoods
St St
36th
E 10th
have going for Wthem...
r
E 10th St
S
M
an11th St E 11th StW 37th St ASSETS
W
or
HOUSING CONDITIONS
D
r
Historic Asset
E 12th St
W 39th St
E 13th St
E 13th St
VERY
St
E 14th
Cranch Ave
Greengarden Rd
ParkSt
Way Dr
Ross
Auburn St
Frontier Dr
Sanford Pl
Lincoln Ave
St
CherryEllsworth
Ave
Gro
ve D
Wayne St
Cranch Ave
Seminole Dr
St
St
ChestnutOakwood
Ravine Dr
Illinois Ave
Gilson
Poplar St
Payne Ave
Post Ave
St Dr
E 9th
Robin
8th St
Sassafras St
Ore Dock Rd
Rudolph Ave
LigDr
hthouse
Colorado
Devoe Ave
St
I-79
German St
Hess Ave
Beverly Dr
Schaper Ave
Oxford St
E 8th5St
W 6th St
e Dr
Lakesid
E 17th St
Marne Rd
wy
nt Pk
Holland St
E Lake Rd
E 3rd St
y
W 28th kSt
w
P
E 4th St
nt W 29thWSt4th St
E 4th St
ro
y
F
w
W 30th
k St ay
E 5th St
B
tP
W 5th St
W
on
r
E
Lake
Rd
S Park Row
yF
Ba
W 32ndWSt
E 7th St
W 7th St
E 7th St
E 10th St
Tacoma Rd
Pennsylvania Ave
Ross St
E 5th St
W 25th St
E 2nd St
W 26th St
Uneriecity
W 23rd St
Marne Rd
French St
W 29th St
W 3rd St
Av
E 16th St
y Fro
E Ba
Sassafras St
E 3rd St
W 2nd St
Tacoma Rd
Weschler Ave
Wayne St
W 4th St
E 4th St
W 5th St
W 27th St
wn
Bro
E Front St
Dr
W FLro
aknetsiSde
E Bay Dr
W t25th St
W 24th St
Marne Rd
Myrtle St
Reed St
S Shore
E 2nd St Dr
St
WE7th
7th St
Polk St
W 22nd
w
ront Pk
E Bay F
S Park Row
wy
nt Pk
Chestnut St
nt
o
Fr
y Fro
E Ba
W
y
kw ay
B
W
P
nt
ro
yF
Ba
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w
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… and most blocks are troubled by
one or more
problem
properties.
W 22nd
St
e
W 21st St
W 19th St
St
igt Pkwy
FrCaoran
Rd
aym
Bco
ETa
Seminole Dr
Peach St
W 3rd St
Wayne St
Frontier Dr
W 2nd St
E Bay Dr
Uneriecity
W 18th St
W 20th St
W 20th St
Huron St
W 17th St
Plum St
d
Schaper Ave
Port
Acce
ss R
Pittsburgh Ave
d
Acce
ss R
Port
W 16th St
Polk St
Manage vacant land through side lot sales to adjacent E 13th St
homeowners, greening projects with community partners,
E 14th St
and banking larger sites for long-term
redevelopment.
42%
Niagara Pier
t St
Niagara Pier
E Front St
POVERTY RATE
EAST GRANDVIEW
Pulaski-Lighthouse has moderate-to-high
levels of visible distress throughout
…
St
W Fron
$35,642
Ore Dock Rd
MERCYHURST
GLENWOOD
AVERAGE HOME SALE
Hazel St
Cherry St
Lincoln Ave
ARBOR HEIGHTS
Target blighted tax-foreclosed homes for demolition as they
E 11th St
become available.
St
W 11th44%
HOMEOWNERSHIP RATE
ACADEMY- MARVINTOWN
St
r
1,578
Cascade St
D
HOUSEHOLDS
German St
or
FAIRMONT-McCLELLAND
ausen Ave
GREENGARDEN
TRINITY PARK
Raspberry St
an
4,075
road St
LITTLE ITALY
M
Bacon St
Myrtle St
S
RESIDENTS
E Lake Rd
S Park Row
Prioritize blight mitigation and beautification
E 7th St activities
near Wayne Park and its adjacent schools and along heavily
E 8th St
travelled E. Lake Road. Outside of those areas, focus on
St
E 9th Park.
streets around Pulaski Park and Lighthouse
St
r
Cherry St
Gro
ve D
Poplar St
LAKESIDE
r Blvd
E 8th St
PULASKI-LIGHTHOUSE
Walnut St
W 7th St
Weschler Ave
DOWNTOWN
Robin Dr
5
EAST
BAYFRONT
Sassafras St
W 6th St
PULASKI
LIGHTHOUSE
E 5th St
WHERE TO START WORKING
wy
nt Pk
WEST
BAYFRONT
12TH STREET CORRIDOR
t
W 5th St
E 4th St
Gl Pennsylvania Ave
en
wo Peach St
od
Pa
rk
Lighthouse
Av
St
e
W
BAYFRONT
FRONTIER
E 8th St
W 4th St
ro
Fallow Parcels
Oxford St
St
y
kw
yF
Ba
E Bay Dr
W 2nd St
COST
EFFECTIVELY INTERVENING
E 2nd St
St
3rd
W
IN PULASKI-LIGHTHOUSE E 3rd St
t
Lincoln Ave
Seminole Dr
Frontier Dr
Ravine Dr
Illinois Ave
Beverly Dr
arcels
t St
Uneriecity
P
nt
E Front St
W Fron
y Fro
E Ba
Colorado Dr
S Shore Dr
Niagara Pier
HOW CAN ERIE
STABILIZE PULASKILIGHTHOUSE?
STABILIZATION
Fair
TAKING
ACTION
The rigorous and effective application of the principles in
this plan, as well as the implementation of its recommended
strategies and projects, will depend to a large extent on
the correct alignment of resources, tools, and collaborative
leadership. The following is an outline of the community
context most likely to result in progress.
PART 1
The Context of Implementation
Partnerships Funding
Oversight
Professional
Planning
Scalability
Mechanisms Creative
Integration
The plan is championed
by cross-jurisdictional,
cross-departmental,
cross-agency, and
cross-sectoral partners.
All feel a sense of
obligation and
empowerment to apply
its principles, and all
sense that their own
work will build upon
and be reinforced by
the work of others.
There is
implementation
oversight outside of
City Hall, so that the
many partnering
entities, public and
private, can establish a
new set of confidences
and collaborative
relationships.
There is a new planning
office in the City of
Erie, operating at the
level required for 21st
Century decisionmaking and project
management.
The plan operates in
a scalable manner;
what works at the
City level can work
at the neighborhood
level and at the block
level. The principles
are applicable at the
broadest scale and the
smallest.
There are adequatelyfunded property
disposition and
enforcement
mechanisms in place
to rapidly bring
excess supply under
control and create
infill redevelopment
opportunities.
(Examples: Land Bank
and Housing Court)
There is sufficient
funding to get started
in a meaningful way
and it comes from
many sources, public
and private. It is
suggested that $300
million be invested in
additive strategies and
projects, over and above
general fund spending,
over a 10-year period,
with equal amounts
drawn from the public
and private sectors.
Strategies are
integrated to address
several issues
simultaneously, such as
using demolition and
park development in
the East Bayfront as a
broader initiative that
involves skills training,
job development,
and the cultivation
of new construction
and recycling-related
businesses.
Contingency is the
name of the game, so
one funding source
is “in” IF others are
likewise in and
all operate according
to a set of shared
expectations.
82
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
83
Plans that are likely to be activated and for which a community develops a durable fidelity
will need to have a short list of projects it can readily undertake and which will have
meaning. Such projects should be hard to do, but not too hard. They should be costly but
doable. They should compel a community saying it wants change to make the effort to
actually accomplish the change they desire, yet not be so difficult they cannot be imagined.
PART 2
Where to Start
BAYFRONT
FRONTIER
WEST
BAYFRONT
12TH STREET CORRIDOR
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
Regional Housing Court established and operating by
end of 2016
LAKESIDE
2017
Fairmont-McClelland, Lakeside,
Greengarden
2017
Begin fundraising to distribute
$500,000 per year in small
matching grants starting in 2017
Upgrade streets to par at key investment locations and along gateway corridors
2016
Develop 3-year capital budget and funding strategy for the
implementation of downtown streetscape improvements, including
local contributions to leverage state and federal funds
2016-2018
Identify and execute priority street upgrades in Core Strengthening Areas
FRONTIER
WEST
BAYFRONT
12TH STREET CORRIDOR
TRINITY PARK
LITTLE ITALY
FAIRMONT-McCLELLAND
GREENGARDEN
ACADEMY- MARVINTOWN
MERCYHURST
Matching grants to homeowners on blocks with high leverage value
2016
Identify not-for-profit program administrator and
develop program guidelines
BAYFRONT
PULASKI
LIGHTHOUSE
ARBOR HEIGHTS
EAST GRANDVIEW
GLENWOOD
Phased implementation of code enforcement sweeps in transitional and stable areas, and in
West Bayfront’s primary investment area
2016
West Bayfront, Academy-Marvintown, Arbor Heights
EAST
BAYFRONT
EAST
BAYFRONT
BAYFRONT
PULASKI
LIGHTHOUSE
LAKESIDE
FRONTIER
WEST
BAYFRONT
12TH STREET CORRIDOR
LITTLE ITALY
TRINITY PARK
FAIRMONT-McCLELLAND
GREENGARDEN
ACADEMY- MARVINTOWN
MERCYHURST
ARBOR HEIGHTS
EAST GRANDVIEW
GLENWOOD
EAST
BAYFRONT
BAYFRONT
PULASKI
LIGHTHOUSE
LAKESIDE
FRONTIER
WEST
BAYFRONT
12TH STREET CORRIDOR
TRINITY PARK
LITTLE ITALY
FAIRMONT-McCLELLAND
GREENGARDEN
ACADEMY- MARVINTOWN
MERCYHURST
ARBOR HEIGHTS
EAST GRANDVIEW
GLENWOOD
Social
Services
Relocation
Connecting
Downtown
to Bayfront
East
Bayfront
Parks
2016
Develop inventory of
existing social service
agencies in the downtown
core. Identify
anticipated need for space
and potential for resource
sharing and collaboration
between agencies.
Initiate conversations
with agencies regarding
potential relocation or
co-location outside the
downtown core.
2016
Community works with
PennDOT to finalize
updated plans for
Bayfront Connector and
Parkway that include
special attention to the
downtown-Bayfront
connectivity and
conceptual guidance for
an iconic improvement
in the State Street /
Connector area. Identify
likely cost and
implementation timeline
for the improvement
and develop fundraising
strategy.
2016 - 2017
Identify agency partners
that will lead strategic
demolition and park
development work
in the East Bayfront
planning area. Develop
a detailed strategy that
outlines feasible project
locations, acquisition
resources and
mechanisms, relocation
assistance, deconstruction
and demolition protocols,
and resources for park
design and development.
DOWNTOWN
Land Bank established by end of 2016;
sufficient funding identified for Land Bank to aid in targeted demolition activities by 2017
2018
-2019
DOWNTOWN
2017
DOWNTOWN
2016
Laying the Groundwork
DOWNTOWN
Out-Of-The-Gate Projects
EAST
BAYFRONT
PULASKI
LIGHTHOUSE
TRINITY PARK
LAKESIDE
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
MERCYHURST
EAST GRANDVIEW
GLENWOOD
12th Street
Corridor
2016 - 2017
Identify two or three
properties along
12th Street that are
strong candidates for
redevelopment and
conversion as shared
access, mixed-use
workspaces. Gain
control of sites,
assemble incentive
package, and issue
RFPs to developers
for purchase and
redevelopment.
2018-2019
Identify and
execute priority
street upgrades
in Stabilization
areas
84
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
85
APPENDIX
A. Regional Planning Context
B. Land Use and Zoning
C. Population and Housing
D. Economic Vitality
E. Transportation and Circulation
F. Infrastructure and Utilities
G. Community Facilities and Services
H. Environmental and Natural Resources
I. Historic and Cultural Resources
J. Data Notes
86
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
A. Regional Planning Context
This Comprehensive Plan and Decision-Making
Guide for the City of Erie exists within a regional
planning context that includes a long-range regional
plan (Destination Erie, 2015), the Erie County
Comprehensive Plan (2003), and comprehensive plans
for the adjacent municipalities of Millcreek Township
(2002), Harborcreek Township (2010), and a joint plan
for Lawrence Park Township and Wesleyville Borough
(2004). In addition to comprehensive plans, the region
has numerous specialized and small area plans which
are summarized and contextualized by Destination
Erie and referenced in this Appendix.
The objectives, principles and strategies outlined
in this document are generally consistent with this
regional planning context. Most importantly, this
comprehensive plan embraces Destination Erie’s
preferred scenario for future development, which
recommends that future investment be concentrated
in areas that are already urbanized and served by
infrastructure and that existing neighborhoods
be revitalized to enhance the health and vibrancy
of the region’s urban core while preserving open
space and agricultural land. This plan provides the
framework for achieving these goals within the City
of Erie, including the prioritization of investment
at the region’s core (downtown Erie, the Bayfront,
and adjacent neighborhoods), the protection of key
regional assets, the strengthening of Erie’s healthy and
transitional neighborhoods, and the stabilization of the
city’s most distressed areas.
Similar to Destination Erie, the Erie County
Comprehensive Plan designates the entire City of Erie
as a growth area to support investment in the county’s
already-developed areas. While this plan embraces
that designation, it also recognizes that development
needs to be prioritized within the city for maximum
impact. The three proposed Areas of Work (Core
Strengthening, Neighborhood Strengthening, and
Stabilization) provide a framework for channeling
investment in ways that will have the greatest impact
and highest residual return on investment for the city
and region.
As the city is largely built out, with development
extending to the city limits and beyond, this plan
does not foresee new development occurring on
the city’s edges that would affect conditions in
surrounding municipalities. However, strategies
to strengthen city neighborhoods — including
those that border surrounding communities, if
implemented — are intended to arrest the spread of
blight and disinvestment that would inevitably affect
neighborhoods that border the City of Erie.
Destination Erie also calls for neighborhood strategic
planning, data-driven code enforcement, the
established of a land bank and a regional housing
court, multi-modal improvements, a more strategic
approach to development on the Bayfront, historic
preservation, and support for entrepreneurial activity
— all of which have a place in this comprehensive
plan. Further, the development of the Destination
Erie plan involved a strong and extensive public
engagement process (in the city and regionally) to
shape the community’s vision and goals — a process
that has done much to inform this plan.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
87
B. Land Use and Zoning
d
Dr
Sanford Pl
Cranch Ave
Park Way Dr
Franklin Ave
Downing Ave
June St
Pear St
E 26th St
Mcclelland Ave
E 30th St
Bird Dr
MCCAIN AVE
Hop
Zi
eD
m
m
er
E 42nd St
Longview Ave
E Grandview Blvd
Page St
E 41st St
E 35th St
Stanton St
E 36th St
E3
Alan Dr
St
Regis Dr
E 34th St
t
3rd S
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Camphausen Ave
Elm St
Broad St
ew
tC
on
n
Davison Ave
St
Glendale Ave
E 27th St
on
E 32nd St
Burton Ave
3rd
Woodlawn Ave
Ba
yfr
E 38th St
Essex Ave
E4
Prospect Ave
E 27th St
E 37th St
eA
ve
Av
e
Pearl Ave
E 19th St
Buffalo Rd
Fairmount Pkwy
N
Pennsylvania Ave
ley
E 18th St
Fargo St
E Grandview Blvd
kin
E 35th St
Pin
St
Mc
Brandes St
Jackson Ave
1st
Perry St
E4
Perry St
Wayne St
Ash Street Blvd
Briggs Ave
E 33rd St
Reed St
Wallace St
East Ave
Reed St
Parade St
Fren
ch R
Mar
d
vin
Ave
Holland St
d
Bacon St
Payne Ave
East Ave
E 20th St
E 31st St
38th St
ch R
38th St
39th St
Old
E 33rd St
W 35
Gilson
Lighthouse St
Hess Ave
Pennsylvania Ave
Ross St
Wayne St
Reed St
Wallace St
Ash St
German St
Wayne St
Holland St
Holland St
E 31st St
Sunset Blvd
e
Av
en
Hilltop Rd
E 29th St
W Lakeview Blvd
Gl
Ore Dock Rd
Port
Acce
ss R
Peach St
French St
Peach St
Myrtle St
Myrtle St
Sassafras St
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
French St
Sassafras St
West Ln
Myrtle St
Walnut St
Chestnut St
W
St 39th St
E 25th St
E 26th St
Fren
St P
ea
ch
E 12th St
E 20th St
E 28th St
Old
h
ac
e
Av
E 10th St
E 4th St
E 7th St
E 18th St
E 22nd St
E 23rd St
E 24th St
Parade Blvd
er
W Grandview Blvd
B
Pe
oa
b
al
th St
E Lake Rd
E 21st St
Beech Ave
W 42nd St
W 44th St
e
Av
E 19th St
t
Polk St
E 13th St
E 16th St
e Dr
Lakesid
E Bay Dr
Marion St
W 41st St
g
in
ll
Ri
Cochran St
W 37th St
W 38th St
W 40th St
St
h
ac St
Pe in
ap
Ch
E 11th St
E 17th St
tS
W 31st St
E 8th St
E 9th St
E 14th St
W 24th St
Sc
ot
Wood St
W 36th St
W 39th St
E 7th St
Gl
Poplar St
Liberty St
W 34th St
Cascade St
W 32nd St
Hazel St
W 29th St
Raspberry St
W 30th St
Hazel St
Maple St
Cherry St
W 25th St
W 26th St
W 28th St
Cherry St
Plum St
W 23rd St
Walker Blvd
Frontier Dr
Greengarden Rd
Auburn St
W 25th St
ill
Harvard Rd
W 37th St
Allegheny Rd
Ellsworth Ave
W 29th St
Oakwood St
W 27th St
w
Bro
ve
nA
S Park Row
e
Av
Schaper Ave
W 24th St
W 22nd St
E 5th St
ne
Post Ave
Rudolph Ave
W 22nd St
W 19th St
Eliot Rd
Raspberry St
Huron St
W 17th St
W 20th St
W 20th St
Chestnut St
Poplar St
W 11th St
W 16th St
W 21st St
Cherry St
Weschler Ave
Seminole Dr
Lincoln Ave
Beverly Dr
Colorado Dr
W 6th St
W 7th St
E 3rd St
E 4th St
Pi
Devoe Ave
W 3rd St
W 18th St
Schaper Ave
Pittsburgh Ave
r
w
Pk
W 4th St
W 5th St
E 2nd St
Marne Rd
D
t St
Tacoma Rd
or
W
t
y
w on
Pk Fr
nt ay
ro W B
F
y
Ba
E Front St
W Fron
W 2nd St
y
wy
nt Pk
an
Uneriecity
y Fro
E Ba
M
Ravine Dr
Vacant
Illinois Ave
Public Services and Utilities
M
Regardless of whether the city’s zoning code gets updated, the city will
continue to evolve and so will its land uses. Given current market trends in
Erie, it is likely that hundreds of blighted structures will be demolished over
the coming 10 to 20 years as the city’s most blighted properties succumb to
emergency demolitions, fires, or strategic blight removal efforts. “Future
Land Use Map: Market Trend Scenario” shows what would happen if all
of the lowest-scoring residential properties that were surveyed for the
comprehensive plan were removed and became vacant lots. This scenario
describes those lots as fallow land, given the present absence of mechanisms
to efficiently guide the disposition and reuse of such properties.
Parkland
Oxford St
5 8th St
Robin Dr Grov
eD
r
Schaper Ave
Future Land Use Scenarios
Residential, High Density
Community Services
St
Currently, a design review committee advises the Planning
Commission on proposals that emerge from historic
overlay zones or waterfront zoning districts. While this
committee includes design professionals, there are no
specific design guidelines to inform developers or the
Planning Commission on design practices in sensitive
areas (including the waterfront and downtown). To
advance efforts to make the waterfront and downtown
environment more pedestrian-oriented, a new zoning
code (or amendments to the current code) should include
guidelines that offer the Planning Commission and
developers more explicit and consistent guidance.
Industrial
g
The critical imbalance of supply and demand can
be addressed in a new zoning code by stipulating
that, for as long as weak-market conditions persist,
sections of the city cannot be up-zoned (upgraded in
density or intensity of use) without a complementary
down-zoning somewhere else. General down-zoning
of sections of the city should also be explored, which
would typically involve the conversion of vacant land
controlled by the city, some other public agency, or
a land trust, to a “conservation” status that effectively
prohibits development until strong growth pressures
return.
Residential, Medium Density
S Shore Dr
S
Residential, Low Density
Commercial
ai
Cr
Design Guidelines:
Land Use Code (Summary)
Lincoln Ave
Right-sizing:
Erie Parcels
Niagara Pier
This comprehensive plan neither confers nor takes away any vested rights, and
it assumes no control over land use or redevelopment policy. Land use and
design are regulated by the zoning code — an ordinance that was last updated
in 2012 but that largely reflects standard regulatory practices of the mid-20th
Century (see Current Zoning Map). To align zoning and design regulations
with principles and strategies outlined in this plan, the city should consider
developing a new zoning ordinance that reflects 21st Century best practices and
the following issues highlighted in this plan:
Current Land Use Map
I-79
Land use and development patterns in the City of Erie reflect those observed in
almost all of America’s older industrial cities (see Current Land Use Map). It has
areas that feature pre-automobile and pre-zoning building patterns (essentially,
all areas developed before the 1920s), including a mixed-use downtown,
industrial zones along railroad corridors and the waterfront (with housing
frequently nearby), and residential neighborhoods of moderate densities with
mixtures of multi-family and single-family structures. Closer to the edges of Erie
are areas that developed through the influence of zoning and generally feature
a greater separation of uses, accommodation of the automobile, and more
uniformity in built form.
© czbLLC
Gordon St
“Future Land Use Map: Plan Implementation Scenario” broadly describes
land use patterns in the city if priorities and strategies from this plan are
implemented. While this scenario adheres closely to current patterns, it
reinforces the importance of maintaining an asset-rich, mixed-use regional
core as well as the need to guide the management and strategic repurposing
of fallow land in areas where vacancy and underutilizing are — and will
continue to be — significant issues.
88
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
89
Future Land Uses: Plan Implementation Scenario
Future Land Uses: Current Trend Scenario
Mixed-use urban core with integrated regional assets
Erie Parcels
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Dr
Port
Acce
ss R
d
Sanford Pl
Cranch Ave
Park Way Dr
Franklin Ave
Bacon St
Downing Ave
June St
Pear St
E 26th St
E Grandview Blvd
E 30th St
Hop
Zi
eD
m
m
er
E 42nd St
Page St
E 41st St
E 35th St
Stanton St
Regis Dr
E 34th St
E 36th St
Mcclelland Ave
MCCAIN AVE
n
t
Alan Dr
St
ew
tC
on
S
E 33rd
Bird Dr
Camphausen Ave
Elm St
Broad St
Glendale Ave
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Lighthouse St
N
Pennsylvania Ave
on
E 38th St
St
Prospect Ave
E 27th St
Ba
yfr
Longview Ave
3rd
Woodlawn Ave
Fargo St
E Grandview Blvd
E4
Buffalo Rd
E 32nd St
E 37th St
eA
ve
Av
e
Pearl Ave
E 19th St
E 27th St
E 35th St
Pin
St
ley
E 18th St
Fairmount Pkwy
Davison Ave
1st
kin
Burton Ave
E4
Mc
Brandes St
Jackson Ave
Wayne St
Ash Street Blvd
E 33rd St
Reed St
Wallace St
East Ave
Reed St
Parade St
Fren
ch R
Mar
d
vin
Ave
Holland St
d
E 31st St
38th St
ch R
38th St
39th St
Old
E 33rd St
Gilson
Payne Ave
East Ave
Reed St
Ash St
Wallace St
Hess Ave
Pennsylvania Ave
Ross St
Wayne St
Ore Dock Rd
German St
Wayne St
Holland St
Holland St
E 31st St
Perry St
Peach St
French St
Peach St
Myrtle St
Sassafras St
Myrtle St
French St
Sassafras St
West Ln
Myrtle St
Walnut St
Chestnut St
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
Gl
E 29th St
W 35
Eliot Rd
Poplar St
Cherry St
en
Hilltop Rd
E 28th St
W Lakeview Blvd
Gl
E 20th St
Essex Ave
h
ac
Pe
e
St P
h
ac
W
St 39th St
E 25th St
E 26th St
Perry St
W Grandview Blvd
l
Ba
e
Av
th St
E 12th St
E 20th St
Briggs Ave
W 42nd St
W 44th St
a
bo
St
h
ac St
Pe in
p
a
Ch
E 10th St
E 4th St
E 7th St
E 18th St
E 22nd St
E 23rd St
E 24th St
tS
W 31st St
E Lake Rd
E 21st St
Sunset Blvd
Ri
e
Av
E 19th St
Fren
W 41st St
g
n
lli
Hazel St
Maple St
Cherry St
Plum St
Liberty St
Cascade St
Raspberry St
W 38th St
W 40th St
Chestnut St
Poplar St
Raspberry St
Frontier Dr
W 37th St
W 39th St
Cherry St
Weschler Ave
Seminole Dr
Greengarden Rd
Auburn St
Oakwood St
W 36th St
Hazel St
I-79
© czbLLC
W 34th St
E 16th St
t
Polk St
E 13th St
Parade Blvd
E 44th St
W 32nd St
E 11th St
E 17th St
Old
E 43rd St
W 30th St
W 29th St
E 8th St
E 9th St
E 14th St
Beech Ave
Rd
W 28th St
E 7th St
W 24th St
Sc
ot
Cochran St
an
W 25th St
W 26th St
Wood St
E 40th St
m
W 23rd St
Walker Blvd
er
r
Roxanna Dr
m
E 42nd St
Alan Dr
Devoe Ave
Bird Dr
eD
m
W 37th St
Allegheny Rd
Rudolph Ave
Mcclelland Ave
Hop
Zi
Ravine Dr
Beverly Dr
Colorado Dr
June St
MCCAIN AVE
Longview Ave
Page St
Stanton St
Regis Dr
Pittsburgh Ave
Franklin Ave
Downing Ave
Pear St
Camphausen Ave
Schaper Ave
Sanford Pl
Cranch Ave
Park Way Dr
Bacon St
Payne Ave
Elm St
St
ew
N
E Grandview Blvd
Fargo St
St
E 41st St
Davison Ave
3rd
Burton Ave
E4
E 38th St
Essex Ave
eA
ve
Perry St
Pennsylvania Ave
Jackson Ave
Gordon St
Perry St
Wayne St
Hilltop Rd
St
Brandes St
East Ave
Reed St
Ash Street Blvd
Briggs Ave
Reed St
Wallace St
Gilson
Lighthouse St
Hess Ave
Pennsylvania Ave
East Ave
Wayne St
Reed St
Wallace St
Ash St
German St
Parade St
Fren
ch R
Mar
d
vin
Ave
Old
d
Sunset Blvd
Parade Blvd
E Grandview Blvd
Dr
E 37th St
Pin
Broad St
French St
Holland St
Holland St
ch R
Fren
Beech Ave
Old
Gl
Ross St
Wayne St
Ore Dock Rd
Port
Acce
ss R
Holland St
French St
Peach St
Myrtle St
Myrtle St
Sassafras St
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
Chestnut St
Cochran St
Eliot Rd
Poplar St
Cherry St
Hazel St
Maple St
Cherry St
Hazel St
Walker Blvd
1st
E 36th St
E 35th St
E 30th St
W 27th St
W 29th St
W 25th St
S Park Row
e Dr
Lakesid
E Bay Dr
Marion St
en
E4
E 34th St
St
E 33rd
W 24th St
W 19th St
e
Av
e
Av
Gl
W Lakeview Blvd
38th St
E 26th St
w
Bro
ve
nA
er
Wood St
Plum St
Liberty St
Cascade St
Raspberry St
Peach St
Sassafras St
West Ln
Myrtle St
Walnut St
Chestnut St
Poplar St
Raspberry St
Frontier Dr
Greengarden Rd
Auburn St
Oakwood St
Ellsworth Ave
Allegheny Rd
38th St
39th St
Glendale Ave
W 22nd St
E 5th St
e
Av
h
ac
Pe
e
St P
h
ac
W
St 39th St
E 35th St
tC
on
n
E 32nd St
W 21st St
W 22nd St
ill
M
er
ill
W Grandview Blvd
l
Ba
e
Av
E 33rd St
W 35
E 31st St
E 33rd St
on
Huron St
W 17th St
W 20th St
W 20th St
E 27th St
Ba
yfr
W 16th St
W 18th St
Schaper Ave
W 42nd St
W 44th St
a
bo
E 31st St
Woodlawn Ave
r
W 11th St
E 3rd St
E 4th St
ne
Ri
e
Av
E 29th St
Av
e
Prospect Ave
E 27th St
Marion St
W 41st St
g
n
lli
th St
E 28th St
ley
Pearl Ave
D
W 7th St
St
W 38th St
W 40th St
St
h
ac St
Pe in
ap
Ch
E 25th St
E 26th St
kin
or
E 19th St
Buffalo Rd
Fairmount Pkwy
an
W 6th St
g
W 37th St
W 31st St
t
E 24th St
Mc
E 18th St
M
W 3rd St
ai
Cr
W 36th St
tS
E 20th St
E 20th St
E 21st St
e
Av
W 34th St
M
Harvard Rd
W 29th St
W 24th St
Sc
ot
E 12th St
E 18th St
E 22nd St
E 23rd St
S
W
w
Pk
W 4th St
W 5th St
E 2nd St
Pi
W 30th St
W 32nd St
W 39th St
Cherry St
Weschler Ave
Seminole Dr
Lincoln Ave
Beverly Dr
Colorado Dr
Pittsburgh Ave
Schaper Ave
Rudolph Ave
W 28th St
E 19th St
ne
W 37th St
W 25th St
W 26th St
E 16th St
E 17th St
Pi
Post Ave
W 29th St
W 25th St
W 23rd St
St
Schaper Ave
W 27th St
wn
Bro
e
Av
g
Devoe Ave
W 24th St
W 22nd St
ai
Cr
I-79
W 21st St
W 22nd St
E 13th St
E 14th St
E 10th St
Oxford St
5 8th St
Robin Dr Grov
eD
r
t St
Marne Rd
W 20th St
W 20th St
W 19th St
E 11th St
E 7th St
y nt
kw Fro
tP y
on Ba
r
yF W
Ba
E Front St
W Fron
W 2nd St
y
Tacoma Rd
Huron St
W 17th St
Polk St
Uneriecity
wy
nt Pk
W 16th St
E 8th St
Lincoln Ave
W 11th St
E 7th St
E 9th St
E Lake Rd
E 4th St
Marne Rd
W 7th St
E 5th St
S Park Row
S Shore Dr
y Fro
E Ba
W 6th St
E 3rd St
E 4th St
e Dr
Lakesid
E Bay Dr
Niagara Pier
W 3rd St
W 18th St
Schaper Ave
90
y
w
Pk
W 4th St
W 5th St
E 2nd St
Tacoma Rd
r
t St
wy
nt Pk
D
y nt
kw Fro
tP y
on Ba
r
yF W
Ba
E Front St
W Fron
W 2nd St
y Fro
E Ba
or
W
Lincoln Ave
an
Niagara Pier
M
Oxford St
5 8th St
Robin Dr Grov
eD
r
Uneriecity
Lincoln Ave
Fallow Land
Illinois Ave
Public Services and Utilities
Medium density residential with supportive parks and commercial,
and fallow land management and repurposing
Ellsworth Ave
Parkland
Harvard Rd
Community Services
Medium density residential with supportive parks and commercial
Post Ave
Residential, High Density
Low density residential with suppportive parks and commercial
d
Industrial
Ravine Dr
Residential, Medium Density
Illinois Ave
Commercial
S Shore Dr
S
Intensive industrial and commercial uses with fallow land management and repurposing
Residential, Low Density
Schaper Ave
Land Use Code (Summary)
© czbLLC
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
91
C. Population and Housing
Current Zoning
Zoning Code Description
IP, Industrial Park
R-1, Low-Density Res.
R-3, High-Density Res.
C-2, General Commercial
M-1, Light Manufacturing
R-1A, Traditional Single-family
WR, Waterfront Residential
C-3, Central Business District
M-2, Heavy Manufacturing
R-2, Medium-Density Res.
RLB, Residential Limited Bus.
WC, Waterfront Comm.
WM, Waterfront Manufacturing
Dr
Hilltop Rd
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Sanford Pl
Cranch Ave
Park Way Dr
Franklin Ave
Bacon St
Downing Ave
June St
Pear St
Glendale Ave
E 26th St
E Grandview Blvd
E 35th St
Bird Dr
E 30th St
Hop
eD
m
m
er
E 42nd St
Zi
Alan Dr
Regis Dr
E3
Page St
E 41st St
t
3rd S
Stanton St
E 36th St
Mcclelland Ave
MCCAIN AVE
tC
on
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Camphausen Ave
Elm St
Broad St
St
ew
N
E 34th St
Davison Ave
St
Prospect Ave
E 27th St
on
n
Burton Ave
3rd
Woodlawn Ave
Ba
yfr
E 38th St
Essex Ave
E4
Fairmount Pkwy
E 32nd St
E 37th St
eA
ve
Av
e
E 19th St
Buffalo Rd
Longview Ave
E Grandview Blvd
ley
E 18th St
Pearl Ave
E 27th St
E 35th St
Pin
St
kin
Pennsylvania Ave
Jackson Ave
1st
Perry St
E4
Perry St
Wayne St
Reed St
Ash Street Blvd
Briggs Ave
E 33rd St
Mc
Brandes St
East Ave
Reed St
Parade St
Wallace St
Holland St
d
E 31st St
38th St
ch R
Fren
38th St
39th St
Old
E 33rd St
W 35
Fren
ch R
Mar
d
vin
Ave
E 31st St
Gilson
Lighthouse St
Pennsylvania Ave
Hess Ave
Payne Ave
Reed St
Ash St
German St
Ross St
Ore Dock Rd
Wallace St
Peach St
East Ave
E 20th St
Fargo St
en
Wayne St
Holland St
Holland St
E 29th St
W Lakeview Blvd
Gl
Wayne St
Peach St
French St
French St
Sassafras St
Myrtle St
West Ln
Myrtle St
Myrtle St
Sassafras St
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
Chestnut St
Hazel St
Maple St
Cherry St
e
Av
Walker Blvd
E 28th St
Sunset Blvd
h
ac
Pe
ea
St P
ch
W
St 39th St
E 25th St
E 26th St
E 7th St
E 18th St
E 22nd St
E 23rd St
E 4th St
E 12th St
E 20th St
E 24th St
Parade Blvd
er
ill
W Grandview Blvd
B
e
Av
th St
E 10th St
E 21st St
Old
W 42nd St
W 44th St
b
al
oa
E 19th St
Beech Ave
l
Ri
e
Av
E 17th St
t
Polk St
E 13th St
E Lake Rd
Marion St
W 41st St
g
lin
Cochran St
W 38th St
W 40th St
St
h
ac St
Pe in
ap
Ch
E 11th St
E 16th St
tS
W 31st St
E 8th St
E 9th St
E 14th St
Gl
Poplar St
W 37th St
Hazel St
W 36th St
W 39th St
E 7th St
W 24th St
Sc
ot
Wood St
W 34th St
W 29th St
Liberty St
W 32nd St
Cherry St
Plum St
W 25th St
Cascade St
W 30th St
Raspberry St
Auburn St
Oakwood St
Allegheny Rd
W 28th St
W 19th St
W 23rd St
W 26th St
M
Harvard Rd
W 25th St
e
Av
E 5th St
e
Av
W 37th St
wn
Bro
E 4th St
S Park Row
ne
Ellsworth Ave
Rudolph Ave
W 29th St
W 22nd St
E 3rd St
Pi
Post Ave
W 27th St
Walnut St
W 17th St
St
Schaper Ave
W 24th St
Greengarden Rd
W 21st St
Chestnut St
Huron St
W 20th St
W 20th St
W 22nd St
Cherry St
Poplar St
Raspberry St
W 16th St
Eliot Rd
Frontier Dr
Lincoln Ave
Seminole Dr
Weschler Ave
W 11th St
g
Devoe Ave
W 7th St
ai
Cr
I-79
W 6th St
W 18th St
Schaper Ave
92
Ravine Dr
Beverly Dr
r
Schaper Ave
Pittsburgh Ave
D
W 3rd St
e Dr
Lakesid
E Bay Dr
Marne Rd
or
Lincoln Ave
an
W
w
Pk
W 4th St
W 5th St
E 2nd St
Tacoma Rd
M
t St
wy
nt Pk
S
Oxford St
5 8th St
Robin Dr Grov
eD
r
t
y
w on
Pk Fr
nt ay
ro W B
F
y
Ba
E Front St
W Fron
W 2nd St
y
y Fro
E Ba
Colorado Dr
S Shore Dr
Niagara Pier
Illinois Ave
Port
Acce
ss R
d
C-1 and C-4, Local/Trad. Neigh. Comm.
© czbLLC
A large portion of the research behind this
comprehensive plan involved the careful analysis
of housing markets and conditions at the block and
parcel levels. As the “Findings” chapter of this plan
makes clear, population loss by regional migration
and suburbanization has resulted, over a period of
decades, in substantial supply/demand imbalances
that have weakened the city’s housing market and led
to deterioration of a large portion of the city’s housing
stock. As is often the case in cities similar to Erie, the
areas with the most deterioration are areas where the
housing stock is older, where population density and
rental density are higher, and where property values
and rents are relatively low — characteristics that result
in high concentrations of low-income and often minority
households occupying the city’s least desirable housing
on the city’s least desirable blocks (see supplemental
maps of population density, housing age, and property
value).
As these strategies are applied and markets stabilize,
it will be important to ensure that the city’s most
marginalized households have choices within the city
and the broader region and that existing patterns of
concentrated poverty are not simply transferred to other
locations. This comprehensive plan has been designed
to fully embrace the spirit and letter of the Fair Housing
Act and the city’s duty to Affirmatively Further Fair
Housing. It embraces the findings and recommendations
of the Erie County Regional Analysis of Impediments
to Fair Housing Choice (2015) as they pertain to fair
practices by the public and private sectors throughout
Erie County.
The four planning principles outlined in this plan, as
well as recommended strategies for each planning area,
should be considered and applied as the city and others
make decisions that affect the construction, removal,
rehabilitation of housing units.
The stark social differences between the city’s healthiest
and most distressed neighborhoods underscore the
levels of racial and social segregation that continue
to exist in Erie — and that undermine the city’s and
the region’s potential to be healthy and competitive.
While this is an issue that must be addressed on
numerous levels, this plan recommends strategies that
are designed to deconcentrate poverty and address the
weak market conditions that contribute to disinvestment
and blight through (1) a focus on demolishing the most
blighted and obsolete housing to bring supply and
demand into balance and to improve quality of life in
currently distressed neighborhoods; and (2) improving
the city’s appeal to middle-income households in order
to bring greater diversity and financial strength into the
city. It is strongly believed that this approach, and not a
continuation of the status quo, will result in better and
fairer housing conditions in the City of Erie.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
93
Population Density Map
Housing Value Map
Erie Block Groups
Erie Block Groups
1,571 - 3,999
Population per Square Mile, 2010
4,000 - 5,999
$10,000.00 - $59,999.99
6,000 - 7,999
$60,000.00 - $79,999.99
Median Value, 2014
Hilltop Rd
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Port
Acce
ss R
d
Gl
en
Dr
Sanford Pl
Cranch Ave
Park Way Dr
Franklin Ave
Bacon St
Downing Ave
June St
Pear St
MCCAIN AVE
Regis Dr
E Grandview Blvd
E 35th St
Page St
E 41st St
Mcclelland Ave
St
E 36th St
E3
E 30th St
Bird Dr
Camphausen Ave
Elm St
Broad St
ew
E 34th St
t
3rd S
Hop
Zi
eD
m
m
er
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Lighthouse St
N
Pennsylvania Ave
n
E 38th St
St
tC
on
E 42nd St
3rd
Glendale Ave
E 26th St
Alan Dr
E4
on
E 32nd St
E 37th St
eA
ve
Prospect Ave
E 27th St
Ba
yfr
Stanton St
St
Woodlawn Ave
Longview Ave
E Grandview Blvd
E 35th St
Pin
Av
e
Pearl Ave
E 19th St
Buffalo Rd
Fairmount Pkwy
Davison Ave
1st
ley
E 18th St
E 27th St
Burton Ave
E4
kin
Brandes St
Jackson Ave
Wayne St
Ash Street Blvd
Reed St
Wallace St
East Ave
Reed St
Parade St
Fren
ch R
Mar
d
vin
Ave
Old
Holland St
d
Gilson
Payne Ave
East Ave
Reed St
Ash St
Wallace St
Hess Ave
Pennsylvania Ave
Ross St
Wayne St
Ore Dock Rd
German St
Wayne St
Holland St
Holland St
W Lakeview Blvd
38th St
ch R
38th St
39th St
E 33rd St
Perry St
Peach St
French St
Peach St
Myrtle St
Sassafras St
Myrtle St
French St
Sassafras St
West Ln
Myrtle St
Walnut St
Chestnut St
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
Gl
Eliot Rd
Poplar St
Hazel St
Maple St
Cherry St
E 33rd St
W 35
E 31st St
Mc
Essex Ave
h
ac
Pe
ea
St P
ch
W
St 39th St
E 31st St
Briggs Ave
B
e
Av
E 29th St
Perry St
W Grandview Blvd
b
al
oa
th St
E 28th St
Sunset Blvd
i
ll
Ri
W 42nd St
W 44th St
e
Av
St
h
ac St
Pe in
ap
Ch
E 25th St
E 26th St
tS
W 31st St
E 20th St
E 20th St
E 24th St
Fren
W 41st St
ng
Hazel St
W 37th St
W 38th St
Cherry St
Plum St
Liberty St
Cascade St
Raspberry St
W 36th St
W 40th St
Chestnut St
Poplar St
Raspberry St
Frontier Dr
W 34th St
W 39th St
Cherry St
Weschler Ave
Ravine Dr
Seminole Dr
Greengarden Rd
Auburn St
Oakwood St
Allegheny Rd
Post Ave
W 32nd St
E 12th St
E 18th St
E 22nd St
E 23rd St
E 4th St
E 7th St
Fargo St
© czbLLC
W 29th St
E 10th St
E 21st St
Parade Blvd
E 44th St
W 30th St
E 19th St
t
Polk St
E 13th St
E 16th St
Old
E 43rd St
W 28th St
E 11th St
E 17th St
W 24th St
Sc
ot
E 8th St
E 14th St
Beech Ave
Rd
W 25th St
W 26th St
Cochran St
an
W 37th St
W 25th St
W 23rd St
Wood St
m
r
W 29th St
Harvard Rd
E 40th St
Schaper Ave
E 42nd St
er
Roxanna Dr
m
I-79
Devoe Ave
Bird Dr
eD
m
W 27th St
Ellsworth Ave
Rudolph Ave
Mcclelland Ave
Hop
Zi
Lincoln Ave
Illinois Ave
Beverly Dr
Colorado Dr
June St
MCCAIN AVE
Longview Ave
Page St
Stanton St
Regis Dr
E 35th St
Alan Dr
St
Pittsburgh Ave
Franklin Ave
Downing Ave
Pear St
Camphausen Ave
Elm St
Broad St
ew
E Grandview Blvd
St
Fargo St
St
E 41st St
Davison Ave
3rd
Burton Ave
E4
E 38th St
Essex Ave
eA
ve
Schaper Ave
Sanford Pl
Cranch Ave
Park Way Dr
Bacon St
Lighthouse St
N
Jackson Ave
Pennsylvania Ave
Brandes St
E 34th St
E 36th St
E 33rd
E 30th St
W 24th St
w
Bro
ve
nA
Walker Blvd
Dr
Perry St
Wayne St
Ash Street Blvd
Briggs Ave
Sunset Blvd
Parade Blvd
Reed St
Wallace St
Old
East Ave
Reed St
Parade St
Holland St
Holland St
d
ch R
Fren
Old
Gilson
Payne Ave
East Ave
Reed St
Ash St
Wallace St
Hess Ave
Pennsylvania Ave
Ross St
Wayne St
Ore Dock Rd
Wayne St
Holland St
German St
Fren
ch R
Mar
d
vin
Ave
E Grandview Blvd
n
E 32nd St
E 37th St
Pin
St
Perry St
Peach St
French St
Peach St
Myrtle St
Poplar St
Sassafras St
Myrtle St
Gl
Beech Ave
1st
E 26th St
W 22nd St
E 7th St
E 9th St
E Lake Rd
Marion St
Cochran St
E4
tC
on
W 21st St
W 22nd St
W 19th St
e
Av
en
38th St
E 35th St
on
W 20th St
W 20th St
E 27th St
Ba
yfr
Huron St
W 17th St
W 18th St
er
ill
Wood St
38th St
39th St
E 33rd St
Woodlawn Ave
E 27th St
W 16th St
M
e
Av
Walker Blvd
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
Chestnut St
Plum St
Cherry St
Hazel St
Maple St
Cherry St
Hazel St
Liberty St
French St
Sassafras St
West Ln
Myrtle St
Walnut St
Chestnut St
Poplar St
Raspberry St
Cascade St
Raspberry St
E 33rd St
W 35
Eliot Rd
Frontier Dr
Greengarden Rd
Auburn St
E 31st St
E 31st St
Av
e
Glendale Ave
W 11th St
S Park Row
e
Av
Oakwood St
E 29th St
ley
Prospect Ave
r
E 5th St
ne
Allegheny Rd
E 28th St
W Lakeview Blvd
Gl
E 25th St
E 26th St
kin
Pearl Ave
D
Schaper Ave
er
W Grandview Blvd
P
th St
E 24th St
Mc
or
E 19th St
Buffalo Rd
Fairmount Pkwy
an
W 7th St
E 3rd St
E 4th St
Pi
R
ill
W 44th St
e
Av
e
Av
W
oa
St 39th St
h
lb
Ba t eac
S P
ch
ea
ng
i
ill
W 42nd St
St
h
ac St
Pe in
p
a
Ch
E 20th St
E 21st St
Marion St
W 41st St
W 31st St
t
E 20th St
E 18th St
M
W
St
W 38th St
W 40th St
tS
E 12th St
E 18th St
E 22nd St
E 23rd St
S
Oxford St
5 8th St
Robin Dr Grov
eD
r
g
W 37th St
E 19th St
E 10th St
E 7th St
W 6th St
ai
Cr
W 34th St
W 36th St
E 16th St
E 17th St
e
Av
Ellsworth Ave
W 29th St
M
Harvard Rd
W 30th St
W 32nd St
W 39th St
Cherry St
Weschler Ave
Seminole Dr
Ravine Dr
Lincoln Ave
Beverly Dr
Colorado Dr
Pittsburgh Ave
Schaper Ave
Rudolph Ave
W 28th St
E 14th St
W 24th St
Sc
ot
E 13th St
ne
W 37th St
W 25th St
W 26th St
E 11th St
Pi
Post Ave
W 29th St
W 25th St
W 23rd St
St
Schaper Ave
W 27th St
w
Bro
ve
nA
g
Devoe Ave
W 24th St
W 22nd St
ai
Cr
I-79
W 21st St
W 22nd St
W 19th St
Polk St
W 3rd St
e Dr
Lakesid
E Bay Dr
Marne Rd
W 17th St
E 8th St
y
w
Pk
W 4th St
W 5th St
E 2nd St
Tacoma Rd
Huron St
W 20th St
W 20th St
E 7th St
E 9th St
y nt
kw Fro
tP y
on Ba
Fr W
y
Ba
t St
wy
nt Pk
W 16th St
S Park Row
E Lake Rd
E 4th St
E Front St
W Fron
W 2nd St
y Fro
E Ba
W 11th St
E 5th St
Niagara Pier
W 7th St
W 18th St
Schaper Ave
94
W 6th St
E 3rd St
E 4th St
S Shore Dr
Lincoln Ave
r
W 3rd St
e Dr
Lakesid
E Bay Dr
Marne Rd
D
w
Pk
W 4th St
W 5th St
E 2nd St
Tacoma Rd
or
Lincoln Ave
an
t St
$125,000.00 - $197,300.00
wy
nt Pk
M
W
t
y
w on
Pk Fr
nt ay
ro W B
F
y
Ba
E Front St
W Fron
W 2nd St
y
$100,000.00 - $124,999.99
y Fro
E Ba
S
Oxford St
5 8th St
Robin Dr Grov
eD
r
Niagara Pier
Illinois Ave
12,000 - 21,984
S Shore Dr
$80,000.00 - $99,999.99
Port
Acce
ss R
d
8,000 - 11,999
© czbLLC
Hilltop Rd
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
95
D. Economic Vitality
Age of Housing Map
Erie Block Groups
This plan embraces Destination Erie’s Regional
Economic & Workforce Strategy (2015) as a both a
sound summary of current economic conditions and
a solid blueprint for regional economic stabilization
and growth. This plan also recognizes that investment
decisions made in the City of Erie will have an outsized
impact in the coming years on the entire region’s health
and competitiveness.
1939 or earlier
Median Year Built, 2014
1940 - 1949
1950 - 1959
Port
Acce
ss R
d
1960 - 1969
Dr
Hilltop Rd
Sanford Pl
Cranch Ave
Park Way Dr
Franklin Ave
Bacon St
Downing Ave
June St
Pear St
Glendale Ave
E 26th St
Mcclelland Ave
MCCAIN AVE
E 30th St
Hop
Zi
eD
m
m
er
E 42nd St
Page St
Stanton St
Longview Ave
E Grandview Blvd
E 35th St
Alan Dr
St
Regis Dr
t
3rd S
Bird Dr
Camphausen Ave
Elm St
Broad St
ew
E 41st St
The four planning principles outlined in this plan, as
well as recommended strategies for each planning area,
should be considered and applied as the city and others
make decisions regarding economic development
programs and incentives.
Prospect Ave
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Lighthouse St
N
E 36th St
E 38th St
St
tC
on
E3
Davison Ave
3rd
on
E 34th St
This approach isn’t just about skilled workers, though.
If they are attracted to Erie and choose to live, invest,
and start businesses in Erie, they will contribute to a
more diversified and resilient economy and produce
more opportunities across the labor market. A lack
of diversity and heavy reliance on manufacturing
has been one of Erie’s key economic issues in recent
decades, contributing to the region losing substantial
ground on average wages as compared to wages
nationally since 1970.
E 27th St
Ba
yfr
n
Burton Ave
E4
Woodlawn Ave
Fargo St
E Grandview Blvd
E 35th St
eA
ve
Av
e
Pearl Ave
E 19th St
Buffalo Rd
Fairmount Pkwy
E 32nd St
E 37th St
Pin
St
ley
E 18th St
E 27th St
Essex Ave
1st
kin
Pennsylvania Ave
Jackson Ave
Wayne St
E4
Mc
Brandes St
East Ave
Reed St
Ash Street Blvd
Reed St
Wallace St
Holland St
d
E 33rd St
Perry St
Fren
ch R
Mar
d
vin
Ave
Briggs Ave
39th St
Gilson
Payne Ave
Reed St
Ash St
Wallace St
Hess Ave
Pennsylvania Ave
Ross St
Wayne St
Ore Dock Rd
German St
East Ave
E 20th St
E 31st St
38th St
ch R
38th St
Old
E 33rd St
Sunset Blvd
e
Av
en
Parade St
Holland St
E 31st St
W Lakeview Blvd
Gl
Wayne St
Holland St
French St
Peach St
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
Gl
E 29th St
Perry St
Peach St
French St
Sassafras St
Myrtle St
West Ln
Myrtle St
Sassafras St
Myrtle St
Chestnut St
Cherry St
W
St 39th St
E 25th St
E 28th St
Fren
St P
ea
ch
E 12th St
E 20th St
E 26th St
E 4th St
E 7th St
E 18th St
E 22nd St
E 23rd St
E 24th St
t
St
E 10th St
E 21st St
Old
h
ac
e
Av
E 19th St
Beech Ave
B
Pe
oa
b
al
E 16th St
E 17th St
th
W 35
Polk St
E 13th St
Parade Blvd
er
ill
W 44th St
e
Av
Cochran St
W 42nd St
W Grandview Blvd
g
in
ll
Ri
St
h
ac St
Pe in
ap
Ch
E 11th St
E Lake Rd
Marion St
W 41st St
W 40th St
Walker Blvd
W 39th St
W 31st St
E 8th St
E 9th St
E 14th St
tS
Eliot Rd
Poplar St
W 37th St
W 38th St
E 7th St
W 24th St
Sc
ot
Wood St
W 36th St
Hazel St
Liberty St
Cascade St
W 34th St
Hazel St
Maple St
Cherry St
W 25th St
W 29th St
Raspberry St
Greengarden Rd
Auburn St
Oakwood St
Allegheny Rd
W 32nd St
M
Schaper Ave
Harvard Rd
W 30th St
S Park Row
e
Av
W 37th St
W 23rd St
W 26th St
W 28th St
E 3rd St
E 5th St
ne
Ellsworth Ave
Rudolph Ave
W 29th St
W 25th St
E 2nd St
E 4th St
Pi
Post Ave
W 27th St
w
Bro
ve
nA
W 19th St
St
Schaper Ave
W 24th St
W 22nd St
Plum St
W 20th St
W 22nd St
Walnut St
Huron St
W 17th St
W 18th St
W 20th St
Chestnut St
Poplar St
Raspberry St
Frontier Dr
W 16th St
W 21st St
Cherry St
Weschler Ave
W 11th St
g
Devoe Ave
W 6th St
W 7th St
ai
Cr
I-79
Seminole Dr
Ravine Dr
Lincoln Ave
Beverly Dr
r
Schaper Ave
Pittsburgh Ave
D
W 3rd St
Marne Rd
or
Lincoln Ave
an
y
w
Pk
W 4th St
W 5th St
As the strategies outlined in this plan make clear,
making the city’s major assets the best they can be is
central to the region’s overall economic development.
Cities today must have quality-of-life amenities that
appeal to skilled workers – who are highly mobile
and can choose to live and work almost anywhere.
Entrepreneurs will not choose to locate in the region
or stay in the region in sufficient number if Erie cannot
compete with peer cities on the grounds of livability
and lifestyle. Companies that need to attract and retain
e Dr
Lakesid
E Bay Dr
Tacoma Rd
M
W
t St
W 2nd St
wy
nt Pk
S
Oxford St
5 8th St
Robin Dr Grov
eD
r
t
y
w on
Pk Fr
nt ay
ro W B
F
y
Ba
E Front St
W Fron
y Fro
E Ba
Colorado Dr
S Shore Dr
Niagara Pier
Illinois Ave
1970 - 1982
skilled workers will have a difficult time doing so if the
city isn’t a vital part of their recruitment strategy.
© czbLLC
Table of Economic Measures
Average Wage Per Job, 1969-2013, Adjusted for Inflation
52,243
US
50,000
Gordon St
45,000
38,448
40,000
County of Erie
35,000
96
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
2013
2010
2000
1990
1980
1969
1970
30,000
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
97
d
Acce
ss R
Dr
Sanford Pl
Cranch Ave
Franklin Ave
Bacon St
Downing Ave
June St
Pear St
Glendale Ave
E 26th St
E Grandview Blvd
E 35th St
E 30th St
Hop
eD
m
m
er
E 42nd St
Zi
Alan Dr
Longview Ave
Regis Dr
E 33
Page St
E 41st St
rd St
Stanton St
E 36th St
Mcclelland Ave
MCCAIN AVE
tC
on
Bird Dr
Camphausen Ave
Elm St
St
ew
N
E 34th St
Davison Ave
St
Prospect Ave
E 27th St
on
E 32nd St
Burton Ave
3rd
Woodlawn Ave
Ba
yfr
E 38th St
Essex Ave
E4
Buffalo Rd
Fairmount Pkwy
n
E 37th St
eA
ve
Av
e
Pearl Ave
E 19th St
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Lighthouse St
Pennsylvania Ave
Pennsylvania Ave
ley
E 18th St
Fargo St
E Grandview Blvd
Park Way Dr
Gilson
Payne Ave
E 7th St
E 27th St
E 35th St
Pin
St
kin
Brandes St
Jackson Ave
1st
Perry St
E4
Perry St
Wayne St
Ash Street Blvd
Briggs Ave
Reed St
Wallace St
East Ave
Reed St
Parade St
Holland St
Holland St
d
ch R
E 33rd St
Mc
Broad St
Ash St
Wallace St
Hess Ave
Ross St
Wayne St
Reed St
Wayne St
Holland St
German St
East Ave
E 20th St
E 31st St
38th St
Sunset Blvd
e
Av
en
Fren
38th St
Old
E 33rd St
39th St
Fren
ch R
Mar
d
vin
Ave
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
E 31st St
W Lakeview Blvd
Gl
Ore Dock Rd
Port
Peach St
French St
Peach St
Myrtle St
Sassafras St
Myrtle St
Chestnut St
Cherry St
W
St 39th St
Walker Blvd
French St
Sassafras St
Myrtle St
West Ln
ea
St P
ch
E 29th St
Old
h
ac
e
Av
E 25th St
E 26th St
E 4th St
E 12th St
E 20th St
E 22nd St
E 23rd St
E 24th St
Parade Blvd
er
ill
W Grandview Blvd
B
Pe
oa
b
al
E 10th St
E 18th St
E 28th St
Beech Ave
W 42nd St
W 44th St
e
Av
Polk St
E 21st St
t
th St
E Lake Rd
Marion St
W 41st St
g
in
ll
Ri
E 19th St
e Dr
Lakesid
E Bay Dr
E 13th St
E 16th St
W 35
Cochran St
W 38th St
W 40th St
St
h
ac St
Pe in
p
a
Ch
E 11th St
E 17th St
tS
W 31st St
E 8th St
E 9th St
E 14th St
Gl
Poplar St
W 37th St
W 39th St
E 7th St
W 24th St
Sc
ot
Wood St
W 36th St
Hazel St
Liberty St
Cascade St
W 34th St
Hazel St
Maple St
Cherry St
W 25th St
W 29th St
Raspberry St
Greengarden Rd
Auburn St
W 30th St
W 32nd St
S Park Row
e
Av
Oakwood St
W 28th St
W 19th St
W 23rd St
W 26th St
M
Harvard Rd
W 25th St
E 5th St
ne
W 37th St
Allegheny Rd
W 29th St
Ellsworth Ave
Rudolph Ave
W 27th St
w
Bro
ve
nA
E 3rd St
E 4th St
Pi
Post Ave
W 24th St
W 22nd St
Plum St
W 20th St
W 20th St
W 21st St
Walnut St
Huron St
W 17th St
Eliot Rd
Raspberry St
Frontier Dr
W 16th St
Chestnut St
Poplar St
W 11th St
W 18th St
W 22nd St
Cherry St
W 7th St
Weschler Ave
Lincoln Ave
W 6th St
St
Devoe Ave
W 5th St
g
I-79
Seminole Dr
Ravine Dr
Illinois Ave
Colorado Dr
Beverly Dr
r
Schaper Ave
Pittsburgh Ave
D
W 3rd St
W 4th St
E 2nd St
Marne Rd
or
t St
Tacoma Rd
an
W
y nt
kw Fro
tP y
on Ba
Fr W
y
Ba
E Front St
W Fron
W 2nd St
y
w
Pk
wy
nt Pk
M
Uneriecity
y Fro
E Ba
S
Oxford St
5 8th St
Robin Dr Grov
eD
r
Schaper Ave
The Erie Metropolitan Transit Authority (EMTA) plays an important role in
making progress towards many of the 2040 Long Range’s plans goals and
currently maintains bus routes in every section of the city (see Bus Route
Map), as well as a free Bayliner Trolley in the Downtown/Bayfront area. As
part of a multi-modal, pedestrian-centered approach to building stronger
neighborhoods and a stronger regional core, the role of EMTA should not be
overlooked.
S Shore Dr
ai
Cr
Among the strategies in this plan that pertain to transportation
infrastructure, several pertain to strengthening the region’s core. Improving
the pedestrian experience in downtown Erie, on the Bayfront, and in the
transitional space between downtown and the Bayfront will be key tests of
this plan both in terms of aligning the resources to tackle such large projects
and mobilizing multiple sectors and agencies to collaborate effectively.
EMTA Bus Routes
Lincoln Ave
Importantly, these goals are about more than just movement and
getting people and goods from one place to another. They are also about
contributing to quality of life in the City of Erie and the creation of public
facilities that strengthen the sense of place in Erie’s neighborhoods,
downtown, and Bayfront. In that light, investments in transportation
infrastructure can and must play an important role in reinforcing Erie’s
major assets. And because these are often among the most expensive
investments that a city or a region makes, it’s important to get them right.
Transportation Map
Niagara Pier
This comprehensive plan embraces the transportation policies outlined by
the 2040 Erie County Long Range Transportation Plan. The overall goals of
the 2040 plan, including the promotion of a safe multimodal transportation
system; improving access and facilities for pedestrians and cyclists;
improving access to employment, recreation, and major attractions; and
prioritizing projects that promote economic development all support the
overall objectives of this plan.
Schaper Ave
E. Transportation and Circulation
© czbLLC
Hilltop Rd
Gordon St
In addition to the 2040 Long Range Transportation Plan and specific
strategies outlined in this comprehensive plan, the four planning principles
outlined in this plan should be considered and applied as the city and others
make any decision regarding transportation infrastructure.
98
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
99
F. Infrastructure and Utilities
G. Community Facilities and Services
Basic utility systems that are well maintained are
essential to Erie’s long-term competitiveness. As with
other facets of the city’s built environment, many
elements of this infrastructure have excess capacity
as a result of population decline, loss of industry, and
other changes in recent decades.
Community facilities and services of all types are
assets. This comprehensive plan identifies the
reinforcement and protection of assets as a key
planning principle and considers them potential
focal points for a targeted investment strategy. And,
as this plan makes clear, many facilities and services
represent quality-of-life amenities that are vital to
Erie’s potential to attract and retain strong households
and businesses.
Works and the Bureau of Sewers should evaluate
the potential to decommission water and sewer lines
(if feasible) in conjunction with land clearance and
repurposing in fallow areas.
Erie’s residential and commercial electricity needs are
currently met by Penelec, which does not maintain
generating capacity within city limits. It is noteworthy,
however, that the city’s zoning ordinance was amended
in 2010 to recognize and regulate wind and solar
collection systems, including Urban Solar Farms, in the
city’s zoning districts which may, in some areas, be a
viable reuse option for vacant land.
Erie’s water services are provided by the Erie Water
Works, which has the capacity to process 88 mgd
(million gallons per day). It is currently permitted to
withdraw 62 mgd from Lake Erie, which is more than
sufficient for the 38 mgd of water used by customers
within the city and surrounding municipalities. At
the same time, the city’s wastewater treatment facility,
which treats waste from domestic and industrial
users, is a state-of-the-art facility with plenty of
excess capacity due to the closure of large industrial
customers.
As a matter of compliance with Article III of the
Pennsylvania Municipal Planning Code, this plan
recognizes that (1) lawful activities such as extraction of
minerals impact water supply sources and such activities
are governed by statutes regulating mineral extraction
that specify replacement and restoration of water
supplies affected by such activities, and (2) commercial
agriculture production impact water supply sources.
As part of overall efforts in the city to reduce
redundant supply and infrastructure, Erie Water
Police and Fire Stations, Schools and Library Map
Library
Port
Acce
ss R
© czbLLC
en
Dr
Sanford Pl
Cranch Ave
Franklin Ave
Downing Ave
Glendale Ave
E 26th St
Bird Dr
E 30th St
Hop
eD
m
m
er
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Zi
E 42nd St
Stanton St
Regis Dr
E Grandview Blvd
E 35th St
Page St
E 41st St
t
3rd S
Alan Dr
St
E 36th St
Mcclelland Ave
MCCAIN AVE
tC
on
E3
E 38th St
St
June St
Pear St
Camphausen Ave
Elm St
Broad St
ew
Pennsylvania Ave
N
E 34th St
Davison Ave
3rd
Prospect Ave
E 27th St
on
n
Burton Ave
E4
Woodlawn Ave
Ba
yfr
E 32nd St
E 37th St
eA
ve
Av
e
Pearl Ave
E 19th St
Buffalo Rd
Fairmount Pkwy
Longview Ave
E Grandview Blvd
ley
E 18th St
E 27th St
E 35th St
Pin
St
kin
Essex Ave
1st
Mc
Brandes St
Jackson Ave
E4
Perry St
Wayne St
E 33rd St
Reed St
Ash Street Blvd
E 31st St
38th St
Park Way Dr
Bacon St
Lighthouse St
E 20th St
East Ave
Reed St
Parade St
Wallace St
Old
ch R
d
38th St
Holland St
E 33rd St
39th St
Fren
ch R
Mar
d
vin
Ave
E 31st St
Gilson
Payne Ave
East Ave
Reed St
Ash St
Wallace St
Hess Ave
Pennsylvania Ave
Ross St
Ore Dock Rd
German St
Wayne St
Holland St
Holland St
E 29th St
W Lakeview Blvd
Gl
Wayne St
Peach St
French St
Peach St
Myrtle St
Sassafras St
Myrtle St
French St
Sassafras St
West Ln
Myrtle St
Walnut St
Chestnut St
Gl
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
E 28th St
W 35
Eliot Rd
Poplar St
Hazel St
Maple St
Cherry St
W
St 39th St
E 25th St
Briggs Ave
h
ac
Pe
ea
St P
ch
t
th St
E 12th St
E 20th St
E 26th St
E 4th St
E 7th St
E 18th St
E 22nd St
E 23rd St
E 24th St
Sunset Blvd
B
e
Av
St
h
ac St
Pe in
ap
Ch
E 10th St
Fargo St
W Grandview Blvd
b
al
oa
tS
W 31st St
E Lake Rd
E 21st St
Fren
i
ll
Ri
W 42nd St
W 44th St
e
Av
E 19th St
Beech Ave
W 41st St
ng
Hazel St
W 37th St
W 38th St
Cherry St
Plum St
Liberty St
Cascade St
Raspberry St
W 36th St
W 40th St
Chestnut St
Poplar St
Raspberry St
Frontier Dr
Greengarden Rd
Auburn St
Oakwood St
W 34th St
W 39th St
Cherry St
Weschler Ave
Seminole Dr
Ravine Dr
Lincoln Ave
Allegheny Rd
Rudolph Ave
Ellsworth Ave
W 32nd St
E 16th St
Perry St
E 44th St
W 29th St
Polk St
E 13th St
Parade Blvd
E 43rd St
W 30th St
E 11th St
E 17th St
Old
Rd
W 28th St
E 8th St
E 14th St
W 24th St
Sc
ot
Cochran St
an
W 37th St
W 25th St
W 26th St
Wood St
E 40th St
m
W 29th St
Harvard Rd
er
Post Ave
Devoe Ave
Bird Dr
I-79
m
r
Schaper Ave
Mcclelland Ave
m
eD
Roxanna Dr
Zi
Illinois Ave
Beverly Dr
Colorado Dr
Pittsburgh Ave
Franklin Ave
June St
MCCAIN AVE
Hop
E 42nd St
Page St
Longview Ave
E Grandview Blvd
E 35th St
Stanton St
Davison Ave
Essex Ave
St
E 41st St
St
Alan Dr
St
Regis Dr
E 33rd
E 38th St
Schaper Ave
Sanford Pl
Cranch Ave
Downing Ave
Pear St
Camphausen Ave
Elm St
E 36th St
Burton Ave
3rd
Broad St
ew
N
Pennsylvania Ave
Brandes St
E 34th St
E 30th St
W 27th St
W 25th St
W 23rd St
Walker Blvd
Dr
Hilltop Rd
E4
tC
on
Fargo St
E Grandview Blvd
eA
ve
on
n
E 37th St
Pin
St
Park Way Dr
Bacon St
Payne Ave
East Ave
Jackson Ave
1st
Perry St
Wayne St
E4
Perry St
Ash Street Blvd
Reed St
Wallace St
Briggs Ave
Sunset Blvd
East Ave
Reed St
Parade St
Fren
ch R
Mar
d
vin
Ave
Old
Gilson
Lighthouse St
Hess Ave
Pennsylvania Ave
Ross St
Wayne St
Reed St
Wallace St
Ash St
German St
Wayne St
Holland St
Holland St
Holland St
Fren
c
h Rd
Parade Blvd
en
Old
Beech Ave
W Lakeview Blvd
Gl
Ore Dock Rd
Port
Peach St
French St
Peach St
Myrtle St
Sassafras St
Myrtle St
Chestnut St
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
Gl
39th St
38th St
E 35th St
E 27th St
Ba
yfr
E 32nd St
E 26th St
W 24th St
w
Bro
ve
nA
E 7th St
E 9th St
e Dr
Lakesid
E Bay Dr
Marion St
Cochran St
Eliot Rd
Poplar St
Cherry St
Hazel St
Maple St
Cherry St
Hazel St
38th St
E 33rd St
Glendale Ave
W 22nd St
W 19th St
e
Av
e
Av
Walker Blvd
E 33rd St
E 31st St
Woodlawn Ave
W 22nd St
er
Wood St
Plum St
Liberty St
Cascade St
Raspberry St
French St
Sassafras St
West Ln
Myrtle St
Walnut St
Chestnut St
Poplar St
Raspberry St
Frontier Dr
Greengarden Rd
Auburn St
Oakwood St
Allegheny Rd
Cherry St
Weschler Ave
Seminole Dr
Ravine Dr
Lincoln Ave
Beverly Dr
Colorado Dr
Pittsburgh Ave
Schaper Ave
Rudolph Ave
Ellsworth Ave
E 31st St
Av
e
E 27th St
W 21st St
ill
h
l
Ba t eac
S P
ch
a
Pe
W
St 39th St
E 29th St
ley
Huron St
W 17th St
W 20th St
W 20th St
M
er
ill
W Grandview Blvd
a
bo
E 28th St
kin
W 16th St
W 18th St
Schaper Ave
Ri
W 42nd St
W 44th St
g
n
lli
e
Av
E 26th St
Mc
Fairmount Pkwy
Marion St
W 41st St
W 40th St
M
Harvard Rd
W 39th St
e
Av
W
E 25th St
Prospect Ave
W 11th St
S Park Row
e
Av
W 37th St
W 38th St
E 24th St
t
St
35th
E 22nd St
E 23rd St
E 19th St
Buffalo Rd
r
St
W 36th St
St
h
ac St
Pe in
p
a
Ch
E 20th St
E 20th St
E 21st St
tS
W 31st St
E 18th St
Pearl Ave
D
W 7th St
g
W 34th St
E 19th St
an
or
E 12th St
E 18th St
M
W
ai
Cr
W 32nd St
E 17th St
S
Oxford St
5 8th St
Robin Dr Grov
eD
r
E 5th St
ne
W 29th St
E 13th St
E 16th St
E 10th St
E 7th St
W 6th St
E 3rd St
E 4th St
Pi
W 30th St
E 11th St
e
Av
ne
Post Ave
W 28th St
Sc
ot
Polk St
Pi
Schaper Ave
W 26th St
E 9th St
E 14th St
W 24th St
St
Devoe Ave
W 25th St
g
W 37th St
W 23rd St
ai
Cr
I-79
W 27th St
W 29th St
w
Bro
W 25th St
ve
nA
W 19th St
E 8th St
E Lake Rd
W 3rd St
W 4th St
W 5th St
E 2nd St
Marne Rd
W 24th St
W 22nd St
E 7th St
w
Pk
Tacoma Rd
W 17th St
W 18th St
W 22nd St
S Park Row
t St
y
y nt
kw Fro
tP y
on Ba
Fr W
y
Ba
E Front St
W Fron
W 2nd St
wy
nt Pk
Huron St
W 20th St
W 21st St
E 5th St
E 4th St
Uneriecity
y Fro
E Ba
W 16th St
E 3rd St
Niagara Pier
W 11th St
W 20th St
Schaper Ave
100
W 6th St
W 7th St
E 2nd St
E 4th St
S Shore Dr
Lincoln Ave
r
W 3rd St
Marne Rd
D
y
w
Pk
W 4th St
W 5th St
e Dr
Lakesid
E Bay Dr
Tacoma Rd
or
Lincoln Ave
an
W
y nt
kw Fro
tP y
on Ba
r
yF W
Ba
t St
W 2nd St
wy
nt Pk
M
Uneriecity
E Front St
W Fron
y Fro
E Ba
S
Niagara Pier
Illinois Ave
Water
Acce
ss R
Schools (Open)
Police Department
d
Fire House
d
Erie Parcels
Erie Wastewater Treatment Plant
Oxford St
5 8th St
Robin Dr Grov
eD
r
This comprehensive plan embraces the findings
and recommendations of the Erie School District
Optimization Plan (2015) as a sound example of master
planning for an urban educational system in need of
right-sizing due to long-term declines in enrollment
and perennial budgeting challenges. It reflects an open
and straightforward approach to right-sizing that
should be followed by other sectors in the Erie region.
But for a city that has substantially fewer people
than at its peak population, and limited resources to
adequately maintain some community facilities, these
assets must also be viewed as part of an overall need
to right-size. This will involve hard but sometimes
Sewer and Water Map
S Shore Dr
necessary decisions to close some facilities or pareback on some services. Going forward, such decisions
should be filtered through the four planning principles
outlined in this plan, as well as recommended
strategies for each planning area.
© czbLLC
Hilltop Rd
Gordon St
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
101
H. Environmental and Natural Resources
The importance of Erie’s natural setting to its
founding, its current existence, and its future
competitiveness cannot be understated. It’s an asset
that, following the principles of this comprehensive
plan, needs to be protected and leveraged to the city’s
full advantage.
cut dramatically due to regulation and the decline
of heavy industry along the Bayfront, Lake Erie as a
whole remains troubled by pollution from agricultural
runoff, as well as more urban sources — particularly
stormwater runoff. The City of Erie participates in Erie
County’s Act 167 Stormwater Management planning
process.
The Bayfront is the city’s greatest natural asset and
also its most sensitive. Indeed, the portion of the City
of Erie that runs parallel to the shoreline is classified
as a Coastal Zone by the Coastal Zone Management
Act in recognition of the need for careful stewardship.
While pollution from industrial effluent has been
As demolition activity yields a growing supply
of vacant and fallow land, Erie should consider
opportunities to leverage vacant land as a tool to store
and clean stormwater runoff while simultaneously
beautifying and repurposing parts of the city.
Flood Plains and Streams Map
Coastal Zone Management Map
FEMA Flood Hazard
Flood Zone
AE
Acce
ss R
d
A
Sanford Pl
Cranch Ave
Park Way Dr
Gilson
Franklin Ave
Bacon St
Downing Ave
June St
Pear St
E 26th St
E Grandview Blvd
Mcclelland Ave
MCCAIN AVE
E 30th St
Hop
Zi
eD
m
m
er
E 42nd St
Page St
Davison Ave
E 41st St
E 35th St
Stanton St
Regis Dr
E 34th St
E 36th St
Alan Dr
St
t
Bird Dr
Camphausen Ave
Elm St
ew
N
Pennsylvania Ave
tC
on
S
E 33rd
E 38th St
St
Glendale Ave
E 27th St
on
n
Burton Ave
3rd
Prospect Ave
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Lighthouse St
Hess Ave
Pennsylvania Ave
E4
Woodlawn Ave
Ba
yfr
E 32nd St
E 37th St
eA
ve
Av
e
Buffalo Rd
Fairmount Pkwy
Longview Ave
E Grandview Blvd
Dr
E 35th St
Pin
St
ley
Pearl Ave
E 19th St
E 27th St
Brandes St
Jackson Ave
1st
Perry St
Wayne St
E4
kin
Essex Ave
Briggs Ave
38th St
Perry St
Ash Street Blvd
E 31st St
E 33rd St
Reed St
Old
ch R
d
38th St
39th St
Holland St
E 33rd St
Wallace St
E 31st St
W 35
Fren
ch R
Mar
d
vin
Ave
E 28th St
E 29th St
East Ave
Reed St
Parade St
Holland St
E 25th St
Mc
Broad St
Ash St
Payne Ave
Reed St
Wayne St
Holland St
German St
Ross St
Ore Dock Rd
Wallace St
Peach St
East Ave
E 20th St
E 18th St
Fargo St
en
Wayne St
Peach St
French St
French St
Sassafras St
Myrtle St
West Ln
Myrtle St
Sassafras St
Myrtle St
Chestnut St
Gl
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
Poplar St
Cherry St
e
Av
Walker Blvd
t
W Lakeview Blvd
Gl
E 12th St
E 20th St
E 26th St
Sunset Blvd
h
ac
Pe
e
St P
h
ac
W
St 39th St
E 10th St
E 4th St
E 7th St
E 18th St
E 22nd St
E 23rd St
E 24th St
Fren
l
Ba
e
Av
E Lake Rd
E 21st St
Old
a
bo
E 19th St
Parade Blvd
er
ill
W Grandview Blvd
e
Av
E 16th St
th St
Polk St
E 13th St
E 17th St
Beech Ave
Ri
W 42nd St
W 44th St
g
n
lli
St
h
ac St
Pe in
p
a
Ch
E 11th St
e Dr
Lakesid
E Bay Dr
Marion St
W 41st St
W 40th St
W 31st St
E 8th St
E 9th St
E 14th St
tS
Cochran St
W 38th St
W 39th St
E 7th St
W 24th St
Sc
ot
Wood St
W 37th St
Hazel St
Liberty St
Cascade St
W 36th St
Hazel St
Maple St
Cherry St
W 25th St
W 29th St
Raspberry St
Greengarden Rd
Auburn St
Oakwood St
Allegheny Rd
W 34th St
M
Harvard Rd
W 30th St
W 32nd St
S Park Row
e
Av
Ellsworth Ave
Rudolph Ave
W 23rd St
W 26th St
W 28th St
E 5th St
ne
W 37th St
W 25th St
E 3rd St
E 4th St
Pi
Post Ave
W 27th St
W 29th St
w
Bro
ve
nA
W 19th St
St
Schaper Ave
W 24th St
W 22nd St
Plum St
W 20th St
W 21st St
Walnut St
Huron St
W 17th St
Eliot Rd
Raspberry St
Frontier Dr
W 16th St
Chestnut St
Poplar St
W 11th St
W 20th St
W 22nd St
Cherry St
Weschler Ave
W 7th St
g
Devoe Ave
W 6th St
ai
Cr
I-79
W 3rd St
W 18th St
Schaper Ave
102
Seminole Dr
Ravine Dr
Lincoln Ave
Beverly Dr
r
Schaper Ave
Pittsburgh Ave
D
w
Pk
W 4th St
W 5th St
E 2nd St
Marne Rd
or
Lincoln Ave
an
t St
Tacoma Rd
M
W
y nt
kw Fro
tP y
on Ba
r
yF W
Ba
E Front St
W Fron
W 2nd St
y
wy
nt Pk
S
Oxford St
5 8th St
Robin Dr Grov
eD
r
Uneriecity
y Fro
E Ba
Colorado Dr
S Shore Dr
Niagara Pier
Illinois Ave
Port
0.2% Annual Chance
© czbLLC
Hilltop Rd
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
103
I. Historic Cultural Resources
J. Data Notes
As county-wide historic resources inventory completed
in 2014 demonstrates, the City of Erie has numerous
historic assets. In the cities of Erie and Corry, combined,
nearly 500 properties were deemed to be assets of
significant architectural value that were eligible or
potentially eligible for listing on the National Register
of Historic Places. An additional 2,000 properties in the
two cities were deemed to have local significance with
historic integrity worth preserving. The Historic Assets
Map shows both the historic assets identified by the
2014 inventory as well as those assets currently listed
(individually or in districts) on the National Register of
Historic Places.
Pg 15, Disinvestment is contagious
As with most other facets of the city, historic resources
in Erie are affected by weak market conditions that can
make it difficult for the private sector to tackle historic
preservation projects without some assistance — be it in
the form of federal tax credits, property tax incentives,
grants, or other subsidies — until market conditions
improve. This plan includes strategies to make
resources available to a greater number of properties
in order to leverage the placemaking value of the city’s
historic assets.
But if resources are limited, how and where should
support for historic preservation efforts be directed?
The four planning principles outlined in this plan, as
well as recommended strategies for each planning area,
should be considered and applied as the city and others
make decisions that affect Erie’s historic and cultural
resources.
Historic Assets Map
Historic Asset (National Register)
Historic District (National Register)
The $96 million annual “reinvestment deficit” for Erie was generated using
data from the U.S. Census Bureau’s American Community Survey (2011-2013).
It is based on the assumption that all property owners in Erie could spend
30 percent of their household incomes on housing, a standard definition of
housing affordability in the United States. Due to relatively low prices in
the Erie market, many households spend well under 30 percent on housing.
Using detailed estimates of spending by households in eight different income
cohorts, an accumulated gap (between what households were spending on
housing and what they could be spending) was determined.
1
Pg 15, Disinvestment is costly
The $1,200 annual loss in property tax revenue to the city is based on a
scenario where a house that is in very good condition has a market value of
$52,000 on a street with multiple blighted houses but that has the potential to
be worth $157,000 if it were on a blight-free street. This difference in value was
generated using czbLLC’s comprehensive survey of housing conditions and
an analysis of average sale prices in Erie. This scenario is used to demonstrate
how blight effects market value and municipal revenues and cannot be
extrapolated or aggregated to determine citywide revenue lost to blight.
2
Other Historic Assets
Acce
ss R
d
Pg 28, Residential Property Values Are Rising
Property value assessments in Erie County are updated too infrequently
to be the useful and timely gauge of progress that they need to be. It is
recommended that properties countywide be reassessed every three years or
whenever a property is sold, whichever is sooner. This is a standard practice
in a growing number of communities.
Sanford Pl
Cranch Ave
Franklin Ave
Bacon St
Downing Ave
June St
Pear St
Glendale Ave
E 26th St
E Grandview Blvd
Mcclelland Ave
Bird Dr
MCCAIN AVE
E 30th St
Hop
Zi
eD
m
m
er
E 42nd St
Page St
E 41st St
E 35th St
Stanton St
Regis Dr
E 34th St
E 36th St
Alan Dr
St
n
t
“Blocks where investment yields higher value” refers to blocks where there
is a demonstrated and significant difference between homes of different
conditions; specifically, where homes in better condition sell for more than
others. Blocks that have this positive market characteristic are those where (1)
the assessed value of homes rated as “2s” by the comprehensive 1-5 scoring
process were at least $5,000 greater, on average, than homes rated as “3s” OR
(2) the assessed value of homes rated as “3s” were at least $10,000 greater, on
average, than homes rated as “4s.”
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Camphausen Ave
Elm St
Broad St
ew
tC
on
S
E 33rd
Davison Ave
St
Prospect Ave
E 27th St
on
E 32nd St
Burton Ave
3rd
Woodlawn Ave
Ba
yfr
E 38th St
Essex Ave
E4
Pearl Ave
E 27th St
E 37th St
eA
ve
Av
e
Maps from pages 54 to 81, “Blocks where investment yields higher value”
E 19th St
Buffalo Rd
Fairmount Pkwy
N
Pennsylvania Ave
ley
E 18th St
Longview Ave
E Grandview Blvd
Dr
kin
E 35th St
Pin
St
Mc
Brandes St
Jackson Ave
1st
Perry St
Wayne St
E4
Perry St
Briggs Ave
E 33rd St
Reed St
Ash Street Blvd
E 31st St
38th St
Park Way Dr
Lighthouse St
E 20th St
East Ave
Reed St
Parade St
Wallace St
Old
Rd
nch
38th St
39th St
Holland St
E 33rd St
W 35
Fren
ch R
Mar
d
vin
Ave
E 31st St
Gilson
Payne Ave
East Ave
Reed St
Ash St
Wallace St
Hess Ave
Pennsylvania Ave
Ross St
Ore Dock Rd
German St
E 28th St
E 29th St
E 7th St
Fargo St
en
Wayne St
Holland St
Holland St
Gl
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
t
W Lakeview Blvd
Gl
Wayne St
Peach St
French St
Peach St
Myrtle St
Myrtle St
Chestnut St
Cherry St
Hazel St
Maple St
Cherry St
e
Av
Walker Blvd
French St
Sassafras St
Myrtle St
West Ln
e
St P
h
ac
W
St 39th St
E 25th St
E 4th St
E 12th St
E 20th St
E 26th St
Sunset Blvd
h
ac
Pe
e
Av
E 10th St
E 18th St
E 22nd St
E 23rd St
E 24th St
Parade Blvd
er
W Grandview Blvd
ill
W 44th St
a
bo
l
Ba
R
W 42nd St
e
Av
E Lake Rd
E 21st St
Old
Fre
in
ill
E 19th St
th St
Polk St
E 13th St
E 16th St
e Dr
Lakesid
E Bay Dr
Marion St
W 41st St
g
W 40th St
E 11th St
E 17th St
Beech Ave
W 38th St
W 39th St
St
h
ac St
Pe in
p
a
Ch
Cochran St
W 37th St
W 31st St
E 8th St
E 9th St
E 14th St
tS
Eliot Rd
Poplar St
W 36th St
Hazel St
Liberty St
W 34th St
Cascade St
W 32nd St
E 7th St
W 24th St
Sc
ot
Wood St
Plum St
W 25th St
W 29th St
Raspberry St
Greengarden Rd
Auburn St
Oakwood St
Allegheny Rd
W 30th St
M
Harvard Rd
W 23rd St
W 26th St
W 28th St
S Park Row
e
Av
Ellsworth Ave
Rudolph Ave
W 25th St
E 5th St
ne
W 37th St
wn
Bro
e
Av
E 3rd St
E 4th St
Pi
Post Ave
W 27th St
W 29th St
W 22nd St
W 19th St
Sassafras St
W 17th St
St
Schaper Ave
W 24th St
Walnut St
Huron St
W 20th St
W 21st St
Chestnut St
Poplar St
Raspberry St
Frontier Dr
W 16th St
W 20th St
W 22nd St
Cherry St
Weschler Ave
W 11th St
g
Devoe Ave
W 6th St
W 7th St
ai
Cr
I-79
W 3rd St
W 18th St
Schaper Ave
104
Seminole Dr
Ravine Dr
Lincoln Ave
Beverly Dr
r
Schaper Ave
Pittsburgh Ave
D
w
Pk
W 4th St
W 5th St
E 2nd St
Marne Rd
or
Lincoln Ave
an
t St
Tacoma Rd
M
W
t
y
w on
Pk Fr
nt ay
ro W B
F
y
Ba
E Front St
W Fron
W 2nd St
y
wy
nt Pk
S
Oxford St
5 8th St
Robin Dr Grov
eD
r
Uneriecity
y Fro
E Ba
Colorado Dr
S Shore Dr
Niagara Pier
Illinois Ave
Port
3, 4
© czbLLC
Hilltop Rd
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
105
REFOCUSED
City of Erie, Pennsylvania
Comprehensive Plan and Community
Decision-Making Guide
MARCH 2016
ERIE REFOCUSED
ACKNOWLEDGEMENTS
City of Erie, Pennsylvania
CITY OF ERIE
MEMBERS OF THE STEERING
AND TECHNICAL ADVISORY
COMMITTEES
CONSULTANTS
Comprehensive Plan and Community
Decision-Making Guide
Dr. Parris Baker
Jill Beck
4
USING THIS
COMPREHENSIVE PLAN
8
INTRODUCTION
Chief Randy Bowers
Honorable Joseph E. Sinnott
Mayor
David Brennan
Kim Green
Director of Economic and
Community Development
John Buchna
ERIE CITY COUNCIL
Jeff Brinling
Barbara Chaffee
Anna Frantz
Rosemari Graham
Kim Green
Robert Merski
President
Michelle Griffith-Aresco
Sonya M Arrington
David Katovich
David Brennan
Curtis Jones, Jr.
Casimir Kwitowski
James Winarski
Melvin Witherspoon
Scott Henry
Don Marinelli
Ray Massing
Charles Buki
Karen Beck Pooley, Ph.D.
David Boehlke
Thomas Eddington, AICP,
ASLA
Rob Krupicka
FINDINGS
26
OUTCOMES
32
PRINCIPLES
36
AREAS OF WORK
38
STRATEGIES &
PROJECTS
86
APPENDIX
Peter Lombardi
Andrea Weinberg
with support from
MJB Consulting
Doug Mitchell
Jeff Winston, Emeritus,
MIG
Amy Murdock
Brenda Stynes
Ben Pratt
12
Matt Puz
ERIE PLANNING COMMISSION
Erika Ramahlo
Mark Kloecker
Chair
Chris Rodgers
Gary Antalek
Charles Scalise
Thomas Dworzanski
James Sherrod
Donald Marinelli
Abby Skinner
Richard Speicher
Mike Tann
Brenda Sandberg
Jon Tushak
Paul Vojtek
Casey Wells
Jake Welsh
Kathy Wyrosdick
Andy Zimmerman
2
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
This project was financed in part by
a Federal Coastal Zone Management
Grant provided by the Pennsylvania
Department of Environmental
Protection with funds provided by the
National Oceanic and Atmospheric
Administration.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
3
What Erie needs and what this document provides is the planning
equivalent of a football playbook that contains a handful of carefully
prepared plays, along with a framework for calling audibles at the line of
scrimmage when circumstances change.
USING THIS COMPREHENSIVE PLAN
A GUIDE FOR
GOOD DECISIONS
It is organized into five parts:
FINDINGS - Current Conditions
Summarizes findings from the collection and analysis of data and extensive
field observations — including a comprehensive survey of the city’s residential
conditions. It identifies the root issues that are keeping Erie from being a fiscally
strong city with excellent amenities and healthy levels of demand. One of the key
findings is the observation that the city and its residents have avoided facing reality
for a long time — a habit that can no longer be tolerated if the community’s actions
are to correspond sufficiently to the nature of its challenges.
Altogether,
the approach
recommended is
straight forward
and step-oriented.
STEP 1
Embrace and come
to terms with the
findings
OUTCOMES - What to Work Towards and How to Measure Progress
More than anything else, this Comprehensive Plan is a decision-making
guide for a stronger Erie. It offers an approach to taking action that
not only differs from traditional practices in the city, but enables Erie
to make a significant and much needed course correction. It has been
endorsed by the Steering Committee with a firm sense of realism, of
achieving what is possible — but also with the aim of pushing the Erie
community to do more than it thinks it can.
Although it is true that plans express
an intent to achieve something, it is
also true that intentions and market
conditions can, and often do, change
over time. For that reason, this plan
has been designed to be adaptive
so that proposed strategies can be
adjusted as circumstances dictate. To
enable flexibility while maintaining
progress towards the same vision,
this plan contains core principles that
should guide daily decisions large
and small, made inside or outside
City Hall.
The announcement in the fall of 2015
that General Electric would lay off
1,500 employees is a powerful case
in point for the need to continuously
adapt. In the Erie Times-News, a
4
number of business owners in
Erie were interviewed — coffee
shop proprietors, pet groomers,
and tavern operators. Like many
businesses in Erie that in large
measure rely on the discretionary
spending of GE employees, they
indicated that successive threats of
layoffs have become routine, and the
anxiety aroused by such news makes
for an understandable cautiousness
in the community. “What happens if
some of these jobs are lost for good?”
asked the president of Local 506. In
truth, no one knows. What is known
was articulated succinctly by a local
business owner who stated, “I think
people are just sick of being scared.”
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
In response to decades of such
anxiety, a traditional comprehensive
plan filled with platitudes and
wish lists will not do, because a
traditional plan would not get to the
root causes of the problems facing
Erie.
At best, a traditional plan would
gloss over the real work the entire
Erie community must do: adapt
to a Post-Industrial economy in
constructive and sustainable ways.
Doing that means jarring the Erie
community loose from its current
trajectory of shedding jobs, walking
away from crumbling real estate,
and “being scared.”
Identifies intended outcomes for Erie as well as ways to measure progress toward
those outcomes. Rather than traditional out “puts,” such as how many homes have
been rehabbed or how many road miles have been repaved, the plan’s out ”comes”
describe a future, measurably healthier condition that can be verified by rising
property values, a stronger fiscal position, and location decisions made by mobile
households.
PRINCIPLES - Filters That Shape Decision-Making
In many respects, this is the most important part of this comprehensive plan.
Literally dozens of decisions are made every day in Erie that affect the city’s wellbeing. Often, those decisions are made independently, and can work at crosspurposes to each other. What is needed are core principles that can guide and
coordinate the myriad of daily decisions toward a common vision.
After having carefully evaluated conditions on the ground, recent history of
governance, the fiscal capacity of the city, and the large range of programs and
policies currently in place we have concluded that four principles stand out and,
if observed with a high degree of fidelity, will serve Erie well going forward: (1)
concentrate investments in targeted areas, (2) protect and leverage Erie’s assets, (3)
support and build Erie’s “middle,” and (4) reassert Erie’s human scale.
STEP 2
Understand the
importance of
recommended
outcomes and aim
for them
STEP 3
Adopt three
strategy zones as
recommended
STEP 4
AREAS OF WORK - Geographic Zones
Since Erie is short on resources, long on challenges, and covers nearly 20 square
miles, where do we start? After analyzing over a dozen planning areas that reflect
market conditions and recognizable physical boundaries, Erie is organized into three
strategy zones. Each zone has a particular role to play — and particular strategies to
work with — to realize Erie’s desired outcomes.
STRATEGIES AND PROJECTS - Recommended Steps to Take in
Specific Zones
What specifically should we do? The last section takes the three strategy zones and
recommends projects and priorities for each planning area — and includes strategy
reference maps to assist on-the-ground decision-making. The section concludes with
an outline of “activation” steps that include recommendations for financing and
execution.
Tackle one project
at a time as
recommended
STEP 5
When the
unexpected arises,
formulate new
projects/strategies—
always applying the
principles
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
5
Erie’s Planning Areas
Port
Acc
ess R
d
Early in the planning process, it was recognized
that while Erie has some neighborhoods with wellestablished names and boundaries, there was no
comprehensive neighborhood map for the city –
and large swaths of the city lacked formal or even
informal identities.
Gl
en
Walker Blvd
Cranch Ave
use St
Lightho
Pennsylvania Ave
Bacon St
Payne Ave
Gilson
Hess Ave
Camphausen Ave
June St
Pear St
E 26th St
St
Bird Dr
St
E 30th St
Mcclelland Ave
ew
N
Brandes St
MCCAIN AVE
Pennsylvania Ave
tC
on
E 33rd
E 34th St
These “planning areas” should not be misinterpreted
as neighborhood boundaries – indeed, most
neighborhoods exist at a much smaller scale than
these. But they could provide the impetus for a more
comprehensive process to understand historical
place names throughout Erie and the development
of stronger neighborhood identities that serve a
community-building purpose as well as a marketing
function.
on
E 32nd St
E 36th St
E 35th St
Alan Dr
Page St
m
m
er
E 42nd St
St
E 41st St
Zi
Longview Ave
3rd
EAST GRANDVIEW
Fargo St
E4
Burton Ave
Essex Ave
eA
ve
m
an
Hop
eD
r
E 40th St
Rd
E 43rd St
E 44th St
Roxanna Dr
Stanton St
E 37th St
Pin
St
Ba
yfr
n
E 35th St
MERCYHURST
E Grandview Blvd
Glendale Ave
E 27th St
E 38th St
1st
Woodlawn Ave
Regis Dr
Perry St
Wayne St
Reed St
Ash Street Blvd
Wallace St
Broad St
Elm St
Jackson Ave
Reed St
Ave
vin
Mar
Parade St
Holland St
d
Franklin Ave
East Ave
East Ave
Wallace St
Holland St
French St
Park Way Dr
Wayne St
Reed St
Holland St
Wayne St
Downing Ave
Peach St
Sanford Pl
Ore Dock Rd
Ash St
West Ln
en
wo
o
e
Av
W Lakeview Blvd
W Grandview Blvd
Av
e
Davison Ave
er
ill
GLENWOOD
ley
Prospect Ave
Fairmount Pkwy
E 27th St
Perry St
St
FAIRMONT-McCLELLAND
kin
E 31st St
E4
E 19th St
Buffalo Rd
Marion St
M
Schaper Ave
W 44th St
h
ac
Pe
Mc
E 33rd St
Briggs Ave
W 42nd St
W 39th St
Sunset Blvd
lb
Ba
e
Av
th St
W 35
Parade Blvd
l
Ri
W 41st St
oa
E 33rd St
Fren
ch R
e
Av
E 25th St
E 28th St
E 31st St
Beech Ave
g
lin
Sassafras St
Myrtle St
dP
Hazel St
St
E 24th St
E 23rd St
ACADEMY- MARVINTOWN
ap
Cochran St
W 40th St
Harvard Rd
in
E 21st St
E 22nd St
E 29th St
Ch
W 38th St
W 39th St
t
Gl
W 37th St
Maple St
W 36th St
TRINITY PARK
Pearl Ave
E 18th St
E 20th St
E 20th St
tS
W 31st St
Liberty St
W 34th St
E 18th St
E 19th St
ARBOR HEIGHTS
Cascade St
W 32nd St
Auburn St
Oakwood St
W 30th St
E 10th St
E 7th St
E 12th St
E 26th St
St
Allegheny Rd
W 29th St
E 16th St
W 24th St
Sc
ot
Polk St
E 13th St
Av
e
W 28th St
LAKESIDE
E Lake Rd
E 17th St
ark
Cherry St
W 27th St
Ellsworth Ave
Post Ave
W 25th St
Chestnut St
W 25th St
W 23rd St
W 26th St
W 37th St
Schaper Ave
Plum St
W 24th St
e
Av
wn
Bro
Raspberry St
Rudolph Ave
W 22nd St
Myrtle St
W 21st St
W 22nd St
W 19th St
E 11th St
German St
French St
Myrtle St
Chestnut St
Cherry St
Poplar St
LITTLE ITALY
W 20th St
W 20th St
g
ai
Cr
Devoe Ave
W 17th St
W 18th St
W 29th St
I-79
Huron St
E 8th St
E 9th St
E 14th St
Eliot Rd
W 16th St
Wood St
Schaper Ave
Pittsburgh Ave
St
Lincoln Ave
W 16th
Raspberry St
12TH STREET CORRIDOR
r
GREENGARDEN
6
DOWNTOWN
W 11th St
D
Greengarden Rd
or
Poplar St
Weschler Ave
an
EAST
BAYFRONT
E 7th St
Marne Rd
r
M
S Park Row
E 4th St
Tacoma Rd
Gro
ve D
Walnut St
W 6th St
W 7th St
PULASKI
LIGHTHOUSE
E 5th St
wy
nt Pk
S
WEST
BAYFRONT
W 5th St
E 3rd St
E 4th St
Therefore, for the purposes of data collection,
analysis, and interpretation, the city was divided
into 17 planning areas, the boundaries of which
align with U.S. Census Bureau geographies (with
the exception of the 12th Street Corridor and the
Bayfront, which were areas in need of special focus).
Some of the names given to these planning areas
have deep historical roots or more recent derivations.
Other were created based on local landmarks, major
streets, or other recognizable features.
e Dr
Lakesid
Ross St
W 4th St
Oxford St
Robin Dr
E 2nd St
Old
y
Ba
E Bay Dr
y Fro
E Ba
FRONTIER
W 2nd St
W 3rd St
w
Pk
Sassafras St
nt
W
t St
y
o
Fr
E Front St
W Fron
Peach St
Uneriecity
Frontier Dr
Seminole Dr
Ravine Dr
Illinois Ave
Lincoln Ave
Beverly Dr
Colorado Dr
Niagara Pier
S Shore Dr
BAYFRONT
Dr
Hilltop Rd
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
7
INTRODUCTION
A CITY OF
AMBITION
Since its founding more than 200 years ago, Erie has always had its eye
on growth and expansion. A few years after he had surveyed Washington
DC, Andrew Ellicott was commissioned by the General Assembly of
Pennsylvania to survey and plan a settlement at one of the Great Lakes’
best natural harbors with the expectation that a great city would grow
there and become the Commonwealth’s connection to North America’s
inland seas.
Indeed a great city – Erie – did rise from the simple squares of Ellicott’s
grid. Growth came slowly at first but later quite rapidly as railroads and
industrialization brought factories, immigrants, and the realization of Erie
as a vital and busy port.
Between the end of the Civil War and
1900, Erie’s population more than
tripled, spurring the city’s Chamber
of Commerce to commission a plan
by the great landscape architect John
Nolen. Nolen developed a plan that
would accommodate growth while
taking advantage of the region’s
enviable location and natural beauty,
including a recommendation that
Presque Isle be protected as a state
park.
During the first half of the 20th
Century, Erie grew by another 150
8
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
percent, passing Scranton in 1950
to become the state’s third largest
city. Then, even as its peers in
Pennsylvania and across the Great
Lakes experienced precipitous
declines after 1950, the City of Erie
remained remarkably stable. It
reached a population just short of
140,000 in 1960, with development
reaching the city limits and spilling
into adjacent townships. This period
of mid-century growth brought about
new challenges and the city sought
planning and design guidance from
the well-known French city planner
and modernist Maurice Rotival.
Rotival’s recommendations for an
arterial highway system (including
what became the Bayfront
Connector and Parkway) and
downtown modernization changed
the face of the city as it sought to
shed its sooty, industrial image for
one more suited to its next phase of
growth and prosperity.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
9
Interrupted Expectations
Subsequently, however, growth
in the Erie region stalled and
its population has increasingly
decentralized. The City of Erie
went from housing 42 percent of
Erie County’s population in 1980
to 35 percent in 2010, and the city’s
population has now dropped by
nearly 30 percent since its 1960 peak.
The response to slowing growth
has primarily been to focus on
large-scale redevelopment projects,
especially in downtown Erie and
on the Bayfront. Tens of millions of
dollars have been spent on sports
and entertainment complexes, new
waterfront facilities, and upgrades to
Gannon University, UPMC Hamot,
Erie Insurance and other community
anchors – all in hopes of stimulating
a transformative level of investment
and economic activity. True, each of
these projects has contributed assets
to Erie that have improved the city
and are justifiably points of pride.
But such an approach hasn’t
been enough — and it won’t be
enough — to return the city to
a path of sustainable growth. A
more fundamental, decades-long
imbalance of supply and demand
has created a dire situation in
Erie, and it is one that cannot be
addressed by one or even a dozen
big-ticket projects if the community
does not address underlying
problems of excess and obsolete
housing supply, a missing middle
class, and a disconnect between
what downtown and the Bayfront
could be and how they currently
function. In point of fact, Erie cannot
be competitive and healthy again
— and it will not grow again —
until it addresses these imbalances,
shortages, and disconnections in a
comprehensive and intentional way.
10
Investments in recent years have
proven that people from across the
region want to come to a ballgame,
want to spend time at the marina, and
want to eat at a downtown restaurant.
But the average resident in the Erie
region has not shown a parallel
appetite for starting a business in the
city, making downtown patronage
part of their daily or weekly routine,
or buying and upgrading a home in
Erie’s neighborhoods because they lack
confidence that it makes sense to do so.
There are many reasons for this, but
declining properties in proximity to
key city assets is a major factor. Not
only does it undermine confidence
in the real estate market, but it
communicates a lack of safety which
has become the prevailing narrative
in the region. When disinvestment
becomes the norm; falling demand,
falling prices, and declining tax
revenue are also normalized. This
is why Erie’s big ticket projects that
individually have shown promise
remain compromised and, ultimately,
disconnected from one another.
To begin restoring confidence in Erie,
gestures that signal a real turnabout
on these and other fronts will be
necessary.
Restoring Confidence
Previous plans for the City of Erie
have all dealt with the central
challenges of their time and were
fundamentally shaped by the
prevailing theories and methods
of their respective periods. When
Erie was merely an idea, Ellicott’s
1795 plan provided a survey and
a rational grid to spur settlement
and guide early expansion. When
rapid industrialization and growth
were threatening the city’s quality
of life, Nolen’s 1913 plan provided
a framework for investing in
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
public services, facilities, and
environmental assets to meet the
needs of a growing population.
And when the city and its region
were being choked by traffic
congestion in a period of Postwar
suburbanization, Rotival’s 1963 plan
provided direction — if questionable
in hindsight — on modernizing the
city’s highways, downtown, and
Bayfront.
up can become feasible. Decades of
deferred maintenance of infrastructure
mean that extensive and costly repair
and replacement work is also in order.
Finally, once right-sized, and “caught
up,” a system for “keeping up” into
the future must be put in place. What
is needed is less a to-do list than a way
to make decisions that will spur and
maintain confidence in both the private
market and the public role in shaping it.
This 2016 comprehensive plan must
also address the central challenges of
its time.
This comprehensive plan provides a
decision-making framework to guide
public and private sector investments in
a direction that will achieve two aims en
route to realizing the outcomes identified
by this plan:
This plan seeks to restore confidence
to a fundamentally weak market.
And unlike previous plans that have
shaped the city, this one must define
a path for Erie that few cities have
taken or have even acknowledged as
an option — never mind a necessity
— including numerous cities that
face imbalances far greater than
Erie’s.
Restoring confidence in Erie entails
three fundamental tasks: rightsizing, catching up, and keeping
up. Right-sizing a city — slimming
down its surplus elements to
stabilize it and position it for
future competitiveness — is hard
work. Why? Because when supply
is excessive, getting supply and
demand in balance requires choices,
and wise choice-making is about
trading short-term expediency
for long-term viability. When
right-sizing is done well, some
constituency will be disappointed.
The alternative — ”business-asusual,” or assuming that demand
will recover if enough time passes
or if the right combination of bigticket projects are built – will not
address the root of the problem,
and therefore will never pull up the
whole city.
Restoring Community
Of course, restoring confidence is about
more than right-sizing the housing market,
maintaining parkland at a higher level, or
prioritizing street repairs. It is also about
restoring a sense of community.
1. Stabilizing prices and rents by bringing
supply of and demand for private
real estate and supportive public
infrastructure into equilibrium.
2. Turning Erie into a community of choice
in the region by improving the quality
and appeal of its remaining supply
and by taking advantage of the city’s
outstanding assets — making the city’s
housing, streets, parks, and economic
opportunities highly desirable.
It is estimated that the cost of achieving
these two aims over the next ten years,
in a way that revitalizes every section
of the city, would cost more than
$600 million — a level of investment
exceedingly unlikely to materialize.
Therefore, this comprehensive plan
must also be about priorities — about
how to invest, where to invest, and at
what levels to achieve these two central
tasks. It is a plan that is, by necessity
and design, about tradeoffs that reflect
the community’s vision, its core values,
and the willingness of stakeholders to
live by those values.
Recent decades of public and private
disinvestment coincided with a decline in the
tight-knit sense of neighborhood that typified
the city during much of the 20th century —
when many people identified parts of Erie by
church parishes, or by neighborhood business
districts such as 26th & Parade, where Pulakos
Candies was and remains an institution. To
a large extent, the social fabric of individual
residential blocks has frayed, producing
the increasingly common scenario where
neighbors are strangers to one another — or
at the very least lack a sense of common civic
direction. This deficit matters because it shapes
how much trust people have in their neighbors
and leaders — and how confident or willing
people feel about investing time and energy on
their block and in their city.
Restoring an ethic of reinvestment — of
mutual reinvestment — is fundamental to the
healthy functioning of markets but more so to
the social contracts that make markets work,
that make neighborhoods work, and that make
cities strong.
Not only must Erie right-size it
must catch up before keeping
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
11
FINDINGS
4,700
THE STATE
OF THE CITY
VACANT HOUSING UNITS
1,900
ABANDONED HOUSING UNITS
9,500
RESIDENTIAL PROPERTIES
WITH SIGNS OF MODERATE
TO SEVERE DISTRESS
SUPPLY VS DEMAND
37,000
FEWER CITY RESIDENTS THAN
1960 POPULATION
60%
GROWTH IN SURROUNDING
POPULATION SINCE 1960
33%
FEWER MIDDLE AND UPPER
INCOME HOUSEHOLDS IN CITY
COMPARED TO 1969
Sustained population loss over half a century is a
disquieting reality — one that most of Erie’s leaders and
residents are well aware of and wish to see halted and
reversed.
Population Trends, 1900-2010
But population loss is only the outward manifestation
of much deeper market and demographic forces that
have buffeted Erie for decades. These underlying forces
have created a city that today has thousands of vacant
housing units, a deeply eroded middle class, assets in
peril, and municipal finances insufficient to make the
investments needed to transform the city’s competitive
position.
250,000
In order to determine realistic and appropriate strategies
for Erie at this moment in its history — strategies
likely to spur much-needed investment and market
confidence, and to stabilize the city’s population
— much had to be learned about the physical and
socioeconomic state of the city. This resulted in a
comprehensive field survey of over 25,000 residential
structures, combined with analysis of federal, state,
and local datasets describing household characteristics,
property sales, crime, tax delinquency, code violations,
and many other variables.
300,000
200,000
280,566
County of Erie
178,780
Outside of City
150,000
101,786
100,000
City of Erie
50,000
0
1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 2010
Source: US Census Bureau.
The core findings from this research are central to the guiding
principles, priorities, and strategies of this plan:
Imbalance of supply and demand for all real estate, public and private
Starkly uneven quality of the built environment, especially downtown
Uncompetitive position in the region’s residential and retail markets
12
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
13
IMBALANCE OF
SUPPLY AND
DEMAND
KEY FINDINGS
DISINVESTMENT
IN ERIE
A comprehensive analysis of the city’s
dwellings in the spring of 2015 revealed just
how deeply disinvestment is influencing the
course of Erie’s neighborhoods. Key findings of
this analysis include:
This is the key market issue that Erie grapples with today — one that
has not responded to typical prescriptions for urban revitalization. It is
straightforward and has two closely connected components.
EXCESSIVE SUPPLY
Population loss, suburbanization, a changing economy,
and a hollowing of the middle class have weakened
demand over the past several decades, resulting in
a city that has an oversupply on many fronts. Over
4,000 housing units sit unoccupied. Miles and miles
of arterial roadway are well under capacity. Industrial
and commercial properties across the city sit vacant or
vastly underutilized. When supply outstrips demand,
the result is weak market conditions that influence
investment behavior in every part of Erie and its region.
And because buildings and infrastructure may last for
decades in the absence of demand, the excess supply
must be removed to achieve a healthier balance. This is
true for much of Erie’s older residential, commercial, and
industrial buildings and infrastructure – made worse by
unappealing new additions to the built environment in
Erie between 1960 and 2000.
UNAPPEALING OR UNMARKETABLE
SUPPLY
If it persists over decades, an unappealing supply of
buildings and other infrastructure sharply inhibits the
recovery of demand through the following cycle:
Price Stagnation
Property values and rents begin to fall in the weakest
parts of the city. It becomes a buyer’s market with too
few buyers.
Deterioration
As more and more properties become visibly distressed,
the most marginal properties become too costly to
rehabilitate.
Declining Revenue and Rising Need
As sales prices stagnate or fall, so do taxable
assessments and municipal revenues, leaving fewer
resources to maintain an aging infrastructure and
to keep up with greater demands on police and fire
services. Parks, streets, and other basic infrastructure
become noticeably tired looking, sending additional
distress signals into the market. As tax rates rise to
make up for lost value — but not by enough to catch
up on deferred maintenance - the city places itself at a
competitive disadvantage with suburban jurisdictions.
Plummeting Confidence
Confidence – a vital currency in any market – becomes
severely shaken. Perceptions of negativity surround
the market, leading to further price stagnation,
disinvestment, and deterioration.
Erie’s residential neighborhoods reflect the evolution
of urban America. They include small Federal-style
blocks near the center of Andrew Ellicott’s historic
grid; Victorian-era mansions built within a carriage
ride of the bustling lake port; factory workers’ housing
hugging railroad lines and shadowed by mills where
thousands walked to their daily shifts; small colonials
and bungalows from the dawn of streetcar suburbia;
leafy subdivisions with curvilinear streets and parks;
and downtown loft apartments carved from former
commercial and industrial spaces.
In short, the housing market in the City of Erie has
tremendous variety – a real asset at a time when many
buyers see value in options and authenticity.
But whatever its strengths, Erie’s housing market and
neighborhoods have been dangerously weakened
by decades of disinvestment brought about by the
imbalance of supply and demand.
Correcting the supply/demand imbalance and
interrupting this vicious cycle of disinvestment requires
an intervention that confronts the imbalance directly:
reduce components of supply and boost demand.
Bringing the city’s housing stock into balance is
critical and particularly challenging given the range of
neighborhood types in the city and wide variations in
physical condition and market strength.
Disinvestment
Property owners pull back on reinvesting in their
properties, sensing that the return on investment just
isn’t there. Stagnant or falling rents mean smaller profit
margins and fewer improvements.
14
IMPACT ON ERIE’S NEIGHBORHOOODS
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
1,2
Disinvestment is pervasive: 45% of
residential properties are located on or adjacent
to blocks where one or more properties are
visibly distressed; 39% of residential properties
are located on or adjacent to blocks where at
least 10% of properties are visibly distressed.
Disinvestment is contagious: Each year, an
estimated $96 million1 is being withheld from
housing and home improvement expenditures
by Erie households because of poor market
signals. This is money that would be spent on
housing if Erie households behaved like typical
American households in well-functioning
housing markets.
Disinvestment is costly: The average
sale price of a house in very good condition
is $157,000 when the house is surrounded
by similar properties. That price drops to
$91,000 when the house is on a block where
maintenance standards are in the middle – with
numerous properties showing at least small
signs of disinvestment. And the price falls to
$52,000 when that very good house is on a block
that is noticeably distressed – a scenario that
costs the city approximately $1,2002 in property
tax revenue each year as a result of stunted
property values.
See Appendix J. Data Notes, pg 105.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
15
How each Erie home was surveyed and scored in 2015
Erie’s 17 Planning Areas
MIXED
CONDITIONS
ACROSS AREAS
SCORE
BAYFRONT
WEST
BAYFRONT
FRONTIER
DOWNTOWN
EAST
BAYFRONT
FRONTIER
PULASKI
LIGHTHOUSE
LAKESIDE
12TH STREET CORRIDOR
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
TRINITY PARK
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
MERCYHURST
EAST GRANDVIEW
GLENWOOD
70% of homes
were in excellent
or good condition.
For example, the 2015 field survey found that the
Frontier planning area in the city’s far northwest corner
had the most marketable housing stock in Erie. There,
70% of homes were in excellent or good condition
(receiving scores of 1 or 2). That contrasted sharply with
the Trinity Park, East Bayfront, and Little Italy planning
areas where at least two-thirds of properties showed
signs of moderate-to-severe disinvestment. In between
are several areas where the typical home exhibits a
moderate level of upkeep – and where the next few
years will be critical in determining whether that home’s
future is one of reinvestment or drawn-out neglect.
16
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
1
2
3
Modest
investment
needed for
property to
move into the
“best in class”
category
Staying on top
of the details
2/3 of homes
show signs of
moderate to severe
disinvestment.
The geographic patterns revealed by the field survey of
exterior conditions are reinforced by data on vacancy
and abandonment. Data from the U.S. Census Bureau
show that five planning areas exceeded the city’s
average vacancy rate of 10% in 2013. In East Bayfront
and Trinity Park, nearly 1 in 5 housing units were vacant
– a large portion of which were not actively on the
market for rent or sale (an indication of abandonment).
At the same time, areas with vacancy rates near or just
above the city average experienced a spike in vacancy
over the previous decade – with the notable exception of
West Bayfront and Little Italy. In areas with lower than
average vacancies, the general trend since 2000 has been
one of expanding vacancy. High levels of disinvestment
and distress in neighborhoods close to downtown Erie
– but present to some extent throughout the city – are
further reinforced by an examination of concentrations
of code violations and tax delinquent properties.
VERY
UNHEALTHY
Best in class;
ready to sell;
top of the Erie
market
TRINITY PARK,
EAST BAYFRONT,
AND LITTLE ITALY
MEASURING THE HEALTH OF NEIGHBORHOODS IN
ERIE’S PLANNING AREAS
Although disinvestment influences the housing market
citywide, Erie’s neighborhoods vary considerably by
degree of distress. Some are deeply dysfunctional while
others remain among the Erie region’s most desirable
places to live.
VERY
HEALTHY
Doing well
STRONG
Good, solid
home but tired
and needing
upgrades
Could go
either way
MIDDLE
4
5
Troubled
property with
significant
issues and
trending
downward; still
recoverable.
Blighted
property with
high risk of
abandonment
Several red
flags
Red flags
overwhelming
WEAK
TRANSLATING
SCORES INTO
IMPACTS FOR THE
COMMUNITY
MARKET
STRENGTH
Can generally be counted on to hold
value, attract buyers, and generate
positive cash flow if a rental
property.
Middle market
houses that
often represent
good “buy low”
opportunities
that — with
sweat equity and
creative financing
— can turn around
a market.
Properties tend to have negative
equity and are often too expensive to
recover in a weak market.
RISK
Little to no imminent risk of decline,
but risk that owners may move if
frustrated by nearby decline.
Major risk of
decline
Exerts a major drag on the market
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
17
COMPARING
RESIDENTIAL
PLANNING
AREAS
HIGHLY
DISTRESSED
West Bayfront
Little Italy
Pulaski-Lighthouse
East Bayfront
Trinity Park
STRATEGIC The most deeply destabilizing
CONCERNS parts of the city’s housing market
due to the sheer number of
vacant and obsolete housing
units and their proximity to
downtown Erie and transitional
neighborhoods. Having such
dysfunctional markets so close
to downtown blunts the impact
of recent and future downtown
investments and lowers levels of
confidence and reinvestment in
all surrounding neighborhoods.
SOCIODEMOGRAPHIC
DISTRESSED
Have a considerable influence on
downtown investments or on
the health of other major assets.
Although vacancy levels are at
the city average, they are still
too high and are dampening
reinvestment in the older homes
in these areas — as expressed
by half or more of the homes
showing very visible signs of
distress.
TRANSITIONAL,
AT-RISK
Lakeside
Fairmont-McClelland
Academy-Marvintown
Arbor Heights
Still have many well-maintained
homes, but they are rapidly being
joined by distressed properties.
Without significant intervention,
these neighborhoods will continue
to lose ground over the next
ten years and may fall into the
“Distressed” category — due to
neighborhood conditions or the
lack of marketable features such as
first-floor bathrooms and updated
kitchens.
STABLE,
AT-RISK
Greengarden
East Grandview
Mercyhurst
HEALTHY
ERIE
Frontier
Glenwood
Solid maintenance regimes
prevail although there is room for
improvement. Boosting market
confidence in these areas could
spur investments that increase
maintenance levels on many “3”
properties to a “2.”
For buyers looking for solid areas
of well-maintained properties.
Keeping it healthy and making it
even more appealing is important
for the city’s competitiveness and
overall market strength.
A threat in these neighborhoods
will be the generational changes
in property ownership taking place
over the next ten years. If wellmaintained homes fail to find solid,
owner-occupant buyers, levels of
distress could rapidly increase.
16,398
25,035
22,948
28,919
6,796
101,786*
% MINORITY
57%
30%
33%
14%
7%
28%
% POVERTY
43%
37%
25%
16%
5%
27%
% ADULTS WITH
BACHELOR’S OR HIGHER
10%
19%
18%
24%
47%
21%
31%
31%
60%
71%
77%
51%
POPULATION
This typology of planning areas
in Erie describes more than just
the wide variation in condition
by housing distress and vacancy.
It also demonstrates a very close
correlation between race, income,
education, and residential quality
of life. Nearly 60% of Erie’s black
and Hispanic residents, for
example, live in planning areas
classified as distressed or highly
distressed, while only 10% of
the city’s black residents live in
healthy or stable planning areas.
Similarly, while 27% of Erie’s
residents live in poverty, 56% of
those in poverty are concentrated
in the five planning areas
classified as highly distressed or
distressed.
While class and racial
lines have been blurring in
many neighborhoods, Erie
remains highly stratified by
these sociodemographic
characteristics.
HOUSING
HOMEOWNERSHIP RATE
78%
39%
18
47%
19%
14%
22%
10%
7%
13%
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
26%
14%
7%
25%
TAX DELINQUENT
VACANCY
39%
21%
6%
% OF RESIDENTIAL
PROPERTIES WITH
CODE VIOLATIONS
66%
60%
% OF HOMES
GOOD OR EXCELLENT
MODERATE OR SEVERE
DISTRESS
8%
6%
5%
5%
3%
2%
5%
37%
10%
14%
7%
10%
*Downtown Erie was not
categorized into any of these five
typologies due to its relatively
small population and residential
patterns that differ considerably
from the city’s traditional
residential patterns. That
population is, however, included
in the far right column that
represents citywide baselines.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
19
UNEVEN
QUALITY OF
THE BUILT
ENVIRONMENT
ASSETS AND SHORTCOMINGS
The unappealing condition of properties and infrastructure
across the city is a key damper on demand and reinvestment.
Nowhere is this more apparent than in downtown Erie. For a
city of Erie’s size, the downtown has an enviable collection of
assets – all of which serve as a strong foundation for making
one of the best downtowns in America and all of which
represent sizable investments of public and private resources.
And yet, these assets are juxtaposed with conditions that send
very mixed signals to potential visitors and investors and blunt
the economic impact of Erie’s treasures.
NUMEROUS ASSETS BLUNTED BY POOR QUALITY SURROUNDINGS
Poorly maintained
building stock
UPMC Hamot
Gannon University
Erie Insurance Office
Perry Square
Overly wide and
unattractive streets
Warner Theater
Erie Arena
Empty or
underutilized
storefronts
Streets that are too wide
Downtown streets were redesigned in the mid-20th
Century to handle automobile volumes that either never
materialized or that no longer exist due to the end of
downtown as the region’s retail hub. As a result, many
downtown streets are too wide for the volume of traffic
they handle and their emptiness further reinforces the
perceived lack of business activity.
Streets that are unattractive
Over-wide downtown streets don’t look good,
especially if they haven’t been paved in a while. And
this appearance is compounded by street fixtures and
furnishings (lights, crossing signals, benches, receptacles,
trees) that are missing, damaged, and poorly coordinated
– a problem recognized by the city’s 2010 Downtown
Streetscape Master Plan.
borrowing power to upgrade space to attract uses with
stronger demand.
One issue that must be addressed, however sensitive
it may be, is downtown’s high concentration of
human service providers and subsidized housing.
Always seeking lower cost facilities, these uses have
conveniently filled empty buildings and lots during an
extended period of weak market conditions. But many
of these uses are incompatible with the downtown
that Erie is trying to build. Prime locations for private
investments that pay taxes and draw income into
the city are being forfeited. If this does not change,
downtown Erie will have difficulty becoming the source
of financial stability that Erie needs and it won’t attract
the number of new residents, businesses, and customers
that downtown needs to be a best-in-class city center.
Walking distances that feel daunting
Downtown Erie is very linear, with almost all of its
major assets and activity generators located within two
blocks of State Street. A walk on State Street from 14th
to the Bayfront Connector — generally recognized as
the north and south limits of downtown — covers one
mile. Depending on one’s walking speed and time spent
waiting at intersections, it can take 20 to 30 minutes. That
wouldn’t necessarily be a problem if every block along
the way were vibrant and pleasant. But they’re not there
yet. If they were, it would help make a stronger sense
of transition, progression, and interest from one part of
downtown to another.
Deteriorated, cluttered-looking, or poorly
designed building stock
Downtown has many outstanding landmarks in great
condition. But many, if not most, of the buildings in
between show signs of deterioration when it comes
to storefronts, signage, windows, and architectural
details; present a cluttered or sloppy appearance; or
were designed in ways that repel or resist pedestrians.
This is made worse in front of the institutional and
medical facilities at the northern end of State Street
where the traditional downtown development pattern is
interrupted by lawns, parking lots, or blank surfaces.
Empty or underutilized spaces
In a vicious cycle, lower standards lead to lower demand,
which leads to lower rents, which leads to weaker
businesses. Eventually this can lead to either marginal
users that do not insist on quality maintenance, or worse,
empty buildings and properties.
The result is a lack of demand and a lack of capital
20
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
21
UNCOMPETITIVE
IN THE
REGION’S
RESIDENTIAL
AND RETAIL
MARKETS
Household
Income
Distribution
in Erie City
and County,
1969 and 2013
1969
2013
12,000
19,998
earning
more
than
$50K
10,000
CITY OF ERIE
ERIE COUNTY
# of Households
8,000
Households
lost by the city
13,284
earning
more
than
$50K
6,000
4,000
But Erie’s difficulty competing for households has been
more problematic than a simple look at population can
express. An examination of household income brackets
and how they changed in the city between 1969 and
2013 versus how they changed in the remainder of Erie
County over the same period (adjusted for inflation)
shows that households with discretionary income in Erie
County — who have the means to invest and reinvest
in homes and neighborhoods — have overwhelmingly
chosen to live outside of the city.
For example, in 1969 the 42,313 households in Erie
County that made the modern equivalent of more than
$50,000 were almost evenly split between city and
suburbs: 19,998 lived in the City of Erie and 22,325 lived
in the remainder of Erie County. By 2013, the number
of households making more than $50,000 had risen to
50,148, but they overwhelmingly chose to live outside
the city, with 36,864 (or 74%) living in the suburban and
rural towns of the county.
The shrinking of the middle and upper income brackets
in the city has happened while the number of low
income households has increased. The result: less
demand stemming from fewer people and households
22
Sometimes this can be offset by the expenditures of
downtown employees. However, with 70% of the
population near downtown having no more than a
high school diploma, it is not likely that businesses
with higher paying jobs will be attracted to the area.
Therefore, downtown’s retail outlook will be bleak
until the nearby surrounding areas are improved and
diversified — and it is unrealistic to expect regional
demand from people driving in to shop and eat to offset
this problem.
This of course is a double-edged sword. Currently,
downtown-area households shop outside of the
downtown at Family Dollar and Wal-Mart. Capturing
this “leaked” spending with new discount retailers in
and near downtown would bring goods and services
to low-income households in the East Bayfront
neighborhood and would somewhat increase revenues to
the city, but would not reposition downtown to succeed.
Addressing the fundamentally weak demographic profile
of the city is the key to unlocking commercial potential.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
$150K+
$75-$100K
$100-$150K
$50-$75K
$30-$50K
>$20K
$20-$30K
$150K+
$100-$150K
$50-$75K
$75-$100K
CITY
$30-$50K
The problems caused by a shrinking middle class impact
the market for retail space as well. With the median
annual household income around the greater downtown
area at $24,000, the types of goods, restaurants, and
services desired by this nearby market is of lower cost.
This in turn generates lower profits and lower taxes to
the city to pay for maintenance and services.
Middle and upper
income households
were equally
distributed between
the city and suburbs in
1969…
2,000
$20-$30K
The City of Erie has competed poorly for households
in the Erie region for decades. Between 1960 and 2010,
a period when the city shed over 36,000 residents, the
remainder of Erie County actually added over 66,000
residents.
and fewer resources on the part of the remaining
households to invest in a rapidly aging, maintenancedeferred housing stock.
>$20K
An obvious but little recognized reality is that just as
businesses compete, so too do cities compete — with
each other. They compete for strong businesses and
households.
COUNTY
(WITH CITY SUBTRACTED)
…but by 2013, the
suburbs had a 3-to-1
advantage.
2,000
4,000
Households gained by
the suburbs
6,000
8,000
22,325
earning
more
than
$50K
10,000
12,000
14,000
36,864
earning
more
than
$50K
Source: czb analysis of 1970 Census and 2009-2013
American Community Survey, inflation adjusted
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
23
G
ES
T
$200K
There are many reasons why stable households choose to live outside the
city limits, but chief among them are the deeply interconnected challenges of
school quality, public safety, taxes, and property values.
For young families willing to make a go of it in the city, better educational
opportunities in the county are a persuasive reason to leave Erie when
their children reach schooling age. They too depart, becoming part of the
decades-long exodus.
Harding School, one of the city’s
high-performing schools
Lower school performance and higher crime rates are both causal and
symptomatic. The cumulative effect of decisions by middle- and upperincome households to locate outside the city created a socioeconomic profile
for Erie that virtually guarantees a gap between city and suburb. Almost
any community with a poverty rate approaching 30% will have schools and
police departments fighting an uphill battle against social ills that they are
not equipped to cure.
Despite falling enrollment, tight resources, and evolving state and national
standards, the Erie School District’s data-driven optimization plan to
right-size and adaptively reuse its facilities is a model for responsible
and innovative governance of urban schools. Likewise, the Erie Police
Department is no stranger to the challenge of having to make tough choices
that deploy limited resources.
Both the Erie Schools and the Erie Police Department have much to show for
their disciplined approach to tradeoffs. Nevertheless, neither will be able
to achieve conditions on par with the suburbs until the city’s demographic
profile changes — until poverty becomes much less concentrated and the
city has a more equitable share of the county’s middle and upper income
residents.
Erie can do much, but regional cooperation is essential. This plan
establishes guiding principles and recommends strategies that are intended
to close the demographic gap between the city and its suburbs. Making the
city and its neighborhoods highly desirable to households with resources
and options is the key to this. But surrounding communities must also play a
role by eliminating the policy barriers — such as exclusionary zoning — that
constrict the housing options of low income households.
Using family income and the population
of college graduates as proxies for market
strength, it becomes clear that the City of
Erie is one of the few communities in the
county with an objectively weak market.
But no community in the county can
be described as strong. The stability of
suburban jurisdictions and the region is
threatened by a struggling urban core.
$150K
Median Family Income
Most households with sufficient income to be able to choose where they live
are not willing to abide the prevailing sense of disorder and concerns about
public safety in the city. When they choose the townships (i.e. outside the
city), their choice adds to demand in the county while exacerbating excess
supply and depressed property values in the city. On their departure, public
finances in the townships improve while those in the city worsen. The city’s
capacity to maintain infrastructure, patrol streets, and operate public schools
is weakened. City taxes, forced to counter these weaknesses, must rise and
become another dissuading factor.
Cranberry
(Pittsburgh suburb)
$100K
North East town.
Northwest
Harborcreek
Mill Village bor.
Harborcreek
town.
Albion bor.
Cranesville bor.
Concord
town.
Elgin
bor.
Conneaut
town.
$50K
Venango
town.
Waterford
bor.
North
East bor.
Wattsburg
bor.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Avonia
Girard bor.
Washington
town.
Millcreek
town.
Franklin town.
McKean bor.
Fairview
town.
King of Prussia
(Philadelphia suburb)
Edinboro
bor.
State College
Lawrence
Park Pittsburgh
city
Erie
city
Corry
city
T
S
E
K
EA
W
$0
0%
100%
% ofCollege
Adults Degree
with College Degree
% of Adults with
CHARACTERISTICS
Weak Market
Transitional/
Middle Market
Healthy/Strong to
Very Strong Market
Property values are low relative to
region
Poverty rates are unacceptably high,
often beyond a tipping point
Property values could be stable and
growing or weak
Poverty rates at a tipping point or
growing close to tipping point
High or very high property values
Fiscal capacity is low
Lack of housing affordability is more
likely a function of very low incomes,
not high property values; further
affordable housing development
could undermine an already weak
market
Fiscal capacity exists, but might be
threatened
Housing is still affordable but upper
end of spectrum must be vigilant
True housing affordability
problems
May not be ready for many
revitalization strategies until drastic
changes take place (right-sizing of
building stock, deconcentration of
poverty, public safety initiatives)
24
ST
R
O
SCHOOLS, SAFETY AND A HEALTHIER CITY
N
Erie County Communities on the
Spectrum of Market Strength
Fertile ground for strategic
revitalization efforts that take
advantage of existing community
capacity
Low poverty rates
Often suburban and/or low
density but not always
Interventions should focus on
social equity, affordable housing,
and economic mobility for low
income households
Direction of trends is critically
important
Generally, finite resources should be
focused on economic sustainability
before housing affordability
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
25
OUTCOMES
A CITY OF
GREAT
PLACES
ERIE’S
DESIRED
FUTURE
Addressing
the key
findings of this
Comprehensive
Plan means
working toward
a future Erie
that is highly
competitive
and financially stable — one where sufficient
resources exist to achieve a high level of
maintenance for public infrastructure, where
reinvestment in private property is the norm,
and where businesses and households with
options choose to locate. That particular Erie
is an objective that can be described by three
broad outcomes.
26
Erie has a long history of “placemaking,” or creating
public spaces that people deeply value and that are
a core part of a community’s identity. Perry Square,
Frontier Park, the streets of Glenwood, the towers of St.
Stanislaus, the Caretaker’s House at Sigsbee Reservoir
— these and many other indelibly “Erie” features have
the power to inspire and to create strong emotional
bonds between people and place.
Few investments of the past half century have had the
same magnetism as Erie’s earlier feats of great civic
design. But with a commitment to the principles and
strategies in this plan, Erie will enter a new era of great
placemaking — building on its location and outstanding
design inheritance to create or burnish places that build
confidence, that signal high standards, and that attract
and retain households and businesses.
This outcome will be realized with particular
attention to the following specifics:
DOWNTOWN The spaces currently separating
and limiting downtown’s great assets become part of
downtown’s magnetism — beautiful streets and mixeduse structures that make the city center a great place to
live, work, visit, and walk.
BAYFRONT The Bayfront becomes not just a place
of parked cars and big buildings where people come to
see the water, but a mixed-use urban experience that
leverages a world-class asset and is well integrated with
downtown and adjacent neighborhoods.
ENTRYWAYS Infrastructure on gateway corridors
and other high traffic streets is attractive and always in a
state of good repair — sending a strong signal about the
city’s commitment to competence and high standards.
A CITY OF HIGH
RESIDENTIAL
QUALITY OF
LIFE
Limited signs of distress, high levels of reinvestment
by owner-occupants and landlords, engaged
residents, well-maintained public amenities, safe and
clean streets, housing options for a wide variety of
household types, excellent schools — these are basic
descriptors of neighborhoods that attract and retain
middle class households and that help maintain a
financially sustainable city. The number of areas that
consistently fit this description has been falling in
recent decades, but will change as the principles and
strategies in this plan are applied.
This outcome will be realized with particular
attention to the following:
CONSISTENTLY WELL-MAINTAINED
PUBLIC AMENITIES
When parks, street furnishings, and other public
facilities are well cared for, the city sets a strong
example that resonates to private property owners.
PREDICTABILITY AND SAFETY, OR AN
ABSENCE OF DISORDER
Order and predictability are building blocks of
confidence and reinvestment.
HIGH LEVELS OF HOMEOWNERSHIP
Rental options are an important part of a balanced
and accessible housing stock, but a stable or growing
rates of homeownership — especially in single-family
neighborhoods — is a proxy for confidence and
healthy demand.
A CITY OF
ECONOMIC
STRENGTH
AND STABILITY
Cities don’t create jobs, but they can create an
environment where competitive advantages exist and
where businesses operate to exploit those advantages.
In the 21st Century, this includes having an amenityrich city with a high quality of life where skilled
workers and entrepreneurs choose to live and work
(see Outcomes 1 and 2), as well as a culture that
rewards risk-taking and encourages collaboration. As
the Erie community fosters the environmental and
cultural attributes that create competitive advantages,
its economy will grow stronger, more diverse, and
more stable.
This outcome will be realized with particular
attention to the following:
Ensuring the presence of sufficient volumes of highly
flexible, locally-generated venture capital —
higher in per capita quantity and greater in flexibility
than what is available in competitor cities such as
Buffalo.
A high percentage of residents with college
degrees — higher than the state average.
A large and healthy cohort of young adults
— larger than the city’s regional share of total
population.
Presence of new and sustained partnerships in
and across various sectors.
NEIGHBORHOOD INTIMACY Interesting
and unexpected neighborhood spaces lend a sense of
identity that creates value and attracts homebuyers.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
27
MEASURING
PROGRESS
How will Erie know if it’s making
progress toward these broad
outcomes and becoming more
competitive and desirable?
The following are key measures
that will indicate progress.
The way to use
these metrics is ASK BEFORE ACTING
for the city and
its partners —
public, nonprofit, private — to ask
this question before acting:
Will our action measurably
and meaningfully help achieve
the measures described in this
comprehensive plan?
If not, they should probably not
be done.
REINVESTMENT BY
RESIDENTIAL OWNERS
APPROACHES NORMAL,
HEALTHY LEVELS
RESIDENTIAL PROPERTY
VALUES ARE RISING
As supply and demand become more balanced and
signs of distress begin to dissipate, the marketplace
will respond by placing a higher value on residential
properties. Buyers will offer more money to compete for
good houses in desirable neighborhoods — and higher
purchase prices will be reflected by higher assessments.
The taxable assessed value of Erie’s residential
properties should rise at an average annual rate that
exceeds inflation over the next 20 years.3
If what we are about
to do is not likely to
result in an increase
in property values, it
probably should not be
done.
ASK BEFORE ACTING
RESIDENTIAL VALUE GAP
IS CLOSING
As Erie’s neighborhoods become more desirable, not
only should values rise but they should regain lost
ground and close the sizable gap between city and
county home values. In 2014, owner-occupied homes in
the City of Erie had a median value that was 72% of Erie
County’s median value ($84,700 versus $117,200).
The gap should continually shrink and be fully closed
by 2040.
If what we are about
to do is not likely to
ASK BEFORE ACTING
result in closing the gap
between property values
in the city and in the
county, it probably should not be done.
3
28
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
See Appendix J. Data Notes, pg 105.
Lack of confidence in the city’s housing market has
resulted in a considerable “reinvestment deficit” of
$96 million. This is the amount of money that Erie
households would be spending on housing and
home improvements if their spending behaviors
mirrored those of the average American household.
In other words, it’s money that Erie property
owners have available to spend — but they are
choosing not to spend it on exterior or interior home
improvements.
As the market stabilizes and confidence grows, the
reinvestment deficit should shrink to $0 over the
next 20 years.
If what we are about
to do is not likely to
ASK BEFORE ACTING
result in promoting
measurably healthy
levels of reinvestment
by residential property owners, it probably
should not be done.
DOWNTOWN PROPERTY
VALUES ARE RISING
Downtown has been the focus of considerable
investment over the past few decades and much
more needs to be invested to make it a truly great
place. If adequate and strategic, these investments
will create a downtown where property values are
rising at a rate that will strengthen and expand the
city’s financial capacity to reinvest in itself.
The taxable assessed value of downtown Erie
should rise at an average annual rate that exceeds
inflation over the next 20 years.4
GENERAL FUND REVENUES FROM
LOCALLY DERIVED TAXES
ARE STRONG AND
SUSTAIN HIGH LEVELS
OF MAINTENANCE AND
INVESTMENT
Through sound fiscal management, Erie has
achieved a solid credit rating and a track record of
balanced budgets. If the intended outcomes of this
plan are achieved, it will be easier to balance the
budget year after year — but it will also be easier
to fund departments and projects at the levels
necessary to ensure very high standards of service
and infrastructure maintenance.
Currently, revenue raised from property, income,
and sales taxes represent just under 60% of
general fund revenues for the City of Erie — with
the remainder coming from federal and state
reimbursements, grants, fees, and other sources.
As the city’s tax base grows and it becomes
more competitive for middle and upper income
households, the share of the general fund derived
from the fundamental local revenue tools
(property, income, and sales) should cover more
than 70% of all expenses.
If what we are
about to do is not
ASK BEFORE ACTING
likely to result in a
high level of public
reinvestment
in strengthening and maintaining our
infrastructure, it probably should not be
done.
If what we are about
to do is not likely to
ASK BEFORE ACTING
result in growing the
value of Downtown
Erie real estate, it
probably should not be done.
4
See Appendix J.Data Notes, pg 105.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
29
THE CITY IS COMPETING
WELL FOR EDUCATED
YOUNG ADULTS IN THE
ERIE REGION
MOVING TOWARDS
A FAIRER REGIONAL
SHARE OF POVERTY
AND WEALTH
AN ACTIVE AND GROWING
VENTURE CAPITAL OR
SEED FUND
College-educated young adults (ages 25-34) are
mobile and have options. They are, in fact, the
most transient adult cohort, testing different career
options and lifestyles before choosing to settle in
a particular place. The good news is that the City
of Erie has been performing well when it comes
to capturing the interest of this population in the
Erie region. The number of college-educated young
adults living in the City of Erie increased by 33%
between 2000 and 2014, going from 3,300 to 4,400.
This represents a higher share of educated young
adults in the Erie region (39%) than the city’s
overall share of the region’s population (36%). This
means that they are choosing to live in the city at
a disproportionately high rate — and mirroring
recent trends nationwide.
Concentrated poverty has long been a problem in
the Erie region — one that inhibits the ability of
poor families to escape poverty and for the City of
Erie to achieve financial stability. Currently, the City
of Erie contains 36% of Erie County’s residents but
59% of the county’s residents living in poverty. This
is reflected in a city poverty rate of 27% versus a
countywide poverty rate of 17%. But huge gaps also
exist within the city, where the residential planning
area with the highest poverty rate (East Bayfront,
46%) has poverty levels nearly 10 times as high as
the area with the lowest rate (Glenwood, 5%).
A growing number of regions, including in
Pennsylvania, have venture capital funds that are
dedicated to investing in local startup companies
and to attracting investments from venture
capitalists outside the region. A fund in the Erie
region has been documented as an economic
development goal. As Erie realizes its outcomes,
especially with regard to economic dynamism,
it will measure progress in such basic ways as
job numbers and unemployment rates — but the
presence of an active and growing venture capital
or seed fund will be an indicator that startup
enterprises are finding support and that local
entrepreneurs are being rewarded in Erie for
taking risks that have the potential to lift the region.
Members of this cohort are a critical part of the
city’s present and future entrepreneurial ecosystem
— starting businesses, patronizing new businesses,
and filling important roles at existing companies
and institutions. As they age and start families, they
will decide whether to stay in the city, move to the
suburbs, or move to some other region.
Over the next 20 years, the City of Erie will remain
— and strengthen its position — as a location of
choice for educated young adults by attracting 45
to 50% of the cohort’s total population in the Erie
region.
As the desired outcomes of this plan are realized
— as more middle income families choose to locate
in the city, including core neighborhoods — these
regional and internal gaps will begin to shrink.
To get there, not only must the city become more
competitive for middle income households, but
outlying communities in Erie County must make
greater commitments to regional equity.
If what we are about
to do is not likely
ASK BEFORE ACTING
to result in a more
socio-economically
balanced city, it
probably should not be done.
If what we are about
to do is not likely to
ASK BEFORE ACTING
result in increasing
the city’s share of
young adults in the
region, it probably should not be done.
30
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Of course, the overall goal is to
implement with an eye towards
all of these aims in balance. No
single objective by itself need be
determinative, though it may.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
31
A CIVIC DOS AND DON’TS GUIDE FOR COLLECTIVE IMPACT
PRINCIPLES
A BASIS
FOR
GETTING IT
RIGHT
Countless decisions, large and small, will influence Erie’s
ability to realize its desired outcomes — to be a great
place, to have livable neighborhoods, and to cultivate a
strong and stable economy.
Which roads to rebuild, which homes to rehab, where to bolster the presence
of police, how to shape development on the Bayfront — these are just a few of
the decisions that have both immediate and lasting consequences. Many are
made in City Hall, but other decisions made outside City Hall can be equally
consequential, whether they are made by a block club leader, a small business
owner, or a college president.
If decisions that have a collective and cumulative impact on the city’s longterm competitiveness are being made by so many separate public and private
entitites and individuals, how can we ensure that everyone is “pulling in
the same direction” with broader goals in mind? The answer is a simple,
straightforward set of guiding principles that clarify how even simple choices
can contribute to a stronger Erie.
Do
DO CONCENTRATE
INVESTMENTS IN
TARGETED AREAS
DON’T DIFFUSE
RESOURCES
Downtown Erie has a very large,
linear footprint. As a result,
spreading resources across
downtown will have a limited
impact and fail to transform the
downtown marketplace. Resources
should be steered to targeted areas
to make them great — and build the
demand for broader investment.
DO PROTECT AND
LEVERAGE ERIE’S ASSETS
DON’T USE A DEFICITBASED APPROACH TO
REVITALIZATION
The magnitude of property distress,
poverty, and economic anxiety
makes it easy to fixate on — and
be overwhelmed by — problems.
This is why actions in Erie must
be convincingly focused on
marketable assets that the action
is strengthening or protecting. If an
action isn’t clearly tied to advancing
an asset, it’s diverting energy and
resources from ones that do.
DO SUPPORT AND BUILD
ERIE’S MIDDLE
DON’T INVEST ON A
WORST-FIRST BASIS
Resources to improve Erie
neighborhoods are often directed
to the most distressed areas — and
are almost always inadequate to the
task. Meanwhile, stable areas get
relatively little attention and begin
to slip. Investing in the short run to
keep stable neighborhoods healthy
will do more to strengthen the city’s
finances and help demand recover
citywide.
DO REASSERT ERIE’S
PEDESTRIAN SCALE
DON’T DESIGN
FOR AUTOMOTIVE
CONVENIENCE
Recent development on the
Bayfront has featured an abundance
of structured and surface parking
which cannibalizes prime
waterfront sites, makes Bayfront
more difficult to explore on foot,
and heightens the sense of isolation
from downtown.
Focused investment over a sustained
period builds confidence and value
that boosts overall market demand
such as coordinating street, utility,
sidewalk, and park improvements in
specific neighborhoods each year,
rather than spending some here,
some there.
Making the city’s core assets —
downtown, the Bayfront, its strong
neighborhoods and institutions — as
strong as possible will stimulate
demand and bolster the city’s
financial position.
Erie must be desirable to the middle
class as a place to live, work, and
visit. Decisions must be made
with the middle in mind. Prioritize
investments in “things the middle
class values.”
Development in Erie must respect
the city’s pedestrian-centered
origins. Downtown, the Bayfront,
and neighborhoods will be
recognized as great places when
they prioritize pedestrian comfort,
safety, and interest.
32
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Don’t
Observations
on Erie
Spreading limited resources
ensures that nothing receives a truly
transformative level of investment. It
feels fair, but it is neither sustainable
nor effective.
Reacting to problems rather
than building on strengths leads
to a perpetual state of crisis
management and steers attention
and energy away from the city’s
strengths.
Making a habit of steering
resources to the most deteriorated
infrastructure or troubled area
results in very few things being
continuously well-maintained —
which dampens demand and the
city’s financial capacity to make any
investment.
Development and infrastructure
that prioritizes the comfort and
speed of drivers does not make the
city more pleasant and desirable.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
33
APPLYING THE
PRINCIPLES
COMPREHENSIVE PLAN PRIORITIES
CITY OF ERIE GENERAL FUND
NOT-FOR-PROFIT SECTOR
PUBLIC AGENCIES
The priority areas and projects outlined in the AREAS
OF WORK and STRATEGIES & PROJECTS were
selected because they activate the plan’s core principles.
Implementation of these priorities is intended to occur
in addition to the city’s general fund allocations.
The City of Erie allocates over $70 million annually
toward basic city functions, including police, fire
protection, code enforcement, parks, public works,
and administration. When opportunities arise to
spend those funds in ways that align with the general
principles of this Comprehensive Plan, the city should
consider seizing them to lead by example.
Organizations that take a leadership role in revitalizing
neighborhoods or commercial districts will play a
critical role in realizing this plan’s intended outcomes
by integrating these principles into their own
programs.
The Erie Redevelopment Authority, Erie Public Schools,
the Port Authority, the EMTA, and other local and
state agencies invest millions of dollars each year in
city assets — levels that often greatly exceed annual
spending by the city itself and thus have the potential
to be critical players in the realization of this plan’s
outcomes.
EXAMPLE 1
A program is established to focus matching
grants aimed at stimulating homeowner
reinvestment in areas where a significant return is
most likely (particularly blocks that already have
demonstrable market strength or stability).
EXAMPLE 2
The city and its partners make efforts to better
connect downtown and the Bayfront a priority
— recognizing that doing so strengthens two
major assets and allows Erie’s human scale to
re-emerge. While expensive and time consuming,
the connection is also seen as an opportunity to
demonstrate self confidence, perform decadesoverdue physical repair, and reinvest the many
dividends locally through WPA-style civilian
corps efforts, iconic architecture, and civic-level
beautification.
34
EXAMPLE 1
With resources currently allocated for code
enforcement, the city initiates enforcement
sweeps in areas identified in the plan as healthy,
stable, or transitional — recognizing that disorder
and distress in those areas are the greatest
hindrance to residential reinvestment and the
competition for middle income households.
EXAMPLE 2
When the city chooses where to plant trees,
it targets its tree planting and maintenance
resources in areas where significant public or
private investments are occurring in order to
maximize investment impact.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
EXAMPLE 1
The Sisters of St. Joseph Neighborhood Network,
operating in Little Italy, focuses its housing
revitalization activities in concentrated areas near
citywide assets and prioritizes beautification and
blight remediation efforts along high-visibility
corridors.
EXAMPLE 2
When applicants seek funds from the Erie
Community Foundation to contribute in
some way to neighborhood, downtown, or
Bayfront revitalization, the foundation asks for
an explanation of how the project applies the
Comprehensive Plan’s principles and then uses
the principles to vet the grant applications.
EXAMPLE 1
The Erie Redevelopment Authority focuses
housing rehabilitation, construction, and
demolition projects in concentrated areas that
either strengthen stable blocks or that protect
critical assets.
EXAMPLE 2
A land bank, when established, prioritizes the
demolition or renovation of blighted properties
on otherwise stable blocks. In distressed
neighborhoods, it assists partners in assembling,
cleaning, and greening vacant land.
EXAMPLE 3
PennDOT and its partners modify the Bayfront
Connector to create an iconic connection
between downtown Erie and the Bayfront.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
35
AREAS OF WORK
FOCUSING
RESOURCES
FOR HIGH
IMPACT
The guiding principles embedded in this plan — to concentrate resources, to
focus on assets, to strengthen the middle, and to reassert the human-scale of
Erie — are broadly applicable. But to have maximum impact, it is necessary
to apply them within a geographic framework that recognizes market
variations across the city and the need for strategies tailored to fit particular
neighborhoods as well as overarching city priorities.
To provide such a framework, this plan has identitified three strategy-based
categories for the city’s planning areas that are based on an area’s market
strength and its relationship to core city assets.
CORE
STRENGTHENING
Strategies for a Strong
Regional Core
CORE
STRENGTHENING
This zone includes planning areas at and surrounding the Erie region’s
core — downtown, the central Bayfront, the neighborhoods that flank
downtown to the east and west, and the 12th Street corridor. Although
East Bayfront features levels of distress that are consistent with the
city’s “Stabilization” areas, its proximity to downtown and critical assets
put it into strategic alignment with the “Core Strengthening” areas.
NEIGHBORHOOD
STRENGTHENING
Strategies for Healthy
Neighborhoods
STABILIZATION
Strategies for Reducing
Neighborhood Distress
NEIGHBORHOOD
STRENGTHENING
Three Focused
Strategic Areas
WEST
BAYFRONT
12TH STREET CORRIDOR
DOWNTOWN
BAYFRONT
FRONTIER
EAST
BAYFRONT
GREENGARDEN
ARBOR HEIGHTS
TRINITY PARK
LAKESIDE
MERCYHURST
36
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
GLENWOOD
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
WHY A NEIGHBORHOOD STRENGTHENING STRATEGY?
Make Erie’s healthy, stable, and transitional neighborhoods stronger
and more sustainable by creating an environment where reinvestment
and community engagement are routine. These are middle-market
zones where there is considerable market strength to leverage if
confidence can be boosted or restored — but that strength is eroding
and will continue to erode without intervention. Neither a strong
regional core nor a financially strong city can be achieved without
middle-market residential areas where quality of life and levels of
demand are high.
This zone includes nine planning areas that border neighboring
municipalities and form a “U” around central Erie.
PULASKI
LIGHTHOUSE
STABILIZATION
LITTLE ITALY
WHY A CORE STRENGTHENING STRATEGY?
Strengthen and protect Erie’s downtown and Bayfront — two of the
region’s biggest assets and the key to creating an amenity-rich city
that competes for households and businesses at a high level. A worldclass downtown and Bayfront surrounded on both sides by healthy
neighborhoods and augmented by a vibrant 12th Street corridor will
put the city in a strong financial position and support neighborhood
revitalization and stabilization efforts citywide.
EAST GRANDVIEW
WHY A STABILIZATION STRATEGY?
Distressed neighborhoods that border Erie’s main railroad corridor and
industrial zones need to find stability for Erie to thrive. High levels of
blight need to be mitigated, vacancy rates need to drop, vacant land
needs to be properly managed and maintained, and important assets
should serve as focal points for repositioning resources and changing
internal and external market perceptions.
This zone includes the Little Italy and Trinity Park planning areas south
of downtown, and the Pulaski-Lighthouse planning area on the east
side of the Bayfront Connector.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
37
STRATEGIES & PROJECTS
12TH STREET CORRIDOR
TAKING
ACTION
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
EAST
BAYFRONT
PULASKI
LIGHTHOUSE
TRINITY PARK
These strategies are summarized and then described
in greater detail by the Areas of Work. For each
planning area in the city a strategy and project
diagram — including reference maps — has been
created to show how conditions and assets are
geographically distributed, and how resources
and tools can be focused to align with the plan’s
principles.
DOWNTOWN
Stimulate marketrate residential
and mixed-use
development at
targeted nodes
Build consistent, high
quality downtown
streetscapes — starting
with State Street
Organize downtown
spaces using “district”
geography
BAYFRONT
Create an iconic
connection between
the Bayfront and
downtown
Prioritize mixed-use,
pedestrian-focused
redevelopment on
Bayfront property
Leverage Bayfront property
as an income-generating
resource for the city
12TH ST
CORRIDOR
Practice iconic
placemaking
strategies at 12th &
State
Stimulate
redevelopment of
industrial properties as
mixed-use spaces
Assemble tax incentive
and financing tools to
encourage business
location
EAST
BAYFRONT
Establish a network
of new parks via
targeted demolition
& land assemblage
Re-focus public and
private investment
around historic
landmarks and newly
created parks
Utilize demolition
and vacant land
management as job
training and development
opportunities
WEST
BAYFRONT
Encourage
reinvestment by
homeowners on
stable ‘middle
market’ blocks
Perform targeted
demolition and rehab
in proximity to assets
and stable blocks
Invest in streetscape
improvements along
gateway corridors and
downtown edges
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Begin relocation
of human service
functions to
areas beyond the
central business
district
LAKESIDE
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
MERCYHURST
GLENWOOD
CORE STRENGTHENING
38
DOWNTOWN
FRONTIER
First and foremost, this plan is about applying clear
principles and strategic thinking when deciding how
to allocate limited resources. As such, the contents of
this section should not be treated as a static checklist
but as an “idea” or “pattern” book for implementation
that identifies strategies and projects that, under current
conditions, represent a high degree of fidelity to the
plan’s principles and the community’s desired outcomes.
As conditions change, so too should the slate of strategies
and projects.
DOWNTOWN
BAYFRONT
WEST
BAYFRONT
EAST GRANDVIEW
Stimulate market-rate housing and mixed-use
development in targeted downtown nodes
Downtown Erie is not failing, at least when understood within the context of
broader national trends and compared to other cities in its peer group. This
is not because it has somehow managed to recapture a bit of its earlier massmarket appeal, but because its stewards have done an admirable job taking
advantage of the specific niches where it remains competitive. Its continued
revival will require a laser-like focus to optimize the potential of Gannon,
UPMC Hamot, and Erie Insurance in ways not yet done, with specific
attention to live music venues, cross-over concepts, and other off-campus
services.
Transitioning downtown’s older properties into appealing, in-demand
facilities that meet current market needs takes considerable effort and
resources — and developers willing to take a risk. Given Erie’s soft
real estate market, a strong set of tools must be in place to help limit a
developer’s risk. Without such measures, development will not occur at
the scale and pace necessary to transform downtown and to ensure that
investments in public infrastructure pay off.
EXAMPLES / TOOLS
Cincinnati Equity Fund
Established in 1995 to provide financing for market-rate housing in central
Cincinnati, the CEF has made over $132 million in loans resulting in $843
million in total development — enabling projects that would not happen
without CEF involvement. CEF’s products offer 2-4% interest rates, funding
for pre-development costs, and no pre-sale or preleasing requirements.
Historic Preservation Tax Credits
Almost two dozen properties in downtown Erie are currently listed on the
National Register of Historic Places, making them eligible for the 20 percent
federal income tax credit that supports substantial and historically-sensitive
renovations to income-earning properties (as well as a limited supply of
state tax credits offered by Pennsylvania). To expand the potential utilization
of this tool, in tandem with other tools, all of downtown Erie should be
nominated to the National Register, which would make 100+ additional
properties eligible to use these credits.
Historic tax credits can be utilized by the developer and their investors or
syndicated. Because syndication often involves legal and accounting fees
that are prohibitive for small projects, many developers seek out local equity
partners (individuals or companies) that have large tax liabilities and could
use the credits.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
39
The 2010 Downtown Streetscape Master Plan offers excellent guidance on
this front. But it will be slow to happen unless Erie finds ways to pay for
these improvements. Although state and federal funds can be tapped for this
work, the city must commit local funds to leverage those sources and have the
financial capacity to maintain its improvements.
EXAMPLES / TOOLS
Leverage strong bond rating and borrowing capacity
Thanks to sound fiscal management, the City of Erie has a strong bond rating
and an enviable borrowing capacity for a city in its position. This capacity
could be strategically leveraged to invest in downtown infrastructure work
that — in tandem with other tools and strategies — will be most likely to build
the city’s tax base and further strengthen its financial position.
Tax Increment Financing (TIF) District
An alternative, or complement, to using the city’s general borrowing capacity
is the creation of a TIF district in downtown Erie. The district would use
growth in property values to finance value-enhancing improvements. Over the
life of the district, realized gains in property values would be reinvested in the
district.
Make distances within downtown more manageable by
using districts to define space
Recent downtown plans have grappled with the issue of distance and size
by recommending that downtown be defined by districts. This should be a
priority. The districts need to be distinct and descriptive, and they must aid
visitors in navigating and mentally mapping the downtown. As part of using
districts to better organize downtown space, it is critical to link the health care
cluster around UPMC Hamot physically and economically with Erie Insurance
and Perry Square.
This area has the critical mass of employees and visitors necessary to be an
amenity and service rich node for downtown. To live up to its potential, the
institutional and commercial fabric of this area needs to blend together in a
much more coherent way.
Begin planning for the relocation of human service
functions
Many cities are struggling with the need to capitalize on downtown
revitalization efforts by transitioning traditional human service functions
away from downtown locations, where tax-exempt or underutilized facilities
should be prime targets for private redevelopment, and toward alternative
transit-accessible sites where agencies can be housed in more modern and
functional settings. While not all human service agencies should be considered
for relocation, many agencies and their clients would be better suited for
alternative facilities where operating costs and access are more favorable.
40
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
BAYFRONT
FRONTIER
WEST
BAYFRONT
12TH STREET CORRIDOR
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
DOWNTOWN
Make downtown streetscapes consistent, high-quality,
and user-friendly — starting with State Street
EAST
BAYFRONT
PULASKI
LIGHTHOUSE
TRINITY PARK
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
MERCYHURST
GLENWOOD
LAKESIDE
EAST GRANDVIEW
BAYFRONT
Create an iconic connection between the Bayfront and
downtown
Downtown and the Bayfront feel far apart, with transitional areas
including the slope down State Street and the Bayfront Connector that
do not facilitate the safe and comfortable movement of pedestrians and
bicyclists. Connecting these two critical assets must accomplish four goals
simultaneously:
• Address the scale issue that makes the distance between downtown and
the Bayfront feel vast and intimidating;
• Weave together assets in the transitional area between downtown and the
Bayfront, including the marina and UPMC Hamot;
• Resolve the conflicting requirements of different users in a way that results
in a much more safe and pleasant experience for pedestrians and bicyclists,
and in traffic patterns that ensure rapid access to UPMC Hamot and
limited gridlock for automobiles; and
• Create a public space that contributes both to downtown and to the
Bayfront as distinct and yet connected civic places and which, in
a resulting signature quality level of finish, becomes an economic
development generator in its own right.
All four issues can be addressed by a single project that would, by its very
nature, become an iconic feature for Erie: a structure that would provide a
high-quality transitional experience for pedestrians and bicyclists between
downtown and the Bayfront by separating them from traffic and taking
advantage of the dramatic change in elevation.
EXAMPLES / TOOLS
Three projects in other cities provide models for considering such a
structure:
Olympic Sculpture Park, Seattle ($75M)
Built by the Seattle Art Museum as an exhibition space for sculptures,
the park takes users down a steep slope between downtown Seattle
and the waterfront with a series of ramps that cover a railroad line and
busy expressway. It provides safe passage to the waterfront along with
commanding views of the city and Puget Sound.
Penn’s Landing, Philadelphia ($250M)
Two “park bridges” currently span I-95 in Philadelphia to connect Center
City with Penn’s Landing on the Delaware River. Plans have been developed
to improve and enlarge the northernmost bridge (I-95 Park) into a sloping,
11-acre park.
Ross’s Landing Park, Chattanooga ($60M)
A system of steps, ramps, and a parkway underpass provide passage from
downtown Chattanooga to the banks of the Tennessee River.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
41
Leverage Bayfront property as an income-generating
resource for the city
Bayfront property has outstanding potential to generate revenue for the
city — but not if valuable land is sacrificed for parking lots and garages,
and not if tax incentives are so generous as to leave the city with little or
no actual revenue benefit. Rather than allowing past precedents to shape
the terms of future projects on Bayfront property, the city must treat
the land as the prized commodity that it is and demand commensurate
revenues.
FRONTIER
WEST
BAYFRONT
12TH STREET CORRIDOR
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
DOWNTOWN
BAYFRONT
EAST
BAYFRONT
PULASKI
LIGHTHOUSE
TRINITY PARK
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
MERCYHURST
GLENWOOD
LAKESIDE
EAST GRANDVIEW
12TH STREET CORRIDOR
In Erie’s 21st Century economy, downtown and the 12th Street corridor
need to serve two distinct and interrelated functions. State Street through
downtown needs to be a place for creative thinking, administration, and
business/consumer services, and the 12th Street Corridor needs to be a
place where things are made.
A similar relationship existed between the two areas in the early 20th
century. But to establish the contemporary equivalent of this connection,
a set of strategies addressing the physical environment and economic
development need to be implemented.
Iconic place-making at 12th and State
The intersection of 12th and State must be designed to symbolize the
transition between downtown and the industrial character of the 12th
Street Corridor — to make it clear to those passing through it that this
is the nexus of Erie’s creative culture and its entrepreneurs. This part
of State Street already possesses a certain level of grittiness, which
is an asset. The goal should be to create a node that feels gritty and
complicated, yet sophisticated. The streetscape treatment here should be
part of the development of downtown districts, but it should also extend
along the 12th Street Corridor.
Redevelopment of industrial properties as modern, mixed-use
workspaces
The conversion of vacant or underutilized industrial facilities into sharedaccess “makerspaces” is driving redevelopment in urban innovation
districts around the world. Although Erie has plenty of character-filled
industrial facilities that could serve this role (especially along the 12th
Street corridor), the idea is relatively untested and therefore risky to local
developers.
A collection of similar projects within a half mile of the intersection at 12th
and State would begin to change the complexion and use of the 12th Street
corridor and provide a setting that would become magnetic to entrepreneurs
in the Erie region and to further private investment in the corridor’s real
estate.
Tax incentives for clustering among new, relocating, and
expanding businesses
For 12th Street to be transformed over the next ten years, businesses need
to be attracted by the character of the location itself — great connections
to downtown, interesting building stock, a cool streetscape — but also
by incentives that make this corridor extremely compelling from a cost
standpoint. A package of inducements should be created specifically
designed to make this corridor the economic engine that it needs to be.
With the right components, the 12th Street corridor could be repositioned
to become something that represents a radical departure from traditional
economic development. From the Brookings Institution:
Conventional urban revitalization efforts emphasized the commercial
aspects of development (e.g., housing, retail, sports stadiums). By
contrast, innovation districts help their city and the region move up the
value chain of global competitiveness by growing the firms, networks,
and traded sectors that drive broad-based prosperity. Instead of building
isolated developments, innovation districts focus extensively on creating
a dynamic physical realm that strengthens proximity and knowledge
spillovers. Rather than focus on discrete industries, innovation districts
represent an intentional effort to create new products, technologies
and market solutions through the convergence of disparate sectors and
specializations (e.g., information technology and bioscience, energy, or
education).
To become a genuine innovation district, a collection of economic, physical,
and networking assets need to be present in a concentrated area. Erie is in
a good position to achieve this because of its high share of employees in
advanced industries (thanks, in large part, to General Electric). Although
much of what happens in innovation districts flows naturally from the colocation of research centers, entrepreneurs, venture capitalists, and others,
ensuring that a district emerges in Erie will require intentional cultivation
and coordination.
To prime this activity, there should be an effort to create “innovation
nodes” along the 12th Street corridor — the earliest of which are likely
to require a combination of private equity and public investment. An
example of a possible node is a complex of red brick buildings on 12th
between Chestnut and Myrtle. A $15 million project at this 3-acre site
could include conversion of an old rail siding into a high-quality public
space and the remediation and redevelopment of the industrial buildings
into simple, flexible spaces.
42
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
43
FRONTIER
12TH STREET CORRIDOR
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
DOWNTOWN
BAYFRONT
WEST
BAYFRONT
EAST
BAYFRONT
PULASKI
LIGHTHOUSE
TRINITY PARK
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
MERCYHURST
GLENWOOD
LAKESIDE
EAST GRANDVIEW
WEST BAYFRONT
West Bayfront has the potential to be one of the best urban neighborhoods in
the Great Lakes region, owing to its historic architecture, its views of Presque
Isle Bay, and its proximity to downtown amenities. Gannon University
and other community partners have been leading efforts to stabilize and
revitalize the neighborhood and have made a noticeable difference.
But as the West Bayfront’s designation as one of the city’s “Distressed”
planning areas indicates, much work is still needed to make West Bayfront a
strong market with healthy levels of reinvestment. The strategies listed here
are designed to leverage the West Bayfront’s existing market strength and its
assets.
Encourage reinvestment by homeowners on stable
blocks with high leverage value
Matching grants for clustered home improvements:
Often, confidence on stable but transitional blocks can be restored through
a sense of collective reinvestment — where a homeowner is improving
their home and can see that others on the block are doing the same. In this
way, reinvestment can be just as contagious as disinvestment. One way
to stimulate a sense of collective reinvestment is through a program that
provides matching grants to groups of property owners who are committed
to home exterior upgrades.
Example
Renaissance Block Challenge, Jamestown, NY, and Oswego, NY
The Renaissance Block programs in these small, weak-market cities
provide small matching grants of $1,000 to $2,000 to clusters of at least five
property owners. The grants support visible exterior improvements, such
as landscaping, painting, and porch repair. Neighbors must self-organize
and apply to the program as a group.
Particular blocks of the West Bayfront will yield greater returns
through this form of activity than others. These blocks are places where
investments that move a house from a “3” score to a “2” are most likely to
yield improvements in market value. The strategy reference map for the
West Bayfront shows where those blocks are located.
44
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Financial tools for historic home renovations
Over 100 buildings in the West Bayfront are listed on the National Register
of Historic Places through the West Sixth Street Historic District, along with
numerous other buildings that have local historic designations. The presence
of the district is a tremendous marketing asset for the neighborhood and
could be used to stimulate reinvestment throughout the West Bayfront by
providing tools to assist property owners with costly renovation work.
Example
Residential Façade Improvement Program, Pittsburgh, PA
The Urban Redevelopment Authority of Pittsburgh offers a matching
grant of up to $5,000 for eligible exterior improvements that contribute to
a neighborhood’s architectural fabric.
203k Rehab Loans
These federally-insured home loans allow a qualified applicant to finance
the purchase and renovation of a house in the same loan instrument. In
Erie, PNC Bank and Liberty Mortgage Corp. are FHA approved lenders.
Prospective buyers of older homes should be aware of this financing
option.
LERTA (Local Economic Revitalization Tax Assistance)
Continue the West Bayfront’s designation as a LERTA target zone for tenyear graduated tax abatements on qualified residential improvements.
Advertise the program and its application process widely — especially to
owners of historic homes — to maximize participation and the program’s
potential to spur reinvestment.
Historic Homeowner Tax Credit
Currently, Pennsylvania provides no renovation incentives to owners
of historic homes but it should, and many states do. In New York, an
owner-occupant whose property is listed on the National Register is
eligible to receive a 20% state income tax credit to offset qualifying
renovation expenses. The project must be at least $5,000 and 5% of project
expenditures must be on the exterior.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
45
Vacancy rates in the West Bayfront neighborhood are at half the levels found
in the East Bayfront. Therefore, demolition will play a less critical role in
strengthening the neighborhood’s housing market. Instead, it must be used
in a very targeted way — along with home rehabilitation projects — to
address blighted, negative-value properties that are diminishing the value of
every other property on their block.
An efficient and systematic way of determining the future of such properties
is through the tax foreclosure process, which has hindered revitalization in
many areas by simply transferring properties to high bidders who either
lack the means or the intention to invest what needs to be invested to
properly renovate a home. Instead, the process should be used to identify
properties of high strategic value that should either be demolished or
transferred to new ownership through a much more selective process.
Example
Chautauqua County (NY) Land Bank, Demolition and Rehab
Programs
In a special arrangement between CCLB and the County Legislature,
the Land Bank identifies a few dozen high-priority properties before the
annual tax auction — properties in strategic locations where selectivity
is needed to ensure the best outcome for the surrounding neighborhood.
These properties are pulled from the auction and, depending on physical
condition, are either (1) demolished or (2) transferred to a new owner
through a competitive proposal process. In the latter instance, properties
are sold to the individual or group that intends to invest the most in the
property or whose plans are best aligned with neighborhood priorities —
with claw-back measures to ensure follow-through.
Invest in streetscape improvements along gateway corridors and
downtown edges
Maintaining great streets, sidewalks and bicycle infrastructure is essential to
attracting and retaining middle income households that are apt to consider
the West Bayfront for the urban lifestyle it offers. Given the area’s residential
density and grid connections to downtown Erie, such investments will
have a greater impact on residential livability and marketability in the
West Bayfront than in most other parts of the city. But to have the greatest
possible impact with limited resources, infrastructure improvements should
be prioritized to areas where other public and private investments are
occurring, as well as neighborhood gateway corridors.
Consideration should also be given to creating special amenities and
facilities for pedestrians and bicycles. The Bayfront Bikeway and Bayfront
Promenade provide good starting points, but efforts should be made
to ensure that the entire West Bayfront becomes a city-wide model for
pedestrian and bicycle safety and convenience. The City and Erie MPO
should produce a Pedestrian and Bicycle Plan, similar to Philadelphia’s, to
guide investments in proper infrastructure. The West Bayfront would be a
wise location to begin implementation.
46
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
EAST BAYFRONT
BAYFRONT
FRONTIER
WEST
BAYFRONT
12TH STREET CORRIDOR
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
DOWNTOWN
Perform targeted demolition and rehab in proximity to assets and
stable blocks
EAST
BAYFRONT
PULASKI
LIGHTHOUSE
TRINITY PARK
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
MERCYHURST
GLENWOOD
LAKESIDE
EAST GRANDVIEW
Establish a network of new parks via targeted
demolition and land assemblage
The East Bayfront’s high levels of property distress, vacancy, and
abandonment are perhaps the most tangible expression of Erie’s supplydemand imbalance, as well as the class and racial disparities that closely
track neighborhood conditions in the city. These conditions cannot be
adequately addressed without a significant effort to remove blighted and
abandoned properties, as well as an equally significant effort to create the
spaces and opportunities that will make the neighborhood far more livable
for existing and future residents.
The suggested physical framework for accomplishing this is Savannah’s
historic Square Plan, which is based on a system of equally-sized, evenlydistributed parks. Such a plan has a precedent in Ellicott’s original grid for
Erie, which established Perry Square, Gridley Park, and a park on E. Sixth
Street in the East Bayfront neighborhood that was abandoned by the city in
the 1830s.
In essence, this work will involve the following steps — all of which will
require a very high degree of planning and project coordination:
1. Identifying five-to-ten sites of about four-to-six acres each with high
levels of blight and vacancy;
2. Gaining site control via the tax foreclosure sale, donation, negotiated
purchase, or eminent domain, with relocation grants provided to all
affected households;
3. Deconstructing existing structures whenever possible to recycle
materials, and then clearing sites — all through local labor and
contractors; and
4. Designing and developing high-quality public spaces and linking those
spaces to each other, to downtown Erie, and the Bayfront.
As a network of five or six new parks develops and neighborhood
livability improves, the number of vacant and obsolete housing units in
the East Bayfront will plummet and demand will begin to recover.
Utilize demolition and vacant land management as a
job development and partnership building tool
Demolition — in the service of removing a single blighted property or in
preparation for a new park — can be a process of addition by subtraction
for a community if the post-demolition outcomes are carefully managed.
Demolition in these cases must be used as a tool to provide valuable work
opportunities and training (in construction, deconstruction, weatherization,
and landscaping), as well as a stream of recycled materials to be used in
new-build and renovation projects throughout Erie.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
47
Example
ReUse Action, Buffalo, NY
ReUse Action is a company that provides deconstruction services in
Buffalo, where hundreds of blighted homes are being demolished every
year. The company puts an emphasis on worker training and the use of
“green demolition” as a pipeline for new construction workers and for
materials that get sold and reused.
Successful efforts to clean and green vacant city lots typically involve
innovative not-for-profit agencies that work closely with municipal planners,
park managers, and public works staff. This is necessitated by the wide
range of potential end uses for a vacant lot: as rain gardens to limit runoff, as
side yards for adjacent homeowners, as community gardens, as public parks
or naturalized areas, or as parcels for strategic redevelopment.
NEIGHBORHOOD
STRENGTHENING
Healthy
Neighborhood
Strategies
Pennsylvania Horticultural Society
The PHS has been involved in a comprehensive range of cleaning and
greening activities in Philadelphia and has earned a reputation as a
national leader in the creative management of vacant lots, engaging
neighbors and the wider public in reutilizing vacant land, and in
spearheading effective planning partnerships with neighbors and
municipal leaders.
Despite its current levels of distress and disorder, the East Bayfront
possesses several outstanding historic and cultural assets that should, along
with newly created parks, serve as anchors for new public and private
investment.
What if a proposed project
spans more than one planning
area and borders a mixture of
market conditions?
How should Erie decide if it
makes sense or not?
As with all projects, filter it
through the plan’s principles.
Does it concentrate investment in smart and targeted ways?
Does it support other assets or establish a new citywide asset?
Does it really make the city, and adjacent real estate, more attractive
to strong households?
Does it support Erie’s orientation to pedestrian or human-scaled
activity?
Additionally, consider the following: Is there money for it — and does
the opportunity cost make sense? Is there a feasible plan to take care
of it over the long-run? Is Erie investing in it at all, or is it a free lunch
from Washington or Harrisburg?
Target the removal
or rehab of
distressed properties
to encourage
reinvestment by
neighbors
Invest in
streetscape
improvements
along gateway
corridors
Cultivate
resident
leadership
capacity
Initiate proactive
code enforcement
sweeps to maintain
and spread high
maintenance
standards
In neighborhoods that are currently healthy, stable, or even transitional, the
key is to promote reinvestment and re-engagement by boosting confidence
and unleashing the $96 million that homeowners are currently withholding
from their properties in Erie — most of which is pent-up in these
neighborhoods. This “Healthy Neighborhoods” approach includes strategies
that are designed to yield high levels of reinvestment with relatively small
sums of public, private, and philanthropic dollars.
Example
Re-focus public and private investment around historic
landmarks and newly created parks
Promote
reinvestment by
homeowners on
strong ‘middle
market’ blocks
Frontier
Greengarden
Arbor-Heights
Glenwood
Academy-Marvintown
Mercyhurst
East Grandview
Fairmont-McClelland
Lakeside
Promote reinvestment by homeowners on strong
‘middle market’ blocks
Matching grants for clustered home improvements:
Similar to the West Bayfront (see page 44), this plan recommends matching
grants to groups of homeowners for home exterior upgrades as a primary
way to stimulate a sense of collective reinvestment.
LERTA
Consider designating all planning areas in this zone as LERTA target areas
and communicate the types of improvements that will have the greatest
impact on home marketability (such as first-floor bathrooms).
Target the removal or rehab of distressed properties to
encourage reinvestment by neighbors and spread high
maintenance standards
In stable or transitional neighborhoods, a single blighted house can drain
neighborhood spirit along with thousands of dollars in assessed value
as property values decline. Treat these cases of blight as priorities for
demolition or rehabilitation and use the tax foreclosure process as a way
to gain control of the destiny of such properties (see page 46 for additional
detail).
Initiate proactive code enforcement sweeps
In Erie, as in most cities, traditional practice has been to target code
enforcement activities in areas where blight is most concentrated. But
when distress becomes as widespread as it has in Erie — and when code
enforcement resources are limited — the focus must turn to transitional
48
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
49
STABILIZATION
and stable neighborhoods where halting the spread of distress will protect
and maintain areas that are critical to the city’s marketability and financial
stability.
Strategies for Reducing
Neighborhood Distress
With this in mind, the city should initiate code enforcement sweeps in stable
and transitional areas that abut more distressed areas, and ensure that
residents are aware of their role as partners in code enforcement.
Cultivate resident leadership capacity
Nurture the work of neighborhood leaders and organizations and spur the
creation of new organizations through matching grants that assist leaders
with projects that help build a sense of identity and camaraderie.
Clean and green
vacant lots, returning
to functional use
whenever possible
Invest in areas
surrounding
citywide assets and
gateway corridors
Cultivate
resident
leadership
capacity
The Little Italy, Trinity Park, and Pulaski-Lighthouse planning areas occupy
critical areas between the region’s core and relatively stable residential areas.
Stabilizing these distressed areas in a way that improves quality of life and
protects key city assets requires a long-term effort to bring vacancy rates
down to healthy levels, find alternative uses for vacant lots, and reinforce
the neighborhood’s key assets.
Invest in streetscape improvements along gateway
corridors
The city’s numerous entryways need to be treated as marketing
opportunities that send signals to prospective homeowners or investors
— and this cannot be limited to a simple welcome sign at the city line.
High-traffic, high-visibility corridors should be priorities for roadway
maintenance, infrastructure & lighting upgrades, beautification, and blight
removal.
Demolish vacant and
blighted structures on
an opportunistic basis
via tax foreclosure
Demolish vacant and blighted structures on an
opportunistic basis via tax foreclosure
Little Italy
Trinity Park
Pulaski-Lighthouse
As blighted homes in these planning areas pass through the tax foreclosure
process, avoid the likelihood of further neglect and neighborhood damage
by removing these properties from the auction, preparing them for
deconstruction or demolition, and managing the disposition or long-term
maintenance of the resulting lots.
Clean and green vacant lots, returning to functional use
whenever possible
As demolitions produce vacant lots, prioritize the transfer of lots to adjacent
property owners with solid maintenance track records. These lots can be
used for side yards, garages, off-street parking, or any other use allowed by
zoning. This will enhance the function and value of the combined properties,
ensure that grass is mowed and, in many cases, keep the property on the tax
roll.
Where lot disposition to adjacent owners is infeasible, engage community
partners in sustainable cleaning and greening projects to ensure long-term
maintenance and beautification. This may include community gardens, treed
lots, or more substantial projects such as parks and urban agriculture as
space and demand allow.
Invest in areas surrounding citywide assets and
gateway corridors
Saint Vincent Hospital, the West 21st/Sassafras Historic District, Wayne
Park and its adjacent schools, the city’s historic lighthouse, and numerous
culturally and architecturally important religious buildings are located in
these planning areas — along with streets that shape impressions of the city
due to high volumes of both local and through traffic. Investments in these
planning areas must be focused on protecting and improving these assets
and the blocks in close proximity to these assets.
Cultivate resident leadership capacity
Support the work of the Sisters of Saint Joseph Neighborhood Network and
other organizations. Using matching grants to aid neighborhood leaders
with projects that build identity and confidence.
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CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
51
HOW CAN ERIE BUILD A
STRONG REGIONAL CORE?
COST EFFECTIVELY
INTERVENING IN THE CORE
Acce
ss R
d
Port
W 17th St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
W 18th St
W 19th St
Ross St
Pennsylvania Ave
Wayne St
E 9th St
E 11th St
E 12th St
E 13th St
Ash St
Huron St
Polk St
East Ave
E 10th St
Create gateway features at
12th and State
thatSttransition
E 7th
users between downtown
E 8th Stheritage
and Erie’s industrial
E 14th St
W 16th St
Ore Dock Rd
E 6th St
S Park Row
Wayne St
Poplar St
Chestnut St
W 11th St
Liberty St
12TH ST CORRIDOR
St
52
Stimulate mixed-use redevelopment at focused
nodes along State Street, starting with blocks
adjacent to 5th and 10th streets
Raspberry St
Lincoln Ave
t
hS
W 16t
Greengarden Blvd
r
Weschler Ave
Gro
ve D
W 6th St
Reed St
Gridley
Park
E 5th St
Initiate
a high-quality
E 3rd
St
“complete street” makeover
of downtown
E 4th St streets, starting
with State Street
Parade St
W 5th St
German St
W 4th St
Holland St
r
yF
a
B
W 3rd St
E 2nd St
French St
y
on
W
W 2nd St
kw
tP
E Bay Dr
E Front St
t St
State St
Frontier Dr
Seminole Dr
Lincoln Ave
Illinois Ave
Uneriecity
W Fron
W 7th St
Oxford St
BAYFRONT
Develop an iconic connecting feature between
Bayfront and Downtown
Niagara Pier
Ravine Dr
West of State Street on 12th, pursue
catalytic mixed-use redevelopment
projects in underutilized industrial
complexes
(example at 12th and Myrtle)
Peach St
EAST GRANDVIEW
GLENWOOD
Peach St
MERCYHURST
Institute a waterfront development
pattern that prioritizes pedestrian
comfort and mixed-use vitality
As prescribed by the new downtown
master plan, develop strong district
identities to lessen the cognitive distance
between the Bayfront and 12th Street.
ACADEMY- MARVINTOWN
Sassafras St
ARBOR HEIGHTS
DOWNTOWN
GREENGARDEN
WHERE TO START WORKING
FAIRMONT-McCLELLAND
West Ln
TRINITY PARK
St
LITTLE ITALY
LAKESIDE
Myrtle St
12TH STREET CORRIDOR
PULASKI
LIGHTHOUSE
Myrtle St
FRONTIER
EAST
BAYFRONT
Walnut St
WEST
BAYFRONT
DOWNTOWN
BAYFRONT
Cherry St
CORE
STRENGTHENING
E 16th St
E 17th St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
E 18th St
53
HOW CAN ERIE
REPOSITION ITS GREATEST
RESIDENTIAL ASSET?
COST EFFECTIVELY INTERVENING IN THE
WEST BAYFRONT PLANNING AREA
WHERE TO START WORKING
Peach St
Sassafras St
French St
Walnut St
Myrtle St
Chestnut St
West Ln
Peach St
Myrtle St
Payne Ave
th St
West Ln
Mc
kin
ley
Peach St
E 29
E 16
E 17th St
Camphausen Ave
W 23rd St
E 14th St
Broad St
Elm St
E 23rd St
East Ave
Plum St
e
Av
wn
Bro
Sassafras
E 20th St
E 20th St
E 21st St
St
24th
E
Chestnut St
Av
e
rSkt
Av
e
E 27th St
ew
a
lvania Ave
herry St
Jackson Ave
E 28th St
zel St
E 29th St
E 25th St
St
t
E 26th St
l St
E 27th St
tS
rn St
W 29th St
Sc
ot
Av
e
E 26th St
W 28th St
ark
Glendale Ave
W 26th St
dP
W 25th St
udolph Ave
W 24th St
W
W 34th
W 25th St
Sthomes CITY
W 25th St
t
Which blocks
saw
with
t
OF ERIE, PA: Comprehensive
Plan and Community Decision-Making
Guide
S
555th S
3
W 26th St
W
a higher return on investment?
n
Sc
ot
W 27th St
pi
tS
W 28th St
a
t
W 36th St
W 29th St
h
W 25th St
E 6t
S Park Row
E 12th St
Pa
Gl
e
Myrtle St nMyrtle
wo St
o
St d
Poplar St
E 19th St
W 22nd St
E 24th St
East Ave
Ash St
E 18th St
E 22nd St
Holland St
Liberty St
W 24th St
Cherry St
E 17th St
W 11th St
E 13th St
Wallace St
Raspberry St
E 16th St
Maple St
Peach St
E 14th St
French St
W 22nd St
Sassafras St
Myrtle St
Myrtle St
Poplar St
W 23rd St
Chestnut St
e
Av
Raspberry St
wn
Bro
RETURN ON INVESTMENT
W 19th St
E 11th St
Hazel St
p
m
Ra
p
Ra
m
Pittsburgh Ave
W 20th St
Plum St
June St
Raspberry St
Auburn St
Franklin Ave
Oakwood St
Greengarden Rd
W 22nd St
Prospect Ave
Huron St
W 17th St
Pearl Ave
W 18th St
Hazel St
W 29th St
Ba
yf
Woodlawn Ave
Rd
W 27th St
E 19th St
W 21st St
Buffalo Rd
uburn St
St
E 27th St
Pear St
Av
e
W 16th St
E 18th St
Fairmount Pkwy
W 24th St
West Ln
Bacon St
Downing Ave
W 22nd St
Ellsworth Ave
W 20th St
W 11th St
Cranch Ave
Peach St
Sassafras St
Gilson
Hess Ave
E Lake Rd
W 24
E 10th St
rk
Av DOWNTOWN
e
French St
French St
se St
Lighthou
W 3rd St
Chestnut St
Polk St
Walnut St
RETURN ON INVESTMENT
4.0 - 6.0
W 6th St
Cherry St
E 9th St
Reed St
Holland St
Weschler Ave
W 25th St
Wayne St
E 8thWSt7th St
Chestnut St
E 7th St
Pennsylvania Ave
Ross St
W 5th St
Poplar St
W 23rd St
S Park Row
3.5 - 4.0
Myrtle St
3.0 - 3.5
W 4th St
Holland St
Sassafras St
Myrtle St
Wayne St
w
k
2.5 - P3.0
E 5th St
nt
ro
yF
Ba
W
Fairmount
E 22
EE
Holland St
Acce
ss R
Port
Ore Dock Rd
Poplar St
Frontier Dr
Plum St
Gro
ve D
y
Score 1.25 - 2.5
French St
Ave
Lincoln
St
Sassafras
Myrtle St
Robin Dr
E 3rd St
E 4th St
Pear St
Cherry St
d
Raspberry St
Ravine Dr
Illinois Ave
e
Av
n
ow St
BrOxford
W 6th St
Chestnut St
Weschler Ave
W 25th St
HOUSING CONDITIONS
Poplar St
W 7th St
Beverly Dr
W 22nd St
Walnut St
Frontier Dr
Sanford Pl
Park Way Dr
Seminole Dr
Cranch Ave
Lincoln Ave
Ravine Dr
Illinois Ave
E 12th St
Ave
Rudolph
Camphausen
Ave
Colorado Dr
Beverly Dr
Gilson
Payne Ave
Ave
RudolphDOWNTOWN
Elm St
r
Schaper Ave
Broad St
Pennsylvania Ave
Lighthouse St
Hess Ave
Pittsburgh Ave
Ash St
Ramp
East Ave
evoe Ave
E 28th St
D
kin
ley
W 5th St
Uneriecity
French St
p
m
Ra
p
m
Ra
Pittsburgh Ave
Ross St
Wayne St
Wayne St
Reed St
German St
E 26th St
East Ave
Holland St
E 25th St
Mc
Ave
t
E 24th St
ckson Ave
tS
E 23rd St
Post Ave
French St
E 21st St
E 22nd St
r
y
Ba
W 3rd St
E Front St
t St
S
r
What these neighborhoods
M
St
W 26th
an
Which blocks saw homes
How
healthy
are
the
neighborhoods?
or
have working against them...
Sc with
D
r
a higher return on investment?
ot
W 27th St
LIABILITIES
VERY
VERY
tS
HEALTHY
St
W 28th UNHEALTHY
t
St
29th
W
Tax Delinquent Parcels* Code Violations
where investment yieldsHuron
higher
St 29th St Blocks
St value
W
th
W 16th St
W -16
Score
1.25
2.5
2.5
3.0
3.0
3.5
3.5
4.0
4.0
6.0
* In excess of $500.
W 17th St
W 30th St
See Appendix
J. Data Notes, pg 105.
W 18th St
W 31st StW 19th St
W 20th St
W 20th St
W 21st St
W 32nd St
or
E 20th St
E 20th St
W 24th St
Sc
ot
E 18th St
E 19th St
Av
e
el St
n St
W 26th St
erry St
W 25th
Wallace St
Peach St
Churches
CITY OF
ERIE, PA: Comprehensive Plan
and
St Community Decision-Making Guide
W 25th
St
W 28th St
Schaper Ave
d
Acce
ss R
Port
Holland St
French St
West Ln
Myrtle St
Chestnut St
E 17th St
Gro
ve D
W
W 4th St
St
Greengarden Rd
W 23rd St
Schools (Open)
E 16th St
W 24th St
E 7th St
Robin Dr
an
E 4th St
w
Pk
E 17th St
W Fron
VERY
UNHEALTHY
W 2nd St
g
54
w
Bro
ve
nA
E 13th St
M
Oxford St
y
nt
o
Fr
VERYE 2nd St
HEALTHY
E Bay Dr
ai
Cr
W 22nd St
Plum St
W 21st St
St
ASSETS
Sassafras St
Myrtle St
Raspberry St
Poplar St
W 19th St
E 11th St
S
E 10th St
E Lake Rd
W 20th St
W 2nd St
S Shore Dr
W 19th
E Front St
t St
Uneriecity
E 14th
How healthy are the
neighborhoods?
St
W Fron
Lincoln Ave
Huron St
Polk St
What these neighborhoods
have going for them...
E 14th St
Historic
Asset
Fallow Land
Historic
Assets
Code Violations
W 17th St
W 20th St
St
Ore Dock Rd
Peach St
Myrtle St
Chestnut St
Walnut St
Cherry St
Poplar St
Weschler Ave
E 8th St
E 9th St
W 22nd St
Marne Rd
Tax Delinquent
Parcels*
16th St
W
W 18th St
wy
nt Pk
E 7th St
S Shore Dr
Lincoln Ave
Lincoln Ave
LIABILITIES
W 18th St
W 27th St
S Park Row
W 11th St
* In excess of $500.
W 24th St
E 4th St
y
ont Pkw
What these neighborhoods
have working against them...
r
E 3rd St
E 5th St
DOWNTOWN
W 5th St
W 6th St
rhoods
...
Dr
Lakeside
y Fro
E Ba
Sassafras St
W 4th St
W 7th St
ove
D
HOUSING CONDITIONS
Tacoma Rd
Lincoln Ave
E 2nd St
W 3rd St
E Bay Fr
Seminole Dr
Frontier Dr
Ravine Dr
W 2nd St
E Bay Dr
S Park Row
... which have demonstrated
a solid return on investment
in recent years, making them
Huron St
building blocks to leverage for
17th St
W revitalization.
Niagara Pier
W
And while levels of observed distress are
pervasive, there are numerous stable or
strong blocks ...
W 16th St
Niagara Pier
t
on
Lincoln Ave
Niagara Pier
t St
y
r
yF
Ba
r
E
W 11th St
How healthy are the neighborhoods?
W 20th St
How healthy are the neighborhoods?
W 21st St
W Fron
Uneriecity
w
Pk
D
W 6th St
Poplar St
r
an
... it also has the city’s highest
concentration of historic assets —
mere blocks from downtown and the
h St
water’s edge.
W 16t
E Front St
W 7th St
Gro
ve D
M
or
Although West Bayfront has a high
concentration of problem properties ...
Gridley
Park
Colorado Dr
S
W 5th St
DOWNTOWN
Seminole DrPeach St
Robin Dr
E
W 3rd St
German St
Oxford St
y
Ba
Cherry St
EAST GRANDVIEW
MERCYHURST
GLENWOOD
33%
W
Schaper Ave
POVERTY RATE
$63,858
Cherry St
AVERAGE HOME SALE
ACADEMY- MARVINTOWN
ARBOR HEIGHTS
28%
In remaining areas — as resources allow — initiate
y
homeowner reinvestment strategies on strong
kw
P
leverage blocks, perform code enforcement
sweeps
t
n
W 4th St
throughout, and follow the principles. Fro
Cascade St
HOMEOWNERSHIP RATE
E Fron
W 2nd St
Weschler Ave
GREENGARDEN
FAIRMONT-McCLELLAND
Uneriecity
Frontier Dr
TRINITY PARK
5,497
Colorado Dr
HOUSEHOLDS
LITTLE ITALY
Seminole Dr
13,110
Greengarden Rd
RESIDENTS
Lincoln Ave
LAKESIDE
Ravine Dr
12TH STREET CORRIDOR
EAST
BAYFRONT
Illinois Ave
S Shore Dr
althy are the neighborhoods?
WEST
BAYFRONT
FRONTIER
Beverly Dr
DOWNTOWN
WEST BAYFRONT
Concentration of strong but vulnerable
blocks that are asset-rich and adjacent
W Fron
t St
to Gannon and downtown.
Niagara Pier
In the primary investment area and just beyond,
invest heavily in infrastructure, homeowner
reinvestment initiatives, code enforcement, and
strategic blight removal.
BAYFRONT
PULASKI
LIGHTHOUSE
PRIMARY INVESTMENT AREA
Greengarden Rd
CORE
STRENGTHENING
Ba
yfr
W
on
E
tC
Port
Acce
s
use St
Payne Ave
Hess Ave
kin
Land
Franklin Ave
E 13th St
EE4 10th St
3rd
St
E 34
E 36
E 38
Payne Ave
Perry St
Ross St
PENNSYLVANIA
NATIONAL
GUARD
Pin 112TH
INFANTRY
eA
REGIMENT
ve St
Polk
ARMORY
E 32
E 41st
East Ave
Wayne St
E Grandview Blvd
Downing Ave
Ash St
St
E 37th St
St
ley
Av
e
E 27th St
E 35th
PENNSYLVANIA
SOLDIER’S &
E 4th St
SAILOR’S
HOME
Perry St
Reed St
E
Elm St
Mc
Pennsylvania Ave
Pennsylvania Ave
Essex Ave Lig
hthouse
St
Brandes St
Hess Ave
Burton Ave
East Ave
Jackson Ave
Wayne St
Sanford
Pl St
Wayne
Reed St
E 33rd St
E 12th St
E 19th St
French St
E 31st St
e Dr
Lakesid E Bay Dr
41s
E 7th St
t
E 11th St
E 16th St
E 20th StFallow
Park Way Dr
Briggs Ave
Cranch Ave
Wallace St
E 8th St
Wallace St
E 17th St
Ash Street Blvd
A
Sunset Blvd
Gilson
E 7th St
Bacon
St
ReedSt
ve Rd
Ore Dock
Rd
nch
d Fre
DOWNTOWN
Payne Ave
Holland
Ol St
Hess Ave
French St
E 5th St
E Lake Rd
E 9th St
Lightho
East Ave
Ash St
Acce
ss R
E 25th St
vin
Parade St
E 4th St
E 14th St
Historic
Assets
St
E 20th
E 23rd St
Port
Wallace St
Holland St
Holland St
E 3rd St
Parade Blvd
Peach St
Lighthouse St
E 2nd St
German St
East Ave
West Ln
Mar
Gl
Pennsylvania Ave
Eliot Rd
St
Sassafras
Ross St
Cochran St
Myrtle St
d
French St
Peach St
Av
e
ark
en
wo
o
dP
E 19th St
St St
W 19thE 18th
E 26th St
ST. STANISLAUS
CHURCH
Pearl Ave
E 20th S
E 20th St
E 21st St
E 24th St
E 33rd St
S Park Row
Peach St
E 18th
Dr
Sassafras St
Gordon St
St
W 17th
St
th St
Beech Ave
Wayne St
Franklin Ave
Ash St
Hilltop Rd
Huron St
E 19th St
Rd
Buffalo
Fallow
Land
W 20th St
en
E 18th St
E 19th St
... and
there are several
E 28th St
to serve as anchors
St
E 29thlandmarks
for rebuilding.
W Lakeview Blvd
Gl
Myrtle St
W 18th St
Poplar StWallace St
E 20th St
E 16th St
Walker Blvd
E 13th St
Downing Ave
Peach St
E 17th St
Wayne St
Chestnut St
Reed St
Walnut St
Cherry St
Wood St
Poplar St
E 11th St
Wayne St
E 13th St
E 31st St
E 10th St
Reed St
E 12th St
E 22nd St
W 35
Polk St
Pennsylvania Ave
Parade St
Holland St
French St
West Ln
Cherry St
Sassafras St
Myrtle St
Myrtle St
Chestnut St
Port
Maple St
Hazel St
Sanford Pl
Hazel St
Liberty St
Park Way Dr
Bacon St
German St
a
Pe
W 11th St
W 39th St
E 7th St
E 12th St
West Ln
Sassafras St
Myrtle St
St
Ch
W 6th St
E 8th St
E 9th St
ch
e
Av
a
E 4th St
Ross St
Wayne St
German St
Peach St
Sassafras St
Myrtle St
Chestnut St
Walnut St
Acce
ss R
d
Poplar St
Plum St
St
CranchCascade
Ave
b
l
Ba
E 14th St
Pearl Ave
Ore Dock Rd
Raspberry St
DOWNTOWN
W 44th St
French St
Payne Ave
W 42nd St
g
e
Av
St St
7th
Win
E 7th
oa
ll
Ri
Holland St
W 40th St
Raspberry St
Hess Ave
St
Weschler Ave Sassafras
Myrtle St
Greengarden Rd
East Ave
Peach St
St
Pennsylvania Ave
Chestnut St
Walnut St
m
Ra
S Park Row
W 16th St
Poplar St
Elm St
French St
W
nt E 4thW
St4th St
ro
W 37th St
yF
a
B
5th St E 5th St
W
E
Lake
Rd
38th WSt
W Grandview Blvd
St St
W 18th
E 19th
E
St
19thSt
W19th
VERY
VERY
HEALTHY
UNHEALTHY
W 20th
St E 20th St
W 20th St
E 21st St Buffalo Rd
Schaper Ave
Sassafras St
St
E 10th St
Huron St
Cherry St
Poplar St
Raspberry St
Auburn St
St
RossRd
Allegheny
Seminole Dr
Oakwood St
Ellsworth Ave
pHarvard Rd Lincoln Ave
Wayne St
Cherry St
Reed St
Poplar St
m
p
Franklin Ave
Wallace St
Downing Ave
Ave St
Pittsburgh
Raspberry
Ra
Bacon St
German St
Peach St
Ash St
Holland St
DOWNTOWN
Payne Ave
Weschler Ave
French St
Gilson
West Ln
East Ave
Myrtle St
Ravin
e Dr
St
Wayne
Frontier Dr
Peach St
Hess Ave
Myrtle St
St
Sassafras
Lighthouse St
Ross St
Lincoln Ave
Chestnut St
Wayne St
Walnut St
Reed St
Cherry St
Dr Ave
Seminole
Pennsylvania
Ravine Dr
Illinois Ave
Wayne St
Beverly Dr
Ash St
Schaper Ave
Poplar St
Ave
Pittsburgh
Wallace St
Raspberry St
Pearl Ave
E 18th
St St
E 18th
E 19th St
E 20th S
E 20th St
Historic Assets
E 21st St
Buffalo Rd
Elm St
ia Ave
East Ave
June St
ckson Ave
Pear St
Camphausen Ave
St
Broad St
Elm St
Holland St
Av
e
ark
Myrtle St
East Ave
Ave
ckson Ave
Chestnut St
herry St
zel St
June St
Plum St
Pear St
Holland St
Broad St
St
ew
N
Av
e
French St
Elm St
Myrtle St
St
rn
e
St
n St
Pa
rk
Which blocks saw homes with
East Ave
Chestnut St
herry St Ave
Jackson
el St
June St
Plum St
udolph Ave
Pear St
Camphausen Ave
Broad St
Holland St
Av
e
W 21st St
a Ave
Greengarden Rd
East Ave
Myrtle St
Chestnut St
ackson Ave
Rudolph Ave
Cherry St
Holland St
E 21st St
Hazel St
French St
e
Av
E 22nd
wnSt
Bro
Plum St
Peach St
kA
ve
St
Polk
W 41st
How healthy are the neighborhoods?
17th
StSt
18th
EW
E 18th St
E 20th St
Lightho Dr
Frontier
use
d
Acce
ss R
Port
Ore Dock Rd
Colorado Dr
Poplar St
DOWNTOWN
Holland St
French St
Weschler Ave
West Ln
Sassafras St
burn St
German St
Frontier Dr
Peach St
Sassafras St
Seminole Dr
Myrtle St
Myrtle St
Myrtle St
Greengarden Rd
t
hS
W 16t
W 36th St
E 3rd St
W 3rd St
E 10th St
Tacoma Rd
wy
nt Pk
y Fro ne Rd
E Ba Mar
E 16th St
HOUSING CONDITIONS
W 16th St
E 17th St
w
Pk
n
pi
St
56
E 13th St
y
W 2nd St
St
wy
nt Pk
W 25th St
r
E 12th St
E 14th St
E 20th St
W 20th St
an
E 11th St
o
W 11thrSt
D
r
E 11th St
Polk St
W 21st St
Prospect Ave
E 21st St
E 22nd St
Prospect Ave
E 22nd St
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5W3.5
- 4.0 4.0
St- 6.0 Prospect Ave
22nd
W 22nd St
Fairmont
Pkwy
ve St
22nd
E
A
E 23rd St
St
23rd
E
t
Fairmount
W 23rd St W 22nd St
W
22nd
St
Pkwy
S
St
23rd
W
Fairmount Pkwy
Mc
th
Mc
wn
ve
W 24
St
kin
E 23rd St
E 23rd St
E 24th St n A
W 23rd St
Mc
E 24th St
kin
24th
Bro
ley
w
Mc
W 24th St
Glendale Ave
W
kin
Bro
k
E 24th St
A
W 25th St
W 25th St
le
E 24th St
in
h vSt
W 24th
ley
E 25th St
e St
St
25th
E
Glendale Ave W 25t
ley
W 24th St
Woodlawn
Ave y A
Ave
Glendale
A
Av
W 25th St
St
E 25th St
e
W v25th
ve
E 25th St
E 26th
E 26th St
StOF ERIE, PA: Comprehensive
e
Woodlawn Ave
Woodlawn
CITY OF ERIE,
PA:
Comprehensive
Plan
and
Community
Decision-Making
Guide
CITY
Plan
and
Community
Decision-Making
Guide
57
St
26th
E
Ave
W 26th St
W 26th St
E 27th St
E 26th St
E 26th St
E
26th
St
26th
E
S
St
W 26th St
E 27th St
E 27th St
co
E 27th St
Sc
RETURN
ON INVESTMENT
E 27th St
W 27th St
Sc
Ba
ot
tt
ot
yfr
E 27th St
E 28th St
tS
W 28th St
St
28th
W
t
E
28th
St
S
o
W 27th St
Ba
St
nt
t
Ba
t
yfr
W 29th St
yf
ECo28th St
W 29th StE 28th St
E 29th St
th St
W 22nd St
W 24th St
W 19th
St St
E 18th
M
E 2nd St
y Fro
E Ba
Code Violations
E 19th St
W 17th St
S
Gro
ve D
E 9th St
E Front St
W Fro
E Bay Dr nt St
Tacoma Rd
* In excess of $500.
E 10th St
Robin Dr
E 9th St
W 3rd St
W 39th St
Sc
W 31st St
e Dr
Lakesid
Marne Rd
E 16th St
Tax Delinquent
E 17th St
Parcels*
W 18th St
Huron St
E 4th Stt
E 4th St
W 4th St
on
y
Fr
W 37th St
E 5th St
kw ay
P
B
t
W 5th St
W
on
S Park RowFr E Lake Rd
y
a
W 6th St
B
W
E 7th St
St
Oxford
W 7th St E 7th
St
E 8th St
UnerW
ie34th
city St
ve
rA
r
w
Pk
W 2nd St
Lincoln Ave
D
y
E 3rd St
e
ill
or
E 2nd St
E Front St
St
M
an
r
S Shore Dr
St
But, vacant land and parcels with ott S
t
blightedW
properties
represent 340 acre
of
29th St
W 30th St
land that can be leveraged ...
W 28th St
WW
Fro32nd
nt St
E Bay Dr
wy
nt Pk
y Fro
E Ba
Tacoma Rd
M
Gro
ve D
e Dr
Marne Rd
W 11th St
E 11th St
W 20th St
W 21st St
t
S
5
8th St Polk St
Uneriecity
W 25th St
W 26th St
Lakesid
Schaper Ave
E 14th St
tS
E 8th St
Robin Dr
What these neighborhoods
E 13th St
have working against
them...
LIABILITIES
W 16th St
Sc
ot
W 6th St
Oxford St
E 9th St
W 3rd St
Lincoln Ave
oods
W 7th St
E 7th St
W 2nd St
wy
ront Pk
E Bay F
S Park Row
t St
E 8th St
E 14th St
th
W 24
g
3rd St
E 2nd St
y
kw
E 3rd St
tP
n
W 4th St
o
Fr E 4th St
y
Ba
W 5th St
W
E 5th St
W 25th St
W 23rd St
ai
Cr
Uneriecity
W 24th St
ve
nA
w
o
Br
Niagara Pier
nd St
S Shore Dr
E Front St
W Fron
E Bay Dr
W 22nd St
... and very high levels of
W 29th St
observed distress.
Niagara Pier
Niagara Pier
t St
W 21st St
W 27th St
E 7th St
Right-size, clean & green, and targeted rebuilding
W 22nd St
East Bayfront has a very high
concentration of problem properties ...
E Front St
Frontier Dr
Weschler Ave
W 20th St
E 4th St
E 5th St
Huron Stand demolition of distressed
16th St a land bank and begin acquisition
WActivate
E 16th St
E 17th St
W 17th Stvacant land with an eye toward
properties. Assemble and manage
St on the Savannah and Perry Square model. Only invest
18th
developing W
new
parks
19th Sthistoric anchors and new parks.
in new development and rehab W
around
W 20th St
Camphausen Ave
EAST GRANDVIEW
MERCYHURST
E 3rd St
E 6th St
S Park Row
Continue recent
investments in home and commercial rehab, blight
W 11th St
removal, infrastructure, and neighborhood capacity building.
p
Ra
30%
W 6th St
Reinforce investments adjacent
to downtown and Bayfront
Fallow3,353
Parcels
h St
AVERAGE HOME SALE 16$24,369
W t
POVERTY RATE
46%
ACADEMY- MARVINTOWN
GLENWOOD
W Fron
Gridley
Park
TWO STRATEGY
W 7th St ZONES
Gilson
FAIRMONT-McCLELLAND
Dr Ave
Colorado
Ore Dock Rd
Cranch
Pittsburgh Ave
Ave
Devoe
I-79
Ramp
Beverly Dr
Park Way Dr
Schaper Ave
Schaper Ave
Port
Post Ave
Acce
ss R
Sanford Pl
d
Rudolph Ave
Illinois Ave
ARBOR HEIGHTS
Seminole Dr
Lincoln Ave
Ravine Dr
Beverly Dr
Illinois Ave
9,574
D
r
HOUSEHOLDS
W 4th St
y
Ba
WHERE
TOW 5th
START
WORKING
St
W
Dr
HOMEOWNERSHIP RATE
GREENGARDEN
nt
E 2nd St
W 3rd St
w
Pk
o
Fr
Greengarden Rd
TRINITY PARK
M
an
RESIDENTS
or
Lincoln Ave
Fallow Parcels
LITTLE ITALY
S
LAKESIDE
Ra
m
12TH STREET CORRIDOR
EAST BAYFRONT Grove
W 2nd St
y
Robin Dr
PULASKI
LIGHTHOUSE
p
FRONTIER
EAST
BAYFRONT
m
WEST
BAYFRONT
t St
wy
nt Pk
DOWNTOWN
BAYFRONT
Oxford St
Uneriecity
E Bay Dr
E Front St
W Fron
y Fro
E Ba
Colorado Dr
S Shore Dr
Ore Dock Rd
COST EFFECTIVELY
INTERVENING IN THE EAST
BAYFRONT PLANNING AREA
Niagara Pier
HOW CAN THE EAST
BAYFRONT REBUILD
How healthyAROUND
are the neighborhoods?
ASSETS?
CORE
STRENGTHENING
COST EFFECTIVELY
INTERVENING IN THE
FRONTIER PLANNING AREA
Lincoln Ave
Seminole Dr
Frontier Dr
Ravine Dr
Weschler Ave
Auburn St
Raspberry St
Cascade St
Park Way Dr
Cranch Ave
Raspberry St
French St
Bacon St
Peach St
Frontier Dr
Sassafras St
Weschler Ave
Gilson
Chestnut St
ve
E 9thA St
ng
oa
i
l
l
lb
Ri
Ba
German St
Seminole
LigDr
hthouse St
Oakwood
St
Lincoln Ave
Rd
Allegheny
Ave
Pennsylvania
Ravine Dr
Ross St
Ellsworth Ave
Harvard Rd
Walnut St
St
W 37th
E 7th
St
7thSt
W
E 7th
ELEMENTARY
t 1
W 11th StSE
W 42nd St
West Ln
den Rd
Myrtle St
Par
W 18th St
Camphausen Ave
French St
Prospect Ave W 21st St
Downing Ave
Tax Delinquent
E 16th St
E 17th St
* In excess of $500.
E 20th St
W Rd
20th
E 20th
St St
Buffalo
Raspberry St
E 14th St
LIABILITIES
W 16th St
W 20th St
59 E 22nd St
e
Fairmont
AvPkwy
wn
Bro
E 24th St
ar St
nd St
East Ave
E 19th
St
19thSt
W
Peach St
E 18th St
Churches
Broad St
E 21st St
Pearl Ave
W 17th St
Schools
(Open)
E 18th St
Myrtle St
Historic
Asset
Historic
Assets
W Grandview Blvd
Elm StSassafras St
Broad St
Elm St
E 10th StW 41st St
HARDING
St
W 40th
Huron St
st Ave
A
W 20th St
ar St
ley
Camphausen Ave
kin
r
W 39th St
E
E 5t
W 5th St
FRONTIER
PARK
38th St
W
CITY
Plan and Community Decision-Making Guide
St OF ERIE, PA: Comprehensive
E 22nd
W 22nd St
W 22nd St
e
Fairmount
Pkwy
W 22nd St
Av
n
w
E 23rd St
o
r
Mc
B
th St
W 24
k
E 24th St
W 23rd St W 24th StGlendale Ave inley
W 25th St
nd St
St M
c
Polk
St St
8th
w
Pk
E 4th St St
W 4th
t
on
W 34thySt r
F
kw ay
B
tP
W
on
r
F E Lake Rd
yS
W 36th St
Park Row
Ba
W
Payne Ave
Rudolph Ave
I-79
Land
Ash St
Wallace St
DowningAve
Ave
Pittsburgh
Raspberry St
ASSETS
W 18th St
W 21st St
5
Gro
ve D
y
h
ac n
What
these neighborhoods What these
r
Pe
E 12th St
W 44th St have
have
going for them...
working
E 13th
St
E 19th St
E 20th St
th
W 24
Colorado
DevoeDrAve
M
E 11th St W 11thanSt
or
D
E 17th St
Greengarden Rd
Port
Ore Dock Rd
German St
Payne Ave
Weschler
Ave
Holland St
Gilson
S
W 16th St
E 16thFallow
St
French St
Sassafras St
Cranch Ave
Frontier Dr
Hess Ave
French St
Robin Dr
E 14th St
Peach St
East Ave
Myrtle St
W 24th St
E 8th St
E 9th St
E 12th St
en Rd
W 23rd St
W 22nd St
E 23rd St
Myrtle St
Plum St
E 21st St
E 20th St
W 20th St
St
W 20th St
E 18th St
W 19th St
Schaper Ave
E 19th St
st Ave
Ash St
Pittsburgh Ave
Poplar St Wallace St
Huron St
W 17th St
LiPeach
ghthou
Stse St
E 10th St
West Ln
r
E 13th St
E 22nd St
e
Av
wn
o
r
B
E 24th St
Sassafras St
Pennsylvania
Dr Ave
Seminole
Ross St
Lincoln Ave
Gro
ve D
E 8th St
Polk St
Myrtle St
Chestnut St
Beverly Dr
Ravine Dr
Ave
Illinois
St
Wayne
Wayne St
Walnut St
Reed St
5
r
E 16th St
nd St
Cherry St
M
an
or
W 11th St E 11th St
D
W 18th St
W 22nd St
W 24th St
Robin Dr
E 7th St
W 6th St
W 37th St
Oxford St
Myrtle St Hess Ave
Pittsburgh Ave
Acce
ss R
d
Schaper Ave
d
Acce
ss R
Port
Ore Dock Rd
German St
S
Poplar St
Holland St
French St
Peach St
E 17th St
E 9th St
Raspberry St
Sassafras St
Weschler Ave
E 14th St
W 16th St
French St
Myrtle St
W 24th St
W 25th St
hestnut St
en Rd
W 21st St
W 22nd St
W 23rd St
Sassafras St
Myrtle St
Poplar St
Schaper Ave
A
Colorado Dr
Peach St
Frontier Dr
Myrtle St
Lincoln Ave
Seminole Dr
Chestnut St
Cherry St
Poplar St
Walnut St
Beverly Dr
Illinois Ave
Ravine Dr
West Ln
Raspberry St
Pittsburgh Ave
wn
Bro
W 20th St
Plum St
en Rd
e
E 8th St
W 7th St E 7th St
E 2nd St
Uneriecity
W 32nd St
W 3rd St
e
Av
58 ONCITY
OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
RETURN
INVESTMENT
W 22nd St
W 22nd St
ve
W 19th St
Oxford St
F
S Park Row ay
B
W
W 5th St
W 30th St
er
W 17th St
W 6th St
St
7thSt
WE7th
t St
ill
Schaper Ave
S Park Row
E 4th St F
y
ay
kw W B
E 5th St
P
t
n
E
Lake Rd
ro
E 4th St
W 28th St
E Front St
W 29th St
M
W 21st St
W 5th St E 5th St
S Shore Dr
y
kw St
EP3rd
nt
W 4th St
o
r
e
Av
W 26th St
W 2nd St
Lincoln Ave
St
Blocks where investmentHuron
yields
higher value
W 20th St
Which blocks saw homes with
W 24th St
a higher return on investment?
Lincoln Ave
Lincoln Ave
W 16th St
W 18th St
W 20th St
INVESTMENT
W
Which blocks saw homes with
a higher return on investment?
VERY
UNHEALTHY
4.0 - 6.0
r
St St
E 4th
W 4th
ro
yF
Ba
W 3rd St
Lincoln Ave
M
RETURN
ON
Wan11th St
or
D
r
ow healthy are the neighborhoods?
Pittsburgh Ave
Colorado Dr
Frontier Dr
Seminole Dr
Lincoln Ave
Beverly Dr
Illinois Ave
Ravine Dr
Weschler Ave
S
Gro
ve D
4.0 - 6.0
E 3rd St
kw
P
nt
E 2nd St
wn
Bro
W 25th St
W Fron
E Bay Dr
Schaper Ave
an
CONDITIONS
or
D
r
Robin Dr
W 6th St
3.5 - 4.0
VERY
UNHEALTHY
E 2nd St
y
W 2nd St
wy
nt Pk
r
M
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
W 4th St
VERY
HEALTHY
W 5th St
S Shore Dr
W 29th St
W 18th St
W 20th St
RAVINE PARK
W 27th St
Tacoma Rd kwy
nt P
y Fro
E Ba
Marne Rd
Colorado Dr
r
yF
Ba
w
Pk
Uneriecity
W 3rd St
Score 1.25 - 2.5
2.5 - 3.0
3.0 - 3.5
Oxford St
W 7th St
Gro
ve D
VERY
HEALTHY
t
on
W 2nd St
y Fro
E Ba
OUSING
S
y
W
Oxford St
Robin Dr
Uneriecity
HOUSING CONDITIONS
S Shore Dr
E Front St
W
E Bay DrFront St
W 16th St
... its strong assetsW frame
one of
21st St
22nd St
W 22nd St
theW Erie
region’s most desirable
residential
landscapes.
W 24th St
e Dr
W 5th St
W 11th St
W 20th St
Lakesid
W 4th St
Niagara Pier
t St
r
Niagara Pier
W Fron
ds?
thy are the neighborhoods? How healthy are the neighborhoods?
S Shore Dr
Niagara Pier
Niagara Pier
E Front St
D
yF
Ba
Holland St
or
While Frontier’s gateway corridors
are aesthetically weak and feature
creeping levels of blight …
… and a market that rewards
reinvestment.
Illinois Ave
an
Lincoln Ave
Frontier has some of the city’s
healthiest residential blocks …
Fallow Parcels
M
Cherry St
6%
E 8th St
Franklin Ave
POVERTY RATE
EAST GRANDVIEW
MERCYHURST
GLENWOOD
W
r
S
Stop early signs of distress in the southern half
of Frontier through strong code enforcement
and incentives to support home improvement.
w
Pk
r
Gro
ve D
June St
AVERAGE HOME SALE $149,769
t
on
W 7th St
5
Robin Dr
Wayne St
ACADEMY- MARVINTOWN
ARBOR HEIGHTS
66%
Illinois Ave
HOMEOWNERSHIP RATE
GREENGARDEN
y
Oxford St
St
WaynePoplar
St
1,970
Beverly Dr
HOUSEHOLDS
Address weak Gateway conditions along
8th Street and at the intersection of 8th and
Bayfront Parkway at Frontier Park. Make it feel
and look special through stronger streetscapes
and blight mitigation.
Poplar St
FAIRMONT-McCLELLAND
3,957
e
TRINITY PARK
RESIDENTS
Bacon St
Reed St Schaper AveBeverly Dr
Post Ave
Sanford
Pl
LITTLE ITALY
FRONTIER
LAKESIDE
Plum St
Schaper Ave
12TH STREET CORRIDOR
EAST
BAYFRONT
Colorado Dr
DOWNTOWN
WEST
BAYFRONT
FRONTIER
S Shore Dr
Niagara Pier
Make strong assets even stronger — Frontier
Park should be one of the best city parks in
Pennsylvania.
BAYFRONT
PULASKI
LIGHTHOUSE
WHERE TO START WORKING
Park Way Dr
HOW CAN ERIE KEEP
THE FRONTIER AREA
HEALTHY?
NEIGHBORHOOD
STRENGTHENING
E
Gordon St
Lincoln Ave
Seminole Dr
Frontier Dr
Ravine Dr
Illinois Ave
Ore Dock Rd
E Grandview Blvd
© czbLLC
LAKE ERIE
COLLEGE OF
MEDICINE
W Grandview Blvd
en
Dr
Payne Ave
East Ave
Myrtle St
Chestnut St
Myrtle St
Chestnut St
Cochran St
Cranch Ave
Gilson
Hess Ave
Downing Ave
Av
e
St
Pennsylvania Ave
ew
Ba
yfr
N
on
E 36th St
eA
ve
Burton Ave
Pin
St
E 41st St
E4
3rd
St
E Grandview Blvd
E Grandview Blvd
© czbLLC
Hilltop Rd
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
61
E3
Stanton St
E 37th St
Essex Ave
1st
tC
o
St
E 33rd
Code
Regis Dr
Brandes St
Perry St
Wayne St
Reed St
E 34th St
E 38th St
E4
Wo
E 27th St
* In excess of E$500.
35th St
38th St
Fairmount
Pear St
Broad St
Camphausen Ave
ley
E 32nd St
E 33rd St
Tax
Delinquent Parcels*
Ash Street Blvd
Wallace St
East Ave
E 25th St
Jackson Ave
Reed St
d
ch R
in A
ve
Fren
kin
LIABILITIES
E 31st St
Briggs Ave
r
Rd
eD
Mc
What these neighborh
have working against
Perry St
E 43rd St
Hop
Sunset Blvd
E 40th St
Rd
Marv
E 33rd St
St
nch
Eliot Rd
an
E 28th St
Old
Bird Dr
E 31st St
38th St
Elm St
Parade St
Holland St
E 30th St
Holland St
th
W 35
39th St
m
E 20th St
E 23rd St
E 26th St
E 27th St
E 44th St
W Lakeview
Blvd
Gl
Wayne St
German St
Reed St
Ash St
E 18th St
E 22nd St
E 24th St
Roxanna Dr
Old
Fre
E 42nd St
er
E 12th St
E 29th St
Beech Ave
m
Cochran St
m
E 10th St
E 20th St
Ave P
Mcclelland
ea
Gl
en
ch
wo
St
od
Pa
rk
Av
e
MCCAIN AVE
Zi
Polk St
E 21st St
i
Churches
W 39th St
E Lake Rd
E 19th St
ap
Ch
Page St
St
Gordon St
Davison Ave
Sassafras St
Wallace St
Peach St
E 16th St
Pearl Ave
E 17th St
French St
June St
Myrtle St
Chestnut St
Holland St
French St
Franklin Ave
Myrtle St
Poplar St
Downing Ave
Hazel St
Maple St
Hazel St
Stanton St
h
ac
Pe
St
Alan Dr
St
E 11th St
Dr
Hilltop Rd
E 13th St
Schools
P
St (Open)
n
E 35th St
Longview Ave
h
c
ea
P
oa
e
Av
lb
Ba
E 9th St
t
W 31st St
h
Wood St
ng
lli
Ri
E 41st St
Davison Ave
Burton Ave
Essex Ave
Liberty St
E 38th St
e
Av
Cherry St
St
Cascade St
W 37th St
E4
W3r44th
d S St
t
Cherry St
Plum St
Pear St
Camphausen Ave
Elm St
Broad St
ew
N
Raspberry St
Brandes St
Regis Dr
Auburn St
Perry St
E 37th St
W 40th St
Pin
St
eA
W 41st St
ve
W 42nd St
E 7th St
W 24th St
Glendale Ave
tS
c
ea
Walnut St
Poplar St
Walker Blvd
Lighthouse St
Pennsylvania Ave
Ross St
Wayne St
Peach St
Sassafras St
E 5th St
Parade Blvd
E 44th St
1st
E 19th St
St Historic
Asset
Historic
Assets
E 33rd
Cherry St
Wood St
h
ac
E 14th St
Sc
ot
n
ASSETS
Maple St
Liberty St
W 39th St
St
en
S Park Row
West Ln
Chestnut St
Walnut St
Bacon St
Poplar St
Cherry St
Gilson
Payne Ave
Raspberry St
East Ave
East Ave
Jackson Ave
Greengarden Rd
Oakwood St
Wayne St
E 36th St
tC
on
St
d
Acce
ss R
Port
Harvard Rd
e
Av
E Bay Dr
E 3rd St
Myrtle St
Hess Ave
Weschler Ave
Wayne St
Reed St
BriggsRd
Harvard
Ave
E 43rd St
E 34th St
E 35th St
W 36th St
W 38th St
E4
on
St
E 32nd
Fallow
Land
W 34th St
W 39th St
Ba
yfr
W 29th St
in
ap
Ch
Gl
What these neighborhoods
have going for them...
E 27th St
Myrtle St
Raspberry St
Raspberry St
Cascade St
Hazel St
Allegheny Rd
Hazel St
Auburn St
Oakwood St
Ellsworth Ave
Plum St
Greengarden Rd
Rudolph Ave
Post Ave
Schaper Ave
oa
lb
Ba
Pe
E 4th St
Prospect Ave
W 25th St
Woodlawn Ave
Cherry St
Weschler Ave
Poplar St
Schaper Ave
Pittsburgh Ave
Devoe Ave
Sanford Pl
Park Way Dr
use St
Lightho
Pennsylvania Ave
Ross St
Frontier Dr
Wayne St
e
Av
W 42nd St
W 44th St
E 8th St
Buffalo Rd
Fairmont Pkwy
W 23rd St
W 31st St
W Grandview Blvd
E 26th St
W 30th St
W 32nd St
E 33rd St
Reed St Rd
Allegheny
Bird Dr
Ash Street Blvd
Ellsworth Ave
Parade St
Old
Schaper Ave
Wallace St
Fren
ch R
d
Post
Ave
Marv
in A
ve
Mcclelland Ave
Devoe Ave
I-79
E 40th St
Av
e
W 28th St
E 31st St
r
Roxanna Dr
Rd
Sunset Blvd
an
eD
ley
e
Av
E 18th St
W 19th St
Fargo St
W Lakeview Blvd
m
W 37th St
Hop
Parade Blvd
er
Fren
ch R
d
Alan Dr
m
E 42nd St
Beech Ave
m
E 30th St
Reed St
W 29th St
W 26th St
Perry St
Rudolph Ave
W 27th St
E 27th St
kin
W 25th St
Pennsylvania Ave
Schaper Ave
French St
Holland St
June St
Ash St
Wallace St
Pittsburgh Ave
Peach St
Av
e
en
wo
od
P
MCCAIN AVE ark
Eliot Rd
Zi
Longview Ave
E 25th St
wn
Bro
Walker Blvd
Hilltop Rd
Dr
Cochran St
Page St
k Ave
ParStanton
St
en
Seminole Dr
Ravine Dr
Illinois Ave
Lincoln Ave
Beverly Dr
Colorado Dr
Holland St
French St
Franklin Ave
German St
Sanford Pl
Peach St
Sassafras St
Bacon St
Myrtle St
Gl
W 35
Old
Regis Dr
Gl
Cranch Ave
Ore Dock Rd
Port
Walker Blvd
Blocks where investment yields higher value
wood
Glen
P
St
E Grandview Blvd
W Grandview Blvd
Fargo St
3rd
Davison Ave
ea
St ea
P
Myrtle St
Pear St
Chestnut St
Maple St
N
Liberty St
Hazel St
Wood St
Perry St
ch
E4
Sassafras St
Camphausen Ave
StCherry St
ew
Hazel St
Pennsylvania Ave
Cascade St
Raspberry St
Perry St
Wayne St
Reed St
Brandes St
Burton Ave
W 39th St
E 41st St
W 24th St
Mc
e
Av
Parade Blvd
Downing Ave
Poplar St
Elm St
Broad St
Plum St
East Ave
Essex Ave
Harvard Rd
Sunset Blvd
Old
West Ln
Raspberry St
East Ave
Jackson Ave
Reed St
Auburn St
Briggs Ave
Rudolph Ave
Myrtle St
Chestnut St
Walnut St
Gilson
Cherry St
Hess Ave
Payne Ave
Poplar St
Wayne St
Ash St
Wallace St
Oakwood St
Ash Street Blvd
Allegheny Rd
Parade St
Wallace St
Ellsworth Ave
Old
Fren
ch R
d
Marv
in A
ve
ch R
d
Fren
Post Ave
Park Way Dr
Cranch Ave
use St
Pennsylvania Ave
Ross St
Lightho
Wayne St
Frontier Dr
Seminole Dr
Lincoln Ave
Greengarden Rd
Holland St
Holland St
Av
e
Pa
rk
en
wo
od
Gl
Devoe Ave
I-79
Beech Ave
Schaper Ave
Eliot Rd
Cochran St
Wood St
St
W 22nd St
St St
E 26th
E 26th
E 33rd St
th St
E 35th St
St
W 22nd St
E 28th St
Huron St
t
Marion St
ch
in
W 21st St
E 29th St
ap
Ch
E 20th St
E 21st St
E 23rd St
E 31st St
E 20th St
W 20th St
er
Walker Blvd
Reed St
Weschler Ave
Holland St
French St
French St
Myrtle St
Chestnut St
Cherry St
Maple St
Hazel St
Schaper Ave
Myrtle St
Sassafras St
Pittsburgh Ave
Poplar St
Plum St
Liberty St
I-79
d
Acce
ss R
d
Acce
ss R
Port
Ore Dock Rd
Ravine Dr
Illinois Ave
Peach St
Beverly Dr
German St
West Ln
Raspberry St
Raspberry St
Cascade St
Hazel St
Allegheny Rd
Colorado Dr
Sassafras St
Myrtle St
Walnut St
Chestnut St
Poplar St
Cherry St
Weschler Ave
Oakwood St
Ellsworth Ave
Auburn St
Greengarden Rd
Rudolph Ave
Post Ave
Schaper Ave
Peach St
Lincoln Ave
Seminole Dr
Frontier Dr
Ravine Dr
Illinois Ave
Beverly Dr
Colorado Dr
Pittsburgh Ave
Schaper Ave
Devoe Ave
I-79
E 34th St
Which blocks saw homes with
a higher return on investment?
W 42nd St
W 44th St
a
Pe t
S
E 33rd
E 32nd St
E 18th St
Marion St
Harvard Rd
oa
lb
Ba
St
W 41st St
ng
lli
Ri
wy
nt Pk
i
eA R
ve
ch
W 18th St
W 20th St
E 24th St
Glendale Ave
E 12th St
W 17th St
ill
Gordon St
ng
lli
Pin
e
Av
t
W 40th St
y Fro
E Ba
40th
WE
4 St
e
Av
tS
tC
on
W 31st St
E 38th St
W 39th St
Sc
ot
on
W 37th St
e
Av
E 37th
St St
W 37th
Ba
yfr
W 16th St
E 19th St
Prospect Ave
E 22nd St
Woodlawn Ave
n
E 36th St
W 38th St
t
th S
W 24
E 7th St
W 11th St
M
Hilltop Rd
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
RETURN ON INVESTMENT
Fairmount Pkwy
E 10th St
Pearl Ave
Schaper Ave
4.0 - 6.0
Dr
4.0 - 6.0
E 35th St
ve
rA
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
en
W 36th St
e
ill
VERY
UNHEALTHY
Gl
W 34th St
1st
St
RETURN ON INVESTMENT
W 41st St
W Lakeview Blvd
W Grandview Blvd
3.5E 33rd
- 4.0
St
M
P
W 37th St
E 31st St
E 19th St
W 7th St
Sc
ot
W 38th St
ne
W 35
W 32nd St
3.0 - 3.5
E 27th St
VERY
UNHEALTHY
W 29th St
W 25th St
W 36th St
Pi
St
ap
Ch
2.5 - 3.0
E 33rd St
W 28th St
W 30th St
r
W 6th St
St
in
th St
E 31st St
E 28th St
W 26th St
Av
e
E Lake Rd
g
ai
Cr
Score 1.25 - 2.5
ve
rA
e
ill
M
ea
ley
W 5th St
W 34th St
E 2nd St
E 4th St
Marne Rd
a
Pe
W 39th St
St
kin
W 23rd St
yF
Ba
W 30th St
W 32nd St
E Front St
W 3rd St
Tacoma Rd
St
W 27th St
W 29th St
E 29th St
W 25th
St St
E 25th
E 11th St
D
e
Av
ch
Schaper Ave
Schaper Ave
ch
Mc
W 4th St
r
y
w
yF
Pk Ba
nt
W
ro
Polk St
y
W 31st St
VERY
HEALTHY
t
E 26th St
or
E 13th St
E 17th St
Buffalo Rd
Marion St
W 42nd St
W 44th St
oa
lb
Ba
e
Av
wn
Bro
an
r
ne
lli
Ri
e
Av
E 24th St
W 24th St
W 22nd St
E 23rd St
M
Gro
ve D
Pi
ng
e
Av
W 20th St
E 21st St
W 21st St
E 22nd St
W 22nd St
W 19th St
E 20th St
St
W 40th St
W 41st St
ow healthy are the neighborhoods?
VERY
HEALTHY
tS
W 38th St
W 39th St
W 20th St
S
E 16th St
E 18th St
g
ai
Cr
W 37th St
Sc
ot
St
W 36th St
W 18th St
E 20th St
e
Av
W 34th St
W 17th St
8th St
E 8th St
Robin Dr
E 9th St
E 14th St
Huron St
E 19th St
ne
Pi
W 32nd St
E 18th St
Oxford St
E 7th St
W
t Pkw
W 29th St
g
ai
Cr
W 37th St
W 28th St
E 17th St
W 16th St
How healthy are the neighborhoods?
W 25th St
W 26th St
E 16th St
E 12th St
E 5th St
t
on
W 29th St
But the area’s mostly mid-century residential areas and its assets are
5
connected by
tired-looking commercial streets that should set a stronger tone.
S Park Row
E 7th St
W 11th St
E 13th St
W 24th St
HOUSING
CONDITIONS
W 23rd St
W 25th St
W 30th St
r
E 10th St
E 4th St
Fron
W 27th St
W 29th St
e
Av
wn
Bro
D
E 11th St
W 7th St
Polk St
E 4th St
y
w
Pk
W 26th St
W 28th St
W 39th St
W 2nd St
Uneriecity
E Bay
W 22nd St
or
E Lake Rd
W 6th St
E 3rd St
Lincoln Ave
W 19th St
W 21st St
W 22nd St
an
Lincoln Ave
Lincoln Ave
W 20th St
W 20th St
M
E 14th St
Huron St
W 18th St
W 24th St
60
S
W 17th St
USING CONDITIONS
E 8th St
r
W 16th St
E 7th St
E 9th St
Gro
ve D
r
Robin Dr
W 11th St
D
Oxford St
W 5th St
E 2nd St
Marne Rd
or
... and many blocks exhibit a strong
connection between homeowner
reinvestment and higher market value.
y
an
W 3rd St
W 4th St
yF
Ba
W
t Pkw
M
E 5th St
S Park Row
Fron
r
n
ro
S Shore Dr
W 2nd St
Tacoma Rd
W 7th St
Gro
ve D
kw
tP
E Bay
W 6th St
Oxford St
S
W 5th St
y
W 25th St
e
Av
yF
Ba
Uneriecity
E Bay Dr
W 23rd St
W 25th St
er
W
E 4th St
W 37th St
e
Av
wn
Bro
ill
W 4th St
E 3rd St
W 22nd St
W 27th St
t St
e Dr
W 19th St
W 21st St
W 22nd St
W Fron
Lakesid
W 18th St
M
n
ro
E 2nd St
E Front St
t St
Huron St
W 17th St
W 20th St
W 20th St
Schaper Ave
kw
tP
S Shore Dr
W 3rd St
E Bay Dr
W Fron
Niagara Pier
y
Most blocks in the Greengarden area
show limited signs of distress, with
the exception of areas bordering more
distressed neighborhoods ...
Robin Dr
W 2nd St
Uneriecity
Niagara Pier
Niagara Pier
t St
How healthy are the neighborhoods?
S Shore Dr
E Front St
W Fron
e Dr
Lakesid
W 16th St
St
GLENWOOD
rhoods?
19%
W 6th St
W 11th St
W 29th St
Treat 26th Street and Peach Street as gateway
corridors through streetscape improvements,
blight mitigation, and beautification. Do the same
at the corner of 38th Street and Greengarden — a
critical node with a school and commercial center.
$83,211
POVERTY RATE
EAST GRANDVIEW
W 5th St
g
ai
Cr
73%
AVERAGE HOME SALE
MERCYHURST
W 4th St
r
W 24th St
Support existing neighborhood organizations and
stimulate higher levels of engagement.
6,297
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
ARBOR HEIGHTS
W 3rd St
w
Pk
D
Fallow Parcels
14,640
HOMEOWNERSHIP RATE
GREENGARDEN
an
Provide financial incentives and support for home
improvements on blocks with high potential
for return on investment and coordinate with
improvements to streets, sidewalks, and trees.
HOUSEHOLDS
TRINITY PARK
M
or
RESIDENTS
LITTLE ITALY
E 8th St
Gro
ve D
r
S
GREENGARDEN
LAKESIDE
yF
Ba
W 7th St
5
Robin Dr
Holland St
DOWNTOWN
12TH STREET CORRIDOR
EAST
BAYFRONT
W
Lincoln Ave
WEST
BAYFRONT
t
y
nt
ro
Oxford St
BAYFRONT
FRONTIER
W Fron
W 2nd St
COST EFFECTIVELY INTERVENING
IN THE GREENGARDEN
WHERE TO START WORKING
PLANNING AREA
Target early signs of distress with targeted code
enforcement and blight removal.
PULASKI
LIGHTHOUSE
Beverly Dr
Colorado Dr
HOW CAN ERIE MAKE
THE GREENGARDEN
AREA STRONGER?
NEIGHBORHOOD
STRENGTHENING
Niagara Pier
S Shore Dr
D
Peach St
Holland St
Myrtle St
French St
Sassafras St
Sassafras St
t
kin
ley
E 27th St
E 27th St
E 29th St
Churches
E Grandview Blvd
Gl
en
Dr
E 43rd S
t
E4
3
E 44th St rd S
W Lakevtiew Blvd
© czbLLC
CITY OF ERIE, PA: Comprehensive Plan andHilltop
Community
Decision-Making Guide
Rd
Gordon St
63
E 36th
h Rd
What
t
E 38th
have w
Burton Ave
Schools (Open)
39th St
St
E
Pi40th
ne
Av
e
Beech Ave
Longview Ave
Wood St
m E4
er 1st
m
St
an
Historic
Asset
Historic
Assets
Rd
Essex Ave
Roxanna
Dr
Cochran St
m
E 34th
Fren
c
E 37th St
38th St
Hop
e
E 32nd
E 33rd St
LIABILITI
Old
Eliot Rd
GLENWOOD
PARK
E 31st St
Holland St
Perry St
th St
W 35
E 35th St
Brandes St
E 33rd St
Zi
E 24th
Av
e
E 30th St
Perry St
Page St
W 39th St
ASSETS
Holland St
Holland
Payne
Ave St
Old
Fren
Old
Fren
c
ch RSth Rd Gilson
German
d
Elm St
French St
East Ave
tS
E 31st St
Wayne St
Reed St
Mc
Pe
Gl
ac
en
h
wo
St
od
Pa
rk
PennsylvaniaAAve
ve
Bird Dr
Reed St
MCCAIN AVE
Ash Street Blvd
Maple St
Hazel StSt
Wallace
a
Ch
E 20th St
E 26th St
Sc
ot
E 16th St
Holland St
Myrtle St
Myrtle St
Mcclelland Ave Jackson Ave
Cherry St
Hazel St
Old
Fre
nch
Mar
Rd
Parade St Liberty St vin A
ve
St
Parade Blvd
Fargo St
Old
a
Pe
St
n
pi
St
French St
Beech Ave
Peach St
E 14th St
W 24th St
Glendale Ave
Alan Dr
Briggs Ave
E 42nd St
Pear St
Cascade St
ch R
d
Stanton St
h
ac
Pe
Fallow Land
ch
h
ac
Pe
St
E 9th
What these neighborhoods
Dr
have going for them...
e
Av
l
Ba
Chestnut St
June St
Cherry St
Walker Blvd
Poplar St
Plum St
Camphausen Ave
French St
Broad St
Holland St
Raspberry St
St Dr
Holland
Regis
Fren
a
bo
W 31st St
Hess Ave
Sassafras St
West Ln
East Ave
Franklin Ave
Cochran St
Eliot Rd
Myrtle St
Chestnut St
Wayne St
Walnut St
Reed St
Cherry St
Ash St
Gl
en
wo
Pennsylvania
od Ave
Peach St
Pa
rk
Av
e
Lightho
use St
Wayne St
Chestnut St
Maple St
Myrtle St
Ross St
Cherry St
Sanford Pl Hazel St
Hazel St
Wallace St
E 10th St
E
E 7th
W Lakeview Blvd
Pearl Ave
E 17th St
RESERVOIR
Walker Blvd
© czbLLC
Gordon St
ew
N
Bird Dr
W Lakeview Blvd
e
Av
Sunset Blvd
W 44th St
E 44th St
W Grandview Blvd
Gl
en
Dr
Hilltop Rd
St
Av
e
ark
dP
en
wo
o
Gl
Brandes St
t
St
g
R
E 41st St
W 42nd St
E 43rd S
E4
Davison Ave
P
er ine
m W 41st
an Ave St
Rd
E 35th St
St
in
ill
rd St
E 33
E 33rd St
W 37th St
Beech Ave
Roxanna Dr
Cochra
St
EssexnAve
Harvard Rd
Alan Dr
E 36th St
W 40th St
E 40th St
m
3rd
W 36th St
W 38thHSt E 38th
ope
Dr
W 39th St
E Grandview Blvd
W 34th St
E t34th
h St St
W 35
Eliot Rd
Allegheny Rd
Perry St
ap
E 37th St
Perry
E 42St
nd St
St St
Reed
Hazel
Oakwood St
MapleAve
St
Ellsworth
Wayne St
MCCAIN AVE
Reed St
Longview Ave
Wood St
ESt35th St
in
Ch
m
E 32nd St
Burton Ave
Cherry St
Jackson Ave
Hazel St
Rudolph Ave
Liberty St
Ash Street Blvd
BrigPage
gs AveSt
Elm St
Ave
East n
Rd
St
Chestnut
Greengarde
Mcclelland Ave
Auburn St
Pennsylvania Ave
Myrtle St
June St
Poplar St
Plum St
Fargo St
Parade Blvd
t
St
E 31st St
E 33rd St
N
Myrtle St
Acce
ss R
d
Port
Ore Dock Rd
Park Way Dr
Liberty St
Downing Ave
Peach St
Sassafras St
Myrtle St
Wood St
Raspberry St
West Ln
East Ave
Franklin Ave
St
BaconPoplar
St
German St
Holland St
Gilson
French St
Payne Ave
Myrtle St
Chestnut St
Walnut St
Rd
Allegheny
Wayne StCherry St
Harvard Rd
Bacon St
Reed St
Poplar St
Ash St
Chestnut St
Plum St
Cranch Ave
Cascade St
Raspberry St
Peach St
Weschler Ave
Hess Ave
Sassafras St
Ross St
Seminole Dr
Oakwood St
Lincoln Ave
Wayne St
Ellsworth Ave
Plum St
Greengarden Rd
Pennsylvania Ave
Auburn St
Frontier Dr
Lightho
use St
RavPl
Sanford
ine Dr
Beverly Dr
Cranch Ave
Post Ave
Schaper Ave
Downing Ave
Wallace St
Schaper Ave
SchaperSt
Ave
Stanton
Wallace St
Rd
Post Ave
Plum St
St
Old
Fren St
Raspberry
ch R
d
Regis Dr
Mar
Ave
Devoe
vin
Parade St
Ave
I-79
Cascade St
ew
N
Poplar St
d
Acce
ss R
Port
Rudolph Ave
Ore Dock Rd
Colorado Dr
Devoe Ave
Pear St
Holland St
Old
Fren
ch
Burton Ave
Essex Ave
Beech Ave
Cochran St
I-79
German St
Camphausen Ave
Broad St
Elm St
French St
Holland St
Eliot Rd
Ave
Park
ood
Allegheny Rd
Stlenw
Perry G
Perry St
Davison Ave
Sunset Blvd
Oakwood St
Ellsworth Ave
Wayne St
Harvard Rd
Pe
Zi
E4
1sSt
W 39th
tS
Walker Blvd
Walker Blvd
Parade Blvd
Raspberry St
Pittsburgh Ave
Peach St
Sassafras St
East Ave
n Rd
Greengarde
Gl
Auburn St
en
wo
Ave
Pennsylvania
od
Pa
rk
Av
Brandes St
e
Reed St
Ash Street Blvd
Maple St
Hazel St
Reed St
Briggs Ave
Sunset Blvd
Wood St
Rd
Holland St
Gilson
West Ln
East Ave
Myrtle St
Payne Ave
Weschler Ave
Hess Ave
Myrtle St
Chestnut St
Myrtle St
Cherry St
French St
Sassafras St
Pennsylvania Ave
Ross St
Seminole Dr
Lincoln Ave
Frontier Dr
LiPeach
ghthouSt
se St
Wayne St
Walnut St
Wayne St
Ave
Jackson
St
Chestnut
Hazel
St
Ave
Rudolph
Schaper Ave
Liberty St
Wallace St Post Ave
Raspberry St
Holland St
Old
Fren
ch
Beech Ave
Park Way DrAve
Illinois
d
Ravine Dr
Cherry St
Ash St
Poplar St Wallace St
Pittsburgh Ave
Cascade St
Old
Fren
ch R
d
Devoe Ave
Mar
I-79Parade St
vin
Ave
Av
e
ark
dP
en
wo
o
Gl
Cochran St
Reed St
German St
Holland St
Plum St
French St
Illinois Ave
Beverly Dr
Poplar St
Holland St
Raspberry St
French St
Peach St
Sassafras St
Myrtle St
Eliot Rd
Allegheny Rd
Harvard Rd
Wood St
Schaper Ave
Sassafras St
Weschler Ave
Myrtle St
Myrtle St
Oakwood St
Maple St
Ellsworth Ave
Hazel St
Auburn St
Chestnut St
Greengarden Rd
Hazel St
Rudolph Ave
Cherry St
Schaper Ave
Plum St
Schaper Ave
Post Ave
Devoe Ave
Cascade St
I-79
Colorado Dr
DOWNTOWN
Frontier Dr
Seminole Dr
Chestnut St
Walnut St
Cherry St
Poplar St
Poplar St
Peach St
Ravine Dr
Illinois Ave
Lincoln Ave
West Ln
Raspberry St
Pittsburgh Ave
Raspberry St
Liberty St
Walker Blvd
Gordon St
W Grandview Blvd
W 37th St
h
ac
W 32nd St
n
Marion St
Hilltop Rd
Dr
h
ac
Pe
W 34th St
W 30th St
E 30th St
St
E 25thSIGSBEE
E 28th St
on
W 29th Stt Co
E 29th St
n
ve
rA
en
B
E 33rd St
t
W 25th St
CENTRAL
Woodlawn Ave
TECH
E 26th St
Ba
yfr
e
ill
Gl
St
W 44th St
W Lakeview Blvd
e
Av
b
al
St
E 35th St
E 31st St
W 31st St
tS
M
E Grandview Blvd
rd
e
Av
er
e
Av
CITY OF ERIE, PA: Comprehensive
Plan and Community Decision-Making Guide
Hilltop Rd
See Appendix J. DataENotes,
pg 105.
43
ill
er
e
Av
W Grandview Blvd
Gl
en
Dr
W 42nd St
M
Pe
Pe
oa
on St
Mari
per Ave
Scha
h
Blocks
St ac where investment yields higher value
h
ac
E 41st St
e
Av
i
ll
Ri
W 32nd St
rd St
W 29th St
E 27th St
W 28th St
W 23rd St
E 24th St
E2
E 31st St
E 4th St
Polk St
Gl
W 17th St
en
E 18th St
E 18th St
Dr
E 19th St W 19th StE 19th St
E 24
StSt
E 29th
E 2nd
S Park Row
th St
W 35
Huron St
St
W 40th St
eA
veSt
W 41st
E 13th St
g
Pin
n
pi
a
Ch
St
ai
Cr
t
Tacoma Rd
St
st S
h
ac
Pe
St
E 11th St
W 39th St
ve
eA
lb
Ba
n
W 37th St
ng
W 29th St
tC
on
E 33
Sc
ot
St
E 38th St
W 27th St
wn
Bro
26thStSt
EW26th
E 27th St
g
E 36th St
W 36th St
E 37th St
W 38th St
Pe
E 16th St
W 31st St
E 8th St
E 7th St
S
W 18th St
hS
McW 24t
kin
l
ey
Glendale Ave
W 25th St Av
e
ai
Cr
E 33rd St
E 23rd St
e
Av
E 32nd St
E 18th St
E 18th St
E 22nd
E Front St
W 3rd St
E 4th St
W 34th W
St 6th St
Pin
E 31st St
W 35
on
W 29th St
ne
Pi
ON INVESTMENT
W 37th St
E 35th St
B
E 28th St ayfr
W 28th St
E 17th St
Pearl Ave
W Grandview Blvd
W 23rd
24th St
W St
W 25th St
St
E 25thAve
Woodlawn
E 26th St
W 26th St
th St W 34th ESt34th St
St
n
pi
a
Ch
g
W 42nd St
VERY
UNHEALTHY
t
W 31stE St
31st St h S
ac
Pe
W 32nd St
3.0 - 3.5
3.5 - 4.0
4.0 - 6.0
E 33rd St
St
E 24th St
E 29th St
W 30th St
W 17th St
W 44th St
W 16th St
r
Marne Rd
Sc
ot
Huron St
h
ac
E 14th St
E Bay Dr
W FroSn
cto St
tt
St
W 2nd St
W 19th St
E 19th St
Tired-looking
gateway
corridors and
E 19th St
20th St
E
E 20th St
… andHilltop
protect
important
Rd
empty
commercial
land
on Liberty
Street
W 20th St
E 20th St
W 20th St
Buffalo Rd
Buffalo Rd
St
21st
E
citywide assets.
St
E 21st
provide
opportunities
to soften and
W 21st St
Prospect
Ave
Prospect Ave
E 22nd St
Gordon St
St
22nd
W
W
22nd
St
beautify
the area …
Fairmount
Fairmont
Pkwy
Pkwy
e
Av
E 23rd St
t
W 20th St
E 27th St
W 38th St
e
Av
le
W 25th Sty Av
e
Gro
ve D
E 13th St
W 22nd StE 22nd St Ave
wn
Bro
kin
E 5th
32nd St
WSt
r
Identify opportunities
to further
E 10th Stimprove commercial
S
e
W 39th St
MW 11th St
ve
Av
an properties along Liberty Street, including the large
Wng11th St a A
E 11th
or St
W 40th St
o
i
l
l
lb
D
vacant
parcel at Liberty and
36th. This area needs to Ri
r
Ba
W 41st St
E 12thset
E 12th St
St a better tone for the neighborhood.
t
W 42nd St
W 18th St
E 20th St
Which
blocks saw homes with W 38th St
e
e
v
W 39th St
Ava higher
A
return
on investment?
g
St
W 39th
E4
oa
lin
1
l
Ri
W Lakeview Blvd
Which blocks saw homes with
a higher return on Gordon
investment?
St
62
W 40th St
2.5 - 3.0
Schaper Ave
4.0 - 6.0
W 27th St
ai
Cr
W 37th StRETURN
W 44th St
RETURN ON INVESTMENT
Score 1.25 - 2.5
e
Av
W 34th St
th St
W 35
ill
M
er
ill
M
Pe
Schaper Ave
St
h
ac Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
t
VERY
HEALTHY
E 31st St
W 36th St
VERY
UNHEALTHY
W 41st St
E 17th St
W 29th St
E 3rd St
Treat Peach Street, 38th Street, 26th Street, and
Glenwood Park Avenue as gateway corridors through
StSt
Oxford
E 7th
streetscape
improvements,
blight
mitigation,
and
St
W 36th
5 8th St
E 8th St
Polk St
beautification.
W 37th StE 9th St
W 37th St
Robin Dr
E 9th St
E 16th St
E 28th St
tS
How healthy
are the
neighborhoods?
t
W 29th St
29th
StSt
29th
EW
ne
Pi
R
Av
a
W 39th St
bo VERY
l
HEALTHY
Ba
W 24th St
W 25th St
E 25th St
E 33rd St
St
Av
E 24th St
W 28th St
W 30th St
g
g
W 17th St
E 7th St
W 26th St
eD
Lakesid
E 2nd St
W 5th St
n
W
ro
S Park Row
y F W 34th St
E Lake Rd
a
B
W
E 7th St
W 7th St
W 6th St
er
t
Huron St
E 5th St
W 7th St
E 14th St
W 16th St
W 28th St
ill
tS
E 10th St
Dr
W 29th St
W 23rd St
E 16th
E 17th St
WHERE WTO
START WORKINGW 24th St
25th St
W 25th St
M
Sc
ot
17%
e
Av
wn
o
r
B
Uneriec
W 29th St
Provide financial incentives and
support
for
ity home
W 3rd St
W 30th St
improvements on blocks with high potential
y
kw
E 4th
3rd St
St
E 4th St
W
for
return on investment and coordinate with ont P
W 4th St
E 4th St
y
Fr
w
St
W 5th
St
32nd
W
y
k
improvements to streets, sidewalks, and trees.
Ba
tP
E Lake Rd
WS Park Row
E 18th St
In general, conditions
improve going
W 19th St
E 19th St
from 26th Street
to
38th
Street and
W 20th St
E 20th St
W 20th St
several blocks
exhibit a connection
W 21st St
E 21st St
St
E 22nd
St
22nd
W
between
homeowner
reinvestment
e
Av
wn
St
E 23rdvalues.
W 23rd St
and higher
market
Bro
th St Mc
W 24
W 38th St
How healthy
are
the neighborhoods?
e
W 39th St
e
in
ill
E 13th St
E 26th St
26th St
W
HOUSING
CONDITIONS
St
h
ac
e
P W 32nd St
a
Ch
W 37th St
n
pi
St
or
D St
W 11th St E 11th
r
W 18th St
W 25th St
ai
Cr
37th St
HOUSING W
CONDITIONS
W 31st St
an
G
rove
POVERTY
RATE
Dr
W
W 22nd St
Use code enforcement and aggressive blight
Front St
W Froof
mitigation tokestaunch
the spread
southE of
nt Sblight
t
e Dr
W 26th St
La sid
26th Street. W 27th St E Bay
W 2nd St
Lincoln Ave
St
E 9th St
S
M
E 17th St
o
Fr
HOMEOWNERSHIP RATE
58%
E 8th St
5
E 8th StAVERAGE HOME SALEPolk$67,926
St
Robin Dr
EAST GRANDVIEW
E 16th St
y
2,548
Ba
nt
W 24th St
Schaper Ave
W 29th St
W 29th St
W 6th St
Oxford St
5,979
W 19th St
W 21st St
W 22nd St
S Shore Dr
y
E 2nd St
kw
tP
n
ro
yF
BaE 4th St
y
w
Pk
W 20th St
W 20th St
Tacoma Rd kwy
nt P
y Fro
E Ba
Marne Rd
MERCYHURST
W 24th St
HOUSEHOLDS
FAIRMONT-McCLELLAND
St
7thSt
WE7th
GLENWOOD
RESIDENTS
Lincoln Ave
W 28th St
W 27th St
E 3rd St
wy
nt Pk
W 24th St
W 25th St
St St
E 4th
W 4th
W 2nd St
ARBOR HEIGHTS
W 3rd St
W 5th St E 5th St
W 16th St
W 19th St
W 23rd St
Fr
LAKESIDE
ACADEMY- MARVINTOWN
Arbor Heights has a combination of
W
St
healthy20th
areas
and blocks showing
W 21st St
moderate
signs
of distress.
W 22nd St
W 22nd St
ve
nA
w
Pk
E 14th St
W 17th St
W 26th St
h St
y
Ba
y
t
on
PARK
Park Row
S TRINITY
Huron St
W 20th St
w
Bro
W
ARBOR HEIGHTS
Lincoln Ave
M
Wan11th
or St
D
r
W 18th St
2nd St
r
EAST
BAYFRONT
LITTLE ITALY
GREENGARDEN
Gro
ve D
Robin Dr
W 16th St
12TH STREET CORRIDOR
W 6th St
Oxford St
W 7th St
S
FRONTIER
Beverly Dr
W 5th St
WEST
3rd St
WBAYFRONT
E 2nd St
PULASKI
LIGHTHOUSE
y Fro
E Ba
Colorado Dr
W 4th St
Fr
Uneriecity
WF
E Bay Dr ront St
W 17th St
W 18th St
wy
nt Pk
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EaiBa
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W
y
Ba
w
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W 2nd St
S Shore Dr
E Front St
Huron St
Niagara Pier
y
t
on
BAYFRONT
Niagara Pier
t St
S Shore Dr
ty
Niagara Pier
Niagara Pier
?
E Front St
W Fron
Ore Dock Rd
Port
Acce
ss R
COST EFFECTIVELY
INTERVENING IN THE
ARBOR HEIGHTS
PLANNING AREA
Schaper Ave
HOW CAN ERIE MAKE
ARBOR HEIGHTS
STRONGER?
NEIGHBORHOOD
STRENGTHENING
E 14th St
W 16th St
Raspberry St
Pittsburgh Ave
Lincoln Ave
West
r
St
TaxE 41st
Delin
* In excess of $5
VERY
UNHEALTHY
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
4.0 - 6.0
RETURN ON INVESTMENT
Gl
en
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Dr
Holland St
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ark
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e
Mar
Parade St
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Fren
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c
ch R h Rd
d
Sunset Blvd
Parade Blvd
Lighthouse St
Hess Ave
Pennsylvania Ave
Beech Ave
East Ave
Camphausen Ave
Broad St
Elm St
Jackson Ave
kin
ley
Av
e
ew
N
Brandes St
Bird Dr
Perry St
E 33rd St
E 30th St
St
Pennsylvania Ave
E 27th St
E 27th St
E 31st St
Reed St
Ash Street Blvd
vin
Ave
en
wo
o
Gl
Ross St
Eliot Rd
Cochran St
East Ave
Reed St
Mc
E 32nd St
E 34th St
E 35th St
E 36th St
E 37th St
E 38th St
Hop
Rd
E 43rd St
E 44th St
Pin
eA
ve
E 41st St
E4
3rd
Davison Ave
an
E4
1st
St St
E 40th
Essex Ave
m
Roxanna Dr
er
Perry St
m
r
Burton Ave
eD
m
Parade Alan
Blvd Dr
Myrtle St
Chestnut S
Wayne St
Wayne St
Reed St
Ash St
St
Wallace Franklin
Ave
Wallace St
Holland St
Zi
Mcclelland Ave
Fren
Old
E 20th St
E 20th St
E 26th St
38th St
VA
HOSPITAL
Longview Ave
Sunset Blvd
E 10th St
E Lake Rd
E 18th St
Glendale Ave
E 25th St
Briggs Ave
ch R
W Lakeview Blvd
Old
Fren
ch R
Page
St
d
E 41st St
Beech Ave
39th St
Davison Ave
Burton Ave
Roxanna Dr
r
Cochran St
eD
Fargo St
Stanton St
E 35th St
E 38th St 38th St
Hop
d
Mar
vinIN AVE
MCCA
Ave
ark
Regis Dr
E 36th St
Ch
ERIE ZOO
Essex Ave
Wood St
th St
W 35
E 33rd St
Dr
E 23rd St
E 26th St
dP
Gl
a
E 34th St
Polk St
St
Pearl Ave
Hilltop Rd
E 28th St
en
wo
o
St
en
Wayne St
Ba
yfr
d St
E 33r E 33rd St
Eliot Rd
Hazel St
Perry St
E 42nd St
Alan Dr
n
pi
Bird Dr
Brandes St
N
Pennsylvania Ave
Maple St
Liberty St
Perry St
Wayne St
Pe
Cherry St
Ore Dock Rd
Hazel St
Maple St
Hazel St
Wood St
Woodlawn Ave
E 28th St
W Lakeview Blvd
Gl
June St
Holland St
Pear St
Av
e
E 24th St
E 26th St
E 29th St
E 21st St
Prospect Ave
E 22nd St
Parade St
French St
Buffalo Rd
E 24th St
E 31st St
th
W 35
E 13th St
E 19th St
E 19th St
Gordon St
Fairmont Pkwy
St
ew
Pe St
ac
h
St
E 18th St
Walker Blvd
Downing Ave
Peach St
Camphausen Ave
Broad St
Sassafras St
E 17th St
E 32nd St
E 37th St
e
Av
Longview Ave
Briggs Ave
h
ac
E 35th St
St
Port
A
Plum S
Sanford Pl
Liberty St
Bacon St
German St
Holland St
French St
West Ln
Myrtle St
Elm St
Myrtle St
East Ave
Cherry St
Chestnut St
Cherry St
Poplar St
Mcclelland Ave Hazel St
Jackson Ave
Cascade St
Peach St
Gilson
Payne Ave
Myrtle St
East Ave
Franklin Ave
June St
Plum St
Reed
StAVESt
Cascade
MCCAIN
JOSEPH
C. MARTIN
FAMILY GOLF
CENTER
Reed St
Raspberry St
Ash Street Blvd
Wallace St
Page St
Fargo St
Stanton St
Parade St
Park Way Dr
Raspberry St
Cranch Ave
Sassafras St
Chestnut StHess Ave
Walnut St
Harvard Rd
Poplar St
Wayne St
Reed St
Bacon St
d
Ave
ch R
vin
Mar
Fren
Old
Sunset Blvd
Parade Blvd
Regis Dr
Rd
O
Fren
DavisonldAve
ch
Av
e
E 16th St
E 42nd St
Auburn St
Lighthou
se St
Allegheny Rd
Cherry St
Schaper Ave
Pennsylvania Ave
Oakwood St
Ellsworth Ave
Ross St
Wayne St
Sanford Pl
Post Ave
Devoe Ave
Park Way Dr
I-79
Pear St
NAuburn St
ew
St
Oakwood St
Holland St
Allegheny Rd
Burton Ave
Beech Ave
Raspberry
Ash St St
Holland St
Broad St
Holland St
Camphausen Ave
Elm St
Greengarden RdFrench St
Av
e
ark
dP
Gl
en
Brandes St
wo
o
Blocks where investment yields higher value
Wallace St
Downing Ave
Sassafras St
Pennsylvania Ave
Ellsworth Ave
Eliot Rd
Essex Ave
Harvard Rd
Perry St
Rudolph Ave
Ore Dock Rd
Cranch Ave
Seminole Dr
Payne Ave
Peach St
Myrtle St
Myrtle St
Park
Cochran St
Ave
Perry St
Schaper Ave
Wayne St
Hilltop Rd
Which blocks saw homes with
a higher return on investment?
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Which blocks saw homes with
a higher return on investment?
Weschler Ave
German St
West Ln
East Ave
East Ave
AveSt
Rudolph
Chestnut
Post Ave
wood
Glen
Dr
W Grandview Blvd
E 33rd St
Walker Blvd
Walker Blvd
How healthy are the neighborhoods?
French St
Gilson
Myrtle St
Chestnut St
Schaper Ave
Jackson Ave
Cherry St
Devoe Ave
I-79
MapleReed
St St
Wood St
Briggs Ave
Sunset Blvd
Parade Blvd
W Lakeview Blvd
RETURN ON INVESTMENT
Gordon St
Gordon St
Frontier Dr
Sassafras StLighthouse St
Ross St
Beverly Dr
Walnut St
Hess Ave Lincoln Ave
Peach St
Aveine Dr
Pennsylvania Rav
Illinois Ave
Wayne St
Colorado Dr
Cherry St
Wayne St
Pittsburgh Ave
Poplar St
Hazel St
Hazel St
Reed St
Liberty St
Ash Street Blvd
Parade St
Wallace St
Raspberry St
Old
Fren
ch R
d
Mar St
Cascade
vin
Ave
h Rd
Fren
c
Beech Ave
Poplar St
Ash St
Wallace St
Plum St
Holland St
Holland St
Eliot Rd
Cochran St
Old
Allegheny Rd
Harvard Rd
German St
Raspberry St
French St
Gl
Oakwood St
Ellsworth Ave
Reed St
Holland St
French St
Weschler Ave
Sassafras St
Auburn St
en
wo
od
Pa
rk
Av
e
Myrtle St
Greengarden Rd
Chestnut St
Cherry St
Maple St
Hazel St
Wood St
Ore Dock Rd
en
Greengarden Rd
Port
S
Acc
Acce
s
Port
Peach St
Frontier Dr
Sassafras St
West Ln
DOWNTOWN
Myrtle St
Myrtle St
Poplar St
Schaper Ave
Hazel
St
Ave
Rudolph
I-79
Schaper Ave
Devoe Ave
Cascade St
Raspberry St
Liberty St
Post Ave
Walker Blvd
Gl
E 14th St
e
Av
4.0 - 6.0
W 44th St
E 11th St
E 12th St
W 24th St
Sc
E 27th St ott
h
St
ne
3.5 - 4.0
St
W 42nd St
e
Av
E Grandview Blvd
3rd
W 40th St
WE
41st
StSt
41st
ley
E 7th St
ac
Pe
E 26th St
E 27th St
e
Av
aim
W 39th St
EZ
ng
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e A E 40th St
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ac
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Pe
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E 44th St
E Grandview Blvd
er
3.0 - 3.5
E4
W 38th St
ill
Dr
2.5 - 3.0
VERY
UNHEALTHY
E 38th St
W 39th St
25th St Ave
WGlendale
E 4th St
tarea
Regional
assets anchor the GlenwoodoEn29th
and
Co St
W 29th St
nn
E 30th St
bring visitors
to
the
city,
making
it
a
critical
E 31st St
W 31st St
E 31st St
impression-forming area for the city.
W 37th St
M
e
Av
Score 1.25 - 2.5
ve
E 36th StW 36th St
E 35th St
kin
WHERE ETO
START St
5th St
in
ap
WORKING
Ch
Marion St
St ea
ch P
VERY
HEALTHY ea
P
er
ill
e
Av
W Lakeview Blvd
W Grandview Blvd
ch
S
W 34th St
Mc
St
W 37th St
E 37th St
th StE 34th St
d St
E 33r
Marion St
W 42nd St
Hilltop Rd
VERY
HEALTHY
A
E 35th St
W 39th St
n
oa
lli
Pin
st S
lb
How healthy
are
theE 41neighborhoods?
Ri
t
eA
Ba
t
W 44th St
Gl
A
ap
Ch
W 32nd St
E 32nd St
E 33rd St
W 23rd St
E 23rd St
g
HOUSING CONDITIONS
ve
ve
g
B
E a28th
St28th St
yfr W
on
tC
on
n
W 30th St
E 29th St
e
Av
E 25th St
Woodlawn Ave
E 26th
St St
W 26th
W 35
Pearl Ave
E 3rd St
E 7th St
E 8th St
e
ve
Av
AE
9th St W 39th St
g
a
n
o
lli
lb
Ri
Ba
W 42nd St
ai
Cr
W 40th St
W 41st St
en
64
W 37th St
W 38th St
E 24th St
W 25th St
e
Av
W 36th St
in
St
wn
Bro
ne
W 34th St
th St
W 35
E 33rd St
Schaper Ave
St
HOUSING CONDITIONS
E 33rd St
Pe
St
W 39th St
E 31st St
W 32nd St
E 27th St
St22nd St
E 22ndW
Fairmount Pkwy
… with a desirable housing stock and
St
W 31st
E 31st
St St
a market that rewards
reinvestment.
E 31st St
h
ac
g
W 37th St
E 28th St
t
4th S
W 2M
c
W 24th Stkin
ley
Av
e
WS27th St
co
tt
W 29thStSt
ai
Cr
in
ap
Ch
St
W 23rd St E 23rd St
E 26th St
W 26th St
E 20th St
W 21st St
W 11th St
E 4th St
W 37th St
W 17th St
Stop
early
signs of
distress in the
St St
18th
EW
18th
E 18th St
St
W 19th
northwestern
corner
of
Glenwood
through
St
E 19th
E 19th St
E 20th St
strong
code
enforcement
and
incentives
to
St
20th
W
E 20th St
Buffalo Rd
home improvement.
21st St
Esupport
Prospect Ave
5%
W 22nd St
W 25th St
E 25th St
E 29th StW 29th St
W 30th St
E 16th St
Pi
Pe
E 24th St
W 28th St
M
er
ill
M
d
e
Av
Schaper Ave
h
ac
Sc
ot
E 20th StW 20th St
E 21st St
W 25th St
W 39th St
B
Pe
W 20th St
e
Av
oa
b
al
W 42nd St
W 27th St
E 18th St
W 19th St RATE
POVERTY
ne
e
Av
E 19th St
W 22nd St E 22nd StAve
wn
Bro
W 16th St
93%
E LakeSRd
Park Row
Address weak gateway conditions
W 44th St
along
E 13th StPeach Street through streetscape
enhancements, blight mitigation,
and
W Grandview Blvd
beautification.
Huron St
E 14th St
AVERAGE HOME SALE $139,806E 17th St
Pi
g
W 24th St
St
38th St
in
W 18th St
E 11th St
E 12th St
1,182
Huron St
HOMEOWNERSHIP
RATE
W 17th St
EAST GRANDVIEW
MERCYHURST
W 24th St
g
W 37th St
ll
Ri
E 17th St
tS
Glenwood has
St
W 29th mostly
t
healthy residential blocks in
t
W 31st St … h S
a park-like setting
ac
t
0th St
Peach St
Pittsburgh Ave
Raspberry St
Plum St
W 23rd St
ai
Cr
W 34th St
E 16th St
HOUSEHOLDS
E 9th St
2,839
W 36th St
W 6th St
E 2nd St
t
E Bay Dr
W 31st St
Pi
W 30th St
ACADEMY- MARVINTOWN
W 21st St
W 22nd St
W 26th St
W 29th St
W 16th St
r
RESIDENTS
E 13th St
FAIRMONT-McCLELLAND
GLENWOOD
W 20th St
W 25th St
W 28th St
Seminole Dr
Lincoln Ave
Chestnut St
Walnut St
Cherry St
Poplar St
Weschler Ave
e
Av
W 19th St
St
rD
W 34th St
tS
y
W 17th St
th St
4th St
ARBOR HEIGHTS
StSt
11th
WE
11th
no
W 32nd St
W 3rd St
Sc
ot
e Dr
Lakesid
E 22nd St
W 24th St
w
nt Pk
y Fro
E Ba
GREENGARDEN
W 20th St
wn
Bro
E 14th
TRINITY PARK
Huron St
W 18th St
W 22nd St
LITTLE ITALY
r
E 10th St
M
GLENWOOD
a
S
W 2nd St
e
Av
er
ill
Lincoln Ave
12TH STREET CORRIDOR
LAKESIDE
Gro
ve D
W FrW
on30th
t St St
Make
W 38th St
E 7th St the most of a key asset by keeping
8th St
E
St 39th
Polk W
maintenance
of the areas
and
St assets
St
around Glenwood Park Avenue atWa40th
very
W
41st
St
E 10th St
high level.
E 7th St
8th St
W 37th St
W 7th St
W 29th St
E Front St
M
r
EAST
BAYFRONT
E 9th St
PULASKI
LIGHTHOUSE
Robin Dr
5
Polk St
W 5th St
Schaper Ave
rD
W 16th St
WEST
BAYFRONT
FRONTIER
E 8th St
BAYFRONT
Oxford St
F
E Lake Rd ay
B
S Park Row
W
Lincoln Ave
M
a
W 11th St no
W 7th St
E 7th St
w
yF
Pk Ba
ntE 5th
W
St
o
r
W 4th St
E 4th St
W 28th St
Marne Rd
S
r
W 6th St
S Park Row
y
kw
tP
n
ro
E Bay Dr
Marne Rd
Gro
ve D
Robin Dr
WE5th
St
5thSt
E 3rd St
y
W 26th St
Tacoma Rd
Oxford St
W 7th St
y
Ba
Uneriecity
E 2nd St
E 4th St
e Dr
Lakesid
wy
nt Pk
y Fro
E Ba
W 6th St
W
W 3rd St
W 29th St
Tacoma Rd
Beverly Dr
W 5th St
y
E 3rd St
kw
tP
n
W 4th St
o
FrE 4th St
wy
nt Pk
y Fro
E Ba
Colorado Dr
W 4th St
E 2nd St
W 2nd St
W 25th St
St
yF
Ba
W 3rd St
Uneriecity
S Shore Dr
t St
W 23rd St
W 25th St
COST EFFECTIVELY
INTERVENING IN THE
GLENWOOD PLANNING
AREA
W 27th St
e
Av
g
t
on
W 2nd St
E Front St
W Fron
E Bay Dr
wn
Bro
ai
Cr
y
w
Pk
r
W
Illinois Ave
S Shore Dr
Ravine Dr
t St
Uneriecity
Niagara Pier
Niagara Pier
oods?
E Front St
W Fron
W 22nd St
W 24th St
Niagara Pier
HOW CAN ERIE KEEP
THE GLENWOOD
AREA HEALTHY?
NEIGHBORHOOD
STRENGTHENING
W 22nd St
St
E Grandview Blvd
E Grandview Blvd
© czbLLC
What these neighbor
have working against
GLENWOOD
PARK
What these neighborhoods
have going for them...
Hilltop Rd
Gordon St
ASSETS
Fallow Land
Historic
Asset
Historic
Assets
Schools (Open)
LIABILITIES
Tax Delinquent Parcels*
* In excess of $500.
Churches
See Appendix J. Data Notes, pg 105.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
65
Code
Walker Blvd
© czbLLC
Hilltop Rd
Gordon St
Walla
Jackson Ave
ew
N
Brandes St
Wayne St
Regis Dr
E 36th St
Stanton
Lighthou
Pennsylvania Ave
Dr
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en
Dr
East Ave
N
ew
St
Pennsylvania Ave
E 30th St
Bird DrSt
Brandes
Mcclelland Ave
Av
e
E 32nd St
E 34th St
E 35th St
E 36th St
E 37th St
Hop
E 38th St
Perry St
E 43rd St
E4
3r
E 44thdStSt
Burton Ave
Essex Ave
Pin E 40th St
eA
ve
Roxanna Dr
m41
er st S
m t
an
Rd
E 42nd St
iggs Ave
AlanBrDr
Page St
Zi
Code Violations
mE
r
E Grandview Blvd
© czbLLC
Hilltop Rd
Gordon St
Broad St
East Ave
Jackson Ave
Wayne St
Reed St
ley
E 27th St
E 27th St
E 33rd St
Perry St
Wallace St
Parade St
Stanton St
d
Holland St
kin
eD
Tax Delinquent Parcels*
E 41stofSt
* In excess
$500.
Mc
E 26th St
E 31st St
E 35th St
W
What
these neighborhoods
E 36th St
have
working against them...
E 38th St
LIABILITIES
Elm St
June St
Ash Street Blvd
MCCAIN AVE
Fre
vin
Mar
Old
Regis Dr
St
Reed St
nch
Rd
Ave
St
ew
N
St
35thE 34th St
E 33rd
Gilson
Payne Ave
Wayne St
Franklin Ave
Ash St
Wallace St
Downing Ave
Pear St
Camphausen Ave
Holland St
Broad
St St
French
Elm St
Av
e
E 33rd St
W LakeviewEBlvd
Grandview Blvd
Gl
Reed St
St
St
Bacon
Perry
German St
Holland St
Gilson
St
French
Payne Ave
Peach St
ark
dP
E 32nd St
St
E Grandview Blvd
W Grandview Blvd
n
Longview Ave
3rd
tC
on
Fargo St
E4
Essex Ave
eA
ve
on
E 20th St
Glendale Ave
E 25th St
E 28th St
Ba
yfr
Sunset Blvd
E 44th St
Pin
E 29th St
Parade Blvd
E 43rd St
Perry St
a
Pe
Rd
1st
St St
E 40th
Wood St
S
Churches
ch
Fargo St
Briggs Ave
t
E 42nd St
Schools (Open)
an
Parade Blvd
Alan Dr
W 42nd St
Longview Ave
Sunset Blvd
Old
Historic
Asset
Historic
Assets
4
W 39thE St
r
Woodlawn Ave
E 26th St
Davison Ave
Old
Fren
ch R
Perry St
Hazel St
Reed St
Wayne St
eD
Cochran St
e
e
Av Zi Av
m
am
ng
lli
bo er
i
l
m
R
Ba
Hop
Roxanna Dr
Fren
c
Page Sth Rd
38th St
E 23rd St
E 24th St
E 31st St
Beech Ave
St
Eliot Rd
W 34th St
BrandesGSt
len
wo
o
Bird Dr
E 33rd St
t
Burton Ave
Jackson Ave
Cherry St
Maple St
Mcclelland Ave
Hazel St
Liberty St
Ash Street Blvd
Plum St
St
Raspberry
Old
Fren
ch R
d
Mar
vinN
St
Cascade
AvAVE
MCCAI
e
E 30th St
E 31st St
W 31st St
tS
E 10th St
Prospect Ave
E 22nd St
Fairmount Pkwy
E 27th St
W 29th St
St
E 16th St
... and
along with gateway
Pearl Ave
opportunities, can
leveraged
to
E 18th Stbe
St
E 18th
E 19th St
E 19th St
stimulate greater
levels
ofE 20th
market
St
Rd
confidence. E 21stBuffalo
St
E 17th St
E 20th St
rd
E 13th St
E 12th St
St
Mc24th
W
kin
ley
Av
e
E 27th St Sc
ot
Pennsylvania Ave
Reed St
Chestnut St
East Ave
WILSON
Myrtle St
E 23rd St
W 32nd St
Wallace St
Holland St
ASSETS
Fallow Land
Sassafras St
E 20th St
LINCOLN
h
ac
St E 35th St
What these
neighborhoods
ELEMENTARY
n
Pe
pi
a
SCHOOL
have
going for them...
Ch
E 37th St
W 37th St
E 35th St
Parade
West Ln
Myrtle St
Pearl Ave
Ash St
Poplar St
Plum St
Pear St
St
E 33rdE 33rd St
W
th St 34th St
Myrtle St
East Ave Chestnut St
Walnut St
Cherry St
Wayne St
Poplar St
Reed St
W 17th St
ST.
E 11th St
43
E Lake Rd
Davison Ave
Hess Ave
Burton Ave
ve
Essex Ave
Briggs Ave
BlvdHess Ave
Sunset Blvd
E 7th St
E 41st St
Camphausen Ave
E 4th St
Ross St
Sanford Pl
Park Way Dr
Cranch Ave
Peach St
Lighthouse St
Sassafras St
Beech Ave
Pennsylvania Ave
Wayne St
Eliot Rd
37th Sthigh
blocksEwith
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
67
E 41st St
Davison Ave
Reed St
Pear St
St
Pennsylvania Ave
Port
Acce
ss R
d
Perry St
Ore Dock Rd
Wayne St
Ash Street Blvd
Wallace St
Camphausen Ave
Elm St
East Ave
Holland St
arkd
cd
cess
PR
Reed St
vin
Ave
Mar
Parade St
Lake
E 14th St
E 21st St
Prospect Ave
E 22nd St
June St
ve
nA
Parade St
Holland St
w
Bro
E 31st St
W 35
Davison Ave
Broad St
French St
Av
e
Ross St
Holland St
Old
Fren
Old
Fren
c
ch R h Rd
d
E 34th St
t
E Grandview Blvd
Huron St
Ba
yfr
39th St
W 40th St
E 41st
W 41st
StSt
E 33
se St
Sassafras St
en
Pow
rtoAo
Gl
Ore Dock Rd
Cochran St
Wallace St
Franklin Ave
Bacon St
German St
Raspberry St
Downing Ave
E 13th St
E 28th St
W 28th St
on
t C St W 29th St
E 29th
on
n
W 30th St
Eliot Rd
en
Peac
Myrtle St
Holland St
French St
French St
NORTHWEST
W 44th St
W Lakeview Blvd
Gl
Sanford Pl
Park Way Dr
Cranch Ave
Peach St
Wood St
Weschler Ave
Peach St
West Ln
Walker Blvd
Broad St
Sassafras St
W 20th St
Buffalo Rd
W 22nd St
Fairmont Pkwy
N
e
Auburn
Pew S St
Gl
ac t
en
h
wo
St
od
Pa
rk
Av
e
Brandes St
Oakwood St
Cochran St
Roxanna Dr
Essex
Rd Ave
Harvard
St
Allegheny Rd
Maple St
Wood St
Perry St
E 44th St
3rd
Dr
E 10th St
But significant
city assets are
W 18th
St St
E 18th
E 18th
19th St
WSt
in need Eof
…
19th St
Eprotection
19th St
E 38th St38th St
W 38th St
Burton Ave
I-79
Reed St
E 42nd St
Briggs Ave
Alan Dr
Longview Ave
Parade Blvd
E4
en
E 16th St
E 17th StSt
Gordon
Camphausen Ave
Sassafras St
Gilson
Payne
Ave
St
Myrtle
Myrtle St
Chestnut St
East Ave
Cherry St
Ave
Bird Dr
Pennsylvania
Ellsworth Ave
Wallace St
Parade St
Sunset Blvd
Fargo St
Page St
E 43rd St
W 11th St
E 11th St
Walker Blvd
St
CITY OF ERIE, PA: Comprehensive Plan andGordon
Community
Decision-Making Guide
Elm
St St
Myrtle
Greengarden Rd
Cherry St
Plum St
Mcclelland Ave
Wayne St
Schaper Ave
Schaper Ave
Jackson Ave
Liberty St
Post Ave
Perry St
Poplar St
Ave
Rudolph
Hazel St
Hazel
St
Pittsburgh Ave
St St
CascadeReed
Devoe Ave
MCCAIN AVE
Raspberry St
Ash Street Blvd
Ave
d
ch R
vin
Mar
Old
Holland St
Fren
ch R
Stanton
d St
Old
Davison Ave
Beech Ave
June St
St
Holland
Pear St
Fren
Oakwood St
Regis Dr
ew
St
Av
e
ark
N
dP
en
wo
o
Gl
Allegheny Rd
Eliot Rd
Harvard Rd
Hilltop Rd
Blocks where investment yields higher value
66
Wallace St
Downing Ave
Camphausen
Rd
Ave
Greengarden
French St
Auburn St
Peach St
Broad St
Myrtle St
Ellsworth Ave
Brandes St
Cochran St
Burton Ave
Wood St
Perry St
Ave
Park
wood
Glen Essex Ave
I-79
Schaper Ave
Wayne St
Hazel St
Liberty St
Reed St
Briggs Ave
Parade St
Parade Blvd
Sunset Blvd
Ash Street Blvd
Old
d
Fren
Old
Sassafras St
Elm St
Myrtle St
Schaper Ave
AveSt
Rudolph
Pennsylvania Ave
Chestnut
Cascade St
Post Ave
Raspberry St
vin
Mar
Fren
Ave
d
Wallace St
Holland St
ch R
Beech Ave
Walker Blvd
Dr
P
E 14th St
th St
Hilltop
W 16Rd
E 36th StW 36th St
W 39th St
E 4th St
Marion St
W Grandview Blvd
E Grandview Blvd
W 39th St
t
Pin
t h S E 40th
eSt
c
Av
e
ea
E 12th St
W Lakeview Blvd
St
en
e
Av
Eoa4
lb 1st S
E 9th St
g
Gl
r
W 7th St
Gl
t
E 34th St
E 32nd St
St
SupportE 7th
the
Academy Neighborhood Association and other neighborhood
groups to promote
E 8th St
St
Polk higher
E 7th St
E 7th St
E 8th St
Polk St
levels of engagement.
E 9th St
E
e
Av
er
ill
W Lakeview Blvd
eD
St
E 2nd St
o
E 5th St
Treat
the intersection of Pine Avenue, Old French Road, and 28th Street
as an opportunity for significant
W
Pin
E
Row
Park
S
41s
W 6th St similar opportunitiesE Lake
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gateway beautification. Consider
at 26th
Street
and Parade.
eA
tS
E 4th
St St
W 5th
E 5th St
r
yF
E Lake
Rd Row
BSa Park
W
W 32nd St
E 32nd St
St
W 4th St
ro
y F St
EBa4th
M
E Grandview Blvd
W 42nd St
e
Av
g
mlin
lm
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c
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W 40th St
e
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Which blocks saw homes with
a higher return on investment?
W Lakeview Blvd
W Grandview Blvd
E 41st St W 41st St
W 44th St
St
See Appendix J. Data Notes,
pg 105.
Hop
W 38th St
W 39th St
er
e
Av
3rd
ha
W 37th St
Schaper Ave
E4
E 38th St
ill
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ill
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RETURN
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ac
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E 35th St
C
Blocks where investment
yields higher
value
W 37th St
E 37th St
M
e
h
ac
E 4 W 39th St
1st
St
Schaper Ave
M
h
ac
St
St
E 35th St
E 33rd St
W 2nd St
ai
Cr
oa
lb
Ba
W 32nd St
St
E 33rd
E 33rd St
W 34th St
Marion St
W 42nd St
ng
lli
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Which blocks saw homes with
a higher return on investment?
y
tS
E 30th St
W 31st St
E Front St
Ba
yfr
Provide
financial incentives and support for home improvements on
potential for
E 2nd St y
W 3rd St
E 3rd St
38th St
E 38th St
kw investment and coordinate with improvements to streets, sidewalks,
return non
and
trees.
P
t
E 3rd St
e
Av
W 40th St
W 41st St
e
Av
E 36th St
E 31st St
Sc
ot
W 29th St
W 29th St
E Bay Dr
ne
W 39th St
4.0 - 6.0
28th St
WSt
E 28th
tC
on
n
W 30th St
on
E 27th St
W 27th St
E 27th St
e Dr
Lakesid
Pi
3.0 - 3.5 3.5 - 4.0
e
Av
E 26th St
Ch
E 24th St
W 23rd St
W 24th St PENNSYLVANIA
MIDDLE
MARY’SGlendale
StAve
W 25th
W 25th St
E 25th St
SCHOOL
COLLEGIATE ACADEMY
HOME
Woodlawn Ave
E 26th St
E 26th St
W 26th St
Av
e
St
Score
St 1.25 - 2.5 2.5 - 3.0
W 38th
th St
E 34th35St
W
4.0 - 6.0
g
W 37th St
t
E 35th nStS
i
ap
h
C
W 37th St
E 37th St
E 25th St 3.5 - 4.0
3.0 - 3.5
ley
ai
Cr
W 36th St
VERY
UNHEALTHY
Ba
yfr
E 29th St
M
W 24th Stckin
Glendale Ave
W 25th St
RETURN
ON INVESTMENT
E 31st St
E 32nd St
St
VERY
HEALTHY
E 33rd St
g
th St
W 35
E 33rd St
W 34th St
a
Pe
ai
Cr
How healthy are the neighborhoods?
ch
St
w
Bro
E 24th St
W 25th St
Score 1.25 - 2.5 Woodlawn
2.5 - 3.0Ave
E 26th
St St
W 26th
VERY
23rd St
E 23rd St W UNHEALTHY
ve
nA
e
Av
W 32nd St
E 27th St
St
W 27th
Sc
ot
t
W 29thSSt
t
W 31st St
E 31st St
HEALTHY
th St
W 24
kinW 24th
St
ley
Av
e
Mc
ne
Pi
E 31st St
Reed St
W 29th St
ch R
Pa
rk
E 28th
St St
W 28th
E 29th St
W 30th St
Maple St
Devoe
St Ave
Perry
Hazel
St Ave
Jackson
W 26th St
Cherry St
W 25th St
E 25th St
E 26th St
East Ave
St St
E 23rd
W 23rd
W 22nd St
E 33rd St
ve
eA
Av
e
Auburn St
W 25th St
Gl
en
wo
Oakwood St
Pittsburgh Ave
Ash St
Poplar St
Holland St
Plum St
French St
Greengarden Rd
E 24th St
E 22nd
WSt
22nd St
VERY
Fairmount Pkwy
E 31st St
Pin
od
w
Bro
ve
nA
W 22nd St
Chestnut St
St
Frontier Dr Hazel
Seminole Dr
Lincoln Ave
Chestnut StHess Ave
Walnut St
Cherry St
Poplar St
Maple St
Liberty St
se St
Lighthou
Ross St
Beverly Dr
East Ave
Raspberry St
Ash St
E 14th St
Cascade St
Raspberry St
Pennsylvania AveRavine Dr
Illinois Ave
Colorado Dr
Wayne St
Wayne St
Reed St
Bacon St
E 13th St
Cherry St
Hazel St
d
Ore Dock Rd
Sanford Pl
Park Way Dr
Cranch Ave
Weschler Ave
German St
r
Franklin Ave
Harvard Rd
French St
Payne Ave
Port
Acce
ss R
Oakwood St
Allegheny Rd
Frontier Dr
Peach St
Lincoln Ave
Gilson
Sassafras St
West Ln
Holland St
Ravine Dr
Myrtle St
Hess Ave
Chestnut St
East Ave
Seminole Dr
Schaper Ave
Lighth
Ave
Illinois
ouse St
Pennsylvania Ave
Beverly Dr
Walnut St
Cherry St
St
WaynePoplar
St
Reed St
Raspberry St
Wallace St
Post Ave
DOWNTOWN
Devoe Ave
I-79
Wayne St
Colorado Dr
Ross St
Ore Dock Rd
German St
Weschler Ave
Holland St
French St
Peach St
Sassafras St
Ellsworth Ave
d
Port
Acce
ss R
Frontier Dr
Peach St
Seminole Dr
Lincoln Ave
Sassafras St
Myrtle St
West Ln
E 22nd St
W 22nd St
HOUSING CONDITIONS
Allegheny Rd
Eliot Rd
an
o
W 11th St r D
r
E 10th St
E 27th St
E 35th St
t St
E Bay Dr
in
Use code
enforcement and aggressive blight
mitigation to reduce visible signs
of distress.
side Dr
p
E FrontaSt
W 39th St
Far fewer
than
half of the blocksHuron St
BlockWconditions
vary widelyHuron
in St
h St
W 16t
16th St
E 16th St
E 16th St
Pearl Ave
exhibit a strong connection
between
Academy-Marvintown, Wwith
moderate17th St
W 17th St
E 17th St
E 17th St
St
E 18th and
reinvestment
higher
market
to-severe distress
on blocks
W 18thESt18th St
E 18th St
W 18th St evident
W 19th St
HOUSING CONDITIONS
E 19th St
W 19th St
E 19th St
E 19th St
values
—
inhibiting
the rationale
for E 20th St
adjacent to 26th
Street and
healthier
E 20th St
W
20th
St
St
St
20th
W
20th
E
W 20th St
E 20th St
Howhomeowners
healthy are
neighborhoods?
W 20th St
Rd
Buffalo the
to
improve
their
homes.
W 21st St
blocks bordering
E 21st St
E 21st St 33rd Street.
W 21st St
Prospect Ave
W 21st St
e
Av
Cochran St
M
Gro
ve D
W Fron
Av
e
Fairmo
Marion St
S
5 ch E 8th St
a
Polk St
Pe
Robin Dr
St
th St
W 35
ley
wy
nt Pk
E 12th St
W 6th St
Oxford St
E 31st St
kin
y Fro
E Ba
Blvd
W Grandview
E 11th St
a
ng
lli 13% lbo
Ri
Ba
e
Av
E 26th St
Mc
Tacoma Rd
W 44th St
A
E 25th St
Marne Rd
E 13th St
E 8th St
$57,103
ve
W 3rd St
E 24th St
E 29th St
wy
nt Pk
r
St
W 42nd
W 7th St
E 7th StE 7th St
64%
W 2nd St
Lincoln Ave
D
W
E 9th St
W 37th St
E 23rd St
E 28th St
y Fro
E Ba
r
POVERTY RATE
F
t St
E 21st St
E 22nd St
E 33rd St
Tacoma Rd
an
or
Gro
ve D
E 10th St
M
8th St
AVERAGE HOME SALE
y
WBa41st
St
E Lake Rd
S Park Row
Lincoln Ave
E 14th St
S
Robin Dr
5
w
E 3rd St Pk
nt
ro E 4th StW 4th St
y
F
w
y
Pk Ba
St St
W 40th
W 5th
nt
W St
ro E 5th
W 39th St
E 4th St
EAST GRANDVIEW
Wy 38th St
W Fron
2,570
HOMEOWNERSHIP RATE
St
Marne Rd
E 11th St W 11th St
Polk St
Uneriecity
E 2nd St
E Bay Dr
S Shore Dr
e
Av
er y
inllt Pkw
E 9th St
Oxford St
36th St
W
HOUSEHOLDS
Marne Rd
E 8th St
W 6th St
MERCYHURST
6,863
y Fro
E Ba M
W 7th St
W 3rd St
e Dr
Lakesid
FAIRMONT-McCLELLAND
W 37th St
ACADEMY- MARVINTOWN
Schaper Ave
E 7th St
RESIDENTS
Tacoma Rd
S Park Row
TRINITY PARK
W 34th St
S
GLENWOOD
wy
nt Pk
t
W 5th St
ACADEMY MARVINTOWN
E 20th St
E 20th St
W 24th St
W 31st St
g
r
yF
Ba E 5th St
ARBOR HEIGHTS
W 4th St
t St
W 2nd St
W 32nd St
E Front St
W Fron
W 30th St
Niagt ara Pier
E 4th St
S Shore Dr
LAKESIDE
W 29th St
E 18th St
E 19th St
WHERE TOS START
c
WORKING ott St
ai
Cr
y
E 3rd
w St
Pk
t
on
GREENGARDEN
ne
Pi
St
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E Bay Dr
y Fro
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Lincoln Ave
Sc
ot
LITTLE ITALY
UnerieEcity
2nd St
W
W 24th St
h St
12TH STREET CORRIDOR
PULASKI
LIGHTHOUSE
EAST
BAYFRONT
W 28th St
Niagara Pier
d St
FRONTIER
Niagara Pier
St
WEST
BAYFRONT
W 25th St
W 26th St
W 29th St
BAYFRONT
W 23rd St
W 25th St
Auburn St
W 27th St
ve
nA
Regis Dr
Greengarden Rd
Rudolph Ave
W 24th St
E Front St
w
Bro
Beech Ave
W 22nd St
Plum St
W 22nd St
E 17th St
COST EFFECTIVELY INTERVENING IN THE
ACADEMY-MARVINTOWN PLANNING AREA
W 21st St
Stanton St
W 20th St
W 19th St
Myrtle St
W 20th St
Fallow Parcels
HOW CAN
ERIE MAKE THE
ACADEMY-MARVINTOWN
AREA STRONGER?
NEIGHBORHOOD
STRENGTHENING
Front St
W 18th St
Poplar St
Schaper Ave
Raspberr
Pittsburgh
E 16th St
W 17th St
en
Sassafras St
French St
Dr
Fallow Land
Schools (Open)
E Grandview Blvd
PREPARATORY
SCHOOL
Pennsylvania Ave
Brandes St
Perry St
Sanford Pl
Wayne St
Park Way Dr
Reed St Cranch
Ave
E4
3rd
Burton Ave
eA
ve
Essex Ave
Pin
Perry St
St
E 38th
St
P
E 18th St
E 19th St
Camphausen Ave
June St
Regis Dr
E 33r
m
m
er
E 42nd St
St
Zi
Alan Dr
Stanton St
Burton Ave
Essex Ave
E 41st St
E 35th St
Longview Ave
E 34th St
Page St
Brandes St
d St
E 32nd St
Mcclelland Ave
MCCAIN AVE
tC
on
n
E4
3rd
Pear St
St
ew
Pennsylvania Ave
Jackson Ave
Bird Dr
eA
ve
Glendale Ave
Woodlawn Ave
on
E 36th St
Pin
Prospect Ave
Fairmount Pkwy
E 40th St
m
an
Rd
E 43rd St
E 44th St
E Grandview Blvd
What these neighborhoods
have working against them...
© czb
LIABILITIES
Tax Delinquent Parcels*
Code Violations
* In excess of $500.
Churches
RETURN ON INVESTMENT
68
CITY OF ERIE,
PA: Comprehensive
and Community
Decision-Making Guide
Which
blocks
saw Plan
homes
with
a higher return on investment?
E 41st S
Franklin Ave
Ash Street Blvd
Wallace St
Briggs Ave
1st
Fargo St
E 44th St
What these neighborhoods
have going for them...
MERCYHURST
© czbLLC
Historic
Asset
Historic
Assets
E4
Ba
yfr
Davison Ave
E 43rd St
E 36th
E 37th St
E 26th S
E 35th St
r
Roxanna Dr
Perry St
Rd
Elm St
Jackson Ave
Reed St
vin
Ave
Mar
Parade St
Gilson
Broad St
Av
e
E 38th St
E4
1st
St
E 40th St
m
an
Briggs Ave
er
Parade Blvd
m
Blvd
ESunset
42nd St
Alan Dr
m
E 35th St
Buffalo Rd
N
ley
eD
Zi
E 34th
E 4th St
E Grandview Blvd
E 37th St
Hop
E 32nd
38th St
E 12th St
kin
E 33rd St
Wayne St
Reed St
Wallace St
Ash Street Blvd
Ave
Mar
vin
Fren
Old
h Rd
38th St
ASSETS
Hilltop Rd
Parade Blvd
Sunset Blvd
Payne Ave
Elm St
East Ave
Mc
E 30th St
E 31st St
Perry St
d
ch R
MCCAIN AVE
Holland St
Longview Ave
Old
Fren
c
Fargo St
Page St
St
Ave
Beech Stanton
39th St
Mcclelland Ave
Av
e
ark
dP
38th St
th St
E 35th St
E 33rd St
Downing Ave
Ash St
Wallace St
Reed St
E 25th St
MERCYHURST
UNIVERSITY
East Ave
Holland St
St
Holland
Lighthouse
St
Old
F n
Fren reHess
ch RAve
ch R
d
d
Pennsylvania Ave
Ross St
Beech Ave
East Ave
Eliot Rd
Cochran St
Wayne St
Reed St
Franklin Ave
Walker Blvd
June St
Parade St
French St
Holland St
Glendale Ave
Dr
Bacon St
dP
ark
Av
e
en
wo
o
Gl
Wayne St
Maple St
Hazel St
Wood St
Old
Myrt
Myrtle St
Port
AcSt
Chestnut
cess
Rd
Cherry St
Ore Dock Rd
Hazel St
Liberty St
Sanford Pl
Holland St
Bacon St
Downing Ave
Peach St
Pear St
St
h
ac
Regis Dr
W 35
E 33rd St
W Lakeview Blvd
Gl
E 22nd St
E 23rd St
E 29th St
E 31st St
Gl
E 41st St
E 24th St
Av
e
E 20th St
E 20th St
E 21st St
Prospect Ave
ley
E 27th St
E 7th St
E 18th St
E 19thESt19th St
Gordon St
JEFFERSON
ELEMENTARY
d St
Cochran St
Davison Ave
Roxanna
Dr Ave
Burton
r
Gordon St
German St
West Ln
Sassafras St
Camphausen Ave
en
wo
o
Pe
on
n
Eliot Rd
Hazel St
See Appendix J. Data Notes, pg 105.
Park Way Dr
Cascade St
Peach
St
St
Raspberry
Cranch Ave
Sassafras St
French St
Gilson
Broad St
St
ew
N
Bird Dr
Liberty St
Wood St
Essex Ave
eD
E 10th St
E Lake Rd
Pearl Ave
Woodlawn Ave
E 33r
E 38th St
Hop
Polk St
Significant educational
assets abound and bring
E 26th St
E 26th St
E 27th St
visitors to the area, which demands
a high level of
E 27th St
Ba
E 28th St
yfr
on
maintenance
along gateway corridors.
tC
E 32nd St
E Grandview Blvd
Blocks where investment yields higher value
t
Hilltop Rd
Buffalo Rd
W 24th St
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Which blocks saw homes with
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a higher return on investment?
W Grandview Blvd
Myrtle St
Elm St
Chestnut St
Cherry St
Hazel St
Pennsylvania Ave
Maple St
Cherry St
Brandes St
Mcclelland Ave
Perry St
Perry St
Alan Dr
Briggs Ave
RETURN ON INVESTMENT
E 42nd St
W 44th St
Fargo St
W 42nd St
e
ve
4.0A-v 6.0
W 39th St
Eim4lin
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ac
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Sc
ot
E 18th St
Fairmont Pkwy
E 30th St
W 31st St
VERY
E 37th St
UNHEALTHY
3.5Z - 4.0g A
Longview Ave
Page St
3.0 - 3.5
Myrtle St
Myrtle St
Poplar St
East Ave
Plum St
Jackson Ave
Cascade St
E 33rd St
Wayne St
Reed St
Wallace St
Parade St
W 40th St
Parade Blvd
d
Stanton St
2.5 - 3.0
Sunset Blvd
Holland St
Allegheny Rd
Davison Ave
Old
Fren
ch R
Burton Ave
Payne Ave
Chestnut St
Cherry St
East Ave
Franklin Ave
June St
MCCAIN AVE
Reed St
Raspberry St
Mar
Ash Street Blvd
vin
Ave
d
Fren
ch R
Regis Dr
E 31st St
Plum St
Greengarden Rd
Pennsylvania Ave
Oakwood St
Lighthou
se St
Ellsworth Ave
Ross St
Allegheny Rd
Poplar St
Wayne St
Harvard Rd
Reed St
Raspberry St
Ash St
Downing Ave
Auburn St
Rudolph Ave
Schaper Ave
I-79
German St
Pear St
Auburn St
ew
N
Oakwood St
Old
St
Wayne St
Post Ave
Sanford Pl
Park Way Dr
Devoe Ave
Cranch Ave
Bacon St
Holland St
Camphausen
St
Ave
Holland
Rd
Greengarden
French
Broad
StSt
Hess Ave
Walnut St
Port
4.0 - 6.0
Frontier Dr
Seminole Dr
Lincoln Ave
Gilson
French St
Payne Ave
Elm St
Av
e
rk
Pa
od
Eliot Rd
Essex Ave
Cochran St
Beech
Rd Ave
Harvard
Perry St
Ellsworth Ave
Brandes St
Gl
en
wo
Post Ave
Ave
Park
wood
Schaper Ave
Glen
St Ave
Perry
Devoe
I-79
Wayne St
Gordon St
W 29th St
Walker Blvd
Walker Blvd
E 41st St W 41st St
UNHEALTHY
Rd
Hilltop
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
Wallace St
Hess Ave
Peach St
Myrtle St
Pennsylvania Ave
Rudolph Ave
Cherry St
Jackson Ave
Maple St
Reed St Hazel St
Ash Street
Blvd
Liberty
St
St St
Hazel
Reed
Wood St
Parade Blvd
Sunset Blvd
Briggs Ave
ch R
Fren
Old
Beech Ave
Wallace St
Parade St
Holland St
Old
Fren St
Raspberry
ch R
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en Auburn St
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od
Pa
rk
Av
e
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VERY
W 39th St
Score 1.25 - 2.5
W Lakeview Blvd
Av
e
E 33rd St
Marion St
VERY
HEALTHY
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ley
th St
kin
keside
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Av
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How healthy are the neighborhoods?
en
D
W Grandview Blvd
Glendale Ave
W 25th St
W 37th St
W 38th St
e
Av
St
E 38th St
W 36th St
er
E Grandview Blvd
VERY
HEALTHY
ill
E4
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kin
E 17th St
en
ne
Pe
eA
ve
E 36th St
M
e
Av
HOUSING CONDITIONS
h
ac
t
Mc
E 16th St
Marion St
h
ac
Pe
St
St
Pin
W 23rd St
Gl
Pi
Ba
E 4St
W 39th
1st
S
E 20th St
St
e
Av
Schaper Ave
er
ill
M
W 44th St
W Lakeview Blvd
a
o
lb
HOUSING CONDITIONSW 34th St
Marion St
W 42nd St
e
Av
E 20th St
W 19th St
g
W 41st St
g
in
ll
Ri
W 18th
St St
E 18th
E 19th St
E 28th St
E 11th St
Treat 38thPeaStreet and Pine
Avenue as gateway
corridors
through
streetscape
improvements,
E 12th St
E 13th St
W Lakeview Blvd
blight mitigation, and beautification.
ai
Cr
W 40th St
St
e
Av
W 39th St
Co
nn
W 30th
W 32nd St
d St
E 33r
E 33rd St
W 37th St
E 37th St
nt
ch
S
E 14th St
Pearl Ave
W 17th St
e
Av
23rd St
wn
oE
ne
W 38th St
a
Ch
W Grandview Blvd
Prospect Ave
Pi
W 37th St
n
pi
$86,072
E 26th St
... which is likely, on most blocks,
toE 27th St
E 27th St
Ba in higher market values.
result
yfr28th St
W 28th St
E
o
E 31st St
thESt34th St
W 42nd St
E 35th St
E 35th St
How healthy are
the neighborhoods?
St E 35th St
W 40th St
E 26th St
E 31st St
W 35
Ch
E 25th St
E 29th St
E Bay Dr
Row
Park
St
WS37th
Provide
financial
incentives and support
E 7th St on blocks with
for home improvements
St
7th
E
e
E 8th St
e
high potential
for
return on investment
and
Av
Av
a
W 39th St
ng
o
i
St
9th
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l
l
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coordinate
with
improvements
to
streets,
i
l
R
Ba
sidewalks, and
trees.
t
Huron St
Br
E 24th St
W 25th St
Woodlawn Ave E 25th St
E 26thWSt26th St
E 29th St
E 32nd St
W 38th St
W 44th St
17%
W 20th St
Buffalo Rd
E 21st St
W 21st St
E 22nd St
W 22nd St
Fairmount Pkwy
W 35
St
W 36th St
P
E 33rd St
g
W 34th St
h
c
ea
St
Weschler Ave
Ravine Dr
Peach St
Lighthou
Ave
Illinois
se St
Sassafras St
West Ln
Schaper Ave
Poplar St
Sassafras St
Myrtle St
Pittsburgh Ave
Chestnut St
East Ave
Plum St
Myrtle St
Chestnut St
East Ave
Ash St
Wallace St
Raspberry St
Holland St
Pennsylvania Ave
Beverly Dr
Colorado Dr
Ross St
DOWNTOWN
Walnut St
German St
Cherry St
Wayne St
Poplar St
Reed St
Holland St
French St
Weschler Ave
Peach St
Sassafras St
French St
M th St
W 2c4
kin
lW
ey 24th St
Av
e
ai
Cr
th St
W 35
e
Av
E 33rd St
ne
W 32nd St
Pi
E 31st St
E 31stW
St31st St
Ore Dock Rd
Port
Wayne St
Frontier Dr
Peach St
West Ln
Myrtle St
Myrtle St
Myrtle St
Greengarden Rd
t
Oakwood St
W 22nd St
E 18th St
E 19th St
While most of the Mercyhurst
area
W 25th
W 25th St
St St
E 25th
featuresE 26th
blocks
of
tidy
mid-century
St
W 26th St
E 27th St
homes and apartments with few signs
of
W 27th St
Sc
o
tt
E 28th St
W 28th St
St W 29th St
distress,
blocks
to
the
north
of
38th
Street
E 29th St W 29th St
30th Stincreasingly in need of reinvestment …
Ware
St
Cochran St
E 17th St
E Lake Rd
71%
W 31st St
Mc
Tacoma Rd
E 16th St
E 20th St
W 20th St
W 16th St
W 41st St
E 10th St
E 2nd St
t
E 23rd St
E 24th St
Marne Rd
E 23rd St
W 23rd St
POVERTY RATE
E 14th St
W 36th St
W 6th St
2,444
tS
Target early signs of distress,
especially
E 3rd St
north of 38th Street,
E 4th St with targeted tcode
E 4th St
S
in
enforcement and blight Eremoval.
5th St
ap
W 3rd St
W 34th St
W 39th St
Polk St
7,462
e Dr
Lakesid
Sc
ot
y
E 20th St
E 13th St
W 2nd St
W 32nd St
E Front St
e
Av
E 21st St
E 18th St
W 19th St
AVERAGE HOME SALE
E 12th St
EAST GRANDVIEW
MERCYHURST
Huron St
W 17th St
W 20th St
E 22nd St
e
W 22nd St
Av
wn
Bro
E 24th St
GLENWOOD
11th St
WRATE
11th St
EHOMEOWNERSHIP
W 30th St
W Fron
t St
W 24th St
w
nt Pk
y Fro
E Ba
r ACADEMY- MARVINTOWN
E 13th St
W 18th St
E 19th St
FAIRMONT-McCLELLAND
W 29th St
er
ill
D
ARBOR HEIGHTS
E 17th St
TRINITY
St
10th PARK
E
HOUSEHOLDS
W 28th St
M
or
r
E 8th St
RESIDENTS
E 9th St
Schaper Ave
an
8th St
Gro
ve D
Lincoln Ave
GREENGARDEN
M
MERCYHURST
LAKESIDE
5
Polk St
Robin Dr
LITTLE ITALY
E 11th
St
11thSt
W
Oxford St
W 26th St
Marne Rd
12TH STREET CORRIDOR
S
EAST
BAYFRONT
E Lake Rd
Park Row
Marne Rd
E 8th St
E 9th St
W 16th St
E 16th St
W 24th St
tS
r
BAYFRONT
PULASKI
S
LIGHTHOUSE
t
W 4th St
on
y
Fr E 4th St
kw ay
P
B
t
W 5th St
n
W
E 5th St
ro
yF
a
B
W 37th St
W
W 7th St
E 7th St
E 7th St
E 4th St
W 25th St
Tacoma Rd
FRONTIER
E 7th St W 7th St
W 21st St
ch
W 6th St
WEST
BAYFRONT
y
w
Pk
wy
nt Pk
y Fro
E Ba
S Park Row
E 14th St
Sc
ot
StSt
5th
EW
5th
E 3rd St
E Bay Dr
W 23rd St
E 21st St
E 22nd St
COST EFFECTIVELY
INTERVENING IN THE
MERCYHURST PLANNING AREA
W 25th St
W 29th St
Tacoma Rd
Sassafras St
B
W 3rd St
W 27th St
e
Av
E 20th St
E 20th St
St
W
E 3rd St
W 4th St
e Dr
Uneriecity
E 2nd St
W 24th St
Lakesid
wn
Bro
E 18th St
E 19th St
g
y
S Shore W
Dr2nd St
wy
nt Pk
y Fro
E Ba
Seminole Dr
E 2nd St
kw
tP
E 4th
on St
r
F
ay
t St
W 22nd St
ai
Cr
3rd St
Uneriecity
E Front St
W Fron
E Bay Dr
Poplar St
Schaper Ave
Acce
ss R
d
Ras
Pittsb
Acce
ss R
d
nd St
Ore Dock Rd
t St
W 19th St
W 21st St
W 22nd St
Niagara Pier
Niagara Pier
E Front St
W Fron
W 20th St
W 20th St
HOW CAN ERIE MAKE
THE MERCYHURST
AREA STRONGER?
NEIGHBORHOOD
STRENGTHENING
W 18th St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
69
en
Dr
VERY
HEALTHY
Gordon St
70
en
Dr
Bacon St
Franklin Ave
Downing Ave
June St
Pear St
Regis Dr
E Grandview Blvd
Mcclelland Ave
er
Bird Dr
E 40th St
m
an
Rd
E 43rd St
r
Roxanna Dr
m
E 42nd St
Alan Dr
m
Longview Ave
Page St
eD
Fargo St
Stanton St
Davison Ave
Burton Ave
Perry St
MCCAIN AVE
N
ew
St
Pennsylvania Ave
Brandes St
Perry St
Wayne St
Reed St
Briggs Ave
Essex Ave
Ash Street Blvd
Wallace St
Parade Blvd
Av
e
Hop
Zi
E 44th St
Sanford Pl
Park Way Dr
Cranch Ave
Lighthouse St
Hess Ave
Payne Ave
Gilson
Franklin Ave
Bacon St
East Ave
Downing Ave
Pearl Ave
E 19th St
Camphausen Ave
Av
e
June St
Pear St
Broad St
Elm St
Glendale Ave
Woodlawn Ave
E 26th St
Regis Dr
3rd
E 41st St
Davison Ave
E4
Burton Ave
eA
ve
St
E Grandview Blvd
Mcclelland Ave
Bird Dr
E 30th St
E 35th St
Hop
eD
Zi
m
Longview Ave
E 36th St
St
Page St
E 34th St
E 35th St
Pin
MCCAIN AVE
E 33rd
Fargo St
Brandes St
E 32nd St
E 37th St
St
tC
on
Alan Dr
ew
N
on
m
er
E 42nd St
St
Pennsylvania Ave
E 27th St
Ba
yfr
E 40th St
m
an
Rd
E 43rd St
r
Roxanna Dr
East Ave
ley
Prospect Ave
n
Essex Ave
Briggs Ave
E Grandview Blvd
ne
E 41st St
E 35th St
E 18th St
Fairmount Pkwy
E 38th St
1st
Camphausen Ave
Elm St
East Ave
Reed St
Ave
Mar
vin
Parade St
Sunset Blvd
E 38th St
n
Buffalo Rd
Stanton St
Reed St
Ash Street Blvd
Gils
East Ave
Ash St
Jackson Ave
Holland St
Holland St
ch R
d
Fren
Old
Pennsylvania Ave
Ross St
Wayne St
Wayne St
Jackson Ave
Reed St
kin
E 33rd St
E4
Broad St
French St
Av
e
ar k
© czbLLC
Payne Ave
Wayne St
Reed St
German St
Wallace St
Peach St
Sassafras St
Gl
en
wo
od
P
Rd
Acce
Eliot
ss R
d
Ash St
Parade St
h Rd
Ave
vin
Mar
Fren
c
Old
Wallace St
Holland St
E 44th St
W Lakeview Blvd
Gl
Reed St
German St
Holland St
Bird Dr
E 43rd St
E 36th St
E 27th St
Perry St
P
Mc
E 31st St
38th St
Parade Blvd
W Grandview Blvd
h
c
ea
E 25th St
E 28th St
Sunset Blvd
39th St
E 40th St
Fre
Rd
E 26th St
r
E 34th St
St
E 20th St
E 23rd St
eD
38th St
Old
an
Hop
nch
Roxanna Dr
Rd
m
E 33rd St
th St
Beech Ave
Eliot Rd
er
Port
Cochran St
Ore Dock Rd
Holland St
French St
Av
e
ark
St
h
Pe
ac
dP
Gl
Alan Dr
W 39th St
m
Wallace St
Peach St
Sassafras St
Myrtle St
Chestnut St
m
Wood St
S
E 31st St
W 35
Cochran St
Hazel St
Zi
St
Beech Ave
Hazel St
Wood St
French St
West Ln
Myrtle St
June St
Mcclelland Ave
Cherry St
Hazel St
Maple St
Liberty St
ch
4.0 - 6.0
E 42nd St
l
Ba
R
St
3.5ch-St4.0
n
E 7th St
E 18th St
Perry St
Sassafras St
Myrtle St
Chestnut St
Walnut St
Cherry St
Cherry St
MCCAIN AVE
E 24th St
E 33rd
E 30th St
E 4th St
E 12th St
E 29th St
Which blocks saw homes with
a higher return on investment?
W 44th St
4.0 - 6.0
a
bo
e
Av
VERY
UNHEALTHY
pi
E 10th St
E 22nd St
E 30th St
W 31st St
a
a
RETURN ON INVESTMENT
Pe
t
W 42nd St
© czbLLC
g
in
ill
e
Av
Page St
St
Davison Ave
Burton Ave
W 41st St
W 38th St
t
Polk St
E 21st St
E 27th St
E 32nd St
tC
on
Major points of entry into the neighborhood and
city present an opportunity for East Grandview to
make a good first impression to the Erie market.
E 20th St
E 26th St
on
E 27th St
E Lake Rd
E 19th St
W 24th St
tS
Pe
Myrtle St
Chestnut St
Cherry St
Hazel St
Maple St
Liberty St
Cascade St
Peach St
Bacon St
Poplar St
Poplar St
Plum St
E 16th St
E 17th St
Glendale Ave
Sc
ot
a
Ch
Longview Ave
St
Walker Blvd
Sanford Pl
Park Way Dr
Cranch Ave
Downing Ave
Pear St
Cascade St
E 38th St
E 41st
St
W 40th
3.0 - 3.5
Stanton St
2.5 - 3.0
Fargo St
3rd
Raspberry St
Camphausen Ave
Broad St
St
ew
N
Regis Dr
St
Raspberry
Oakwood St
36th-St
E1.25
Score W
34th St2.5
E 35th St
Holland St
French St
Myrtle St
Chestnut S
Myrtle St
Raspberry St
Raspberry St
Franklin Ave
Gilson
Payne Ave
Weschler Ave
Elm St
Greengarden Rd
Pennsylvania Ave
W 39th St
E4
W 25th St
St
St
WE29th
33rd
W 37th St
Essex Ave
Harvard Rd
Perry St
W 32nd St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
RETURN ON INVESTMENT
Oakwood St
Harvard Rd
Hess Ave
Frontier Dr
Seminole Dr
Lincoln Ave
East Ave
East Ave
Bird Dr
Ellsworth Ave
Perry St
St
Brandes
Auburn St
Jackson Ave
Rudolph Ave
Wayne St
Post Ave
Schaper Ave
I-79
E 34th St
Hilltop Rd
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
Allegheny Rd
se St
Lighthou
Ross St
Ravine Dr
Illinois Ave
Ellsworth Ave
Post Ave
Devoe Ave
I-79
Schaper Ave
Pennsylvania Ave
DOWNTOWN
Beverly Dr
Schaper Ave
Reed St
Mcclelland Ave
Reed St
Devoe Ave
Briggs Ave
Allegheny Rd
June St
Pittsburgh Ave
Ash Street Blvd
E 42nd St
Alan Dr
Longview
Ave
Parade
Blvd
E 44th St
W 30th St
VERY
HEALTHY
W 36th St
Roxanna Dr
Wallace St
Wallace St
Ave
MCCAIN AVE
ch R
d
Fren
Old
Page St
Sunset Blvd
E 43rd St
W 28th St
E 32nd St
r
Av
e
on
W 26th St
eD
St E 40th StPine
Rd
E Grandview Blvd
VERY
UNHEALTHY
W 37th St
W 23rd St
E 11th St
E 13th St
How healthy are the neighborhoods?
E 37th St
Hop
Ba
yfr
Walker Blvd
Gl
E 35th St
e
Av
HOUSING
CONDITIONSt Conn
W 25th St
ve
rA
W Lakeview Blvd
W 27th St
wn
Bro
e
ill
St
1st
W 22nd St
M
Fargo St
Old
Fren
ch R
d
Parade St
Stanton StHolland St
Mar
vin
Holland St
Pear St
Av
e
Regis Dr
Beech Ave
Davison Ave
an
How healthy are the neighborhoods?
Walker Blvd
Wayne St
Reed St
Bacon St
German St
Downing Ave
French St
Camphausen Ave
Elm St
Broad St
en
wo N
odew
PaS
rtk
Gl
Eliot Rd
Burton Ave
Cochran St
m
E4
St
E 8th St
E 9th St
E 26th St
WHERE TO START
WORKING
Ba
yfr
Pi
Glendale Ave
Woodlawn Ave
e Dr
Marion St
G
er
E 31st St
W 19th St
Woodlawn Ave
Marion St
Essex Ave
Ave
Park
ood
lenw
m
E 30th St
29th St
E 33rdWSt
Schaper Ave
3rd
Marion St
HOUSING
CONDITIONS
E4
m
W 24th St
W 18th St
W 20th St
St
E 41st St
Zi
St
W 21st
E 27th
E 27th St
E 7th St
Av
e
Prospect Ave
Fairmount Pkwy
Lakesid
E 14th St
Prospect Ave
W 17th St
E 5th St
S Park Row
Huron St
g
E 38th St
Av
e
Colorado Dr
Franklin Ave
Ash St
Holland St
French St
Peach St
Sassafras St
Myrtle St
Myrtle St
Chestnut St
E 36th St
Av
e
Buffalo Rd
ai
Cr
ap
Ch
E 35th St
kin
ley
Gordon St
e
Av
E 34th St 35th St
W
St
E 33rd
E 33rd St
Mc
W 16th St
E 19th St
E 3rd St
E 4th St
ne
St
E 31st St
E 32nd St
St
E 37th St
in
n
E 20th St
Hilltop Rd
ve
E Bay Dr
Dr
ley
Buffalo Rd
E 27th St
Improve commercial property conditions
E4
3
around the entry node at Pine Avenue rd St
W Lakeview Blvd
E Grandview Blvd
and East Grandview Boulevard,
which is
currently outdated- and cluttered-looking.
E 2nd St
Fortunately, most blocks in
Pearl Ave
the East Grandview
area show
E 18th St
a strong connection between
homeowner reinvestment and
higher
market values.
Fairmont Pkwy
W 11th St
E 26th St
E 28th St
on
t
E 29th StCon
W 6th St
W 20th St
W 22nd St
W 3rd St
W 4th St
en
St
W
Treat
38th Street, especially near the E 35th St
Bayfront Connector, as a gateway
E 37th St
thoroughfare through streetscape
improvements, blight mitigation, and
E4
1st
Pin
beautification.
St
eA
Pi
Brandes St
P
g
E 35th St
Wayne St
Sanford Pl
Cranch Ave
Park Way Dr
Sassafras St
Gilson
Payne Ave
Hess Ave
Myrtle St
West Ln
East Ave
East Ave
Cherry St
Pennsylvania Ave
St
ai
Cr
33rd St
h
c
ea
t
e
Av
ne
W 31st St
31st St
Hazel
PerryStSt
Peach St
se St
Lighthou
Chestnut St
Walnut St
Cherry St
Poplar St
Hazel St
tS
Ba
yfr
Pi
Maple St
Sc
ot
Glendale Ave
E 25th St
Woodlawn Ave
E 26th St
t St
W 7th St
Gl
E Front St
W Fron
kin
Marne Rd
E 27th St
E 24th St
yF
Ba
10%
St
35th
a
Ch
W 39th St
W 2nd St
E 12th
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W 5th
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E 19th St
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Av
e
E 20th St
Prospect Ave
w
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ac
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n
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Provide financial incentives and support
E 28th St
for home
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on blocks with
E 29th St
high potential for return on investment
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sidewalks,
and trees.
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y Fro
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E 21st St
E 26th St
Pearl Ave
E 18th St
E 20th St
E 20th St
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E 19th St
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i
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r
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8th St
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Dr
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W 37th St
EAST GRANDVIEW
E 10th St
2,910
E 18th St
E 19th St
St
E 22nd
Target early
signs
of distress, especially
E 23rd St
north
of
38th
Street,
with targeted
code
E 24th St
W 24th St
enforcement and blight removal.
E 25th St
Sc
ot
6,817
HOUSEHOLDS
W 36th St
e
Rd
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E 16th St
RESIDENTS
W 34th St
W 39th St
Polk St
Oxford St
W 32nd St
er
E 13th St
EAST GRANDVIEW
Niagara Pier
E 11th St
E 20th St
20th St
W 39th St
Pin
e
S Shore Dr
E 12th St
wy
nt Pk
E 9th St
E 8th St
W 29th St
W 30th St
ill
St St
E 7th
E 7th
W 28th St
E 16th St
E 17th St
Marion St
GLENWOOD
W 25th St
M
E Lake Rd
S Park Row
MERCYHURST
y Fro
E Ba
W 19th St
W 25th St
E 4th St
E 5th St
Healthy blocks of small mid-century 5
homes abound
in the East GrandviewPearl Ave
E 17th St
E 18th St
area, but signs of distress
are growing
E 18th St
in areas north of 38th Street and pose a
E 21st St households
concern throughout
as aging
E 22nd St
Fairmount Pkwy
transition
over the next decade.E 23rd St
M
W 17th St
Perry St
Wood St
E 4th St
E 14th St
Huron St
3rd St
ARBOR HEIGHTS
E 3rd St
W 23rd St
W 26th St
FAIRMONT-McCLELLAND
W 37th St
ACADEMY- MARVINTOWN
Tacoma Rd
y
t Pkw
E 10th St
E 2nd St
GREENGARDEN
Marne Rd
Fron
Polk St
Dr
Schaper Ave
Pennsylvania Ave
Ross St
W 3rd St
TRINITY
E Bay PARK
ve
nA
W 25th St
W 29th St
LAKESIDE
Plum St
Greengarden Rd
Rudolph Ave
d
Port
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ss R
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W 2nd St
W 27th St
Fallow Parcels
LITTLE ITALY
W 19th St
St
E Front St
W Fron
W 6th St
Dr
Lakeside
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Auburn St
Pittsburgh Ave
Schaper Ave
W 22nd St
COST EFFECTIVELY INTERVENING IN THE
EAST GRANDVIEW PLANNING AREA
g
ai
Cr
12TH STREET CORRIDOR
W 18th St
W 20th St
PULASKI
LIGHTHOUSE
EAST
BAYFRONT
W 17th St
E 10th St
E 12th St
E 14th St
W 21st St
W 22nd St
E 11th St
E 13th St
Huron St
Poplar St
Lincoln Ave
W 16th St
W 20th St
BAYFRONT
WEST
BAYFRONT
FRONTIER
Walnut S
r
W 24th St
E Bay Dr
West Ln
D
HOW CAN ERIE MAKE
THE EAST GRANDVIEW
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E 9th St
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Blocks where investment yields higher value
Hilltop Rd
Gordon St
See Appendix J. Data Notes, pg 105.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
71
Port
Acce
Sanford Pl
Park Way Dr
Cranch Ave
Lightho
u
Pennsylvania Ave
Hess Ave
Bacon St
Payne Ave
Gilson
Downing Ave
Bacon St
June St
Pearl A
E 18th St
Schools (Open)
E 19th St
Zi
m
Buffalo Rd
Fairmount Pkwy
Alan Dr
Churches
Longview Ave
Camphausen Ave
Broad St
Elm St
Franklin Ave
Historic
Asset
Historic
Assets
Page St
Stanton St
St Fallow Land
Davison Ave
MCCAIN AVE
Park Way Dr
Cranch Ave
Gilson
Regis Dr Payne Ave
East Ave
Sanford Pl
Pear St
Hess Ave
N
ew
St St
Lighthouse
Pennsylvania Ave
Ross St
Burton Ave
ASSETS
m
er
E 42June
nd St
St
Camphausen Ave
Broad St
Elm St
Wayne St
Brandes St
Wayne St
Reed St
Essex Ave
Pi
ne
AE 26th St
kin
ley
E 27th St
Av
e
Pear St
Ave
Glendale
St
E 25th
East Ave
St
E 35th St
What
these neighborhoods
E 12th St
have going for them...
go St
WoodlawnEAve
26th St
d St
Woodlawn Ave
E 40
m
Mc
CITY OF ERIE, PA: Comprehensive
Plan and Community Decision-Making Guide
Ave
3rd
Reed St
E4
E 23rd St
E 41st St
E 7th St
n
E 33r
E 20th St
E 20th St
Prospect Ave
E 22nd St
June St
Parade St
Rd
eBuffalo
AEv 21st St
e
E 24th St
E 38th
Pearl
Ave
tC
on
E 4th St
Downing Ave
d
Acce
ss R
Port
Pennsylvania Ave
Franklin Ave
Ash St
Pin
Fairmount Pkwy
E 36th St
E 18th St
E 19th St
Franklin Ave
East Ave
East Ave
E 19th St
E 10th St
on
E2
Mcclelland Ave
Ross St
Ore Dock Rd
Park Way Dr
Bacon St
Downing Ave
E 18th St
St
Perry St
Av
e
1st
Holland
Pear St St
ley
E4
Camphausen Ave
French St
W 24th St
kin
E 17th St
E 32nd St
E 34th St
E 13th St
E 37th St
Ba
yfr
Glendale A
e Dr
Lakesid
E Lake Rd
Polk St
E 35th St
Wallace St
Reed St
E 14th St
E 8th St
E 11th St
Perry St
Wayne St
E 9th St
St
E 33rd
German St
Holland St
E 7th St
French St
Gilson
Ash Street Blvd
EE31st
St
7th St
E 12th St
Peach St
Elm St Sassafras St
Myrtle St
rade
Blvd St
Chestnut
Cherry St
Sunset Blvd
East Ave
E 26th St
ve
E 25th St
Reed St
Sassafras St
West Ln
Payne Ave
Myrtle St Hess Ave
Wallace St
Myrtle St
E 20th St
Mc
Jackson
Cranch Ave Ave
Peach St
Lighthouse St
Pennsylvania Ave
Ave
vin
Mar
Chestnut St
Walnut St
East Ave
Parade St
Ross St
Cherry St
d
ch R
Poplar St
Fren
Old
Plum St
W 23rd St
E 23rd St
Glendale Ave
W 25th St
Sanford Pl
Holland St
Wayne St
Holland St
Ash St
Franklin Ave
Beech Ave
St
Raspberry
St
Wallace
Wayne St
Poplar St
Reed St
Gl
Ash St
Wallace St
d
Acce
ss R
Port
French St
Av
e
ark
dP
en
wo
o
June St
Cochran St
e
Av
Wayne St
Reed St
German St
French St
Peach St
Ore Dock Rd
Sanford Pl
Park Way Dr
Bacon St
St
German
St Ave
Weschler
Holland
Downing Ave
Eliot Rd
E 26th St
wn
Bro
W 19th St
E 4th St
St
Fallow LandE 16thHistoric
Assets
E 20th St
Prospect Ave
E 21st St
E 24th St
W 25th St
Woodlawn Ave
W 26th St
E 18th St
E 19th St
W 20th St
Buffalo Rd
W
22ndSt
St
Fairmont Pkwy
E 22nd
Holland St
E 27th St
Pear StFrench St
Camphausen Ave
ley W 24th St
W 24th St
Av
e
W 21st St
Huron St
Pearl Ave
W 17th St
18th St
See Appendix J. Data Notes, pgEW
105.
19th St
eengarden Rd
St
Chestnut
Wood
kin
St
BroadSassafras
St
Myrtle St
W 22nd St
Myrtle St
Elm St
St
W 20th St
E 18th St
E 10th St
E 27th St
E 5th St
E Lake Rd
S Park Row
Briggs Ave
Sassafras St
Sassafras St
Myrtle St
Frontier Dr
Cranch Ave
French St
West Ln
Peach St
W 16th St
se St
Wayne St
Peach St
Holland St
Chestnut St
Dr
SeminolePeach
St
Gilson Sassafras
Lincoln
StAve
Myrtle St
Payne Ave
Hazel St
W 39th StE 20th St
lph Ave
East Ave
hestnut St
e
Av
E 27th St
Woodlawn Ave
E 26th St
t
w
Bro
Ave
E 24th St
Ravine St
Dr
Cherry
MapleHess
St Ave
Chestnut St
Walnut St
Liberty St
East Ave
t
a W 23rd St
PeGlendale Ave
E 25th St
W 25th St
E 26th St
Which blocks saw
homes
with
St
25th St
44th
WW
a higher return on investment?
ley
W 24thASt
ve
Plum St
Pear St
Holland St
W
Chestnut St
Poplar St
Lighthou
Beverly Dr
Pennsylvania Ave
RossDrSt
Colorado
Cherry St
Poplar St
Poplar St
Schaper Ave
June St
ngarden Rd
Camphausen Ave
Broad St
French St
Elm StSassafras St
Myrtle St
Pittsburgh Ave
Wallace St
Raspberry St
Downing Ave
Peach St
Ash St
Franklin Ave
West Ln
Myrtle St
Allegheny Rd
se St
Hazel
St
Illinois Ave
Wayne St
Cascade St
Wayne St
Reed St
Raspberry St
Bacon St
German St
Holland St
Weschler Ave
Plum St
Port
Ore Dock Rd
Sanford Pl
Park Way Dr
Cranch Ave
Frontier Dr
Auburn St
Seminole Dr
Peach St
French St
Payne Ave
Gilson
Lincoln Ave
Sassafras St
Oakwood St
Myrtle StHess Ave
Ave Ave
Pennsylvania
Illinois
Lighthou
se ne
St Dr
Ravi
Chestnut St
Cherry St
East Ave
Harvard Rd
kin
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h Ave
al
W 19th St
B Ave
Prospect
E 12th St
E 16th higher
St
Blocks where investment
yields
value
E 17th St
E 23rd StS
e
St
RETURN
ON2OF
INVESTMENT
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Mc
72 Mc CITY
PA: Comprehensive Plan andn Community
Guide
Av
4th ERIE,
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W 22nd St
East Ave
E 22nd St
Fairmount Pkwy
StSt
W 42nd
W 22nd
Ri
Huron St
Pearl Ave
a
bEo20th St
W3
Polk St
E Bay Dr
E 3rd St
E 4th St
Woodlawn Ave
Marion St
Schaper Ave
W 21st St
Rd
Buffalo
W 20th St
E 21st St
ill
St
W 41st St
g
n
lli
e
Av
A
St11th St
E 11th St5th W
E 33rd St
Which blocks
n saw homes with
E 13th St
pi
a
a higher return
on
investment?
Ch
E 14th St
W 17th St
St
E 18th e
E 19th
St St v
W 18th
St
E 31st St
E 8th St
W 3rd St
Av
e
EDISON
ELEMENTARY
SCHOOL
LAKESIDE
CEMETERY
Tacoma Rd
W 37th St
RETURN ON INVESTMENT
E 9th St
W 7th St
E 2nd St
E 28th St
W 6th St
La
ley
Fairmount Pkwy
Marne Rd
W 20th St
W 40th St
r
E 7th St
E 7th St
W 2nd St
r
keside D
wy
nt Pk
E 20th St
E 19th St
D
4.0 - 6.0
t St
E 26th St
E 29th St
W 5th St
W Fron
E Bay Dr
W 4th St
E 25th St
E Front St
E 18th St
… while E. Lake Road (Route 5)
E 19th St
and adjacent assets are wellpositioned to form one
Rd Erie’s
Buffaloof
most attractive gateways.
Prospect Ave
kin
y Fro
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ay
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W
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Mc
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an
3.0 - 3.5
8th St
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M
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ro
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wy
nt Pk
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Score 1.25 - 2.5E 17th
2.5 -St
3.0 3.0 - 3.5 3.5 - 4.0
4.0 - 6.0
E 18th St
M
th St
W 38th St
E 22nd St
y Fro
E Ba
0th St
E 16th St
W 16th St
W 39th St
W 19th St
VERY
UNHEALTHY
2.5 - 3.0
St
y
E 3rd St
kw
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on4th St
EVERY
r
y
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w
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nt
W
E 4th St
Tacoma Rd
h St
Lincoln Ave
th St Huron St
E 14th St
Polk St
Robin Dr
E 13th St
W 36th St
VERY
HEALTHY
St 1.25 - 2.5
W 6th
Score
Oxford St
How healthy are the neighborhoods?
E 12th St
W 3rd St
VERY
HEALTHY
Un
Stcity
2nd
ES
c erie
St
W 11th St
Lake
W 2nd St
St
E 18th
Fallow
land
dominates sections
E 19th St
of Lakeside and represents an
E 20th St
E 20th
opportunity
forStnew business
E 21st St development and recreation …
How healthy are the neighborhoods?
ot
t
S Shore Dr
Lincoln Ave
r
W 34th St
E 11th St
side Dr
g
HOUSING CONDITIONS
rD
E 9th St
t St
Marne Rd
r
W 32nd St
W 24th St
E Front St
HOUSING CONDITIONS
W 26th St
E 8th St
W Fron
E Bay Dr
y
E 3rd StPkw
StW 4th St
W ro28th
nt
E 4th St
E 4th St wy
F
k
ay
P
B
St
t
W 29th
W 5th St
WE 5th St
on
Fr
y 30th
St
W
Ba
W
W 7th St
E 7th St
E 7th St
E Lake Rd
S Park Row
W 23rd St
ai
Cr
wy
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ve D
E 10th St
8th St
Uneriecity
E 2nd St
wy
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5
E Front St
... especially north of the
W 19th St
median-lined E. Lake Road,
where the market rewards
reinvestment by homeowners.
W 25th St
Tacoma Rd
Polk St
Robin Dr
e Dr
Lakesid
Marne Rd
Ellsworth
Walnut St Ave
W 3rd St
W 25th St
ve
nA
E 17th St
E 7th St
E 12th St
Tacoma Rd
DrSt
Beverly
Ross
t St
w
Bro
Myrtle St
St
Acce
ss R Raspberry
d
W 17th St
E 10th St
Formulate a plan for long-term reuse of
St
E 11th
underutilized
industrial property that
includes provisions for public access to
views of
Lake Erie.
E 13th St
E 16th St
Niagara Pier
W Fron
W 2nd St
Oxford St
41%
Huron St
Niagara Pier
W 24th St
Greengarden Rd
W 22nd St
W 6th St
$69,747
E 9th St
Broad St
Lincoln Ave
W 16th St
d St
W 29th St
49%
POVERTY RATE
E Lake Rd
Leverage
E. Lake Road’s charmingPolk
median
E 8th St
St
through beautification projects along the
avenue and a well-maintained streetscape.
E 14th St
St
W 27th St
AVERAGE HOME SALE
Fallow Parcels
W 18th
Bounded by GE Transportation
toStthe
east and mostly fallow industrial land to
St
W 20th
the west, Lakeside features
largely
stable
residential
blocks …
W 21st St
Bay Dr
Shore
Dr
1,354
HOMEOWNERSHIP RATE
EAST GRANDVIEW
St
W 11thMERCYHURST
GLENWOOD
HOUSEHOLDS
Walnut St
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
ARBOR HEIGHTS
Cherry St
Dr
Poplar St
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GREENGARDEN
Fallow Parcels
no
TRINITY PARK
3,269
E 4th St
Marne Rd
LITTLE ITALY
S Park Row
wy
nt Pk
rove
E 8th St
RESIDENTS
W 7th St
St
5
W 6th St
West Ln
12TH STREET CORRIDOR
LAKESIDE
LAKESIDE
Myrtle St
DOWNTOWN
FRONTIER
PULASKI
LIGHTHOUSE
EAST
BAYFRONT
Provide financial incentives and support for
home improvements on blocks with high
E 5th St
potential for return on investment and
coordinate with improvements to streets,
sidewalks, and trees.
E 7th St
E 4th St
Tacoma Rd
Lincoln Ave
W 5th St
WEST
BAYFRONT
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Lakesid
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Seminole Dr
Frontier Dr
Ravine Dr
Niagara Pier
St
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WHERE TO START
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Target early signs of distress with targeted
code
E 3rd
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W 3rd St
ro
W
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COST EFFECTIVELY
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HOW CAN ERIE
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AREA STRONGER?
NEIGHBORHOOD
STRENGTHENING
Ave
aProspect
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Rd
73
Glendale Ave
E 43r
E 26th St
E 44
Dr
RETURN ON INVESTMENT
Gordon St
Which blocks saw homes with
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Gilson
Bacon St
Franklin Ave
Downing Ave
June St
Pear St
St
Stanton St
eD
m
m
er
m
an
Alan Dr
r
E 40th St
Roxanna Dr
Zi
Longview Ave
Fargo St
Port
Perry St
Bird Dr
MCCAIN AVE
Hop
Page St
Burton Ave
Essex Ave
Davison Ave
Parade Blvd
Sunset Blvd
Acce
ss R Briggs Ave
d
Old
F
Fren rench R
ch R
d
d
Old
Beech Ave
Eliot Rd
Cochran St
Rd
E 43rd St
E 44th St
en
Hilltop Rd
Gordon St
Dr
Park Way Dr
Cranch Ave
Lighthouse St
Franklin Ave
Hess Ave
Gilson
Bacon St
East Ave
Regis Dr
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June St
Alan Dr
m
Churches
m
er
E 42nd St
Longview Ave
St
Zi
Schools (Open)
Fargo St
3rd
Davison Ave
E4
What th
have w
LIABILITIE
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Page St
Stanton St
Hop
Historic
Asset
Fallow Land
Historic
Assets
E 41st St
eA
ve
E 30th St
E 35th St
ASSETS
E Grandview Blvd
E Grandview Blvd
MCCAIN AVE
Brandes St
MCCLELLAND
St
E 33rd
PARK
E 38th St
Pin
tC
on
Bird Dr
ew
N
on
Mcclelland Ave
St
Pennsylvania Ave
Perry St
E 27th St
E 40th St
m
an
Rd
E 43rd St
r
Tax Delinq
Roxanna Dr
Jackson Ave
Wayne St
Reed St
E 44th St
St
Camphausen Ave
Elm St
East Ave
Reed St
Bird Dr
Mcclelland Ave
E 43rd St
Glendale Ave
Woodlawn Ave
What these neighborhoods
have going for them...
Burton Ave
Alan Dr
Sunset Blvd
E 42nd St
Parade Blvd
Fargo St
Wood St
Perry St
See Appendix J. Data Notes, pg 105.
W Lakeview Blvd
Gl
d
Prospect Ave
Ba
yfr
E 36th St
Essex Ave
er
E 41st
St
Blocks where
investment
yields highermanvalue
R
E Grandview Blvd
Downing Ave
Ash St
Wallace St
m
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1st
E 40th St
Buffalo Rd
E 26th St
E 34th St
E 35th St
r
na Dr
m
Av
e
E 32nd St
eD
Roxan
Perry St
h Rd
Zi
ley
E 37th St
Hop
E 19th St
n
E 33rd St
38th St
Pearl Ave
E 27th St
E 30th St
Briggs Ave
39th St
Page St
38th St
Longview
OldAve
Fren
c
Beech Ave
Stanton St
Cochran St
Essex Ave
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ve
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Eliot Rd
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Hazel St
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Ch
kin
E 31st St
Ash Street Blvd
E 35th St
Wallace St
W 35
E 33rd St
DIEHL
ELEMENTARY
E 18th St
Fairmount Pkwy
Pear St
Franklin Ave
June St
Parade St
Holland St
St
MCCAIN AVE
Old
Fren
ch R
d
Mar
vin
Ave
Regis Dr
a
Pe
E 28th St
Broad St
French St
E 33rd
Mc
E 27th St
Holland St
E 32nd St
Payne Ave
Reed St
German St
Wayne St
Bacon St
Holland St
French St
Downing Ave
Peach St
Pear St
St
Av
e
ark
ac
h
dP
E 31st St
E 25th St
E 26th St
4.0 - 6.0
tC
on E 29th St
n
en
wo
o
W 31st St
Glendale Ave
E 26th St
on
Gl
Brandes St
Pe
t
E 23rd St
E 24th St
3.5 - 4.0
E 7th St
E 20th St
E 20th St
E 22nd St
VERY
UNHEALTHY
Woodlawn Ave
Ba
yfr
E 10th St
E 21st St
Prospect
Ave
W 24th St
tS
N
ew
St
Sc
ot
Polk St
Pearl Ave
E 19th St
E 19th St
Fairmont Pkwy
3.0 - 3.5
Cherry St
- 3.0
Camphausen Ave
Broad St
Myrtle St
Elm St
Chestnut St
Cherry St
Av
e
E Lake Rd
E 18th St
Which blocks saw homes with
a higher return on investment?
E 37th St
Pennsylvania Ave
Wayne St
Ross St
Sassafras St
Payne Ave
Chestnut St
Gilson
Hess Ave
Walnut St
West Ln
Sassafras St
E 18th St
E 4th St
… and assets that can be
leveraged to boost pride and
confidence.
E 12th St
Buffalo Rd
St
RETURN ONch INVESTMENT
E 34th St
th St
E 35th St
e Dr
Sanford Pl
Ore Dock Rd
Sanford Pl
Park Way Dr
Peach St
Cranch Ave
use St
Lightho
Cherry St
Myrtle St
Myrtle St
Poplar St
East Ave
ley
St
E 27th2.5
Hazel St
Ave
Pennsylvania
Maple St
Liberty St
Perry St
E 33rd St
E 30th St
Regis Dr
Perry St
Wayne St
Reed St
Ash Street Blvd
Wallace St
Parade St
Holland St
Hazel St
Wood St
Walker Blvd
Pennsylvania Ave
Poplar St
East Ave
Plum St
E 31st St
Mcclelland Ave
ew
N
Brandes St
Ave
vin
Mar
St
E 42nd St
Pennsylvania Ave
Reed St
Camphausen Ave
Elm St
East Ave
Jackson Ave
Holland St
Gl
en
wo
od
P
Broad St
French St
Av
e
ark
Myrtle St
Chestnut St
Cherry St
Hazel St
Payne Ave
Hess Ave
East Ave
Ash St
Wallace St
Peach St
Sassafras St
Myrtle St
Chestnut St
Lig
Penns
R
Wayne St
Reed St
German St
West Ln
Liberty St
Ross St
Wayne St
Wayne St
Jackson Ave
St St
RaspberryReed
Briggs Ave
Roxanna Dr
Sunset Blvd
Parade Blvd
kin
W Grandview Blvd
Hilltop Rd
Holland St
French St
Myrtle St
Chestnut St
Cherry St
Walnut St
Myrtle St
Raspberry St
Raspberry St
Ash St
Wallace St
Wallace St
Reed St
d
Ave
Bird Dr
ch R
vin
Fren
Mar
Old
Parade St
Ash Street Blvd
Auburn St
Holland St
Rd
nch
Old
Fre
Maple St
Plum St
Cascade St
d
Reed St
German St
Greengarden
St
Holland Rd
French St
June St
Av
e
Allegheny Rd
Rd Ave
EHarvard
42nd St
Beech
Alan Dr
W 42nd St
E 44th StW 44th St
W Lakeview Blvd
W 29th St
Wayne St Cascade St
Sassafras St
Eliot Rd
Longview Ave
Cochran St
Ave
Park
wood Schaper Ave
Glen
Fargo St
Page St
Stanton
I-79 St
en
E 43rd St
4.0 - 6.0
Mc
W 25th St
Walker Blvd
Walker Blvd
Dr
Weschler Ave
Holland St
French St
Peach St
Franklin Ave
West Ln
Post Ave
Ave
Mcclelland
Oakwood
St
St St
Bacon
Myrtle
Myrtle St
Rudolph Ave Myrtle St
Chestnut St
Pear St
Devoe Ave
Gl
MCCAIN
en AVE
wo
od
Ellsworth Ave
Pa
rk
Maple St
Regis Dr
P
Score
1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
Gl
Acce
ss R
Port
Ore Dock Rd
Frontier Dr
Seminole Dr
Peach St
Lincoln Ave
Sassafras St
Beverly Dr
Chestnut St
Downing Ave
Schaper Ave
Camphausen Ave
Cherry St
ew
St St
Hazel
N
h
St eac
St
Wood
Davison
Ave
St
c
ea
P
Burton Ave
Essex Ave
3rd
Raspberry St
Oakwood St
Harvard Rd
Ravine Dr
Sanford
Pl
Illinois Ave
Park Way Dr
Colorado Dr
Cranch Ave
Walnut St
Pittsburgh Ave
Broad St
Poplar St
Plum St
Elm St
Brandes St
Cascade St
Liberty St
Hazel St
Pennsylvania Ave
Raspberry St
Perry St
Wayne St
Cherry St
Gilson
Poplar St
Payne Ave
Raspberry St
East Ave
East Ave
Jackson Ave
Auburn St
Reed St
Bird Dr
Reed St
Briggs Ave
W 44th St
E 44th St
E Grandview Blvd
Blvd
Grandview
W
h
E4
E 41st St
St
ve
rA
Harvard Rd
Parade Blvd
Roxanna Dr
Oakwood St
Allegheny Rd
Wallace St
Ash Street Blvd
Fren
Ellsworth Avech Rd
Mar
Mcclelland
vin Ave
Parade St
Ave
Old
Sunset Blvd
Allegheny Rd
Schaper Ave
I-79
use St
Lightho
Hess Ave
St Ave
Wayne
Weschler
Reed St
Ash St
Greengarden Rd
Ave
Rudolph Holland
St
June St
Holland St
Rd
Schaper Ave
Alan Dr
Old
Fren
E 42nd St
ch
Devoe Ave
I-79
Stanton
EliotSt
Rd
Beech
Page StAve
Longview Ave
W 42nd St
Perry St
Schaper
French StAve
Post Ave
MCCAIN AVE
en
wo
o
Gl
Regis Dr
Pennsylvania Ave
Ross St
Wayne St
Frontier Dr
Seminole Dr
Lincoln Ave
German St
Wallace St
St
Peach
Ave
Pittsburgh
Av
e
dP
ark
St
ew
Maple St
Brandes St
Hazel St
Ellsworth Ave
Devoe Ave
d
Acce
ss R
Port
Ore Dock Rd
Illinois Ave
Sanford Pl
Beverly Dr
French St
Holland St
Franklin Ave
West Ln
Sassafras St
Downing Ave
Myrtle St
Myrtle St
Pear St
St
Chestnut
Camphausen
Ave
Broad St
Elm St
Cherry St
Hazel St
Pennsylvania Ave
Liberty St
Perry St
Bacon St
Myrtle St
Chestnut St
St
Walnut
Gilson
Cherry St
Payne Ave
Poplar St
Hess Ave
Poplar St
Plum St
East Ave
Cascade St
Raspberry St
Wayne St
Ravine Dr
Peach St
Park Way Dr
Colorado Dr
Sassafras St Cranch Ave
Lighthouse St
Pennsylvania Ave
Ross St
East Ave
Raspberry St
Reed St
Reed St
N
Cochran St
l
Ba
R
E 33rd
Marion St
Davison Ave
eA
ve
a
bo
E 32nd St
E 13th St
E 16th St
E 17th St
Marion St
St Ave
Wood
Burton
g
in
ill
m VERY W 39th St
m
UNHEALTHY
er
E 40th St
W 40th St
m
an
Rd W 41st St
Zi
e
ill
Walker Blvd
Pin
VERY
W 39th St
HEALTHY
E 20th St
Score 1.25 - 2.5
W 37th St
Hop
e D St
W 38th
r
M
Fargo St
Wayne St
Wayne St
Reed St
Jackson Ave
Essex Ave
1W
st S40th St
t
e
Av
Schaper Ave
Perry St
E4
e
Av
n
Marne Rd
r
tC
on
Tacoma Rd
E 38th St
W 38th St
eD
W 37th St
on
Marion St
W 37th St
W 36th St
E 27th St
Ba
yfr
Lakesid
wy
nt Pk
in
ap
Ch
E 25th St
W 28th St
W 34th St
W 19th St
VERY
W 23rd St
HEALTHY
e
Av St
E 23rd
wn
Bro
E 30th St
W 30th St
W 32nd St
E 33rd St
St
E 11th St
E 14th St
Huron St
E 8th St
E 9th St
E 12th St
St
th
W 35
E 7th St
E 7th St
g
E 35th St
St
S Park Row
y Fro
E Ba
P
E 28th St
E 31st St
E Lake Rd
e
Av
St
E 29th St
E 5th St
ne
ea
W 25th St
E 26th St
E 26th St
W 26th St
E 27th St
E 3rd St
How healthy are the neighborhoods?
E 21st St
E 26th St
E 27th St
E 36th St
But conditions improve to the
south and west, with many blocks
featuring market conditions that
reward reinvestment …
W 6th St
E 10th St
E 20th St
Glendale Ave
Woodlawn Ave
E 37th St
E 4th St E 4th St
Pi
St
Polk St
E 2nd St
Marne Rd
E 33rd
ch
W 3rd St
HOUSING CONDITIONS
W 22nd St
Av
e
E Bay Dr
Tacoma Rd
W 31st St
W 29th St
t St
W 2nd St
ai
Cr
E 40th St
W 41st St
E 36th St
E 37th St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Gordon St
t
E Front St
e Dr
Lakesid
W Fron
St St
E 18th
W 18th
Glendale EAve
24th St
W 27th St
Gordon St
W 17th St
W 20th St
Prospect Ave
W 21st St
E 22nd St
W 24th St
tS
n
E 34th St
E 19th St
How healthy are the neighborhoods?
Hop
E 43rd St
tC
on
W 16th St
Pearl Ave
E 16th St
e
Av
Rd
Sc
ot
on
E 13th St
ley
D
W 11th St
ne
Pi
an
E 32nd St
HOUSING
CONDITIONS
E 35th
St
W 34th St
Ba
yfr
E 11th St
kin
E 33rd St
Hilltop Rd
W 7th St
E 8th St
E 14th St
th St
W 24
W 4th St
W 5th St
E 19th St
W 22nd St
Woodlawn Ave
Marion St
74
Hilltop Rd
m
E 33rd St
W 36th St
W 39th St
er
W 25th St
E 9th St
E 17th St
Buffalo Rd
W 20th St
Fairmount Pkwy
W 23rd St
Av
e
e
Av
er
en
m
ley
W 29th St
ill
W Lakeview Blvd
Gl
m
W 28th St
M
St
Schaper Ave
rd
Blvd
Zi
kin
E 18th St
St
E 41st St
Code Violations
W 37th St
Mc
W 19th St
E 27th St
W 26th St
E 30th St
W 30th St
E 31st St
W 32nd St
ve
nA
r
g
Tax Delinquent
Parcels*E 38th St
W 25th St
D
ai
Cr
ap
E 36th
ChSt
w
Bro
E 27th St
W 29th St
E 33rd St
th St
W 35
E 35th St
W 22nd St
n
o
y
Fr
kw ay
B
E 5th Stnt P
W
o
r
yF
Ba
W
E 7th St
E 4th St
Mc
Prospect Ave
Fairmount Pkwy
r
Implement
the 2010 master plan for improvements at McClelland Park.
E Bay Dr
wy
nt Pk
St St
W 27th
E 28th
E 31st St
St
E 25th St
E 26th St
e
Av
E 33rd
Marion St
e
Av
er
ill
M
Pin al
Be
Av
e
St
ch
a
Pe
E4
3
P
E 32nd St
W 39th St
* In excess
of $500.
St
E 20th St
r
y
kw
tP
E 23rd St
Buffalo Rd
E 4 Fairmont Parkway and
Invest in further beautification of the median-lined
3rd
St
W Lakeview
engage residents
inBlvdits upkeep.
E Grandview Blvd
en
y Fro
E Ba
E 26th St
ne
a
bo
e
Av
h
c
ea
St
St
E 24th St
Ave
Glendale
St
W 24th
E 29th St
n
W 31st St
E 34th St
LIABILITIES
St
E 35th St
in
W 37th StE 37th St
Ri
tC
on
g
1st
Sc
Boa
ttyf
Srton
W 18th St
W 20th St
E 23rd St
or
Huron St
E 20th St
Gro
ve D
a
Ch
Gl
E 3rd St
8th St
an
E 12th St
W 17th St
5
Robin Dr
M
S Park Row
St
P
Uneriecity
E 2nd St
E 4th St
E 7th St
Oxford St
W 11th St
E 19th St
Pi
E 33rd St
E4
Woodlawn Ave
W 6th St
W 7th St
E 18th St
Prospect AveE 21st St
W 21st St
E 22nd St
W 22nd St
E Lake Rd
E 10th St
W 16th St
W 3rd St
... contributing to areas with
visible distress near Buffalo Road.
W 5th St
S
Pearl Ave
Buffalo Rd
W 20th St
What these neighborhoods
have working against them...
t
g
E 19th St
Fairmount Pkwy
W 24th St
ai
Cr
hoods
.
n
lli
E 16th St
E 17th St
E 18th St
W 4th St
Polk St
E 13th St
E Front St
t St
W 2nd St
S Shore Dr
h
c
ea
Niagara Pier
W 29th St
e
Av
r
E 27th St
W 28th St
St
W 19th St
E 20th St
W 23rd St
Mc
kin
le
W 25thy St
Av
e
W 26th St
E 31st St
D
e Dr
Lakesid
W Fron
Lincoln Ave
e
Av
h St
or
W Grandview Blvd
Marne Rd
20th
StSt
20th
WE
wn
E 23rd St
Bro
an
E 11th St
Lincoln Ave
Huron St
W 18th St
nd St
Robin Dr
E 14th St
W 17th St
E 18th St
M
E 8th St
E 9th St
Gro
ve D
r
W 44th St
a
bo
e
Av
l
Ba
R
W 42nd St
35%
Tacoma Rd
S
E 12th St
E 7th St
Oxford St
E 7th St
wy
nt Pk
E 10th St
S Park Row
on
W
y
kw
tP
r
yF
Ba
y Fro
E Ba
wy
ont Pk
Polk St
E 5th St
Tacoma Rd
W 7th St
E Lake Rd
W 6th St
Marne Rd
E Bay Fr
Tax delinquencies have been a
significant problem in the northwestern
section of Fairmont-McClelland …
W 11th St
16th St
Uneriecity
W 41st St
in
ill
E 21st St
E 22nd St
E 29th St
E 19th St
E 20th St
E 20th St
E 33rd St
Work Swith
owners of
commercial
properties on Broad Street Enear
Buffalo Road
t
34th St
th St
h
W 35
E 35th St
t
ac
S
e
to update
and
beautify
their
highly
visible
properties.
E 35th St
P
n
pi
W 34th St
e
Av
W 5th St
E 3rd St
E 4th St
E 4th St
$59,535
g
W 40th St
e
Av
E 19th St
Pearl Ave
E 18th St
improvements
W 38th St Provide financial incentives and support for home
St
38th
E 38th St on
blocks with high potential for return on investment and coordinate with
W 39th St
Pin
E4
1st
eA
improvements to streets, sidewalks, and trees.
St
E 41st St
ve
W 37th St
er
W
W 3rd St
E 2nd St
W 32nd St
2,495
W 38th St
60%
E 18th St
E 31st St
W 31st St
Demolish
blighted tax-foreclosed
homes when
opportunities arise.
E 31st St
W 36th St
ill
W 4th St
r
yF
Ba
S Shore Dr
W 34th St
M
y
w
Pk
W 2nd St
E Bay Dr
W 29th St
W 39th St
Schaper Ave
t St
he neighborhoods?
t
on
e Dr
Lakesid
E Front St
W Fron
W 32nd St
POVERTY RATE
EAST GRANDVIEW
Niagara Pier
Niagara Pier
E Bay Dr
W 30th St
Parcels6,837
AVERAGE HOME SALE
MERCYHURST
GLENWOOD
Auburn St
Rudolph Ave
Post Ave
DOWNTOWN
ARBOR HEIGHTS
W 29th St
HOMEOWNERSHIP RATE
ACADEMY- MARVINTOWN
W 25th St
W 28th St
E 12th St
Use code enforcement
andE 24th
aggressive
blight
St
W 24th St
E 25th St
mitigation to reduce visible signs of distress
in
E 26th St
W 26th St
transitional
areas
between
Buffalo
Road
and
Fairmont
Sc
ot
tS
E 28th St
Parkway.
t
W 23rd St
W 26th St
E 16th St
E 17th St
St
GREENGARDEN
W 37th St
e
Av
wn
Bro
W 25th St
FAIRMONT-McCLELLAND
FAIRMONT-McCLELLAND
Plum St
Greengarden Rd
W 22nd St
HOUSEHOLDS
TRINITY PARK
W 19th St
W 21st St
RESIDENTS Fallow
LITTLE ITALY
W 18th St
W 20th St
W 22nd St
W 29th St
LAKESIDE
Huron St
W 17th St
E 7th St
WHERE TO START WORKING
E 10th St
E 13th St
g
ai
Cr
12TH STREET CORRIDOR
EAST
BAYFRONT
W 16th St
W 20th St
W 27th St
E 11th St
E 14th St
Poplar St
Schaper Ave
Pittsburgh Ave
Lincoln Ave
FRONTIER
y
Poplar St
Weschler Ave
r
BAYFRONT
WEST
BAYFRONT
COST EFFECTIVELY
INTERVENING IN THE
FAIRMONT-MCCLELLAND
PLANNING AREA
W 11th St
D
W 24th St
PULASKI
LIGHTHOUSE
Sassafras St
F
Seminol
Lincoln
Beverly
Colorad
NEIGHBORHOOD
STRENGTHENING
or
Polk St
Tacoma Rd
HOW CAN ERIE MAKE
FAIRMONT-MCCLELLAND
STRONGER?
r
an
E 8th St
E 9th St
E Lake Rd
Marne Rd
Gro
ve D
M
E 7th St
wy
nt Pk
E 8th St
E 5th St
S Park Row
y Fro
E Ba
W 7th St
5
Robin Dr
W 5th St
W 6th St
Oxford St
S
y
Ba
W
* In excess of $500
E 44th St
© czbLLC
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
75
Peach St
Sassafras St
West Ln
Peach St
French St
Sassafras St
Holland St
Av
e
ark
dP
E 2nd St
E 31st St
E 4th
33rdStSt
Gilson
Holland St
Holland St
St
35th
E Lake Rd
d
Payne Ave
French St
E9
West Ln
Old
Beech Ave
E7
ch R
S Park Row
Hess Ave
Myrtle
Cochran
St St
East Ave
Peach St
E 16th
E 17th St
Sassafras St
Mc
kin
W 24th St
ley
Glendale Ave
Camphausen Ave
Elm St
French St
E 20th St
Broad St
Holland St
Myrtle St
Pearl Ave
East Ave
Myrtle St
Chestnut St
E
E Front St
E 29th St
Peach St
Sassafras St
Gl St
Lighthouse
en
wo
o
Eliot Rd
Chestnut St
St
Wayne Walnut
St
Franklin Ave
June StCherry St
Poplar
Blvd
WalkerSt
Dr
Prospect Ave
E 23rd St
E2
Fren
Myrtle St
Myrtle St
Pennsylvania Ave
Ross St
Wayne St
Maple St
St
ReedCherry
St
Wood St
Ash St
Wallace St
Downing Ave
en
E 20th St
Gordon St
W 25th St
E 25th St
E 24
th St
38th St
Hop
eA
St
E v40th
e
39th St
St
ew
N
E 38th St
77
E 41st St
Fren
c
ison Ave h Rd
Pin
R
E 34th St
E 36th St
E 37th St
a Dr
Ave
Beech
Burton
Ave
W 39th ZSt E 4
im 1st S
t
m
er
m
an
E 32nd St
E 33rd St
W 35
E 35th St
Cochran St
St
t
Pe
h
ac
Br
igg
d
r St s Ave
t
A
w Ave
a
bo
l
Ba
t Blvd
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Old
on Ave
E 41st St
W 42nd St
ng
lli
Ri
E 31st St
Holland St
St
eD
e
r
CITY OF ERIE, PA: Comprehensive
ve Plan and Community Decision-Making Guide
Av
W 40th St
E 29th St
Old
Mcclelland Ave
Perry St
Ch
a
n
pi
Pennsylvania Ave
Pe
Gl
ac
en
h
wo
St
St
Brandes
od
Bird Dr
Pa
rk
Av
e
Jackson Ave
h
ac
Pe
Eliot Rd
Stanton St
ch R
d
W 37th St
Parade St
E 35th St
E 30th St
* In excess of $500.
E 33rd St
St
E 27th
Tax Delinquent Parcels
E 31st St
W 31st St
Wayne St
d
E 33r
Maple St
Reed StCherry St
Wallace St
Liberty St
Churches
St
E 33rd St
Holland St
Regis Dr
Ash Street Blvd
Hazel St
MCCAIN AVE
Cascade
Mar St
vin
Ave
Raspberry St
Schools (Open)
c
Av
e
St
ot
SAINT
t SLIABILITIES
t
VINCENT
HOSPITAL
ERIE CEMETERY
Reed St
Hazel St
St
N
E 36th St
Beech Ave
Holland St
French St
Myrtle St
Chestnut St
Walnut St
Cherry St
Hazel St
Hazel St
Park Way Dr
Bacon St
German St
Plum St
W 23rd St
ew
ark
dP
Gl
en
wo
o
Eliot Rd
Chestnut St
Poplar St
Acce
ss R
d
Port
Plum St
Ore Dock Rd
Cascade St
Cranch Ave
Liberty St
Sanford Pl
Poplar St
Holland St
Camphausen Ave
Holland St
Pear St
Peach St
Elm St
Av
e
Auburn St
St
Brandes
Bird Dr
E 32nd St
St St
W 38th
E 38th
na Dr
urton Ave
Cochran
Essex
Ave St
Gl
E 22n
What
these
neighborhoods What these neig
Woodlawn Ave
E 26th St
E 26th St
St
E 27th working
have going for them...
have
ag
S
W 34th
St
th St
W 35E 34th St
Hop
eD
r
W 39th St
Pin E 40th St
W 41st St
eA
ve
Broad St
French St
Sassafras St
Myrtle St
Oakwood St
Pennsylvania Ave
Rd St
Greengarden
Myrtle
East Ave
Chestnut St
Allegheny Rd
French St
Myrtle St
West Ln
East Ave
Ellsworth
Ave Ave
Mcclelland
Perry St
vard Rd
Raspberry St
Gilson
Weschler
Ave
Payne Ave
Chestnut St
Harvard Rd
Cherry St
Jackson Ave
Wayne St
Raspberry St
Peach St
St Frontier Dr
Ave
Hess Sassafras
Lighthouse St
Oakwood St
Dr Ave
Seminole
Pennsylvania
Walnut St
St
Allegheny Rd Ross
Lincoln Ave
Wayne St
Cherry St
Auburn St
RavAve
ine Dr
Ellsworth
Illinois Ave
Wayne St
Franklin Ave
June St
Hazel St
Maple St
Hazel St
St
d St
Rd
E 37th St
E 22nd St
e
Fairmount
Pkwy
Av
wn
Bro
E 24th St
E 31st St
W 36th St
Huron St
Buffalo Rd
E 21st St
Page St
Rudolph Ave
Reed St
Poplar St
Poplar St
Rudolph Ave
Reed St
Reed St
ZW
im39th St
Em4
e1rst
mSt
an
riggs Ave
Dr
iew Ave
Page St
Stanton St
Blvd
a
bo
l
Ba
Schaper Ave
Ash Street Blvd
Post
IN AVE
MCCA
Liberty
St Ave
Cascade St
Devoe
St Ave
Wallace
I-79
Mar
St
Raspberry
vin
Ave
Regis Dr
Rd
Beech Ave
W 42nd St
Greengarden Rd
Port
Ash St
Pear St
St
ew
Holland St
Eliot Rd
Burton Ave
E 41st St
ng
lli
Ri
e
Av
a
Ch
E 16th
E 14th St
W Lakeview Blvd
Essex Ave
Seminole Dr
Frontier Dr
Ravine
Acce
ss R
d
Schaper Ave
Sanford Pl
Post Ave
Beverly Dr
Schaper Ave
Bacon St
Pittsburgh Ave
Wallace St
Plum St
Schaper Ave
Camphausen Ave
Holland St
Broad
FrenchStSt
Elm St
odAuburn St
Pa
rk
Av
e
Oakwood
Brandes StSt
Gl
en
wo
N
Greengarden Rd
Myrtle St
Pennsylvania Ave
W 41st St
W 40th St
e
Av
W 37th St
St
n
piE 35th St
Cherry St
Poplar St
Raspberry St
Pittsburgh Ave
Ore Dock Rd
Devoe Ave
Park Way Dr
Colorado Dr
I-79
German St
St
Raspberry
Downing
Ave
Peach St
Sassafras St
Myrtle St
eA
ve
Cochran St
Essex Ave
Pin
vard Rd
t
Holland St
Gilson
Weschler
Ave
French St
Payne Ave
Sassafras St
Hess Ave
West Ln
East Ave
Ellsworth Ave
Allegheny Rd
E 38th St St
W 38th
W 39th St
E
W 39th41St
st S
St
Perry St
St
Reed
Schaper
Ave
Hazel St
I-79
Briggs Ave
t Blvd
Wayne St
Ave
AshDevoe
Street
Blvd
Liberty
St
Wallace St
d
e
Av
Cranch Ave
Dr
Frontier
Peach St
LigDr
hthouse
Seminole
St
Lincoln Ave
Pennsylvania Ave
Myrtle St
Chestnut St
Walnut St
St
Cherry
St
Wayne
Cherry St
Rudolph Ave
Jackson Ave
Reed St
Hazel St
Post
Ave
Maple
St
Old
Fren St
Raspberry
ch R
d
Mar
vin
Av
Cascade St e
Parade St
Holland St
Fren
ch R
Old
Beech Ave
Cochran St
ard Rd
l
Ba
a
bo
W 37th St
ison Ave
Old
Fren
ch
Ravine Dr
Ross St
Illinois Ave
Wayne St
Beverly Dr
Pittsburgh Ave
Ash St
Plum St
Holland St
Chestnut
East Ave St
French St
en Auburn St
wo
od
Pa
rk
Av
e
Gl
Eliot Rd
Allegheny Rd
Hazel St
Schaper Ave
Devoe Ave
I-79
Oakwood St
Ellsworth Ave
Maple St
Liberty St
Cascade St
Raspberry St
Post Ave
d St
R
e
Av
E 36th
StSt
W 36th
E 35th St
E 33rd St
E 13th St
Ba E 28th St
ASSETS
St
W 28th
yfr
on
Wt 29th
E 29th St
Co St
Historic
nAsset
Fallow
Land
Historic Assets
n
St
W 30th
E 30th St
W 32nd St
Polk St
St
W 41st St
ng
i
ill
in
ap
W 37th
Ch St E 37th St
E 33r
W 31st St
E 31st St
W 20th St
M
St
W 40th St
W
SEt 35th St
d St
E 33rd St
W 34th St
E 34th
St St
35th
W 27th St
29th St
HistoricWAssets
W
g
W 38th St
St St
W 32nd
E 32nd
E 26th St
Mc
kin24th St
W
ley25th St
W
Av
e
W 26th St
Sc E 27th St
ot
tES 27th St
t
St
ai
Cr
W 37th St
Ba
yfr
W 28th St
Eon28th St
tC
Fallow
Land
on W 29th St
E 29th St
n
W 30th St
Ma
W 42nd St
W 36th St
Code Violations
CITY AOF
ve ERIE,
ve PA: Comprehensive Plan and Community
W 39th St Decision-Making Guide
A
Which blocks
with
39th St
ng
oa sawWhomes
lli
lb
a
Ri
B
a higher return on investment?
W 40th St
th St W 34th St
W 35
E 33rd St
W 25th St
E 25th St
E 26th St
E 31st St
W 24th St
Glendale Ave
W 6th St pin
a
Ch
W 17th St
E 18th St
E 18th St
StRd
19th
W
Hilltop
St
19th
E
E 19th St
W 18th St
W 22nd St
St
ON INVESTMENT
* In excess of $500.
E 33rd St
E 31stWSt31st St
St St
W 23rd
E 23rd
E 16th St
E 17th St
E 20th St
W 21st St
Prospect Ave
W 22nd St
g
ai
Cr
76
W 37th St
Tax Delinquent
Parcels*
St
St
W 38th
RETURN
a
Ch
E 31st St
g
ai
Cr
W 37th St
W 32nd St
St
6th St
n
pi
St
g
ai
Cr
W 34th St
4.0 - 6.0
Churches
St
e
Av
Schools (Open)P
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
h
c
ea
ne
UNHEALTHY
Pi
d St
Historic W
Asset
VERY
31st St
VERY
HEALTHY
W 29th St
W 30th St
St St
E 18th
E 19th
W 19th St
E 21st St
Parade St
Acce
ss R
Port
Ore Dock Rd
Wallace St
Peach St
Poplar
St St
Reed
German St
West Ln
Sassafras St
Greengarden Rd
Raspberry St
Holland St
Myrtle St
Myrtle St
Myrtle St
Chestnut St
Hazel St
Rudolph Ave
Cherry St
Colorado Dr
Peach St
Frontier Dr
Sassafras St
Seminole Dr
Lincoln Ave
Chestnut St
Walnut St
Cherry St
Poplar St
Schaper Ave
Poplar St
Plum St
French St
Ravine Dr
Illinois Ave
Beverly Dr
Colorado Dr
Pittsburgh Ave
Raspberry St
Weschler Ave
Weschler Ave
W 30th St
W 26th St
W 17th St
Buffalo Rd W 20th St E 20th St
W 20th St
St
E 22nd
W 22nd St
Fairmount
Pkwy
ve
nA
WM24th St
row
ck
B
in
E 24th St
ley
Av W 25th St
e
Woodlawn Ave
E 26th St
What these neighborhoods What
these neighborhoods S E 27th St
W 26th St
co
OUSING CONDITIONS
St
W 27th
S
tt
have
going
for
them...
have
working
against
them...
W 27th St
co
St
E 28th St
tt
W 28th St
W 28th St
St
29th St
W
How healthy
are
the
neighborhoods?
ASSETS W 29th St
LIABILITIES
W 29th St
E 29th St
W 26th St
W Grandview Blvd
W 16th St
W 3rd St
St
25th St
W St
E 25th
E 14th St
Huron St
E 18th St
E 19th St
E 20th St
W 44th St
E
E 17th St
… it also has a notable
W 39th St
E 10th St
concentration
of citywide
assets and historic properties.
e
E 9thvSt
e
A
Av
ng
oa
li li
b
al
R
W B11thE St
11th St
St
h
c
E 12th StPea
W 42nd St
t St
E Bay Dr
W 31st St W 2nd St
E 4th St
E 8th St
W 38th St
Pearl Ave
W 18th St
W 21st St
W 24th St
E 13th St
E 7th St
t
W Fron
wy
nt Pk
E 17th St
7th St
W St
E 7th
St
W 37th
tS
y Fro
E Ba
E 20th St
W 20th St
W 22nd St
E 23rd St
W 23rd St
r
W 16th St
E 16th St
Polk St
E
W 24th St
Sc
ot
Tacoma Rd
E 21st St
E 22nd St
e
W 22nd St
Av
wn
Bro
E 24th St
D
E 14th St
8th St
e
Av
W 20th St
E 8th St
5
e Dr
Lakesid
St St
W 5th
E 5th
er
W 17th St
E 18th St
W 19th St
Oxford
St
W 37thSt
y
kw ay
W 34thPSt
B
nt
W
o
r
yF
E Lake Rd
a
BS Park Row
W
W 36th St
W 19th St
W 23rd St
E 2nd St
y
w
E 3rd St
Pk
nt
W 4th St
o
E
Fr 4th St
While
of fallow
Robinit
Dr hasGra growing supply
W 39th St
ove
Dr
W 40th St
property
that needs to
to
St managed
E 10thbe
S
M
an
W 41st St
limit
disorder
and
blight
…
o
St
11th
W
St
E 11th
r
E 9th St
E 12th St
Huron St
e
Av
Marne Rd
r
E 13th St
W 18th St
E 19th St
W 25th St
D
W 18th St
W 25th St
ill
W 25th St
W 24th St
or
EW11th
11thStSt
W 17th St
wn
Bro
M
E 17th St
W 24th St
PolkStSt
8th
5
W 6th St
S Park Row
Huron St
W 20th St
Uneriecity
St32nd St
W 3rdW
Lincoln Ave
W 23rd St
W 25th St
W 16th St
E 16th St
W 21st St
W 22nd St
Robin Dr
9th Stwell as high concentrations
Gro
…Eas
of
ve D
r
S
St
10th
E
problem properties.
M
an
E 4th St
W 2nd St
wy
ront Pk
w
Bro
ve
nA
E 8th St
S Shore Dr
E Bay F
W 22nd St
Oxford St
Uneriecity E 2nd St
y
w E 3rd St
Pk
nt
W 4th St
o
St
4th
E
r
y
w
yF
Pk Ba
t
5th
E
WSt5th St
n
ro Rd W
E Lake
yF
a
S Park Row
B
W
St St
W 7th
E 7th St
E 7th
W 3rd St
W 6th St
E 7th St W 7th St
E 14th St
W 20th St
St St
5th5th
EW
W 2nd St
Marne Rd
W 20th St
W 19th St
B
t St
E Bay Dr
Schaper Ave
W 17th St
E 3rd St
W 4th St
E Front St
W Fron
E 4th
E 14th St
Leverage strong partnerships with the Sisters
W 26th St
W 27th St
of Saint Joseph Neighborhood
Network and
W 28th St
e Dr
Lakesid
other neighborhood
organizations
to implementE Front St
St
W 29th
W Fron
W 29th St
E Bay Dr
t St
stabilization activities.
W 30th St
41%
Lincoln Ave
Huron St
w
Pk
nt
E 4th
ro St
F
ay
$47,969
POVERTY RATE
wy
nt Pk
W 18th St
r
Lincoln Ave
W 16th St
rD
AVERAGE HOME SALE
S Park Row
Little Italy has
high levels of visible
Robin Dr
Gro
vareas
eD
distress, especially in
adjacent to
r
S
M
an
the industrial
and railroad corridor …
o
St
W 11th
32%
S Shore Dr
WHERE TO START WORKING
W 20th St
Tacoma Rd
Oxford St
W 7th St
HOMEOWNERSHIP RATE
y Fro
E Ba
W 6th St
y
W
r
Manage vacant land through side
lotStsales to
W 21st
adjacent homeowners,
greening projects with
W 22nd St
W 22nd St
community partners, and banking larger sites for
W 24th St
long-term redevelopment.
W 25th St
7,850
3,212
E 2nd St
W 11th St
D
g
W 5th St
W 3rd St
Uneriecity
W 7th St
ai
Cr
W 4th St
W 2nd St
W 5th St
Target blighted tax-foreclosed homes for
demolition as they become available.
HOUSEHOLDS
W 4th St
Niagara Pier
S Shore Dr
an
Niagara Pier
W
Niagara Pier
Niagara Pier
t St
y
yF
Ba
E Front St
W Fron
kw
tP
EAST GRANDVIEW
GLENWOOD
Uneriecity
n
ro
FAIRMONT-McCLELLAND
MERCYHURST
M
or
LITTLE ITALY
LAKESIDE
w
Pk
Weschler Ave
S
Prioritize blight mitigation and beautification
activities near Saint Vincent Hospital, the West
21st Street Historic District, and heavily traveled St
W 16th
Peach Street.
ACADEMY- MARVINTOWN
ARBOR HEIGHTS
Gro
ve D
r
Fallow Parcels
Poplar St
Schaper Ave
GREENGARDEN
Illinois Av
Robin Dr
PULASKI
LIGHTHOUSE
TRINITY PARK
y
Ba
o
Fr
E 2n
W 3rd St
W 6th St
E 8th St
RESIDENTS
LITTLE ITALY
W
Oxford St
d
DOWNTOWN
12TH STREET CORRIDOR
EAST
BAYFRONT
nt
Lincoln Ave
FRONTIER
y
COST EFFECTIVELY
5
INTERVENING IN LITTLE ITALY
Fallow Parcels
BAYFRONT
WEST
BAYFRONT
Lincoln Ave
HOW CAN
ERIE STABILIZE
LITTLE ITALY?
STABILIZATION
W 2nd St
Beverly Dr
Colorado Dr
S Shore Dr
Ore Dock
Payne Ave
Hess Ave
Gilson
Pennsylvania Ave
Lighthouse St
Ross St
East Ave
Ash St
d
Acce
ss R
Camphausen Ave
N
Lighthouse St
Pennsylvania Ave
Payne Ave
Davison Ave
Burton Ave
Regis Dr
Gilson
Hess Ave
Brandes St
EssexEast
Ave Ave
St
E 41st St
Pearl Ave
June St
East Ave
kin
Glendale Ave
E 25th St
Jackson Ave
ley
Av
e
E 26th St
E 27th St
E 27th St
Pennsylvania Ave
Woodlawn Ave
E 26th St
Mc
Broad St
MCKINLEY E 20th St
PARK
Elm St
Prospect Ave
E 23rd St
Reed St
Parade St
Pear St
ew
St
Ross St
Pennsylvania Ave
Wayne St
Franklin Ave
Perry St
3rd
Ash St
Wallace St
Downing Ave
Reed St
St St
Bacon
Reed
Briggs Ave
German St
Parade Blvd
Broad St
Elm St
East Ave
Wayne St
Perry St
Wayne St
Ash Street Blvd
Wallace St
Jackson Ave
Sanford Pl
Cranch Ave
Ave
vin
Mar
Parade St
Holland St
Sunset Blvd
St
Holland
Camphausen
Ave
French St
Broad
St
Elm St
Park Way Dr
Reed St
Ore Dock Rd
Holland St
Payne
Ave St
Holland
chFrench
St Gilson
Rd
Fren
Old
Peach St
ew
N
Bird Dr
* In excess of $500.E 34th St
E 35th St
E 36th St
E 37th St
E 38th S
an
eA
ve E 40th St
Rd
79
eD
r
Burton Ave
na Dr
Pin
t
St
Dr
Briggs Ave
Page St
Z4i 1st
m St
m
er
m
Essex Ave
Hop
iew Ave
vd
set Blvd
E 32nd S
Tax Delinquent
CITY 39th
OF ERIE,
PA: Comprehensive Plan and Community Decision-Making
Guide
St
E
E 41st St
LIABILITIES
Brandes St
Mcclelland Ave
MCCAIN AVE
38th St
Wayne St
Wallace St
E 33rd St
Reed St
Stanton St
Ash Street Blvd
Fren
ch R
d
Mar
vin
Ave
Old
Regis Dr
E 35th St
Churches
h Rd
E 38th St
Schools (Open)
E 31st St
Perry St
St
N
ew
Brandes St
Pe
Gl
ac
en
h
wo
St
od
Pa
rk
Av
e
38th St
E 38th St
E4
E 20th St
B
isonOAve
ld Fr
enc
E4
r
E 36th St
Beech Ave
eD
E 40th
Pin St
eA
ve
Reed St
German St
Port
French St
Peach St
Hess Ave
Beech Ave
West Ln
Sassafras St
Myrtle St
Pennsylvania Ave
Bird Dr
Hop
Cochran St
anna
Dr Ave
Essex
ood St
Myrtle St
Chestnut St
East Ave
E 37th St
E 10th St
E 22nd St
Fairmount Pkwy
ASSETS
St
E 31st
th St
E 34th St
ap
E 36th St
aEy28th St
PULAKOS
HOLY TRINITY
MCKINLEY
fro
What
these
neighborhoods
What these
nt
CHOCOLATES
CHURCH
ELEMENTARY
Co
E 29th St
nn
have going
for them...
haveE 30th
worki
St
W 35
Ch
eA
ve
Buffalo Rd
E 21st St
E 24th St
EL
E 18th St
E 18th St
E 19th St
t
32nd St
Historic
Fallow ELand
Historic
rd SAsset
E 33Assets
E 33rd St
St
in E 35th St
Polk St
Pin
t St
E 13th St
E 32nd St
E 34th St
E 19th St
Holland St
Perry St
Wayne St
h
ac
Pe
Wallace St
Peach St
Gl
Ave
Pennsylvania
en
wo
od
Pa
rk
Lighthouse A
Stve
Sassafras St
Myrtle St
Chestnut St
Eliot Rd
East Ave
Cochran St
Cherry St
Mcclelland Ave
Jackson Ave
Hazel St
Maple St
Reed St
St
Reed Hazel
St
E 33rd St
Eliot Rd
Cherry St
June St
MCCAIN AVE
Ash Street Blvd
Liberty St
E 30th St
e
Av
Briggs Ave
nd
St
h
St
Walnut St
Cherry
St St
Wayne
Poplar
St St
Reed
Franklin Ave
Poplar St
Plum StWalker Blvd
Wallace St
B
Mc
kin St
W 24th
ley
Av
e
41s
E Grandview Blvd
E 20th St
E 27th St
SEc 27th St
ot
tS
t
E 31stWSt31st St
Zi
m W 39th St
St me E 4
1st
rm
ch
St
an
a
Rd
Pe
E 17th St
E 26th St
St
Wayne St
Holland St
French St
West Ln
Sassafras St
Myrtle St
Ross St
Wayne St
Maple St
Hazel St
Wood St
Ash St
Wallace St
Raspberry St
Parade St
oa
b
al
an Dr
ch R
e
Av
gview Ave
W 42nd St
g
in
ll
Ri
Fren
avison Ave
Beech Ave
W 41st St E 41st St
W 37th St
Page St
d
Stanton St
E 35th St
E 38th St
W 38th St
W 40th St
Cascade St
E 33rd St
W 34th St
Raspberry St
Mar
vin
Ave
d St
E 33r
Regis Dr
Holland St
E 34th S
St
th t
W 35
Myrtle St
Chestnut St
Cherry St
Hazel St
Sanford Pl
Liberty St
Bacon St
German St
Pear St
Holland St
WE32nd
St
32ndSt
Historic Assets
Wayne St
Peach St
Sassafras St
Myrtle St
Chestnut St
Walnut St
Cherry St
Acce
ss R
d
Port
Poplar St
Plum St
Ore Dock Rd
Park Way Dr
Raspberry St
Holland St
Weschler Ave
French St
E 31st St
Old
Gl
Bird DrSt
Brandes
Oakwood St
Burton Ave Eliot Rd
E 43rd St
r
W 39th St
Essex Ave
Cochran St
xanna Dr
t
PinE 40th St
eA
ve
en
wo
Auburn St
od
Pa
rk
Av
e
N
ew
St
Pennsylvania Ave
Allegheny Rd
Perry St
Ellsworth Ave
Mcclelland Ave
Hazel St
Post Ave
Maple St
Wayne St
d St
2nd St
mE
m 41
st S St
We39th
rm
t
an
Rd
arvard Rd
Zi
Briggs Ave
lan Dr
e
Av
ngview Ave
Page St
Ba
lb
oa
Schaper Ave
Hazel St
Wallace St Cascade St
Mar
Raspberry
vin St
Ave
Parade St
vd
Stanton St
set Blvd
Fren
Old
Beech Ave
Burton Ave
Cochran St
Essex Ave
rvard Rd
St
Briggs Ave
ood St
lvd
nset Blvd
Old
Fren
Beech Ave
l
Ri
e
Av
Fallow Land
StSt
36th
EW
36th
eD
E 26th St
Ba
yfr St E 28th St
W 28th
on
tC
on
W 29th St
E 29th St
n
W 30th St
E 30th St
Hop
W 25th St
E 25th St
Glendale Ave
E 16th St
Ma
W 42nd St
g
lin
E 35th
St St
n
pi
a
W 37thhSt
CE 37th St
23rd St
W 23rdESt
Woodlawn Ave
Mario
W 41st St
Davison Ave
W 38th St
ch R
d
E 38th St
W 37th St
Sc
E
Holland St
Regis Dr
Eliot Rd
E 36th St
W 36th St
Ash Street Blvd
MCCAIN AVE
AveSt
Devoe
Liberty
I-79
Reed St
Reed St
St
N
ew
Pennsylvania Ave
Maple St
Ellsworth Ave
Perry St
Wayne St
Allegheny Rd
I-79
d
Schaper Ave
St St
Reed
Hazel
Devoe Ave
Ash Street
Blvd
Liberty
St
Wallace St
Parade St
Holland St
Jackson Ave
Post Ave Reed St Hazel St
Old
Fren St
Raspberry
ch R
d
Mar
vin
Cascade StAve
Gl
St
en Auburn
wo
od
Pa
rk
Av
e
ch R
a
Ch
W 37th St E 37th St
E 35th St
Marion
M
a
ch
St
Code Violations
St StW 34th St
tEh 34th
W 35
E 33rd St
W 31st St
W 26th St
Prospect Ave
Gordon St
St
Eliot Rd
E 33rd St
e
e
Which
blocks
homes
with
Avsaw
W 39th St
Av
EPlan
78
CITY
OF ERIE, nPA:
and
Community
Decision-Making
Guide
g Comprehensive
41St
a
W 39th
W 40th St
Pin
st S
lli
bo
t
i
eA
l
W 40th St
a
R
a higher return
on
investment?
E
41st
St
v
B
e
W 42nd St
* In
Stexcess of $500.
d
E 33r
E 31st St
French St
Camphausen Ave
Broad St
kin
W
ley 24th St
Av
W 25th St
e
St
n
pi
E 31st St
E 32nd
St St
W 32nd
SEt 35th St
W 29th St
g
ai
Cr
Oakwood St
E 33rd St
Churches
n
Tax Delinquent
Parcels*
E 22nd St
W 22nd St Fairmount Pkwy
e
Av
wn
Bro
St
E 24th
E 20th St
Hilltop Rd
E 12th St
e
Av
4.0 - 6.0
E 29th St
W 30th St
W 29th St
Buffalo Rd
E 21st St
E 8th St
Av
e
E 35th St
… with key assets Eserving
37th St
as anchors around which
to right-size.
E 11th St
E
ne
Schools (Open)
St
RETURN
W 38th St ON INVESTMENT
E 31stWSt31st St
g
W 37th St
Asset
ai
Cr
41st St
e
Av
th StW 34th St
39th St
VERY
Historic
UNHEALTHY
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
E 33rd St
W 35
VERY
HEALTHY
tC
on
W 20th St
E 7th St
Pi
E 31st St
W 32nd St
W 36th St
Cochran St
W 29th St
E 29th St
W 30th St
ne
Pi
St
Woodlawn Ave
E 26th St
Downing Ave
Peach St
Elm St
Greengarden Rd
Mc
St
Cascade
Cranch
Ave
Peach
DrSt
Frontier
Payne Ave
Sassafras St
Myrtle St
Myrtle St
W 24th St
Glendale Ave
Ave
Jackson
Cherry St
Rudolph Ave
E 25th StW 25th St
East Ave
E 23rd
St St
W 23rd
Chestnut St
W 21st St
W 22nd St
E 18th St
W 18th St
E 19th St
t Blvd
West Ln
East Ave
Harvard Rd
June St
Poplar St
Schaper Ave
Gilson
Myrtle St
Chestnut St
Walnut St
Allegheny Rd
Cherry St
Wayne St
Reed St
Franklin Ave
Schaper Ave
Ash St
Pittsburgh Ave
Hess AveSeminole Dr
Sassafras St
Oakwood
St Ave
Pennsylvania
Ravine Dr
Ellsworth Ave
Illinois Ave
Ross St
Wayne St
Poplar St
Greengarden Rd
Lincoln Ave
Lighthouse St
Auburn St
Rudolph Ave
Beverly Dr
Post Ave
Colorado Dr
Devoe Ave
Bacon St
I-79
Plum St
Myrtle St
Wallace St
DowningRaspberry
Ave
St
Pear St
Prospect Ave
What these neighborhoods
What these neighborhoods
E 26th St
E 26th St
W 26th St
HOUSING CONDITIONS
W 26th St
E
Sc E 27th St
Sc27th St
ot them...
ot
have
going
for
have
working
against
them...
t
St
27th
W
t S St
Sc
E 27th
St
W 27th
St
Ba
otHow healthy areE 28th
t
yfr E 28th St
the
St neighborhoods?
W 28th St
tS
W 28th StoLIABILITIES
n
ASSETS
t
W 29th St
Raspberry St
d
Ore Dock Rd
German St
Camphausen Ave
Holland St
Broad St
French St
E 20th St
E 20th St
W 20th St
W 17th St
Gl
en
E 18th St
E 19th St W 19th St Dr
g
ai
Cr
Oakwood St
Brandes St
Sassafras St
Greengarden Rd
Gl
en
wo
St
Auburn
od
Pa
Peach St
rk
Av
Elm St
e
Myrtle St
Park Way Dr
Cranch Ave
Holland St
West Ln
Payne Ave
Myrtle St
Sassafras St
Hess Ave
Lincoln Ave
Chestnut St
East Ave
Ave
Rudolph
St
Cherry
Sanford Pl
Frontier
Peach
St Dr
Dr
Seminole
Lighthou
se St
Pennsylvania Ave
Ross St
Cherry St
Wayne St
Walnut St
Chestnut
Ave St
East
Schaper Ave
Poplar St
Plum St
Holland St
Gilson
Weschler
Ave
French St
Ravine Dr
Illinois Ave
Wayne St
Beverly Dr
Ash St
Pittsburgh Ave
Wallace St
Raspberry St
Peach St
Poplar St
Reed St
German St
Holland St
Weschler Ave
French St
West Ln
Sassafras St
French St
W 24th St
Mc
kin
ley
Av W 25th St
e
E 17th St
EE4th
31stSt
St
ley
E 27th St
E Bay Dr
E 33rd St
E 9th St
E 14th St
WAve
Lakeview Blvd
Pearl
La
E 5th St
E 7th St
kin
r
keside D
E 3rd St
E 4th St
E Lake Rd
E 33rd St
S Park Row
t
5th S
Huron St
E 2nd St
E 31st St
E 25th St
wy
nt Pk
E 22nd St
W 22nd St
Fairmount Pkwy
ve
nA
row
St
E 24th B
a
Pe
St
th
16
W
E 16th St
E 26th St
E Front St
Mc
y Fro
E Ba
Buffalo Rd
E 21st St
ch
E 14th St
St
E 13th St
E 23rd St
E 24th St
E 28th St
W3
E 20th St
E 20th St
E 21st St
E 29th St
Polk St
E1
E 22nd St
t St
W 3rd St
St
E 10th St
E 18th St
E 19th St
t
W 2nd St
W 6th St
n
pi
E 16th St
E 17th St
Marne Rd
E 19th St
W 42nd St
Pearl Ave
W Grandview Blvd
E 18th St
E 19th StW 19th St
B
E 12th St
W 44th St
Huron St
E 14th St
W Fron
tS
E 11th St
E 13th St
Blight mitigationChaand proper
management of vacant land
present
St
E 10th
opportunities
to
bring
stability
and
e
St
11th
E
e
Av
Av W 11th St
g
a
W 39th St
n
o
i
order
to
the
area
…
ll
b
al
Ri
E 9th St
W 37th St
W 40th St
W 41st St
W 17th St
E 18th St
W 18th St
W 38th St
E 8th St
co
t
W 31st St
E 4th St
W 4th St
E 5th St
W 5th St
St
7thSt
W7th
E
DrS
Tacoma Rd
E 13th St
W 20th St
r
y
w
Pk
Marne Rd
W 24th St
W 36th St
W 39th
D
E 3rd St
w
y
Pk Ba
nt
W
o
r
E
Lake
Rd
S Park RowF
ay
W 34th StB
W
E 7th St
e
Av
E 17th St
or
Fr
y
er
W 23rd ESt23rd St
W 25th St
E 25th St
W 16th St
E 16th St
an
t
on
ill
W 25th St
E 24th St
E 12th St
W 21st St
W 22nd St
St St
5 Polk8th
E 4th St
M
E 21st St
W 22nd StE 22nd St Ave
wn
Bro
11th St
WSt
E 11th
W 37th
Robin
DrSt
W 28th StE 2nd St
Uneriecity
W 29th St
W 30th St
W 32nd St
… and problem properties are
a
Gro
ve D
r
E 10th St
major feature of Smost
blocks.
M
St
E 9th St
E 20th St
E 20th
W 20th
St St
Oxford St
W 26th St
W 3rd St
Lincoln Ave
E 19th St
W 20th St
E 18th St
W 19th St
E 7th St
E 8th St
t St
W 2nd St
W 6th St
wy
ront Pk
W 18th St
W 17th St
W 7th St
E 7th St
E 14th St
Huron St
E 4th St
Schaper Ave
E 17th St
Lincoln Ave
E 13th St
y
BEaLake Rd
S ParkWRow
S Shore DrW 29th St
Marne Rd
r
wy
nt Pk
W 11th St
E 11th St
E 16th St
W 24th St
8th St
Polk St
Property distress
isDrmore
E 8th St Robin
Gro
ve D
r
E 9th St
pervasive
in Trinity
Park
than
any
S
M
an
E 10th St
or
other part of Erie
…
D
W 16th St
W 21st St
5
y
w
Pk E 3rd St
nt
W 4th St
o
r
y
wE 4th
y F St
Pk Ba
t
W 5th St
W
on
E 5th St
Fr
E Bay F
W 7th St
E 2nd St
E Bay Dr
W 27th St
Tacoma Rd
E 7th St
W 3rd St
W 6th St
Oxford St
Uneriecity
W Fron
Polk St
Tacoma Rd
W 5th St
E 5th St
S Park Row
E 14th St
Greengarden Rd
E 3rd St
W 4th St
W 2nd St
e Dr
Lakesid
W 25th St
St
g
wy
ai
nt Pk
Cr Bay Fro
E
Colorado Dr
W
E 2nd St
y
kw
tP
n
ro
yEF4th St
Ba
t St
E Bay Dr
y Fro
E Ba
Sassafras St
d St
Peach St
Frontier Dr
Uneriecity
E Front St
W Fron
41%
E 8th St
E 9th St
WHERE TO START WORKING
e Trinity Park’s biggest assets
Protect
Av
W 23rd St
wn
Bro
through
prioritized blight mitigation W 24th St
St
W 25th
and beautification
along
highly traveled
r 26th Street.
E Front
St
D
e
d
si
corridors,
especially
Lake
E Bay
W 22nd St
Niagara Pier
St
GLENWOOD
$31,416
W 24th St
POVERTY RATE
EAST GRANDVIEW
MERCYHURST
S Shore Dr
41% W 21st St
W 22nd St
E Lake Rd
E 7th St
Huron St side lot
Manage vacant land through
sales to adjacentWhomeowners,
greening
17th St
projects
W 18th Stwith community partners,
W 19th St
and banking larger sites for long-term
20th St
W
redevelopment.
2,325
W 20th St
AVERAGE HOME SALE
Niagara Pier
Niagara Pier
E Front St
t
Ore Dock Rd
ARBOR HEIGHTS
Front S
Schaper Ave
Port
Acce
ss R
Port
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
W 16th St
6,824
HOMEOWNERSHIP RATE
GREENGARDEN
Poplar St
r
Pittsburgh Ave
DOWNTOWN
d
Acce
ss R
TRINITY PARK
E 5th St
S Park Row
Remove blight on an opportunistic basis
by targeting blighted tax-foreclosed
homes for demolition.
D
HOUSEHOLDS
LITTLE ITALY
W 7th St
W 11th St
RESIDENTS
E 3rd St
E 4th St
Burton Ave
an
TRINITY PARK
LAKESIDE
W 5th St
Weschler Ave
Gro
ve D
W 4th St
COST EFFECTIVELY
INTERVENING IN TRINITY PARK
Lincoln Ave
12TH STREET CORRIDOR
EAST
BAYFRONT
Seminole Dr
Lincoln Ave
E 8th St
BAYFRONT
PULASKI
LIGHTHOUSE
y
Ba
E 2nd St
W 3rd St
W 6th St
M
or
WEST
BAYFRONT
W
r
S
FRONTIER
nt
o
Fr
Fallow Parcels
5
Robin Dr
y
w
Pk
E Bay Dr
W 2nd St
Uneriecity
Frontier Dr
Ravine Dr
Illinois Ave
Beverly Dr
Colorado Dr
Oxford St
t St
wy
nt Pk
y Fro
E Ba
HOW CAN
ERIE Fallow
STABILIZE
Parcels
TRINITY PARK?
STABILIZATION
Niagara Pier
S Shore Dr
E Front St
W Fron
E 41st St
Ore Dock Rd
Camphausen Ave
Elm St
St
ew
N
LIABILITIES
E 12th S
Davison Ave
PULASKI
PARK
Tax Delinquent Parce
E 41st St
* In excess of $500.
St
Elm St
81
ausen Ave
3rd
St
t
ausen
Ave
Gilson
What these nei
E 38th St
have working
a
E 20th St
E 20th St
RdCommunity Decision-Making Guide
CITY OF ERIE, PA: ComprehensiveBuffalo
Plan and
E 21st St
Prospect Ave
E 22nd St
Fairmount Pkwy
E 36th St
Pearl Ave
E4
E 19th St
E 34th St
road St
Perry St
E 18th St
E 18th St
Av
e
Essex Ave
ine
Schools (Open)
Payne Ave
E 10th St
E 37th St
Franklin Ave
Briggs Ave
Ash St
Downing Ave
Parade Blvd
Wallace St
E
E 32nd St
E 35th St
ST ANNE’S
PCHURCH
41s
t St
Historic
Asset
Historic
Assets
E Lake Rd
Burton Ave
Hess Ave
EAST HIGH
SCHOOL
Polk St
Perry St
East Ave
Wayne St
WAYNE PARK
Brandes St
Lighthouse St
Pennsylvania Ave
Pennsylvania Ave
E 33rd St
Churches
Broad St
East Ave
Jackson Ave
Ross St
Wayne St
Sanford Pl
Bacon St
St St
Reed
Wayne
Ash St
Street Blvd
Reed
Wallace St
Parade St
ASSETS
E 13th
St
E 19th St E Grandview Blvd
E 20th St
LIGHTHOUSE
PARK
E 31st St
WAYNE
MIDDLE
SCHOOL
kin
ERIE ley
Av
LIGHTHOUSE
e
What these neighborhoods
E 12th St have going for them...
Sunset Blvd
E 17th St
E 7th St
Mc
E 27th St
E 4th St
Reed St
Cranch Ave
Ave
Mar
Gilson
Old
E 16th St
Gilson
Hess Ave
Lighthouse St
East Ave
Ash St
Wallace St
Port
Acce
ss R
d
E 23rd St
E 11th St
W Lakeview Blvd
Gl
E 20th
en St
Dr
Prospect Ave
… and will help protect its
considerable assets.
Park Way Dr
Holland St
h Rd German St
Fren
c
Holland St
Payne Ave
Holland St
E 9th St
E 20th St
E 20th St
vin
Hess Ave
French St
Pearl Ave
E 8th St
Fallow Land
Historic Assets
E 14th St
Fallow Land
Peach St
Ore Dock Rd
French St
Beech Ave
Ave Ln
EastWest
Eliot Rd
E 7th St
E 33rd St
Payne Ave
Wayne St
Reed St
German St
Holland St
French St
Peach St
Sassafras St
Sassafras St
E 5th
E Lake
Rd St
E 31st St
oad St
E 19th St
Pennsylvania Ave
Ross St
Wayne St
Peach St
Myrtle St
Myrtle St
Rd
E 10th St
E 26th St
29th
St St
EE4th
th St
W 35
Cochran St
Franklin Ave
E 21st St
Fairmount Pkwy
Myrtle St
St
Chestnut
St
Wayne
Buffalo Rd
E 18th St
e Dr
Lakesid
E 25th St E
Bay Dr
28th
EE3rd
St St
S Park Row
Polk St
E 24th St
E 2nd St
lm St
E 22nd St
ve
Myrtle St
E 19th St
E 18th St
E 18th St
W 19th St
t
E Front St
rench St
Prospect Ave
W 17th St
tS
Sassafras St
rench St
Elm St
E 20th St
W 20th St
Huron St
St
W 18th St
Wood St
Ash St
St
E 16thPearl
hSt Ave
c
a
Pe
Cherry St
oa
lb
Ba
Myrtle St
Chestnut St
Ross St
Wayne St
Sanford Pl
Park Way Dr
Cherry St
Maple St
Walnut
St St
Reed
St
E 13th St
W 39th St
A
Poplar St
St
Wallace
Downing
Ave
Raspberry St
A
Bacon St
E 11th St
Code Violations
E 17th St
E 19th St
St
ng
* In excess
i of $500.
E 14th St ill
R
Code Violations
Chestnut St
West Ln
d
Acce
ss R
Port
Poplar St
Liberty St
Poplar St
French
Payne St
Ave
Gilson
Holland St Raspberry
St
Hess Ave
Franklin Ave
Peach St
* In excess of $500.
E 18th
44th St
WSt
St
St
Elm St
St
ausen Ave
Schaper Ave
rench St
W 37th St
LIABILITIES
W 11th St
Tax Delinquent
th St
W 16
St
W 42nd
Parcels*
E 19th St
E 20th St
W Grandview Blvd
E 20th St
E 20th St
Buffalo Rd
RETURN
INVESTMENT
W 20th St
W 20th St Decision-Making Guide
CITY
OF ERIE, ON
PA: Comprehensive
Plan and Community
E 21st St
W 21st St
E 22nd St
Fairmount Pkwy
W 22nd St
W 22nd St
W 22nd St
e
Which blocks saw homes with
a higher return on investment?
Hazel St
Lighthouse St
Peach St
St
Sassafras
Ave
Pennsylvania
West Ln
East Ave
Myrtle St
Peach St
E 18th St
W 19th St
Downing Ave
Sassafras St
Harvard Rd
Ash St
road StPoplar St Wallace St
Raspberry St
Pittsburgh Ave
East Ave
West Ln
Ash St
Wallace St
Myrtle St
St
W 18th St
Huron St
W 31st St
W 6th St
What
these neighborhoods
W 38th St
Tax Delinquent
Ethem...
12th St
have working against
ve
ve
Parcels*
W 40th St
LIABILITIES
W 3rd St
E 4th St
E 7th St
E 8th St
W 24th St
W 2nd St S
co
t
E
E 19th St
Focusing on blight removal and proper
E 21st St
management of vacant land
will aid in
E 22nd St
stabilizing the area’s healthier blocks …
EWBa
y Dr
Fro
nt St
What these neighborhoods
in
ap
have working against them...
Ch
e
Av
80
Churches W 17th St
Churches
W 41st St
E 9th St
er
E 18th St
E 17th St
W 34th St
ill
M
E 21st St
W 21st St
St
VERY
UNHEALTHY
St
W 16th Score
1.25 - 2.5E 2.5
- 3.0St3.0Schools
- 3.5 3.5 - 4.0(Open)
4.0 - 6.0
16th
Schaper Ave
9th St
Schools (Open)
Historic Asset
Weschler Ave
St
Rd
AlleghenyWalnut
Wayne St
Reed St
y
St
ASSETS
Lincoln Ave
What these neighborhoods
How healthy are thehave
neighborhoods?
going for them...
HEALTHY
Polk St
What these neighborhoods
St St
36th
E 10th
have going for Wthem...
r
E 10th St
S
M
an11th St E 11th StW 37th St ASSETS
W
or
HOUSING CONDITIONS
D
r
Historic Asset
E 12th St
W 39th St
E 13th St
E 13th St
VERY
St
E 14th
Cranch Ave
Greengarden Rd
ParkSt
Way Dr
Ross
Auburn St
Frontier Dr
Sanford Pl
Lincoln Ave
St
CherryEllsworth
Ave
Gro
ve D
Wayne St
Cranch Ave
Seminole Dr
St
St
ChestnutOakwood
Ravine Dr
Illinois Ave
Gilson
Poplar St
Payne Ave
Post Ave
St Dr
E 9th
Robin
8th St
Sassafras St
Ore Dock Rd
Rudolph Ave
LigDr
hthouse
Colorado
Devoe Ave
St
I-79
German St
Hess Ave
Beverly Dr
Schaper Ave
Oxford St
E 8th5St
W 6th St
e Dr
Lakesid
E 17th St
Marne Rd
wy
nt Pk
Holland St
E Lake Rd
E 3rd St
y
W 28th kSt
w
P
E 4th St
nt W 29thWSt4th St
E 4th St
ro
y
F
w
W 30th
k St ay
E 5th St
B
tP
W 5th St
W
on
r
E
Lake
Rd
S Park Row
yF
Ba
W 32ndWSt
E 7th St
W 7th St
E 7th St
E 10th St
Tacoma Rd
Pennsylvania Ave
Ross St
E 5th St
W 25th St
E 2nd St
W 26th St
Uneriecity
W 23rd St
Marne Rd
French St
W 29th St
W 3rd St
Av
E 16th St
y Fro
E Ba
Sassafras St
E 3rd St
W 2nd St
Tacoma Rd
Weschler Ave
Wayne St
W 4th St
E 4th St
W 5th St
W 27th St
wn
Bro
E Front St
Dr
W FLro
aknetsiSde
E Bay Dr
W t25th St
W 24th St
Marne Rd
Myrtle St
Reed St
S Shore
E 2nd St Dr
St
WE7th
7th St
Polk St
W 22nd
w
ront Pk
E Bay F
S Park Row
wy
nt Pk
Chestnut St
nt
o
Fr
y Fro
E Ba
W
y
kw ay
B
W
P
nt
ro
yF
Ba
y
w
Pk
… and most blocks are troubled by
one or more
problem
properties.
W 22nd
St
e
W 21st St
W 19th St
St
igt Pkwy
FrCaoran
Rd
aym
Bco
ETa
Seminole Dr
Peach St
W 3rd St
Wayne St
Frontier Dr
W 2nd St
E Bay Dr
Uneriecity
W 18th St
W 20th St
W 20th St
Huron St
W 17th St
Plum St
d
Schaper Ave
Port
Acce
ss R
Pittsburgh Ave
d
Acce
ss R
Port
W 16th St
Polk St
Manage vacant land through side lot sales to adjacent E 13th St
homeowners, greening projects with community partners,
E 14th St
and banking larger sites for long-term
redevelopment.
42%
Niagara Pier
t St
Niagara Pier
E Front St
POVERTY RATE
EAST GRANDVIEW
Pulaski-Lighthouse has moderate-to-high
levels of visible distress throughout
…
St
W Fron
$35,642
Ore Dock Rd
MERCYHURST
GLENWOOD
AVERAGE HOME SALE
Hazel St
Cherry St
Lincoln Ave
ARBOR HEIGHTS
Target blighted tax-foreclosed homes for demolition as they
E 11th St
become available.
St
W 11th44%
HOMEOWNERSHIP RATE
ACADEMY- MARVINTOWN
St
r
1,578
Cascade St
D
HOUSEHOLDS
German St
or
FAIRMONT-McCLELLAND
ausen Ave
GREENGARDEN
TRINITY PARK
Raspberry St
an
4,075
road St
LITTLE ITALY
M
Bacon St
Myrtle St
S
RESIDENTS
E Lake Rd
S Park Row
Prioritize blight mitigation and beautification
E 7th St activities
near Wayne Park and its adjacent schools and along heavily
E 8th St
travelled E. Lake Road. Outside of those areas, focus on
St
E 9th Park.
streets around Pulaski Park and Lighthouse
St
r
Cherry St
Gro
ve D
Poplar St
LAKESIDE
r Blvd
E 8th St
PULASKI-LIGHTHOUSE
Walnut St
W 7th St
Weschler Ave
DOWNTOWN
Robin Dr
5
EAST
BAYFRONT
Sassafras St
W 6th St
PULASKI
LIGHTHOUSE
E 5th St
WHERE TO START WORKING
wy
nt Pk
WEST
BAYFRONT
12TH STREET CORRIDOR
t
W 5th St
E 4th St
Gl Pennsylvania Ave
en
wo Peach St
od
Pa
rk
Lighthouse
Av
St
e
W
BAYFRONT
FRONTIER
E 8th St
W 4th St
ro
Fallow Parcels
Oxford St
St
y
kw
yF
Ba
E Bay Dr
W 2nd St
COST
EFFECTIVELY INTERVENING
E 2nd St
St
3rd
W
IN PULASKI-LIGHTHOUSE E 3rd St
t
Lincoln Ave
Seminole Dr
Frontier Dr
Ravine Dr
Illinois Ave
Beverly Dr
arcels
t St
Uneriecity
P
nt
E Front St
W Fron
y Fro
E Ba
Colorado Dr
S Shore Dr
Niagara Pier
HOW CAN ERIE
STABILIZE PULASKILIGHTHOUSE?
STABILIZATION
Fair
TAKING
ACTION
The rigorous and effective application of the principles in
this plan, as well as the implementation of its recommended
strategies and projects, will depend to a large extent on
the correct alignment of resources, tools, and collaborative
leadership. The following is an outline of the community
context most likely to result in progress.
PART 1
The Context of Implementation
Partnerships Funding
Oversight
Professional
Planning
Scalability
Mechanisms Creative
Integration
The plan is championed
by cross-jurisdictional,
cross-departmental,
cross-agency, and
cross-sectoral partners.
All feel a sense of
obligation and
empowerment to apply
its principles, and all
sense that their own
work will build upon
and be reinforced by
the work of others.
There is
implementation
oversight outside of
City Hall, so that the
many partnering
entities, public and
private, can establish a
new set of confidences
and collaborative
relationships.
There is a new planning
office in the City of
Erie, operating at the
level required for 21st
Century decisionmaking and project
management.
The plan operates in
a scalable manner;
what works at the
City level can work
at the neighborhood
level and at the block
level. The principles
are applicable at the
broadest scale and the
smallest.
There are adequatelyfunded property
disposition and
enforcement
mechanisms in place
to rapidly bring
excess supply under
control and create
infill redevelopment
opportunities.
(Examples: Land Bank
and Housing Court)
There is sufficient
funding to get started
in a meaningful way
and it comes from
many sources, public
and private. It is
suggested that $300
million be invested in
additive strategies and
projects, over and above
general fund spending,
over a 10-year period,
with equal amounts
drawn from the public
and private sectors.
Strategies are
integrated to address
several issues
simultaneously, such as
using demolition and
park development in
the East Bayfront as a
broader initiative that
involves skills training,
job development,
and the cultivation
of new construction
and recycling-related
businesses.
Contingency is the
name of the game, so
one funding source
is “in” IF others are
likewise in and
all operate according
to a set of shared
expectations.
82
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
83
Plans that are likely to be activated and for which a community develops a durable fidelity
will need to have a short list of projects it can readily undertake and which will have
meaning. Such projects should be hard to do, but not too hard. They should be costly but
doable. They should compel a community saying it wants change to make the effort to
actually accomplish the change they desire, yet not be so difficult they cannot be imagined.
PART 2
Where to Start
BAYFRONT
FRONTIER
WEST
BAYFRONT
12TH STREET CORRIDOR
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
Regional Housing Court established and operating by
end of 2016
LAKESIDE
2017
Fairmont-McClelland, Lakeside,
Greengarden
2017
Begin fundraising to distribute
$500,000 per year in small
matching grants starting in 2017
Upgrade streets to par at key investment locations and along gateway corridors
2016
Develop 3-year capital budget and funding strategy for the
implementation of downtown streetscape improvements, including
local contributions to leverage state and federal funds
2016-2018
Identify and execute priority street upgrades in Core Strengthening Areas
FRONTIER
WEST
BAYFRONT
12TH STREET CORRIDOR
TRINITY PARK
LITTLE ITALY
FAIRMONT-McCLELLAND
GREENGARDEN
ACADEMY- MARVINTOWN
MERCYHURST
Matching grants to homeowners on blocks with high leverage value
2016
Identify not-for-profit program administrator and
develop program guidelines
BAYFRONT
PULASKI
LIGHTHOUSE
ARBOR HEIGHTS
EAST GRANDVIEW
GLENWOOD
Phased implementation of code enforcement sweeps in transitional and stable areas, and in
West Bayfront’s primary investment area
2016
West Bayfront, Academy-Marvintown, Arbor Heights
EAST
BAYFRONT
EAST
BAYFRONT
BAYFRONT
PULASKI
LIGHTHOUSE
LAKESIDE
FRONTIER
WEST
BAYFRONT
12TH STREET CORRIDOR
LITTLE ITALY
TRINITY PARK
FAIRMONT-McCLELLAND
GREENGARDEN
ACADEMY- MARVINTOWN
MERCYHURST
ARBOR HEIGHTS
EAST GRANDVIEW
GLENWOOD
EAST
BAYFRONT
BAYFRONT
PULASKI
LIGHTHOUSE
LAKESIDE
FRONTIER
WEST
BAYFRONT
12TH STREET CORRIDOR
TRINITY PARK
LITTLE ITALY
FAIRMONT-McCLELLAND
GREENGARDEN
ACADEMY- MARVINTOWN
MERCYHURST
ARBOR HEIGHTS
EAST GRANDVIEW
GLENWOOD
Social
Services
Relocation
Connecting
Downtown
to Bayfront
East
Bayfront
Parks
2016
Develop inventory of
existing social service
agencies in the downtown
core. Identify
anticipated need for space
and potential for resource
sharing and collaboration
between agencies.
Initiate conversations
with agencies regarding
potential relocation or
co-location outside the
downtown core.
2016
Community works with
PennDOT to finalize
updated plans for
Bayfront Connector and
Parkway that include
special attention to the
downtown-Bayfront
connectivity and
conceptual guidance for
an iconic improvement
in the State Street /
Connector area. Identify
likely cost and
implementation timeline
for the improvement
and develop fundraising
strategy.
2016 - 2017
Identify agency partners
that will lead strategic
demolition and park
development work
in the East Bayfront
planning area. Develop
a detailed strategy that
outlines feasible project
locations, acquisition
resources and
mechanisms, relocation
assistance, deconstruction
and demolition protocols,
and resources for park
design and development.
DOWNTOWN
Land Bank established by end of 2016;
sufficient funding identified for Land Bank to aid in targeted demolition activities by 2017
2018
-2019
DOWNTOWN
2017
DOWNTOWN
2016
Laying the Groundwork
DOWNTOWN
Out-Of-The-Gate Projects
EAST
BAYFRONT
PULASKI
LIGHTHOUSE
TRINITY PARK
LAKESIDE
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
MERCYHURST
EAST GRANDVIEW
GLENWOOD
12th Street
Corridor
2016 - 2017
Identify two or three
properties along
12th Street that are
strong candidates for
redevelopment and
conversion as shared
access, mixed-use
workspaces. Gain
control of sites,
assemble incentive
package, and issue
RFPs to developers
for purchase and
redevelopment.
2018-2019
Identify and
execute priority
street upgrades
in Stabilization
areas
84
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
85
APPENDIX
A. Regional Planning Context
B. Land Use and Zoning
C. Population and Housing
D. Economic Vitality
E. Transportation and Circulation
F. Infrastructure and Utilities
G. Community Facilities and Services
H. Environmental and Natural Resources
I. Historic and Cultural Resources
J. Data Notes
86
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
A. Regional Planning Context
This Comprehensive Plan and Decision-Making
Guide for the City of Erie exists within a regional
planning context that includes a long-range regional
plan (Destination Erie, 2015), the Erie County
Comprehensive Plan (2003), and comprehensive plans
for the adjacent municipalities of Millcreek Township
(2002), Harborcreek Township (2010), and a joint plan
for Lawrence Park Township and Wesleyville Borough
(2004). In addition to comprehensive plans, the region
has numerous specialized and small area plans which
are summarized and contextualized by Destination
Erie and referenced in this Appendix.
The objectives, principles and strategies outlined
in this document are generally consistent with this
regional planning context. Most importantly, this
comprehensive plan embraces Destination Erie’s
preferred scenario for future development, which
recommends that future investment be concentrated
in areas that are already urbanized and served by
infrastructure and that existing neighborhoods
be revitalized to enhance the health and vibrancy
of the region’s urban core while preserving open
space and agricultural land. This plan provides the
framework for achieving these goals within the City
of Erie, including the prioritization of investment
at the region’s core (downtown Erie, the Bayfront,
and adjacent neighborhoods), the protection of key
regional assets, the strengthening of Erie’s healthy and
transitional neighborhoods, and the stabilization of the
city’s most distressed areas.
Similar to Destination Erie, the Erie County
Comprehensive Plan designates the entire City of Erie
as a growth area to support investment in the county’s
already-developed areas. While this plan embraces
that designation, it also recognizes that development
needs to be prioritized within the city for maximum
impact. The three proposed Areas of Work (Core
Strengthening, Neighborhood Strengthening, and
Stabilization) provide a framework for channeling
investment in ways that will have the greatest impact
and highest residual return on investment for the city
and region.
As the city is largely built out, with development
extending to the city limits and beyond, this plan
does not foresee new development occurring on
the city’s edges that would affect conditions in
surrounding municipalities. However, strategies
to strengthen city neighborhoods — including
those that border surrounding communities, if
implemented — are intended to arrest the spread of
blight and disinvestment that would inevitably affect
neighborhoods that border the City of Erie.
Destination Erie also calls for neighborhood strategic
planning, data-driven code enforcement, the
established of a land bank and a regional housing
court, multi-modal improvements, a more strategic
approach to development on the Bayfront, historic
preservation, and support for entrepreneurial activity
— all of which have a place in this comprehensive
plan. Further, the development of the Destination
Erie plan involved a strong and extensive public
engagement process (in the city and regionally) to
shape the community’s vision and goals — a process
that has done much to inform this plan.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
87
B. Land Use and Zoning
d
Dr
Sanford Pl
Cranch Ave
Park Way Dr
Franklin Ave
Downing Ave
June St
Pear St
E 26th St
Mcclelland Ave
E 30th St
Bird Dr
MCCAIN AVE
Hop
Zi
eD
m
m
er
E 42nd St
Longview Ave
E Grandview Blvd
Page St
E 41st St
E 35th St
Stanton St
E 36th St
E3
Alan Dr
St
Regis Dr
E 34th St
t
3rd S
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Camphausen Ave
Elm St
Broad St
ew
tC
on
n
Davison Ave
St
Glendale Ave
E 27th St
on
E 32nd St
Burton Ave
3rd
Woodlawn Ave
Ba
yfr
E 38th St
Essex Ave
E4
Prospect Ave
E 27th St
E 37th St
eA
ve
Av
e
Pearl Ave
E 19th St
Buffalo Rd
Fairmount Pkwy
N
Pennsylvania Ave
ley
E 18th St
Fargo St
E Grandview Blvd
kin
E 35th St
Pin
St
Mc
Brandes St
Jackson Ave
1st
Perry St
E4
Perry St
Wayne St
Ash Street Blvd
Briggs Ave
E 33rd St
Reed St
Wallace St
East Ave
Reed St
Parade St
Fren
ch R
Mar
d
vin
Ave
Holland St
d
Bacon St
Payne Ave
East Ave
E 20th St
E 31st St
38th St
ch R
38th St
39th St
Old
E 33rd St
W 35
Gilson
Lighthouse St
Hess Ave
Pennsylvania Ave
Ross St
Wayne St
Reed St
Wallace St
Ash St
German St
Wayne St
Holland St
Holland St
E 31st St
Sunset Blvd
e
Av
en
Hilltop Rd
E 29th St
W Lakeview Blvd
Gl
Ore Dock Rd
Port
Acce
ss R
Peach St
French St
Peach St
Myrtle St
Myrtle St
Sassafras St
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
French St
Sassafras St
West Ln
Myrtle St
Walnut St
Chestnut St
W
St 39th St
E 25th St
E 26th St
Fren
St P
ea
ch
E 12th St
E 20th St
E 28th St
Old
h
ac
e
Av
E 10th St
E 4th St
E 7th St
E 18th St
E 22nd St
E 23rd St
E 24th St
Parade Blvd
er
W Grandview Blvd
B
Pe
oa
b
al
th St
E Lake Rd
E 21st St
Beech Ave
W 42nd St
W 44th St
e
Av
E 19th St
t
Polk St
E 13th St
E 16th St
e Dr
Lakesid
E Bay Dr
Marion St
W 41st St
g
in
ll
Ri
Cochran St
W 37th St
W 38th St
W 40th St
St
h
ac St
Pe in
ap
Ch
E 11th St
E 17th St
tS
W 31st St
E 8th St
E 9th St
E 14th St
W 24th St
Sc
ot
Wood St
W 36th St
W 39th St
E 7th St
Gl
Poplar St
Liberty St
W 34th St
Cascade St
W 32nd St
Hazel St
W 29th St
Raspberry St
W 30th St
Hazel St
Maple St
Cherry St
W 25th St
W 26th St
W 28th St
Cherry St
Plum St
W 23rd St
Walker Blvd
Frontier Dr
Greengarden Rd
Auburn St
W 25th St
ill
Harvard Rd
W 37th St
Allegheny Rd
Ellsworth Ave
W 29th St
Oakwood St
W 27th St
w
Bro
ve
nA
S Park Row
e
Av
Schaper Ave
W 24th St
W 22nd St
E 5th St
ne
Post Ave
Rudolph Ave
W 22nd St
W 19th St
Eliot Rd
Raspberry St
Huron St
W 17th St
W 20th St
W 20th St
Chestnut St
Poplar St
W 11th St
W 16th St
W 21st St
Cherry St
Weschler Ave
Seminole Dr
Lincoln Ave
Beverly Dr
Colorado Dr
W 6th St
W 7th St
E 3rd St
E 4th St
Pi
Devoe Ave
W 3rd St
W 18th St
Schaper Ave
Pittsburgh Ave
r
w
Pk
W 4th St
W 5th St
E 2nd St
Marne Rd
D
t St
Tacoma Rd
or
W
t
y
w on
Pk Fr
nt ay
ro W B
F
y
Ba
E Front St
W Fron
W 2nd St
y
wy
nt Pk
an
Uneriecity
y Fro
E Ba
M
Ravine Dr
Vacant
Illinois Ave
Public Services and Utilities
M
Regardless of whether the city’s zoning code gets updated, the city will
continue to evolve and so will its land uses. Given current market trends in
Erie, it is likely that hundreds of blighted structures will be demolished over
the coming 10 to 20 years as the city’s most blighted properties succumb to
emergency demolitions, fires, or strategic blight removal efforts. “Future
Land Use Map: Market Trend Scenario” shows what would happen if all
of the lowest-scoring residential properties that were surveyed for the
comprehensive plan were removed and became vacant lots. This scenario
describes those lots as fallow land, given the present absence of mechanisms
to efficiently guide the disposition and reuse of such properties.
Parkland
Oxford St
5 8th St
Robin Dr Grov
eD
r
Schaper Ave
Future Land Use Scenarios
Residential, High Density
Community Services
St
Currently, a design review committee advises the Planning
Commission on proposals that emerge from historic
overlay zones or waterfront zoning districts. While this
committee includes design professionals, there are no
specific design guidelines to inform developers or the
Planning Commission on design practices in sensitive
areas (including the waterfront and downtown). To
advance efforts to make the waterfront and downtown
environment more pedestrian-oriented, a new zoning
code (or amendments to the current code) should include
guidelines that offer the Planning Commission and
developers more explicit and consistent guidance.
Industrial
g
The critical imbalance of supply and demand can
be addressed in a new zoning code by stipulating
that, for as long as weak-market conditions persist,
sections of the city cannot be up-zoned (upgraded in
density or intensity of use) without a complementary
down-zoning somewhere else. General down-zoning
of sections of the city should also be explored, which
would typically involve the conversion of vacant land
controlled by the city, some other public agency, or
a land trust, to a “conservation” status that effectively
prohibits development until strong growth pressures
return.
Residential, Medium Density
S Shore Dr
S
Residential, Low Density
Commercial
ai
Cr
Design Guidelines:
Land Use Code (Summary)
Lincoln Ave
Right-sizing:
Erie Parcels
Niagara Pier
This comprehensive plan neither confers nor takes away any vested rights, and
it assumes no control over land use or redevelopment policy. Land use and
design are regulated by the zoning code — an ordinance that was last updated
in 2012 but that largely reflects standard regulatory practices of the mid-20th
Century (see Current Zoning Map). To align zoning and design regulations
with principles and strategies outlined in this plan, the city should consider
developing a new zoning ordinance that reflects 21st Century best practices and
the following issues highlighted in this plan:
Current Land Use Map
I-79
Land use and development patterns in the City of Erie reflect those observed in
almost all of America’s older industrial cities (see Current Land Use Map). It has
areas that feature pre-automobile and pre-zoning building patterns (essentially,
all areas developed before the 1920s), including a mixed-use downtown,
industrial zones along railroad corridors and the waterfront (with housing
frequently nearby), and residential neighborhoods of moderate densities with
mixtures of multi-family and single-family structures. Closer to the edges of Erie
are areas that developed through the influence of zoning and generally feature
a greater separation of uses, accommodation of the automobile, and more
uniformity in built form.
© czbLLC
Gordon St
“Future Land Use Map: Plan Implementation Scenario” broadly describes
land use patterns in the city if priorities and strategies from this plan are
implemented. While this scenario adheres closely to current patterns, it
reinforces the importance of maintaining an asset-rich, mixed-use regional
core as well as the need to guide the management and strategic repurposing
of fallow land in areas where vacancy and underutilizing are — and will
continue to be — significant issues.
88
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
89
Future Land Uses: Plan Implementation Scenario
Future Land Uses: Current Trend Scenario
Mixed-use urban core with integrated regional assets
Erie Parcels
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Dr
Port
Acce
ss R
d
Sanford Pl
Cranch Ave
Park Way Dr
Franklin Ave
Bacon St
Downing Ave
June St
Pear St
E 26th St
E Grandview Blvd
E 30th St
Hop
Zi
eD
m
m
er
E 42nd St
Page St
E 41st St
E 35th St
Stanton St
Regis Dr
E 34th St
E 36th St
Mcclelland Ave
MCCAIN AVE
n
t
Alan Dr
St
ew
tC
on
S
E 33rd
Bird Dr
Camphausen Ave
Elm St
Broad St
Glendale Ave
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Lighthouse St
N
Pennsylvania Ave
on
E 38th St
St
Prospect Ave
E 27th St
Ba
yfr
Longview Ave
3rd
Woodlawn Ave
Fargo St
E Grandview Blvd
E4
Buffalo Rd
E 32nd St
E 37th St
eA
ve
Av
e
Pearl Ave
E 19th St
E 27th St
E 35th St
Pin
St
ley
E 18th St
Fairmount Pkwy
Davison Ave
1st
kin
Burton Ave
E4
Mc
Brandes St
Jackson Ave
Wayne St
Ash Street Blvd
E 33rd St
Reed St
Wallace St
East Ave
Reed St
Parade St
Fren
ch R
Mar
d
vin
Ave
Holland St
d
E 31st St
38th St
ch R
38th St
39th St
Old
E 33rd St
Gilson
Payne Ave
East Ave
Reed St
Ash St
Wallace St
Hess Ave
Pennsylvania Ave
Ross St
Wayne St
Ore Dock Rd
German St
Wayne St
Holland St
Holland St
E 31st St
Perry St
Peach St
French St
Peach St
Myrtle St
Sassafras St
Myrtle St
French St
Sassafras St
West Ln
Myrtle St
Walnut St
Chestnut St
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
Gl
E 29th St
W 35
Eliot Rd
Poplar St
Cherry St
en
Hilltop Rd
E 28th St
W Lakeview Blvd
Gl
E 20th St
Essex Ave
h
ac
Pe
e
St P
h
ac
W
St 39th St
E 25th St
E 26th St
Perry St
W Grandview Blvd
l
Ba
e
Av
th St
E 12th St
E 20th St
Briggs Ave
W 42nd St
W 44th St
a
bo
St
h
ac St
Pe in
p
a
Ch
E 10th St
E 4th St
E 7th St
E 18th St
E 22nd St
E 23rd St
E 24th St
tS
W 31st St
E Lake Rd
E 21st St
Sunset Blvd
Ri
e
Av
E 19th St
Fren
W 41st St
g
n
lli
Hazel St
Maple St
Cherry St
Plum St
Liberty St
Cascade St
Raspberry St
W 38th St
W 40th St
Chestnut St
Poplar St
Raspberry St
Frontier Dr
W 37th St
W 39th St
Cherry St
Weschler Ave
Seminole Dr
Greengarden Rd
Auburn St
Oakwood St
W 36th St
Hazel St
I-79
© czbLLC
W 34th St
E 16th St
t
Polk St
E 13th St
Parade Blvd
E 44th St
W 32nd St
E 11th St
E 17th St
Old
E 43rd St
W 30th St
W 29th St
E 8th St
E 9th St
E 14th St
Beech Ave
Rd
W 28th St
E 7th St
W 24th St
Sc
ot
Cochran St
an
W 25th St
W 26th St
Wood St
E 40th St
m
W 23rd St
Walker Blvd
er
r
Roxanna Dr
m
E 42nd St
Alan Dr
Devoe Ave
Bird Dr
eD
m
W 37th St
Allegheny Rd
Rudolph Ave
Mcclelland Ave
Hop
Zi
Ravine Dr
Beverly Dr
Colorado Dr
June St
MCCAIN AVE
Longview Ave
Page St
Stanton St
Regis Dr
Pittsburgh Ave
Franklin Ave
Downing Ave
Pear St
Camphausen Ave
Schaper Ave
Sanford Pl
Cranch Ave
Park Way Dr
Bacon St
Payne Ave
Elm St
St
ew
N
E Grandview Blvd
Fargo St
St
E 41st St
Davison Ave
3rd
Burton Ave
E4
E 38th St
Essex Ave
eA
ve
Perry St
Pennsylvania Ave
Jackson Ave
Gordon St
Perry St
Wayne St
Hilltop Rd
St
Brandes St
East Ave
Reed St
Ash Street Blvd
Briggs Ave
Reed St
Wallace St
Gilson
Lighthouse St
Hess Ave
Pennsylvania Ave
East Ave
Wayne St
Reed St
Wallace St
Ash St
German St
Parade St
Fren
ch R
Mar
d
vin
Ave
Old
d
Sunset Blvd
Parade Blvd
E Grandview Blvd
Dr
E 37th St
Pin
Broad St
French St
Holland St
Holland St
ch R
Fren
Beech Ave
Old
Gl
Ross St
Wayne St
Ore Dock Rd
Port
Acce
ss R
Holland St
French St
Peach St
Myrtle St
Myrtle St
Sassafras St
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
Chestnut St
Cochran St
Eliot Rd
Poplar St
Cherry St
Hazel St
Maple St
Cherry St
Hazel St
Walker Blvd
1st
E 36th St
E 35th St
E 30th St
W 27th St
W 29th St
W 25th St
S Park Row
e Dr
Lakesid
E Bay Dr
Marion St
en
E4
E 34th St
St
E 33rd
W 24th St
W 19th St
e
Av
e
Av
Gl
W Lakeview Blvd
38th St
E 26th St
w
Bro
ve
nA
er
Wood St
Plum St
Liberty St
Cascade St
Raspberry St
Peach St
Sassafras St
West Ln
Myrtle St
Walnut St
Chestnut St
Poplar St
Raspberry St
Frontier Dr
Greengarden Rd
Auburn St
Oakwood St
Ellsworth Ave
Allegheny Rd
38th St
39th St
Glendale Ave
W 22nd St
E 5th St
e
Av
h
ac
Pe
e
St P
h
ac
W
St 39th St
E 35th St
tC
on
n
E 32nd St
W 21st St
W 22nd St
ill
M
er
ill
W Grandview Blvd
l
Ba
e
Av
E 33rd St
W 35
E 31st St
E 33rd St
on
Huron St
W 17th St
W 20th St
W 20th St
E 27th St
Ba
yfr
W 16th St
W 18th St
Schaper Ave
W 42nd St
W 44th St
a
bo
E 31st St
Woodlawn Ave
r
W 11th St
E 3rd St
E 4th St
ne
Ri
e
Av
E 29th St
Av
e
Prospect Ave
E 27th St
Marion St
W 41st St
g
n
lli
th St
E 28th St
ley
Pearl Ave
D
W 7th St
St
W 38th St
W 40th St
St
h
ac St
Pe in
ap
Ch
E 25th St
E 26th St
kin
or
E 19th St
Buffalo Rd
Fairmount Pkwy
an
W 6th St
g
W 37th St
W 31st St
t
E 24th St
Mc
E 18th St
M
W 3rd St
ai
Cr
W 36th St
tS
E 20th St
E 20th St
E 21st St
e
Av
W 34th St
M
Harvard Rd
W 29th St
W 24th St
Sc
ot
E 12th St
E 18th St
E 22nd St
E 23rd St
S
W
w
Pk
W 4th St
W 5th St
E 2nd St
Pi
W 30th St
W 32nd St
W 39th St
Cherry St
Weschler Ave
Seminole Dr
Lincoln Ave
Beverly Dr
Colorado Dr
Pittsburgh Ave
Schaper Ave
Rudolph Ave
W 28th St
E 19th St
ne
W 37th St
W 25th St
W 26th St
E 16th St
E 17th St
Pi
Post Ave
W 29th St
W 25th St
W 23rd St
St
Schaper Ave
W 27th St
wn
Bro
e
Av
g
Devoe Ave
W 24th St
W 22nd St
ai
Cr
I-79
W 21st St
W 22nd St
E 13th St
E 14th St
E 10th St
Oxford St
5 8th St
Robin Dr Grov
eD
r
t St
Marne Rd
W 20th St
W 20th St
W 19th St
E 11th St
E 7th St
y nt
kw Fro
tP y
on Ba
r
yF W
Ba
E Front St
W Fron
W 2nd St
y
Tacoma Rd
Huron St
W 17th St
Polk St
Uneriecity
wy
nt Pk
W 16th St
E 8th St
Lincoln Ave
W 11th St
E 7th St
E 9th St
E Lake Rd
E 4th St
Marne Rd
W 7th St
E 5th St
S Park Row
S Shore Dr
y Fro
E Ba
W 6th St
E 3rd St
E 4th St
e Dr
Lakesid
E Bay Dr
Niagara Pier
W 3rd St
W 18th St
Schaper Ave
90
y
w
Pk
W 4th St
W 5th St
E 2nd St
Tacoma Rd
r
t St
wy
nt Pk
D
y nt
kw Fro
tP y
on Ba
r
yF W
Ba
E Front St
W Fron
W 2nd St
y Fro
E Ba
or
W
Lincoln Ave
an
Niagara Pier
M
Oxford St
5 8th St
Robin Dr Grov
eD
r
Uneriecity
Lincoln Ave
Fallow Land
Illinois Ave
Public Services and Utilities
Medium density residential with supportive parks and commercial,
and fallow land management and repurposing
Ellsworth Ave
Parkland
Harvard Rd
Community Services
Medium density residential with supportive parks and commercial
Post Ave
Residential, High Density
Low density residential with suppportive parks and commercial
d
Industrial
Ravine Dr
Residential, Medium Density
Illinois Ave
Commercial
S Shore Dr
S
Intensive industrial and commercial uses with fallow land management and repurposing
Residential, Low Density
Schaper Ave
Land Use Code (Summary)
© czbLLC
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
91
C. Population and Housing
Current Zoning
Zoning Code Description
IP, Industrial Park
R-1, Low-Density Res.
R-3, High-Density Res.
C-2, General Commercial
M-1, Light Manufacturing
R-1A, Traditional Single-family
WR, Waterfront Residential
C-3, Central Business District
M-2, Heavy Manufacturing
R-2, Medium-Density Res.
RLB, Residential Limited Bus.
WC, Waterfront Comm.
WM, Waterfront Manufacturing
Dr
Hilltop Rd
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Sanford Pl
Cranch Ave
Park Way Dr
Franklin Ave
Bacon St
Downing Ave
June St
Pear St
Glendale Ave
E 26th St
E Grandview Blvd
E 35th St
Bird Dr
E 30th St
Hop
eD
m
m
er
E 42nd St
Zi
Alan Dr
Regis Dr
E3
Page St
E 41st St
t
3rd S
Stanton St
E 36th St
Mcclelland Ave
MCCAIN AVE
tC
on
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Camphausen Ave
Elm St
Broad St
St
ew
N
E 34th St
Davison Ave
St
Prospect Ave
E 27th St
on
n
Burton Ave
3rd
Woodlawn Ave
Ba
yfr
E 38th St
Essex Ave
E4
Fairmount Pkwy
E 32nd St
E 37th St
eA
ve
Av
e
E 19th St
Buffalo Rd
Longview Ave
E Grandview Blvd
ley
E 18th St
Pearl Ave
E 27th St
E 35th St
Pin
St
kin
Pennsylvania Ave
Jackson Ave
1st
Perry St
E4
Perry St
Wayne St
Reed St
Ash Street Blvd
Briggs Ave
E 33rd St
Mc
Brandes St
East Ave
Reed St
Parade St
Wallace St
Holland St
d
E 31st St
38th St
ch R
Fren
38th St
39th St
Old
E 33rd St
W 35
Fren
ch R
Mar
d
vin
Ave
E 31st St
Gilson
Lighthouse St
Pennsylvania Ave
Hess Ave
Payne Ave
Reed St
Ash St
German St
Ross St
Ore Dock Rd
Wallace St
Peach St
East Ave
E 20th St
Fargo St
en
Wayne St
Holland St
Holland St
E 29th St
W Lakeview Blvd
Gl
Wayne St
Peach St
French St
French St
Sassafras St
Myrtle St
West Ln
Myrtle St
Myrtle St
Sassafras St
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
Chestnut St
Hazel St
Maple St
Cherry St
e
Av
Walker Blvd
E 28th St
Sunset Blvd
h
ac
Pe
ea
St P
ch
W
St 39th St
E 25th St
E 26th St
E 7th St
E 18th St
E 22nd St
E 23rd St
E 4th St
E 12th St
E 20th St
E 24th St
Parade Blvd
er
ill
W Grandview Blvd
B
e
Av
th St
E 10th St
E 21st St
Old
W 42nd St
W 44th St
b
al
oa
E 19th St
Beech Ave
l
Ri
e
Av
E 17th St
t
Polk St
E 13th St
E Lake Rd
Marion St
W 41st St
g
lin
Cochran St
W 38th St
W 40th St
St
h
ac St
Pe in
ap
Ch
E 11th St
E 16th St
tS
W 31st St
E 8th St
E 9th St
E 14th St
Gl
Poplar St
W 37th St
Hazel St
W 36th St
W 39th St
E 7th St
W 24th St
Sc
ot
Wood St
W 34th St
W 29th St
Liberty St
W 32nd St
Cherry St
Plum St
W 25th St
Cascade St
W 30th St
Raspberry St
Auburn St
Oakwood St
Allegheny Rd
W 28th St
W 19th St
W 23rd St
W 26th St
M
Harvard Rd
W 25th St
e
Av
E 5th St
e
Av
W 37th St
wn
Bro
E 4th St
S Park Row
ne
Ellsworth Ave
Rudolph Ave
W 29th St
W 22nd St
E 3rd St
Pi
Post Ave
W 27th St
Walnut St
W 17th St
St
Schaper Ave
W 24th St
Greengarden Rd
W 21st St
Chestnut St
Huron St
W 20th St
W 20th St
W 22nd St
Cherry St
Poplar St
Raspberry St
W 16th St
Eliot Rd
Frontier Dr
Lincoln Ave
Seminole Dr
Weschler Ave
W 11th St
g
Devoe Ave
W 7th St
ai
Cr
I-79
W 6th St
W 18th St
Schaper Ave
92
Ravine Dr
Beverly Dr
r
Schaper Ave
Pittsburgh Ave
D
W 3rd St
e Dr
Lakesid
E Bay Dr
Marne Rd
or
Lincoln Ave
an
W
w
Pk
W 4th St
W 5th St
E 2nd St
Tacoma Rd
M
t St
wy
nt Pk
S
Oxford St
5 8th St
Robin Dr Grov
eD
r
t
y
w on
Pk Fr
nt ay
ro W B
F
y
Ba
E Front St
W Fron
W 2nd St
y
y Fro
E Ba
Colorado Dr
S Shore Dr
Niagara Pier
Illinois Ave
Port
Acce
ss R
d
C-1 and C-4, Local/Trad. Neigh. Comm.
© czbLLC
A large portion of the research behind this
comprehensive plan involved the careful analysis
of housing markets and conditions at the block and
parcel levels. As the “Findings” chapter of this plan
makes clear, population loss by regional migration
and suburbanization has resulted, over a period of
decades, in substantial supply/demand imbalances
that have weakened the city’s housing market and led
to deterioration of a large portion of the city’s housing
stock. As is often the case in cities similar to Erie, the
areas with the most deterioration are areas where the
housing stock is older, where population density and
rental density are higher, and where property values
and rents are relatively low — characteristics that result
in high concentrations of low-income and often minority
households occupying the city’s least desirable housing
on the city’s least desirable blocks (see supplemental
maps of population density, housing age, and property
value).
As these strategies are applied and markets stabilize,
it will be important to ensure that the city’s most
marginalized households have choices within the city
and the broader region and that existing patterns of
concentrated poverty are not simply transferred to other
locations. This comprehensive plan has been designed
to fully embrace the spirit and letter of the Fair Housing
Act and the city’s duty to Affirmatively Further Fair
Housing. It embraces the findings and recommendations
of the Erie County Regional Analysis of Impediments
to Fair Housing Choice (2015) as they pertain to fair
practices by the public and private sectors throughout
Erie County.
The four planning principles outlined in this plan, as
well as recommended strategies for each planning area,
should be considered and applied as the city and others
make decisions that affect the construction, removal,
rehabilitation of housing units.
The stark social differences between the city’s healthiest
and most distressed neighborhoods underscore the
levels of racial and social segregation that continue
to exist in Erie — and that undermine the city’s and
the region’s potential to be healthy and competitive.
While this is an issue that must be addressed on
numerous levels, this plan recommends strategies that
are designed to deconcentrate poverty and address the
weak market conditions that contribute to disinvestment
and blight through (1) a focus on demolishing the most
blighted and obsolete housing to bring supply and
demand into balance and to improve quality of life in
currently distressed neighborhoods; and (2) improving
the city’s appeal to middle-income households in order
to bring greater diversity and financial strength into the
city. It is strongly believed that this approach, and not a
continuation of the status quo, will result in better and
fairer housing conditions in the City of Erie.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
93
Population Density Map
Housing Value Map
Erie Block Groups
Erie Block Groups
1,571 - 3,999
Population per Square Mile, 2010
4,000 - 5,999
$10,000.00 - $59,999.99
6,000 - 7,999
$60,000.00 - $79,999.99
Median Value, 2014
Hilltop Rd
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
Port
Acce
ss R
d
Gl
en
Dr
Sanford Pl
Cranch Ave
Park Way Dr
Franklin Ave
Bacon St
Downing Ave
June St
Pear St
MCCAIN AVE
Regis Dr
E Grandview Blvd
E 35th St
Page St
E 41st St
Mcclelland Ave
St
E 36th St
E3
E 30th St
Bird Dr
Camphausen Ave
Elm St
Broad St
ew
E 34th St
t
3rd S
Hop
Zi
eD
m
m
er
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Lighthouse St
N
Pennsylvania Ave
n
E 38th St
St
tC
on
E 42nd St
3rd
Glendale Ave
E 26th St
Alan Dr
E4
on
E 32nd St
E 37th St
eA
ve
Prospect Ave
E 27th St
Ba
yfr
Stanton St
St
Woodlawn Ave
Longview Ave
E Grandview Blvd
E 35th St
Pin
Av
e
Pearl Ave
E 19th St
Buffalo Rd
Fairmount Pkwy
Davison Ave
1st
ley
E 18th St
E 27th St
Burton Ave
E4
kin
Brandes St
Jackson Ave
Wayne St
Ash Street Blvd
Reed St
Wallace St
East Ave
Reed St
Parade St
Fren
ch R
Mar
d
vin
Ave
Old
Holland St
d
Gilson
Payne Ave
East Ave
Reed St
Ash St
Wallace St
Hess Ave
Pennsylvania Ave
Ross St
Wayne St
Ore Dock Rd
German St
Wayne St
Holland St
Holland St
W Lakeview Blvd
38th St
ch R
38th St
39th St
E 33rd St
Perry St
Peach St
French St
Peach St
Myrtle St
Sassafras St
Myrtle St
French St
Sassafras St
West Ln
Myrtle St
Walnut St
Chestnut St
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
Gl
Eliot Rd
Poplar St
Hazel St
Maple St
Cherry St
E 33rd St
W 35
E 31st St
Mc
Essex Ave
h
ac
Pe
ea
St P
ch
W
St 39th St
E 31st St
Briggs Ave
B
e
Av
E 29th St
Perry St
W Grandview Blvd
b
al
oa
th St
E 28th St
Sunset Blvd
i
ll
Ri
W 42nd St
W 44th St
e
Av
St
h
ac St
Pe in
ap
Ch
E 25th St
E 26th St
tS
W 31st St
E 20th St
E 20th St
E 24th St
Fren
W 41st St
ng
Hazel St
W 37th St
W 38th St
Cherry St
Plum St
Liberty St
Cascade St
Raspberry St
W 36th St
W 40th St
Chestnut St
Poplar St
Raspberry St
Frontier Dr
W 34th St
W 39th St
Cherry St
Weschler Ave
Ravine Dr
Seminole Dr
Greengarden Rd
Auburn St
Oakwood St
Allegheny Rd
Post Ave
W 32nd St
E 12th St
E 18th St
E 22nd St
E 23rd St
E 4th St
E 7th St
Fargo St
© czbLLC
W 29th St
E 10th St
E 21st St
Parade Blvd
E 44th St
W 30th St
E 19th St
t
Polk St
E 13th St
E 16th St
Old
E 43rd St
W 28th St
E 11th St
E 17th St
W 24th St
Sc
ot
E 8th St
E 14th St
Beech Ave
Rd
W 25th St
W 26th St
Cochran St
an
W 37th St
W 25th St
W 23rd St
Wood St
m
r
W 29th St
Harvard Rd
E 40th St
Schaper Ave
E 42nd St
er
Roxanna Dr
m
I-79
Devoe Ave
Bird Dr
eD
m
W 27th St
Ellsworth Ave
Rudolph Ave
Mcclelland Ave
Hop
Zi
Lincoln Ave
Illinois Ave
Beverly Dr
Colorado Dr
June St
MCCAIN AVE
Longview Ave
Page St
Stanton St
Regis Dr
E 35th St
Alan Dr
St
Pittsburgh Ave
Franklin Ave
Downing Ave
Pear St
Camphausen Ave
Elm St
Broad St
ew
E Grandview Blvd
St
Fargo St
St
E 41st St
Davison Ave
3rd
Burton Ave
E4
E 38th St
Essex Ave
eA
ve
Schaper Ave
Sanford Pl
Cranch Ave
Park Way Dr
Bacon St
Lighthouse St
N
Jackson Ave
Pennsylvania Ave
Brandes St
E 34th St
E 36th St
E 33rd
E 30th St
W 24th St
w
Bro
ve
nA
Walker Blvd
Dr
Perry St
Wayne St
Ash Street Blvd
Briggs Ave
Sunset Blvd
Parade Blvd
Reed St
Wallace St
Old
East Ave
Reed St
Parade St
Holland St
Holland St
d
ch R
Fren
Old
Gilson
Payne Ave
East Ave
Reed St
Ash St
Wallace St
Hess Ave
Pennsylvania Ave
Ross St
Wayne St
Ore Dock Rd
Wayne St
Holland St
German St
Fren
ch R
Mar
d
vin
Ave
E Grandview Blvd
n
E 32nd St
E 37th St
Pin
St
Perry St
Peach St
French St
Peach St
Myrtle St
Poplar St
Sassafras St
Myrtle St
Gl
Beech Ave
1st
E 26th St
W 22nd St
E 7th St
E 9th St
E Lake Rd
Marion St
Cochran St
E4
tC
on
W 21st St
W 22nd St
W 19th St
e
Av
en
38th St
E 35th St
on
W 20th St
W 20th St
E 27th St
Ba
yfr
Huron St
W 17th St
W 18th St
er
ill
Wood St
38th St
39th St
E 33rd St
Woodlawn Ave
E 27th St
W 16th St
M
e
Av
Walker Blvd
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
Chestnut St
Plum St
Cherry St
Hazel St
Maple St
Cherry St
Hazel St
Liberty St
French St
Sassafras St
West Ln
Myrtle St
Walnut St
Chestnut St
Poplar St
Raspberry St
Cascade St
Raspberry St
E 33rd St
W 35
Eliot Rd
Frontier Dr
Greengarden Rd
Auburn St
E 31st St
E 31st St
Av
e
Glendale Ave
W 11th St
S Park Row
e
Av
Oakwood St
E 29th St
ley
Prospect Ave
r
E 5th St
ne
Allegheny Rd
E 28th St
W Lakeview Blvd
Gl
E 25th St
E 26th St
kin
Pearl Ave
D
Schaper Ave
er
W Grandview Blvd
P
th St
E 24th St
Mc
or
E 19th St
Buffalo Rd
Fairmount Pkwy
an
W 7th St
E 3rd St
E 4th St
Pi
R
ill
W 44th St
e
Av
e
Av
W
oa
St 39th St
h
lb
Ba t eac
S P
ch
ea
ng
i
ill
W 42nd St
St
h
ac St
Pe in
p
a
Ch
E 20th St
E 21st St
Marion St
W 41st St
W 31st St
t
E 20th St
E 18th St
M
W
St
W 38th St
W 40th St
tS
E 12th St
E 18th St
E 22nd St
E 23rd St
S
Oxford St
5 8th St
Robin Dr Grov
eD
r
g
W 37th St
E 19th St
E 10th St
E 7th St
W 6th St
ai
Cr
W 34th St
W 36th St
E 16th St
E 17th St
e
Av
Ellsworth Ave
W 29th St
M
Harvard Rd
W 30th St
W 32nd St
W 39th St
Cherry St
Weschler Ave
Seminole Dr
Ravine Dr
Lincoln Ave
Beverly Dr
Colorado Dr
Pittsburgh Ave
Schaper Ave
Rudolph Ave
W 28th St
E 14th St
W 24th St
Sc
ot
E 13th St
ne
W 37th St
W 25th St
W 26th St
E 11th St
Pi
Post Ave
W 29th St
W 25th St
W 23rd St
St
Schaper Ave
W 27th St
w
Bro
ve
nA
g
Devoe Ave
W 24th St
W 22nd St
ai
Cr
I-79
W 21st St
W 22nd St
W 19th St
Polk St
W 3rd St
e Dr
Lakesid
E Bay Dr
Marne Rd
W 17th St
E 8th St
y
w
Pk
W 4th St
W 5th St
E 2nd St
Tacoma Rd
Huron St
W 20th St
W 20th St
E 7th St
E 9th St
y nt
kw Fro
tP y
on Ba
Fr W
y
Ba
t St
wy
nt Pk
W 16th St
S Park Row
E Lake Rd
E 4th St
E Front St
W Fron
W 2nd St
y Fro
E Ba
W 11th St
E 5th St
Niagara Pier
W 7th St
W 18th St
Schaper Ave
94
W 6th St
E 3rd St
E 4th St
S Shore Dr
Lincoln Ave
r
W 3rd St
e Dr
Lakesid
E Bay Dr
Marne Rd
D
w
Pk
W 4th St
W 5th St
E 2nd St
Tacoma Rd
or
Lincoln Ave
an
t St
$125,000.00 - $197,300.00
wy
nt Pk
M
W
t
y
w on
Pk Fr
nt ay
ro W B
F
y
Ba
E Front St
W Fron
W 2nd St
y
$100,000.00 - $124,999.99
y Fro
E Ba
S
Oxford St
5 8th St
Robin Dr Grov
eD
r
Niagara Pier
Illinois Ave
12,000 - 21,984
S Shore Dr
$80,000.00 - $99,999.99
Port
Acce
ss R
d
8,000 - 11,999
© czbLLC
Hilltop Rd
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
95
D. Economic Vitality
Age of Housing Map
Erie Block Groups
This plan embraces Destination Erie’s Regional
Economic & Workforce Strategy (2015) as a both a
sound summary of current economic conditions and
a solid blueprint for regional economic stabilization
and growth. This plan also recognizes that investment
decisions made in the City of Erie will have an outsized
impact in the coming years on the entire region’s health
and competitiveness.
1939 or earlier
Median Year Built, 2014
1940 - 1949
1950 - 1959
Port
Acce
ss R
d
1960 - 1969
Dr
Hilltop Rd
Sanford Pl
Cranch Ave
Park Way Dr
Franklin Ave
Bacon St
Downing Ave
June St
Pear St
Glendale Ave
E 26th St
Mcclelland Ave
MCCAIN AVE
E 30th St
Hop
Zi
eD
m
m
er
E 42nd St
Page St
Stanton St
Longview Ave
E Grandview Blvd
E 35th St
Alan Dr
St
Regis Dr
t
3rd S
Bird Dr
Camphausen Ave
Elm St
Broad St
ew
E 41st St
The four planning principles outlined in this plan, as
well as recommended strategies for each planning area,
should be considered and applied as the city and others
make decisions regarding economic development
programs and incentives.
Prospect Ave
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Lighthouse St
N
E 36th St
E 38th St
St
tC
on
E3
Davison Ave
3rd
on
E 34th St
This approach isn’t just about skilled workers, though.
If they are attracted to Erie and choose to live, invest,
and start businesses in Erie, they will contribute to a
more diversified and resilient economy and produce
more opportunities across the labor market. A lack
of diversity and heavy reliance on manufacturing
has been one of Erie’s key economic issues in recent
decades, contributing to the region losing substantial
ground on average wages as compared to wages
nationally since 1970.
E 27th St
Ba
yfr
n
Burton Ave
E4
Woodlawn Ave
Fargo St
E Grandview Blvd
E 35th St
eA
ve
Av
e
Pearl Ave
E 19th St
Buffalo Rd
Fairmount Pkwy
E 32nd St
E 37th St
Pin
St
ley
E 18th St
E 27th St
Essex Ave
1st
kin
Pennsylvania Ave
Jackson Ave
Wayne St
E4
Mc
Brandes St
East Ave
Reed St
Ash Street Blvd
Reed St
Wallace St
Holland St
d
E 33rd St
Perry St
Fren
ch R
Mar
d
vin
Ave
Briggs Ave
39th St
Gilson
Payne Ave
Reed St
Ash St
Wallace St
Hess Ave
Pennsylvania Ave
Ross St
Wayne St
Ore Dock Rd
German St
East Ave
E 20th St
E 31st St
38th St
ch R
38th St
Old
E 33rd St
Sunset Blvd
e
Av
en
Parade St
Holland St
E 31st St
W Lakeview Blvd
Gl
Wayne St
Holland St
French St
Peach St
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
Gl
E 29th St
Perry St
Peach St
French St
Sassafras St
Myrtle St
West Ln
Myrtle St
Sassafras St
Myrtle St
Chestnut St
Cherry St
W
St 39th St
E 25th St
E 28th St
Fren
St P
ea
ch
E 12th St
E 20th St
E 26th St
E 4th St
E 7th St
E 18th St
E 22nd St
E 23rd St
E 24th St
t
St
E 10th St
E 21st St
Old
h
ac
e
Av
E 19th St
Beech Ave
B
Pe
oa
b
al
E 16th St
E 17th St
th
W 35
Polk St
E 13th St
Parade Blvd
er
ill
W 44th St
e
Av
Cochran St
W 42nd St
W Grandview Blvd
g
in
ll
Ri
St
h
ac St
Pe in
ap
Ch
E 11th St
E Lake Rd
Marion St
W 41st St
W 40th St
Walker Blvd
W 39th St
W 31st St
E 8th St
E 9th St
E 14th St
tS
Eliot Rd
Poplar St
W 37th St
W 38th St
E 7th St
W 24th St
Sc
ot
Wood St
W 36th St
Hazel St
Liberty St
Cascade St
W 34th St
Hazel St
Maple St
Cherry St
W 25th St
W 29th St
Raspberry St
Greengarden Rd
Auburn St
Oakwood St
Allegheny Rd
W 32nd St
M
Schaper Ave
Harvard Rd
W 30th St
S Park Row
e
Av
W 37th St
W 23rd St
W 26th St
W 28th St
E 3rd St
E 5th St
ne
Ellsworth Ave
Rudolph Ave
W 29th St
W 25th St
E 2nd St
E 4th St
Pi
Post Ave
W 27th St
w
Bro
ve
nA
W 19th St
St
Schaper Ave
W 24th St
W 22nd St
Plum St
W 20th St
W 22nd St
Walnut St
Huron St
W 17th St
W 18th St
W 20th St
Chestnut St
Poplar St
Raspberry St
Frontier Dr
W 16th St
W 21st St
Cherry St
Weschler Ave
W 11th St
g
Devoe Ave
W 6th St
W 7th St
ai
Cr
I-79
Seminole Dr
Ravine Dr
Lincoln Ave
Beverly Dr
r
Schaper Ave
Pittsburgh Ave
D
W 3rd St
Marne Rd
or
Lincoln Ave
an
y
w
Pk
W 4th St
W 5th St
As the strategies outlined in this plan make clear,
making the city’s major assets the best they can be is
central to the region’s overall economic development.
Cities today must have quality-of-life amenities that
appeal to skilled workers – who are highly mobile
and can choose to live and work almost anywhere.
Entrepreneurs will not choose to locate in the region
or stay in the region in sufficient number if Erie cannot
compete with peer cities on the grounds of livability
and lifestyle. Companies that need to attract and retain
e Dr
Lakesid
E Bay Dr
Tacoma Rd
M
W
t St
W 2nd St
wy
nt Pk
S
Oxford St
5 8th St
Robin Dr Grov
eD
r
t
y
w on
Pk Fr
nt ay
ro W B
F
y
Ba
E Front St
W Fron
y Fro
E Ba
Colorado Dr
S Shore Dr
Niagara Pier
Illinois Ave
1970 - 1982
skilled workers will have a difficult time doing so if the
city isn’t a vital part of their recruitment strategy.
© czbLLC
Table of Economic Measures
Average Wage Per Job, 1969-2013, Adjusted for Inflation
52,243
US
50,000
Gordon St
45,000
38,448
40,000
County of Erie
35,000
96
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
2013
2010
2000
1990
1980
1969
1970
30,000
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
97
d
Acce
ss R
Dr
Sanford Pl
Cranch Ave
Franklin Ave
Bacon St
Downing Ave
June St
Pear St
Glendale Ave
E 26th St
E Grandview Blvd
E 35th St
E 30th St
Hop
eD
m
m
er
E 42nd St
Zi
Alan Dr
Longview Ave
Regis Dr
E 33
Page St
E 41st St
rd St
Stanton St
E 36th St
Mcclelland Ave
MCCAIN AVE
tC
on
Bird Dr
Camphausen Ave
Elm St
St
ew
N
E 34th St
Davison Ave
St
Prospect Ave
E 27th St
on
E 32nd St
Burton Ave
3rd
Woodlawn Ave
Ba
yfr
E 38th St
Essex Ave
E4
Buffalo Rd
Fairmount Pkwy
n
E 37th St
eA
ve
Av
e
Pearl Ave
E 19th St
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Lighthouse St
Pennsylvania Ave
Pennsylvania Ave
ley
E 18th St
Fargo St
E Grandview Blvd
Park Way Dr
Gilson
Payne Ave
E 7th St
E 27th St
E 35th St
Pin
St
kin
Brandes St
Jackson Ave
1st
Perry St
E4
Perry St
Wayne St
Ash Street Blvd
Briggs Ave
Reed St
Wallace St
East Ave
Reed St
Parade St
Holland St
Holland St
d
ch R
E 33rd St
Mc
Broad St
Ash St
Wallace St
Hess Ave
Ross St
Wayne St
Reed St
Wayne St
Holland St
German St
East Ave
E 20th St
E 31st St
38th St
Sunset Blvd
e
Av
en
Fren
38th St
Old
E 33rd St
39th St
Fren
ch R
Mar
d
vin
Ave
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
E 31st St
W Lakeview Blvd
Gl
Ore Dock Rd
Port
Peach St
French St
Peach St
Myrtle St
Sassafras St
Myrtle St
Chestnut St
Cherry St
W
St 39th St
Walker Blvd
French St
Sassafras St
Myrtle St
West Ln
ea
St P
ch
E 29th St
Old
h
ac
e
Av
E 25th St
E 26th St
E 4th St
E 12th St
E 20th St
E 22nd St
E 23rd St
E 24th St
Parade Blvd
er
ill
W Grandview Blvd
B
Pe
oa
b
al
E 10th St
E 18th St
E 28th St
Beech Ave
W 42nd St
W 44th St
e
Av
Polk St
E 21st St
t
th St
E Lake Rd
Marion St
W 41st St
g
in
ll
Ri
E 19th St
e Dr
Lakesid
E Bay Dr
E 13th St
E 16th St
W 35
Cochran St
W 38th St
W 40th St
St
h
ac St
Pe in
p
a
Ch
E 11th St
E 17th St
tS
W 31st St
E 8th St
E 9th St
E 14th St
Gl
Poplar St
W 37th St
W 39th St
E 7th St
W 24th St
Sc
ot
Wood St
W 36th St
Hazel St
Liberty St
Cascade St
W 34th St
Hazel St
Maple St
Cherry St
W 25th St
W 29th St
Raspberry St
Greengarden Rd
Auburn St
W 30th St
W 32nd St
S Park Row
e
Av
Oakwood St
W 28th St
W 19th St
W 23rd St
W 26th St
M
Harvard Rd
W 25th St
E 5th St
ne
W 37th St
Allegheny Rd
W 29th St
Ellsworth Ave
Rudolph Ave
W 27th St
w
Bro
ve
nA
E 3rd St
E 4th St
Pi
Post Ave
W 24th St
W 22nd St
Plum St
W 20th St
W 20th St
W 21st St
Walnut St
Huron St
W 17th St
Eliot Rd
Raspberry St
Frontier Dr
W 16th St
Chestnut St
Poplar St
W 11th St
W 18th St
W 22nd St
Cherry St
W 7th St
Weschler Ave
Lincoln Ave
W 6th St
St
Devoe Ave
W 5th St
g
I-79
Seminole Dr
Ravine Dr
Illinois Ave
Colorado Dr
Beverly Dr
r
Schaper Ave
Pittsburgh Ave
D
W 3rd St
W 4th St
E 2nd St
Marne Rd
or
t St
Tacoma Rd
an
W
y nt
kw Fro
tP y
on Ba
Fr W
y
Ba
E Front St
W Fron
W 2nd St
y
w
Pk
wy
nt Pk
M
Uneriecity
y Fro
E Ba
S
Oxford St
5 8th St
Robin Dr Grov
eD
r
Schaper Ave
The Erie Metropolitan Transit Authority (EMTA) plays an important role in
making progress towards many of the 2040 Long Range’s plans goals and
currently maintains bus routes in every section of the city (see Bus Route
Map), as well as a free Bayliner Trolley in the Downtown/Bayfront area. As
part of a multi-modal, pedestrian-centered approach to building stronger
neighborhoods and a stronger regional core, the role of EMTA should not be
overlooked.
S Shore Dr
ai
Cr
Among the strategies in this plan that pertain to transportation
infrastructure, several pertain to strengthening the region’s core. Improving
the pedestrian experience in downtown Erie, on the Bayfront, and in the
transitional space between downtown and the Bayfront will be key tests of
this plan both in terms of aligning the resources to tackle such large projects
and mobilizing multiple sectors and agencies to collaborate effectively.
EMTA Bus Routes
Lincoln Ave
Importantly, these goals are about more than just movement and
getting people and goods from one place to another. They are also about
contributing to quality of life in the City of Erie and the creation of public
facilities that strengthen the sense of place in Erie’s neighborhoods,
downtown, and Bayfront. In that light, investments in transportation
infrastructure can and must play an important role in reinforcing Erie’s
major assets. And because these are often among the most expensive
investments that a city or a region makes, it’s important to get them right.
Transportation Map
Niagara Pier
This comprehensive plan embraces the transportation policies outlined by
the 2040 Erie County Long Range Transportation Plan. The overall goals of
the 2040 plan, including the promotion of a safe multimodal transportation
system; improving access and facilities for pedestrians and cyclists;
improving access to employment, recreation, and major attractions; and
prioritizing projects that promote economic development all support the
overall objectives of this plan.
Schaper Ave
E. Transportation and Circulation
© czbLLC
Hilltop Rd
Gordon St
In addition to the 2040 Long Range Transportation Plan and specific
strategies outlined in this comprehensive plan, the four planning principles
outlined in this plan should be considered and applied as the city and others
make any decision regarding transportation infrastructure.
98
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
99
F. Infrastructure and Utilities
G. Community Facilities and Services
Basic utility systems that are well maintained are
essential to Erie’s long-term competitiveness. As with
other facets of the city’s built environment, many
elements of this infrastructure have excess capacity
as a result of population decline, loss of industry, and
other changes in recent decades.
Community facilities and services of all types are
assets. This comprehensive plan identifies the
reinforcement and protection of assets as a key
planning principle and considers them potential
focal points for a targeted investment strategy. And,
as this plan makes clear, many facilities and services
represent quality-of-life amenities that are vital to
Erie’s potential to attract and retain strong households
and businesses.
Works and the Bureau of Sewers should evaluate
the potential to decommission water and sewer lines
(if feasible) in conjunction with land clearance and
repurposing in fallow areas.
Erie’s residential and commercial electricity needs are
currently met by Penelec, which does not maintain
generating capacity within city limits. It is noteworthy,
however, that the city’s zoning ordinance was amended
in 2010 to recognize and regulate wind and solar
collection systems, including Urban Solar Farms, in the
city’s zoning districts which may, in some areas, be a
viable reuse option for vacant land.
Erie’s water services are provided by the Erie Water
Works, which has the capacity to process 88 mgd
(million gallons per day). It is currently permitted to
withdraw 62 mgd from Lake Erie, which is more than
sufficient for the 38 mgd of water used by customers
within the city and surrounding municipalities. At
the same time, the city’s wastewater treatment facility,
which treats waste from domestic and industrial
users, is a state-of-the-art facility with plenty of
excess capacity due to the closure of large industrial
customers.
As a matter of compliance with Article III of the
Pennsylvania Municipal Planning Code, this plan
recognizes that (1) lawful activities such as extraction of
minerals impact water supply sources and such activities
are governed by statutes regulating mineral extraction
that specify replacement and restoration of water
supplies affected by such activities, and (2) commercial
agriculture production impact water supply sources.
As part of overall efforts in the city to reduce
redundant supply and infrastructure, Erie Water
Police and Fire Stations, Schools and Library Map
Library
Port
Acce
ss R
© czbLLC
en
Dr
Sanford Pl
Cranch Ave
Franklin Ave
Downing Ave
Glendale Ave
E 26th St
Bird Dr
E 30th St
Hop
eD
m
m
er
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Zi
E 42nd St
Stanton St
Regis Dr
E Grandview Blvd
E 35th St
Page St
E 41st St
t
3rd S
Alan Dr
St
E 36th St
Mcclelland Ave
MCCAIN AVE
tC
on
E3
E 38th St
St
June St
Pear St
Camphausen Ave
Elm St
Broad St
ew
Pennsylvania Ave
N
E 34th St
Davison Ave
3rd
Prospect Ave
E 27th St
on
n
Burton Ave
E4
Woodlawn Ave
Ba
yfr
E 32nd St
E 37th St
eA
ve
Av
e
Pearl Ave
E 19th St
Buffalo Rd
Fairmount Pkwy
Longview Ave
E Grandview Blvd
ley
E 18th St
E 27th St
E 35th St
Pin
St
kin
Essex Ave
1st
Mc
Brandes St
Jackson Ave
E4
Perry St
Wayne St
E 33rd St
Reed St
Ash Street Blvd
E 31st St
38th St
Park Way Dr
Bacon St
Lighthouse St
E 20th St
East Ave
Reed St
Parade St
Wallace St
Old
ch R
d
38th St
Holland St
E 33rd St
39th St
Fren
ch R
Mar
d
vin
Ave
E 31st St
Gilson
Payne Ave
East Ave
Reed St
Ash St
Wallace St
Hess Ave
Pennsylvania Ave
Ross St
Ore Dock Rd
German St
Wayne St
Holland St
Holland St
E 29th St
W Lakeview Blvd
Gl
Wayne St
Peach St
French St
Peach St
Myrtle St
Sassafras St
Myrtle St
French St
Sassafras St
West Ln
Myrtle St
Walnut St
Chestnut St
Gl
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
E 28th St
W 35
Eliot Rd
Poplar St
Hazel St
Maple St
Cherry St
W
St 39th St
E 25th St
Briggs Ave
h
ac
Pe
ea
St P
ch
t
th St
E 12th St
E 20th St
E 26th St
E 4th St
E 7th St
E 18th St
E 22nd St
E 23rd St
E 24th St
Sunset Blvd
B
e
Av
St
h
ac St
Pe in
ap
Ch
E 10th St
Fargo St
W Grandview Blvd
b
al
oa
tS
W 31st St
E Lake Rd
E 21st St
Fren
i
ll
Ri
W 42nd St
W 44th St
e
Av
E 19th St
Beech Ave
W 41st St
ng
Hazel St
W 37th St
W 38th St
Cherry St
Plum St
Liberty St
Cascade St
Raspberry St
W 36th St
W 40th St
Chestnut St
Poplar St
Raspberry St
Frontier Dr
Greengarden Rd
Auburn St
Oakwood St
W 34th St
W 39th St
Cherry St
Weschler Ave
Seminole Dr
Ravine Dr
Lincoln Ave
Allegheny Rd
Rudolph Ave
Ellsworth Ave
W 32nd St
E 16th St
Perry St
E 44th St
W 29th St
Polk St
E 13th St
Parade Blvd
E 43rd St
W 30th St
E 11th St
E 17th St
Old
Rd
W 28th St
E 8th St
E 14th St
W 24th St
Sc
ot
Cochran St
an
W 37th St
W 25th St
W 26th St
Wood St
E 40th St
m
W 29th St
Harvard Rd
er
Post Ave
Devoe Ave
Bird Dr
I-79
m
r
Schaper Ave
Mcclelland Ave
m
eD
Roxanna Dr
Zi
Illinois Ave
Beverly Dr
Colorado Dr
Pittsburgh Ave
Franklin Ave
June St
MCCAIN AVE
Hop
E 42nd St
Page St
Longview Ave
E Grandview Blvd
E 35th St
Stanton St
Davison Ave
Essex Ave
St
E 41st St
St
Alan Dr
St
Regis Dr
E 33rd
E 38th St
Schaper Ave
Sanford Pl
Cranch Ave
Downing Ave
Pear St
Camphausen Ave
Elm St
E 36th St
Burton Ave
3rd
Broad St
ew
N
Pennsylvania Ave
Brandes St
E 34th St
E 30th St
W 27th St
W 25th St
W 23rd St
Walker Blvd
Dr
Hilltop Rd
E4
tC
on
Fargo St
E Grandview Blvd
eA
ve
on
n
E 37th St
Pin
St
Park Way Dr
Bacon St
Payne Ave
East Ave
Jackson Ave
1st
Perry St
Wayne St
E4
Perry St
Ash Street Blvd
Reed St
Wallace St
Briggs Ave
Sunset Blvd
East Ave
Reed St
Parade St
Fren
ch R
Mar
d
vin
Ave
Old
Gilson
Lighthouse St
Hess Ave
Pennsylvania Ave
Ross St
Wayne St
Reed St
Wallace St
Ash St
German St
Wayne St
Holland St
Holland St
Holland St
Fren
c
h Rd
Parade Blvd
en
Old
Beech Ave
W Lakeview Blvd
Gl
Ore Dock Rd
Port
Peach St
French St
Peach St
Myrtle St
Sassafras St
Myrtle St
Chestnut St
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
Gl
39th St
38th St
E 35th St
E 27th St
Ba
yfr
E 32nd St
E 26th St
W 24th St
w
Bro
ve
nA
E 7th St
E 9th St
e Dr
Lakesid
E Bay Dr
Marion St
Cochran St
Eliot Rd
Poplar St
Cherry St
Hazel St
Maple St
Cherry St
Hazel St
38th St
E 33rd St
Glendale Ave
W 22nd St
W 19th St
e
Av
e
Av
Walker Blvd
E 33rd St
E 31st St
Woodlawn Ave
W 22nd St
er
Wood St
Plum St
Liberty St
Cascade St
Raspberry St
French St
Sassafras St
West Ln
Myrtle St
Walnut St
Chestnut St
Poplar St
Raspberry St
Frontier Dr
Greengarden Rd
Auburn St
Oakwood St
Allegheny Rd
Cherry St
Weschler Ave
Seminole Dr
Ravine Dr
Lincoln Ave
Beverly Dr
Colorado Dr
Pittsburgh Ave
Schaper Ave
Rudolph Ave
Ellsworth Ave
E 31st St
Av
e
E 27th St
W 21st St
ill
h
l
Ba t eac
S P
ch
a
Pe
W
St 39th St
E 29th St
ley
Huron St
W 17th St
W 20th St
W 20th St
M
er
ill
W Grandview Blvd
a
bo
E 28th St
kin
W 16th St
W 18th St
Schaper Ave
Ri
W 42nd St
W 44th St
g
n
lli
e
Av
E 26th St
Mc
Fairmount Pkwy
Marion St
W 41st St
W 40th St
M
Harvard Rd
W 39th St
e
Av
W
E 25th St
Prospect Ave
W 11th St
S Park Row
e
Av
W 37th St
W 38th St
E 24th St
t
St
35th
E 22nd St
E 23rd St
E 19th St
Buffalo Rd
r
St
W 36th St
St
h
ac St
Pe in
p
a
Ch
E 20th St
E 20th St
E 21st St
tS
W 31st St
E 18th St
Pearl Ave
D
W 7th St
g
W 34th St
E 19th St
an
or
E 12th St
E 18th St
M
W
ai
Cr
W 32nd St
E 17th St
S
Oxford St
5 8th St
Robin Dr Grov
eD
r
E 5th St
ne
W 29th St
E 13th St
E 16th St
E 10th St
E 7th St
W 6th St
E 3rd St
E 4th St
Pi
W 30th St
E 11th St
e
Av
ne
Post Ave
W 28th St
Sc
ot
Polk St
Pi
Schaper Ave
W 26th St
E 9th St
E 14th St
W 24th St
St
Devoe Ave
W 25th St
g
W 37th St
W 23rd St
ai
Cr
I-79
W 27th St
W 29th St
w
Bro
W 25th St
ve
nA
W 19th St
E 8th St
E Lake Rd
W 3rd St
W 4th St
W 5th St
E 2nd St
Marne Rd
W 24th St
W 22nd St
E 7th St
w
Pk
Tacoma Rd
W 17th St
W 18th St
W 22nd St
S Park Row
t St
y
y nt
kw Fro
tP y
on Ba
Fr W
y
Ba
E Front St
W Fron
W 2nd St
wy
nt Pk
Huron St
W 20th St
W 21st St
E 5th St
E 4th St
Uneriecity
y Fro
E Ba
W 16th St
E 3rd St
Niagara Pier
W 11th St
W 20th St
Schaper Ave
100
W 6th St
W 7th St
E 2nd St
E 4th St
S Shore Dr
Lincoln Ave
r
W 3rd St
Marne Rd
D
y
w
Pk
W 4th St
W 5th St
e Dr
Lakesid
E Bay Dr
Tacoma Rd
or
Lincoln Ave
an
W
y nt
kw Fro
tP y
on Ba
r
yF W
Ba
t St
W 2nd St
wy
nt Pk
M
Uneriecity
E Front St
W Fron
y Fro
E Ba
S
Niagara Pier
Illinois Ave
Water
Acce
ss R
Schools (Open)
Police Department
d
Fire House
d
Erie Parcels
Erie Wastewater Treatment Plant
Oxford St
5 8th St
Robin Dr Grov
eD
r
This comprehensive plan embraces the findings
and recommendations of the Erie School District
Optimization Plan (2015) as a sound example of master
planning for an urban educational system in need of
right-sizing due to long-term declines in enrollment
and perennial budgeting challenges. It reflects an open
and straightforward approach to right-sizing that
should be followed by other sectors in the Erie region.
But for a city that has substantially fewer people
than at its peak population, and limited resources to
adequately maintain some community facilities, these
assets must also be viewed as part of an overall need
to right-size. This will involve hard but sometimes
Sewer and Water Map
S Shore Dr
necessary decisions to close some facilities or pareback on some services. Going forward, such decisions
should be filtered through the four planning principles
outlined in this plan, as well as recommended
strategies for each planning area.
© czbLLC
Hilltop Rd
Gordon St
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
101
H. Environmental and Natural Resources
The importance of Erie’s natural setting to its
founding, its current existence, and its future
competitiveness cannot be understated. It’s an asset
that, following the principles of this comprehensive
plan, needs to be protected and leveraged to the city’s
full advantage.
cut dramatically due to regulation and the decline
of heavy industry along the Bayfront, Lake Erie as a
whole remains troubled by pollution from agricultural
runoff, as well as more urban sources — particularly
stormwater runoff. The City of Erie participates in Erie
County’s Act 167 Stormwater Management planning
process.
The Bayfront is the city’s greatest natural asset and
also its most sensitive. Indeed, the portion of the City
of Erie that runs parallel to the shoreline is classified
as a Coastal Zone by the Coastal Zone Management
Act in recognition of the need for careful stewardship.
While pollution from industrial effluent has been
As demolition activity yields a growing supply
of vacant and fallow land, Erie should consider
opportunities to leverage vacant land as a tool to store
and clean stormwater runoff while simultaneously
beautifying and repurposing parts of the city.
Flood Plains and Streams Map
Coastal Zone Management Map
FEMA Flood Hazard
Flood Zone
AE
Acce
ss R
d
A
Sanford Pl
Cranch Ave
Park Way Dr
Gilson
Franklin Ave
Bacon St
Downing Ave
June St
Pear St
E 26th St
E Grandview Blvd
Mcclelland Ave
MCCAIN AVE
E 30th St
Hop
Zi
eD
m
m
er
E 42nd St
Page St
Davison Ave
E 41st St
E 35th St
Stanton St
Regis Dr
E 34th St
E 36th St
Alan Dr
St
t
Bird Dr
Camphausen Ave
Elm St
ew
N
Pennsylvania Ave
tC
on
S
E 33rd
E 38th St
St
Glendale Ave
E 27th St
on
n
Burton Ave
3rd
Prospect Ave
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Lighthouse St
Hess Ave
Pennsylvania Ave
E4
Woodlawn Ave
Ba
yfr
E 32nd St
E 37th St
eA
ve
Av
e
Buffalo Rd
Fairmount Pkwy
Longview Ave
E Grandview Blvd
Dr
E 35th St
Pin
St
ley
Pearl Ave
E 19th St
E 27th St
Brandes St
Jackson Ave
1st
Perry St
Wayne St
E4
kin
Essex Ave
Briggs Ave
38th St
Perry St
Ash Street Blvd
E 31st St
E 33rd St
Reed St
Old
ch R
d
38th St
39th St
Holland St
E 33rd St
Wallace St
E 31st St
W 35
Fren
ch R
Mar
d
vin
Ave
E 28th St
E 29th St
East Ave
Reed St
Parade St
Holland St
E 25th St
Mc
Broad St
Ash St
Payne Ave
Reed St
Wayne St
Holland St
German St
Ross St
Ore Dock Rd
Wallace St
Peach St
East Ave
E 20th St
E 18th St
Fargo St
en
Wayne St
Peach St
French St
French St
Sassafras St
Myrtle St
West Ln
Myrtle St
Sassafras St
Myrtle St
Chestnut St
Gl
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
Poplar St
Cherry St
e
Av
Walker Blvd
t
W Lakeview Blvd
Gl
E 12th St
E 20th St
E 26th St
Sunset Blvd
h
ac
Pe
e
St P
h
ac
W
St 39th St
E 10th St
E 4th St
E 7th St
E 18th St
E 22nd St
E 23rd St
E 24th St
Fren
l
Ba
e
Av
E Lake Rd
E 21st St
Old
a
bo
E 19th St
Parade Blvd
er
ill
W Grandview Blvd
e
Av
E 16th St
th St
Polk St
E 13th St
E 17th St
Beech Ave
Ri
W 42nd St
W 44th St
g
n
lli
St
h
ac St
Pe in
p
a
Ch
E 11th St
e Dr
Lakesid
E Bay Dr
Marion St
W 41st St
W 40th St
W 31st St
E 8th St
E 9th St
E 14th St
tS
Cochran St
W 38th St
W 39th St
E 7th St
W 24th St
Sc
ot
Wood St
W 37th St
Hazel St
Liberty St
Cascade St
W 36th St
Hazel St
Maple St
Cherry St
W 25th St
W 29th St
Raspberry St
Greengarden Rd
Auburn St
Oakwood St
Allegheny Rd
W 34th St
M
Harvard Rd
W 30th St
W 32nd St
S Park Row
e
Av
Ellsworth Ave
Rudolph Ave
W 23rd St
W 26th St
W 28th St
E 5th St
ne
W 37th St
W 25th St
E 3rd St
E 4th St
Pi
Post Ave
W 27th St
W 29th St
w
Bro
ve
nA
W 19th St
St
Schaper Ave
W 24th St
W 22nd St
Plum St
W 20th St
W 21st St
Walnut St
Huron St
W 17th St
Eliot Rd
Raspberry St
Frontier Dr
W 16th St
Chestnut St
Poplar St
W 11th St
W 20th St
W 22nd St
Cherry St
Weschler Ave
W 7th St
g
Devoe Ave
W 6th St
ai
Cr
I-79
W 3rd St
W 18th St
Schaper Ave
102
Seminole Dr
Ravine Dr
Lincoln Ave
Beverly Dr
r
Schaper Ave
Pittsburgh Ave
D
w
Pk
W 4th St
W 5th St
E 2nd St
Marne Rd
or
Lincoln Ave
an
t St
Tacoma Rd
M
W
y nt
kw Fro
tP y
on Ba
r
yF W
Ba
E Front St
W Fron
W 2nd St
y
wy
nt Pk
S
Oxford St
5 8th St
Robin Dr Grov
eD
r
Uneriecity
y Fro
E Ba
Colorado Dr
S Shore Dr
Niagara Pier
Illinois Ave
Port
0.2% Annual Chance
© czbLLC
Hilltop Rd
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
103
I. Historic Cultural Resources
J. Data Notes
As county-wide historic resources inventory completed
in 2014 demonstrates, the City of Erie has numerous
historic assets. In the cities of Erie and Corry, combined,
nearly 500 properties were deemed to be assets of
significant architectural value that were eligible or
potentially eligible for listing on the National Register
of Historic Places. An additional 2,000 properties in the
two cities were deemed to have local significance with
historic integrity worth preserving. The Historic Assets
Map shows both the historic assets identified by the
2014 inventory as well as those assets currently listed
(individually or in districts) on the National Register of
Historic Places.
Pg 15, Disinvestment is contagious
As with most other facets of the city, historic resources
in Erie are affected by weak market conditions that can
make it difficult for the private sector to tackle historic
preservation projects without some assistance — be it in
the form of federal tax credits, property tax incentives,
grants, or other subsidies — until market conditions
improve. This plan includes strategies to make
resources available to a greater number of properties
in order to leverage the placemaking value of the city’s
historic assets.
But if resources are limited, how and where should
support for historic preservation efforts be directed?
The four planning principles outlined in this plan, as
well as recommended strategies for each planning area,
should be considered and applied as the city and others
make decisions that affect Erie’s historic and cultural
resources.
Historic Assets Map
Historic Asset (National Register)
Historic District (National Register)
The $96 million annual “reinvestment deficit” for Erie was generated using
data from the U.S. Census Bureau’s American Community Survey (2011-2013).
It is based on the assumption that all property owners in Erie could spend
30 percent of their household incomes on housing, a standard definition of
housing affordability in the United States. Due to relatively low prices in
the Erie market, many households spend well under 30 percent on housing.
Using detailed estimates of spending by households in eight different income
cohorts, an accumulated gap (between what households were spending on
housing and what they could be spending) was determined.
1
Pg 15, Disinvestment is costly
The $1,200 annual loss in property tax revenue to the city is based on a
scenario where a house that is in very good condition has a market value of
$52,000 on a street with multiple blighted houses but that has the potential to
be worth $157,000 if it were on a blight-free street. This difference in value was
generated using czbLLC’s comprehensive survey of housing conditions and
an analysis of average sale prices in Erie. This scenario is used to demonstrate
how blight effects market value and municipal revenues and cannot be
extrapolated or aggregated to determine citywide revenue lost to blight.
2
Other Historic Assets
Acce
ss R
d
Pg 28, Residential Property Values Are Rising
Property value assessments in Erie County are updated too infrequently
to be the useful and timely gauge of progress that they need to be. It is
recommended that properties countywide be reassessed every three years or
whenever a property is sold, whichever is sooner. This is a standard practice
in a growing number of communities.
Sanford Pl
Cranch Ave
Franklin Ave
Bacon St
Downing Ave
June St
Pear St
Glendale Ave
E 26th St
E Grandview Blvd
Mcclelland Ave
Bird Dr
MCCAIN AVE
E 30th St
Hop
Zi
eD
m
m
er
E 42nd St
Page St
E 41st St
E 35th St
Stanton St
Regis Dr
E 34th St
E 36th St
Alan Dr
St
n
t
“Blocks where investment yields higher value” refers to blocks where there
is a demonstrated and significant difference between homes of different
conditions; specifically, where homes in better condition sell for more than
others. Blocks that have this positive market characteristic are those where (1)
the assessed value of homes rated as “2s” by the comprehensive 1-5 scoring
process were at least $5,000 greater, on average, than homes rated as “3s” OR
(2) the assessed value of homes rated as “3s” were at least $10,000 greater, on
average, than homes rated as “4s.”
E 40th St
m
an
Rd
E 43rd St
E 44th St
r
Roxanna Dr
Camphausen Ave
Elm St
Broad St
ew
tC
on
S
E 33rd
Davison Ave
St
Prospect Ave
E 27th St
on
E 32nd St
Burton Ave
3rd
Woodlawn Ave
Ba
yfr
E 38th St
Essex Ave
E4
Pearl Ave
E 27th St
E 37th St
eA
ve
Av
e
Maps from pages 54 to 81, “Blocks where investment yields higher value”
E 19th St
Buffalo Rd
Fairmount Pkwy
N
Pennsylvania Ave
ley
E 18th St
Longview Ave
E Grandview Blvd
Dr
kin
E 35th St
Pin
St
Mc
Brandes St
Jackson Ave
1st
Perry St
Wayne St
E4
Perry St
Briggs Ave
E 33rd St
Reed St
Ash Street Blvd
E 31st St
38th St
Park Way Dr
Lighthouse St
E 20th St
East Ave
Reed St
Parade St
Wallace St
Old
Rd
nch
38th St
39th St
Holland St
E 33rd St
W 35
Fren
ch R
Mar
d
vin
Ave
E 31st St
Gilson
Payne Ave
East Ave
Reed St
Ash St
Wallace St
Hess Ave
Pennsylvania Ave
Ross St
Ore Dock Rd
German St
E 28th St
E 29th St
E 7th St
Fargo St
en
Wayne St
Holland St
Holland St
Gl
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
t
W Lakeview Blvd
Gl
Wayne St
Peach St
French St
Peach St
Myrtle St
Myrtle St
Chestnut St
Cherry St
Hazel St
Maple St
Cherry St
e
Av
Walker Blvd
French St
Sassafras St
Myrtle St
West Ln
e
St P
h
ac
W
St 39th St
E 25th St
E 4th St
E 12th St
E 20th St
E 26th St
Sunset Blvd
h
ac
Pe
e
Av
E 10th St
E 18th St
E 22nd St
E 23rd St
E 24th St
Parade Blvd
er
W Grandview Blvd
ill
W 44th St
a
bo
l
Ba
R
W 42nd St
e
Av
E Lake Rd
E 21st St
Old
Fre
in
ill
E 19th St
th St
Polk St
E 13th St
E 16th St
e Dr
Lakesid
E Bay Dr
Marion St
W 41st St
g
W 40th St
E 11th St
E 17th St
Beech Ave
W 38th St
W 39th St
St
h
ac St
Pe in
p
a
Ch
Cochran St
W 37th St
W 31st St
E 8th St
E 9th St
E 14th St
tS
Eliot Rd
Poplar St
W 36th St
Hazel St
Liberty St
W 34th St
Cascade St
W 32nd St
E 7th St
W 24th St
Sc
ot
Wood St
Plum St
W 25th St
W 29th St
Raspberry St
Greengarden Rd
Auburn St
Oakwood St
Allegheny Rd
W 30th St
M
Harvard Rd
W 23rd St
W 26th St
W 28th St
S Park Row
e
Av
Ellsworth Ave
Rudolph Ave
W 25th St
E 5th St
ne
W 37th St
wn
Bro
e
Av
E 3rd St
E 4th St
Pi
Post Ave
W 27th St
W 29th St
W 22nd St
W 19th St
Sassafras St
W 17th St
St
Schaper Ave
W 24th St
Walnut St
Huron St
W 20th St
W 21st St
Chestnut St
Poplar St
Raspberry St
Frontier Dr
W 16th St
W 20th St
W 22nd St
Cherry St
Weschler Ave
W 11th St
g
Devoe Ave
W 6th St
W 7th St
ai
Cr
I-79
W 3rd St
W 18th St
Schaper Ave
104
Seminole Dr
Ravine Dr
Lincoln Ave
Beverly Dr
r
Schaper Ave
Pittsburgh Ave
D
w
Pk
W 4th St
W 5th St
E 2nd St
Marne Rd
or
Lincoln Ave
an
t St
Tacoma Rd
M
W
t
y
w on
Pk Fr
nt ay
ro W B
F
y
Ba
E Front St
W Fron
W 2nd St
y
wy
nt Pk
S
Oxford St
5 8th St
Robin Dr Grov
eD
r
Uneriecity
y Fro
E Ba
Colorado Dr
S Shore Dr
Niagara Pier
Illinois Ave
Port
3, 4
© czbLLC
Hilltop Rd
Gordon St
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
105
