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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

USING THIS
COMPREHENSIVE PLAN

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

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

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 citys 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 communitys 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 plans 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 citys 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 Eries assets, (3)
support and build Eries middle, and (4) reassert Eries 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 Eries 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

Eries 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

Walker Blvd

en

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

er

E 42nd St

St

E 41st St

Zi

Longview Ave

3rd

EAST GRANDVIEW
Davison Ave

E4

Burton Ave

Essex Ave

eA
ve

an

Hop

eD

E 40th St
Rd
E 43rd St

E 44th St

Roxanna Dr

Stanton St

E 37th St

Pin

St

Ba
yfr

E 35th St

MERCYHURST

E Grandview Blvd

Glendale Ave

E 27th St

E 38th St

1st

Woodlawn Ave

Regis Dr

Perry St

Wayne St

Broad St

Elm St

Jackson Ave

Reed St

Reed St

Ash Street Blvd

Franklin Ave

East Ave
East Ave

Wallace St

Ave

Wallace St

Mar
vin

Parade St

Holland St

Park Way Dr

Wayne St
Wayne St

Reed St

Holland St

Holland St

French St

Sanford Pl

Ore Dock Rd

Downing Ave

Peach St

Av
e

Fargo St

e
Av

W Lakeview Blvd

W Grandview Blvd

Ash St

West Ln

en
wo
o

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

er

ill

Schaper Ave

W 44th St

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

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

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

GREENGARDEN

DOWNTOWN

W 11th St

Greengarden Rd

or

Poplar St

Weschler Ave

an

EAST
BAYFRONT

E 7th St

Marne Rd

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

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

t St

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

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 Commonwealths connection to North Americas
inland seas.
Indeed a great city Erie did rise from the simple squares of Ellicotts
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, Eries population more than
tripled, spurring the citys 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 regions
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 states 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.
Rotivals 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

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 Countys population in 1980
to 35 percent in 2010, and the citys
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 hasnt
been enough and it wont 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
Eries 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 Eries 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, Ellicotts
1795 plan provided a survey and
a rational grid to spur settlement
and guide early expansion. When
rapid industrialization and growth
were threatening the citys quality
of life, Nolens 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, Rotivals 1963 plan
provided direction if questionable
in hindsight on modernizing the
citys 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
Eries.
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 citys
outstanding assets making the citys
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 communitys 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 Eries 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 citys 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 citys 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 regions 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 citys
dwellings in the spring of 2015 revealed just
how deeply disinvestment is influencing the
course of Eries 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 Eries 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 buyers 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.

Eries residential neighborhoods reflect the evolution


of urban America. They include small Federal-style
blocks near the center of Andrew Ellicotts 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, Eries 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 citys 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
isnt there. Stagnant or falling rents mean smaller profit
margins and fewer improvements.

14

IMPACT ON ERIES 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

Eries 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 citys 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 homes
future is one of reinvestment or drawn-out neglect.

16

CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide

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 citys
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


ERIES PLANNING AREAS
Although disinvestment influences the housing market
citywide, Eries neighborhoods vary considerably by
degree of distress. Some are deeply dysfunctional while
others remain among the Erie regions most desirable
places to live.

VERY
HEALTHY

Doing well

STRONG

Good, solid
home but tired
and needing
upgrades

Could go
either way

MIDDLE

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 citys 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 citys 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
BACHELORS 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 Eries black
and Hispanic residents, for
example, live in planning areas
classified as distressed or highly
distressed, while only 10% of
the citys black residents live in
healthy or stable planning areas.
Similarly, while 27% of Eries
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 citys 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 Eries 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 Eries 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 regions 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 dont look good,
especially if they havent 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 citys 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 downtowns 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 wont 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 ones walking speed and time spent
waiting at intersections, it can take 20 to 30 minutes. That
wouldnt necessarily be a problem if every block along
the way were vibrant and pleasant. But theyre 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
REGIONS
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 Eries 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, downtowns 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 citys


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 Districts 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 citys demographic
profile changes until poverty becomes much less concentrated and the
city has a more equitable share of the countys 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.

24

CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide

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 citys
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.

ST
R
O

SCHOOLS, SAFETY AND A HEALTHIER CITY

Erie County Communities on the


Spectrum of Market Strength

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.

Avonia

Girard bor.
Washington
town.
Millcreek
town.

Franklin town.
McKean bor.

Fairview
town.
Edinboro
bor.

King of Prussia
(Philadelphia suburb)

State College

Lawrence
Park Pittsburgh
city

Erie
city

Corry
city

T
S
E

EA

$0

0%

100%

% ofCollege
Adults Degree
with College Degree
% of Adults with

CHARACTERISTICS
Weak Market
Property values are low relative to
region
Poverty rates are unacceptably high,
often beyond a tipping point
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
May not be ready for many
revitalization strategies until drastic
changes take place (right-sizing of
building stock, deconcentration of
poverty, public safety initiatives)

Transitional/
Middle Market
Property values could be stable and
growing or weak
Poverty rates at a tipping point or
growing close to tipping point
Fiscal capacity exists, but might be
threatened
Housing is still affordable but upper
end of spectrum must be vigilant
Fertile ground for strategic
revitalization efforts that take
advantage of existing community
capacity
Direction of trends is critically
important
Generally, finite resources should be
focused on economic sustainability
before housing affordability

Healthy/Strong to
Very Strong Market
High or very high property values
Low poverty rates
Often suburban and/or low
density but not always
True housing affordability
problems
Interventions should focus on
social equity, affordable housing,
and economic mobility for low
income households

CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide

25

OUTCOMES

A CITY OF
GREAT
PLACES

ERIES
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 communitys identity. Perry Square,
Frontier Park, the streets of Glenwood, the towers of St.
Stanislaus, the Caretakers 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 Eries 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 downtowns great assets become part of


downtowns 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
citys 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 dont 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 citys 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 its 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 Eries 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 Eries 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
Countys 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.

28

CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide

See Appendix J. Data Notes, pg 105.

Lack of confidence in the citys 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, its 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
citys 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 citys 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.

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 citys
overall share of the regions 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 Countys residents but
59% of the countys 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


citys 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 cohorts 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 citys 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 DONTS GUIDE FOR COLLECTIVE IMPACT

PRINCIPLES

A BASIS
FOR
GETTING IT
RIGHT
Countless decisions, large and small, will influence Eries
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 citys 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

DONT 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 ERIES ASSETS

DONT 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 isnt clearly tied to advancing
an asset, its diverting energy and
resources from ones that do.

DO SUPPORT AND BUILD


ERIES MIDDLE

DONT 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 citys
finances and help demand recover
citywide.

DO REASSERT ERIES
PEDESTRIAN SCALE

DONT 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 citys core assets


downtown, the Bayfront, its strong
neighborhoods and institutions as
strong as possible will stimulate
demand and bolster the citys
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 citys 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

Dont

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 citys
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
citys 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 plans core principles.
Implementation of these priorities is intended to occur
in addition to the citys 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 plans 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 plans
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 Eries 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 Plans 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 citys planning areas that are based on an areas 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 regions
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
citys 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 Eries 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 Eries downtown and Bayfront two of the
regions 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 Eries 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 plans
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
plans principles and the communitys 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 downtowns 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 Eries soft
real estate market, a strong set of tools must be in place to help limit a
developers 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. CEFs 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 citys tax base and further strengthen its financial position.
Tax Increment Financing (TIF) District
An alternative, or complement, to using the citys 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.
Penns Landing, Philadelphia ($250M)
Two park bridges currently span I-95 in Philadelphia to connect Center
City with Penns 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.
Rosss 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 Eries 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 Eries 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 corridors 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 Bayfronts designation as one of the citys 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 Bayfronts 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 Faade 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 neighborhoods 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 Bayfronts 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 programs
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 neighborhoods 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 areas 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 Philadelphias, 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 Bayfronts high levels of property distress, vacancy, and
abandonment are perhaps the most tangible expression of Eries 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 Savannahs
historic Square Plan, which is based on a system of equally-sized, evenlydistributed parks. Such a plan has a precedent in Ellicotts 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 plans 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 Eries 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 citys 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 regions 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 neighborhoods key assets.

Invest in streetscape improvements along gateway


corridors
The citys 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 citys 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.
50

CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide

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 Eries 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

hS
W 16t

Greengarden Blvd

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

on

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

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

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

Ra

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

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

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

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

Schaper Ave
Broad St

Pennsylvania Ave

Lighthouse St

Hess Ave

Pittsburgh Ave

Ash St

Ramp

East Ave

evoe Ave

E 28th St

kin

ley

W 5th St

Uneriecity

French St

p
m
Ra
p

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

E 24th St
ckson Ave

tS

E 23rd St

Post Ave

French St

E 21st St
E 22nd St

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

Acce
ss R

Port

Holland St

French St

West Ln

Myrtle St

Chestnut St

Plum St

E 17th St

Gro
ve D

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

54

w
Bro

ve
nA

E 13th St

Oxford St

nt

o
Fr

VERYE 2nd St
HEALTHY

E Bay Dr

ai
Cr

W 22nd St

ASSETS

Sassafras St

Myrtle St

Raspberry St

Poplar St

W 19th St

W 21st St

St

Ore Dock Rd

Peach St

Myrtle St

Chestnut St

Walnut St

Cherry St

Poplar St

Weschler Ave

W 20th St

St

Huron St

W 17th St

E 11th St

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

What these neighborhoods


have going for them...

E 14th St
Historic
Asset
Fallow Land
Historic
Assets

Code Violations

Polk St

W 22nd St

Marne Rd

E 8th St

E 9th St

S Shore Dr

Lincoln Ave

Tax Delinquent
Parcels*
16th St
W

W 18th St

wy
nt Pk

E 7th St

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

ont Pkw

What these neighborhoods


have working against them...

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

And while levels of observed distress are


pervasive, there are numerous stable or
strong blocks ...
W 16th St
Niagara Pier

on

Lincoln Ave

Niagara Pier

t St

r
yF
Ba

W 11th St

How healthy are the neighborhoods?


W 20th St
How healthy are the neighborhoods?
W 21st St
W Fron

Uneriecity
w
Pk

W 6th St

Poplar St

an

... it also has the citys highest


concentration of historic assets
mere blocks from downtown and the
h St
waters edge.
W 16t

E Front St

W 7th St

Gro
ve D

or

Although West Bayfront has a high


concentration of problem properties ...

Gridley
Park

Colorado Dr

W 5th St

DOWNTOWN
Seminole DrPeach St

Robin Dr

W 3rd St

German St

Oxford St

y
Ba

Cherry St

EAST GRANDVIEW

MERCYHURST
GLENWOOD

33%

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

on

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
SOLDIERS &
E 4th St
SAILORS
HOME

Perry St

Reed St

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

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

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

E 4th St

Ross St

Wayne St

German St

Peach St

Sassafras St

Myrtle St

Chestnut St

Walnut St

Acce
ss R

Poplar St

Plum St

St

CranchCascade
Ave

l
Ba

E 14th St

Pearl Ave

Ore Dock Rd

Raspberry St

DOWNTOWN

W 44th St

French St

Payne Ave

W 42nd St

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

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

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

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

W 2nd St

St

wy
nt Pk

W 25th St

E 12th St
E 14th St

E 20th St
W 20th St

an
E 11th St
o
W 11thrSt
D

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

E 2nd St

y Fro
E Ba

Code Violations

E 19th St

W 17th St

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

w
Pk

W 2nd St

Lincoln Ave

E 3rd St

e
ill

or

E 2nd St

E Front St

St

an

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

Gro
ve D

e Dr

Marne Rd

W 11th St
E 11th St

W 20th St

W 21st St

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

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.

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

LAKESIDE

Ra
m

12TH STREET CORRIDOR

EAST BAYFRONT Grove

W 2nd St

Robin Dr

PULASKI
LIGHTHOUSE

FRONTIER

EAST
BAYFRONT

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

W 20th St

ar St

ley

Camphausen Ave

kin

W 39th St

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

Gro
ve D

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

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

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

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

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

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 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

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

Which blocks saw homes with


a higher return on investment?

VERY
UNHEALTHY
4.0 - 6.0

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

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

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

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

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
regions 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

Niagara Pier

W Fron

ds?
thy are the neighborhoods? How healthy are the neighborhoods?
S Shore Dr

Niagara Pier

Niagara Pier

E Front St

yF
Ba

Holland St

or

While Frontiers 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 citys


healthiest residential blocks

Fallow Parcels

Cherry St

6%

E 8th St

Franklin Ave

POVERTY RATE

EAST GRANDVIEW

MERCYHURST
GLENWOOD

Stop early signs of distress in the southern half


of Frontier through strong code enforcement
and incentives to support home improvement.

w
Pk

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

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

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

Lincoln Ave

Seminole Dr

Frontier Dr

Ravine Dr

Illinois Ave

Hilltop Rd
Gordon St

E Grandview Blvd

czbLLC
LAKE ERIE
COLLEGE OF
MEDICINE

W Grandview Blvd

en

Dr

East Ave

Myrtle St

Chestnut St

Myrtle St

Chestnut St

Cranch Ave

Gilson

Hess Ave

ley

Av
e

St

Pennsylvania Ave

ew

Ba
yfr

on

Perry St

E 36th St
E 37th St

eA
ve

E 41st St

E4

3rd

Davison Ave

Pin

St

Burton Ave

Essex Ave

E 38th St

1st

St

E Grandview Blvd

E Grandview Blvd

czbLLC

Hilltop Rd
Gordon St

CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide

61

tC
o

St
E 33rd
Code

E3

Stanton St

Reed St

E 34th St

Regis Dr

Brandes St

Ash Street Blvd

* In excess of E$500.
35th St

E4

Wo

E 27th St

E 32nd St
E 33rd St
Tax
Delinquent Parcels*

38th St

Fairmount P
Pear St

Broad St

Camphausen Ave

Elm St

East Ave

Jackson Ave

Reed St

E 25th St

Perry St

kin

LIABILITIES
E 31st St

Briggs Ave

eD

Sunset Blvd

E 43rd St

Hop

Rd

38th St

Wallace St

E 33rd St

St

Old
Fren
ch R
d
Marv
in A
ve

Bird Dr

E 31st St

E 40th St

Rd

E 28th St

Holland St

Eliot Rd
an

Downing Ave

Ash St

Parade St

Holland St

E 30th St

Mc

What these neighborh


have working against

Wayne St

Ave P
Mcclelland
ea
Gl
en
ch
wo
St
od
Pa
rk
Av
e

th
W 35

39th St

E 20th St

E 23rd St

E 26th St

E 27th St

E 44th St
W Lakeview
Blvd

Gl

Payne Ave

Reed St

German St

Wallace St

E 18th St

E 22nd St
E 24th St

Roxanna Dr
Old
Fren
ch

E 42nd St

er

Gordon St

E 12th St

E 29th St

Beech Ave

Cochran St

Wayne St

Holland St

French St

Peach St

Sassafras St

French St

June St

Myrtle St

Chestnut St

MCCAIN AVE

Zi

Alan Dr

W 39th St

E 10th St

E 20th St

Churches
Page St

St

Cherry St

Wood St
Walker Blvd

Lighthouse St

Pennsylvania Ave

Wayne St

Ross St

Sassafras St

Franklin Ave

Myrtle St

Poplar St
Downing Ave

Hazel St

Hazel St

ac

Pe

Polk St

E 21st St

ap

Ch

Longview Ave

St

Maple St

Liberty St

Regis Dr

lb

Ba

c
ea

oa

e
Av

St

Dr

Hilltop Rd

E Lake Rd

E 19th St

Schools
P
St (Open)
n

E 35th St

Stanton St

Burton Ave

ng
lli
Ri
E 41st St

Cherry St

St

E 38th St

e
Av

E 11th St

E 16th St

Pearl Ave
E 17th St

W 31st St

c
ea

Maple St

W 39th St

St

E 13th St

W 24th St
Glendale Ave

tS

Wood St

E4
W3r44th
d S St
t

E 19th St

St Historic
Asset
Historic
Assets

E 33rd

Cochran St

e
Av

E 14th St

Sc
ot

n
ASSETS

Cascade St

Raspberry St

Brandes St

Essex Ave

W 40th St
Pin
St
eA
W 41st St
ve
W 42nd St

Cherry St

Plum St

Pear St

Camphausen Ave

Elm St

Broad St

ew
N

Pennsylvania Ave

W 37th St

E 9th St

Parade Blvd

E 44th St

1st

E 7th St

West Ln

Chestnut St

Walnut St

Bacon St

Poplar St

Cherry St

Gilson

Payne Ave

Raspberry St

East Ave
East Ave

Auburn St
Perry St

E 37th St

tC
on

Walnut St

Poplar St

Plum St

Liberty St

Acce
ss R

Port

Ore Dock Rd

ac

Pe

E 5th St
S Park Row

Myrtle St

Hess Ave

Weschler Ave

Wayne St

Oakwood St
Wayne St

E 36th St

Davison 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

St

en

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

Harvard Rd

oa

lb

Ba

E Bay Dr

E 3rd St

Prospect Ave

W 25th St
Woodlawn Ave

in

ap

Ch

Gl

E 8th St

Buffalo Rd

Fairmont Pkwy
W 23rd St

Cherry St

Weschler Ave

Greengarden Rd

Rudolph Ave
Post Ave
Schaper Ave

e
Av

W 42nd St
W 44th St

E 4th St

E 26th St

W 30th St

W 32nd St
E 33rd St

BriggsRd
Harvard
Ave

E 40th St

Av
e

W 28th St

E 31st St

Reed St Rd
Allegheny

Ash Street Blvd


Ellsworth Ave

Bird Dr

Wallace St

Parade St

Schaper Ave

Old

eD

Roxanna Dr

Rd

Sunset Blvd

an

W 37th St

ley

e
Av

Fargo St

W Lakeview Blvd

E 30th St

Reed St

W 29th St

Hop

Parade Blvd

er

Jackson Ave
Greengarden Rd

W 27th St
E 27th St

kin

W 25th St
W 26th St

wn
Bro

W 31st St

W Grandview Blvd

Peach St

Sanford Pl

Park Way Dr

Cranch Ave

use St

Lightho

Pennsylvania Ave

Ross St
Frontier Dr

Wayne St

Lincoln Ave

Reed St

Ash St

E 25th St

Perry St

Rudolph Ave

Fren
ch R
d
Post
Ave
Marv
in A
ve

Mcclelland Ave
Devoe Ave

I-79
ch R
d

Fren

Old

Alan Dr

Zi

E 42nd St

Beech Ave

Eliot Rd

Seminole Dr

Ravine Dr

Illinois Ave

Schaper Ave

French St

Holland St

June St

Av
e
en
wo
od
P
MCCAIN AVE ark

Gl

W 35

Longview Ave

Wallace St

Pittsburgh Ave

Peach St

Myrtle St

Dr

Cochran St
Page St

k Ave
ParStanton
St
wood
Glen

en

W 24th St

Mc

Walker Blvd

Walker Blvd

Blocks where investment yields higher value

Gl

Poplar St

Schaper Ave

Pittsburgh Ave

Devoe Ave

Port

Ore Dock Rd

Beverly Dr

Colorado Dr

Holland St

French St

Franklin Ave

German St

Sanford Pl

Peach St

Sassafras St

Bacon St

Myrtle St

Downing Ave

Pear St
Chestnut St
Regis Dr

Hazel St

St

E Grandview Blvd
W Grandview Blvd

Fargo St

3rd

St ea
P

Davison Ave

ea

E4

Sassafras St

Camphausen Ave

StCherry St

ew

Maple St

Brandes St

Burton Ave

Essex Ave

Wood St

Perry St

Parade Blvd

Myrtle St

Chestnut St

Walnut St

Gilson

Poplar St

Elm St

Plum St

Broad St

Hazel St

Pennsylvania Ave
Cascade St

Raspberry St

Perry St

Wayne St

Reed St

Briggs Ave

Harvard Rd
Sunset Blvd

Old

Liberty St

Jackson Ave

Reed St

Auburn St
Ash Street Blvd

Allegheny Rd
Parade St

Oakwood St

Ellsworth Ave
Old
Fren
ch R
d
Marv
in A
ve

d
ch R
Fren

Wallace St

Rudolph Ave

West Ln

Raspberry St

East Ave
East Ave

French St

Cherry St

Hess Ave

Payne Ave
Poplar St

Wayne St

Ash St

Wallace St
Greengarden Rd

Holland St

Holland St

Post Ave

Park Way Dr

Cranch Ave

use St

Pennsylvania Ave

Ross St

Lightho

Wayne St

Frontier Dr

Lincoln Ave

Seminole Dr

Reed St
Weschler Ave

Holland St

French St

Schaper Ave

Av
e

ark

en
wo
od
P

Gl

Devoe Ave

I-79
Beech Ave
Schaper Ave

Eliot Rd
Cochran St

Wood St

I-79

Acce
ss R

Acce
ss R

Port

Ore Dock Rd
Ravine Dr

Illinois Ave

Peach St

Beverly Dr

German St

West Ln

Sassafras St
Pittsburgh Ave

Myrtle St

Cherry St
Maple St

Hazel St

Myrtle St

Chestnut St

Plum St

Liberty St
Hazel St

Allegheny Rd

Cascade St

Raspberry St

Oakwood St

Ellsworth Ave

Auburn St

Greengarden Rd

Rudolph Ave
Post Ave
Schaper Ave

Colorado Dr

Sassafras St
Myrtle St

Walnut St

Chestnut St

Poplar St

Cherry St

Weschler Ave

Poplar St

Schaper Ave

Devoe Ave
I-79

Peach St

Lincoln Ave

Seminole Dr

Frontier Dr

Ravine Dr

Illinois Ave

Beverly Dr

Colorado Dr

Pittsburgh Ave

Raspberry St

Walker Blvd

ch

W 22nd St

E 18th St
W 19th St

Marion St

Harvard Rd

W 39th St
E 41st St

W 41st St

ng

lli

Ri

wy
nt Pk

St

W 22nd St

St St
E 26th
E 26th

E 33rd St

th St

E 35th St

St

W 40th St

y Fro
E Ba

ch

in

W 21st St

E 29th St

ap

Ch

W 37th St

e
Av

E 34th St

E 20th St

E 23rd St

E 31st St

E 20th St
W 20th St

Marion St

W 42nd St

W 44th St

a
Pe t
S
E 33rd

E 32nd St

E 18th St

E 21st St

E 28th St

Huron St

Sc
ot

W 38th St

ne

oa

lb

Ba

St

W 18th St

ve
rA

Gordon St

i
eA R
ve

ch

W 16th St

e
ill

Hilltop Rd

ng

lli

Pin

e
Av

E 12th St

W 17th St

W 20th St

E 24th St
Glendale Ave

E 7th St

W 11th St

Dr

CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide

RETURN ON INVESTMENT

40th
WE
4 St

e
Av

tS

tC
on

W 31st St

E 38th St

W 39th St

Sc
ot

on

E 10th St

E 19th St

Prospect Ave
E 22nd St

Woodlawn Ave

W 7th St

Pearl Ave

Schaper Ave

4.0 - 6.0

E 37th
St St
W 37th

W 38th St

th S
W 24

E 36th St

e
Av

Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0

en

E 35th St

er

e
Av

VERY
UNHEALTHY

Gl

W 36th St

4.0 - 6.0

Which blocks saw homes with


a higher return on investment?

W Lakeview Blvd

W Grandview Blvd

W 34th St

ill
M

3.5E 33rd
- 4.0
St

1st
St
RETURN ON INVESTMENT
W 41st St

er

ill
M

ea

W 37th St

E 31st St

E 19th St

Fairmount Pkwy

Ba
yfr

W 36th St

Pi

W 35

W 32nd St

3.0 - 3.5

E 27th St

VERY
UNHEALTHY

W 29th St

W 30th St

W 6th St

St

St

ap

2.5 - 3.0

E 33rd St

W 28th St

W 25th St

E Lake Rd

g
ai
Cr

in

th St

E 31st St

W 26th St

Av
e

W 5th St

W 34th St

E 2nd St

E 4th St

Marne Rd

Score 1.25 - 2.5

Ch

W 39th St

St

ley

yF
Ba

W 30th St

W 32nd St

E Front St

W 3rd St

Tacoma Rd

Pe

Schaper Ave

Schaper Ave

ch

kin

W 23rd St

Marion St

W 42nd St
W 44th St

oa

lb

Ba

Mc

W 4th St

r
y
w
yF
Pk Ba
nt
W
ro

Polk St

St

E 28th St

E 11th St

e
Av

ch

W 27th St

W 29th St
E 29th St

W 25th
St St
E 25th

or

ne

W 31st St

VERY
HEALTHY

E 26th St

an

Pi

lli

Ri

e
Av

E 24th St
W 24th St

e
Av

wn
Bro

Gro
ve D

E 13th St

E 17th St

Buffalo Rd

St

ng

e
Av

W 20th St

W 22nd St
E 23rd St

W 19th St

E 20th St

E 21st St
W 21st St

E 22nd St
W 22nd St

E 16th St

E 18th St

g
ai
Cr

W 40th St
W 41st St

ow healthy are the neighborhoods?


VERY
HEALTHY

tS

W 38th St
W 39th St

W 20th St

e
Av

W 37th St

Sc
ot

St

W 36th St

W 18th St
E 20th St

ne

W 34th St

W 17th St

8th St

E 8th St

Robin Dr
E 9th St

E 14th St

Huron St

E 19th St

Pi

W 32nd St

E 18th St

Oxford St

E 7th St

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 areas 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

E 10th St

E 4th St

Fron

W 27th St

W 29th St

e
Av

wn
Bro

E 11th St

W 7th St

Polk St

E 4th St

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

E 14th St

Huron St

W 18th St

W 24th St

60

W 17th St

USING CONDITIONS

E 8th St

W 16th St

E 7th St

E 9th St
Gro
ve D
r

Robin Dr

W 11th St

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

t Pkw

E 5th St

S Park Row

Fron

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

W 5th St

W 25th St

e
Av

yF
Ba

Uneriecity

E Bay Dr

W 23rd St

W 25th St

er

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

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

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

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

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

or

RESIDENTS

LITTLE ITALY

E 8th St

Gro
ve D

GREENGARDEN

LAKESIDE

yF
Ba

W 7th St

Robin Dr

Holland St

DOWNTOWN

12TH STREET CORRIDOR

EAST
BAYFRONT

Lincoln Ave

WEST
BAYFRONT

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

Peach St

Holland St

Myrtle St

French St

Sassafras St
Sassafras St

ley

E 29th St

Churches

E Grandview Blvd

Gl

en

Dr

czbLLC

CITY OF ERIE, PA: Comprehensive Plan andHilltop


Community
Decision-Making Guide
Rd
Gordon St

h Rd

Beech Ave

t
E4
3
E 44th St rd S
W Lakevtiew Blvd

63

E 36th

Fren
c

Eliot Rd

E 43rd S

E 34th

What
t
E 38th
have w
Burton Ave

Schools (Open)

39th St
St
E
Pi40th
ne
Av
e

Essex Ave
Roxanna
Dr

Longview Ave
Wood St

m E4
er 1st
m
St
an
Historic
Asset
Historic
Assets
Rd

E 32nd
E 33rd St

LIABILITI
Old

Brandes St

th St

W 35
E 35th St

E 31st St

Holland St

Perry St
Cochran St

E 24th

Av
e

E 27th St
E 27th St

E 37th St
38th St
Hop
e

Zi

Holland St
Holland
Payne
Ave St
Old
Fren
Old
Fren
c
ch RSth Rd Gilson
German
d

kin

GLENWOOD
PARK

Perry St

Page St

W 39th St
ASSETS

Parade Blvd
Fargo St

St

Holland St

Elm St

French St

Mc

East Ave

E 33rd St

Wayne St

Reed St

E 20th St

Pe
Gl
ac
en
h
wo
St
od
Pa
rk
PennsylvaniaAAve
ve
Bird Dr

Mcclelland Ave Jackson Ave

Reed St

MCCAIN AVE
Ash Street Blvd

Maple St

Hazel StSt
Wallace

French St

Beech Ave
Peach St

Myrtle St

Myrtle St

Chestnut St

June St

Cherry St
Cherry St

Hazel St

Old
Fre
nch
Mar
Rd
Parade St Liberty St vin A
ve

Stanton St

ch R
d

Old

Pe

St

E 16th St

E 30th St

E 31st St

Alan Dr
Briggs Ave
E 42nd St

Pear St

Cascade St

Raspberry St
St Dr
Holland
Regis

Fren

h
ac

Pe
Fallow Land
ch

Ch

St

E 9th

What these neighborhoods


Dr
have going for them...

e
Av

Ba

n
pi

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

Walker Blvd

Poplar St

Plum St

Camphausen Ave

Holland St

Broad St

French St

Davison Ave

a
bo

ac

Pe

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

St

E 41st St

W 42nd St

E 43rd S

E4

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

P
er ine
m W 41st
an Ave St
Rd

E Grandview Blvd

E 36th St

W 40th St
E 40th St

3rd

W 36th St

W 38thHSt E 38th
ope
Dr

W 39th St
m

W 34th St
E t34th
h St St
W 35

Eliot Rd

Allegheny Rd
Perry St

ap
E 37th St

Ch

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

Burton Ave

Cherry St
Jackson Ave

Hazel St

Rudolph Ave
Liberty St
Ash Street Blvd

BrigPage
gs AveSt

SchaperSt
Ave
Stanton
Wallace St

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

St

E 32nd St

W 31st St

E 7th

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

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

ch R
d
Fren

Poplar St

Acce
ss R

Port

Rudolph Ave

Ore Dock Rd

Colorado Dr
Devoe Ave

Pear St

Holland St

Old

Burton Ave

Essex Ave
Beech Ave

I-79

German St
Camphausen Ave

Broad St

Elm St

French St

Holland St

Eliot Rd

Cochran St

Harvard Rd

Davison Ave
Sunset Blvd

Oakwood St

Ellsworth Ave

Wayne St

Ave
Park
ood
Allegheny Rd
Stlenw
Perry G
Perry St

Briggs Ave

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

Reed St

Ash Street Blvd


Maple St

Hazel St

Wood St

Sunset Blvd

Old

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

ch R
d
Fren

Beech Ave

Park Way DrAve


Illinois

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

ac

Pe

St

W 37th St

h
ac

W 32nd St

tS

E 14th St

E 26th St

Sc
ot

St

Gordon St

W Grandview Blvd

E 10th St

W 24th St
Glendale Ave

RESERVOIR

E 28th St

on
W 29th Stt Co
E 29th St
n

E 31st St

St
E 25thSIGSBEE

E 33rd St

W Lakeview Blvd
Pearl Ave
E 17th St

Hilltop Rd

Dr

W 34th St

W 30th St
E 30th St

W 25th St
CENTRAL
Woodlawn Ave
TECH
E 26th St

Marion St

en

b
al

E 33rd St

ve
rA

Gl

St
W 44th St
W Lakeview Blvd

e
Av

E 31st St
W 31st St

tS

W 23rd St

E2

E 31st St
E 4th St

S Park Row
th St
W 35

Huron St

E 24th St

E 24

StSt
E 29th
E 2nd

Polk St

Gl
W 17th St
en
E 18th St
E 18th St
Dr
E 19th St W 19th StE 19th St

Ba
yfr

e
ill

E Grandview Blvd

rd

e
Av
er

CITY OF ERIE, PA: Comprehensive


Plan and Community Decision-Making Guide
Hilltop Rd

See Appendix J. DataENotes,


pg 105.
43

ill

e
Av

W Grandview Blvd
Gl
en
Dr

W 42nd St

E 35th St

W 29th St

E 27th St
W 28th St

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

ll
Ri

E 13th St

St

ai
Cr

W 40th St

eA
veSt
W 41st

Tacoma Rd

Pin

pi

a
Ch

Marne Rd

ac

Pe

St

E 11th St
W 39th St

ve
eA

St

st S

W 32nd St
rd St

E 33

Sc
ot

W 29th St

tC
on

W 37th St

ng

W 31st St

W 38th St

Pin

lb

Ba

on

W 27th St

wn
Bro

E 22nd

E Front St

W 3rd St

E 4th St

E 8th St
E 7th St

Pe

E 16th St

W 34th W
St 6th St

W 18th St

26thStSt
EW26th
E 27th St

St

E 38th St

E 17th St

hS
McW 24t
kin
l
ey
Glendale Ave
W 25th St Av
e

g
ai
Cr

E 36th St

W 36th St
E 37th St

er

e
Av

W Lakeview Blvd

W 35

E 18th St
E 18th St

E 23rd St

e
Av
ne

W 42nd St

Ch

ON INVESTMENT
W 37th St

E 33rd 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

Ri

n
pi

E 32nd St

th St W 34th ESt34th St

E 35th St

B
E 28th St ayfr

W 29th St

E 31st St

W 44th St
W 16th 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

W 28th St

W 17th St

Pi

W 40th 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

Huron St

h
ac

E 14th St
e
Av

Sc
ot

W 38th 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

Gro
ve D

E 13th St

W 22nd StE 22nd St Ave


wn
Bro

le
W 25th Sty Av
e

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

kin

St

W 37th StRETURN

2.5 - 3.0

Schaper Ave

4.0 - 6.0

W 27th St

g
ai
Cr

W 34th St
th St
W 35

Which blocks saw homes with


a higher return on Gordon
investment?
St
62

Score 1.25 - 2.5

E 33rd St

W 44th St

RETURN ON INVESTMENT

VERY
HEALTHY

E 31st St

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

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

W 36th St

VERY
UNHEALTHY
W 41st St

W 25th St
E 25th St

e
Av
ne

Av
a
W 39th St
bo VERY
l
HEALTHY
Ba

W 24th St

Pi

Av

E 24th St

W 28th St

W 30th St

St

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

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

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

Ch

W 37th St

n
pi

St

or
D St
W 11th St E 11th
r

W 18th St

W 25th St

g
ai
Cr

37th St
HOUSING W
CONDITIONS

W 31st St

an

rove
POVERTY
RATE
Dr

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

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

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

t
on

PARK
Park Row
S TRINITY

Huron St

W 20th St

w
Bro

ARBOR HEIGHTS

Lincoln Ave

M
Wan11th
or St
D
r

W 18th St

2nd St

EAST
BAYFRONT

LITTLE ITALY

GREENGARDEN

Gro
ve D

Robin Dr

W 16th St

12TH STREET CORRIDOR

W 6th St
Oxford St

W 7th St

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

y
Ba

w
Pk

W 2nd St

S Shore Dr

E Front St

Huron St

Niagara Pier

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

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

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

Broad St

Elm St

Jackson Ave

Mcclelland Ave

Ash Street Blvd

vin
Ave

en
wo
o
Gl

Ross St

Eliot Rd

Cochran St

East Ave

Reed St

kin

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

Roxanna Dr

er

Perry St

Burton Ave

eD

Parade Alan
Blvd Dr

Myrtle St

Chestnut S
Wayne St

Wayne St

Reed St

Ash St

St
Wallace Franklin
Ave
Wallace St

Zi

Mc

E 26th St

38th St

VA
HOSPITAL
Longview Ave
Sunset Blvd

E 20th St

E 20th St

Glendale Ave
E 25th St

Briggs Ave

ch R

Fren

Old

Holland St

Old
Fren
ch R
Page
St
d

Stanton St

W Lakeview Blvd

Fargo St

E 41st St

Beech Ave

39th St
Davison Ave

Burton Ave
Roxanna Dr

Cochran St

eD

d
Mar
vinIN AVE
MCCA
Ave

ark

Eliot Rd

E 35th St

E 38th St 38th St

Hop

E 10th St

E Lake Rd

E 18th St

E 23rd St

E 26th St

dP

Regis Dr

E 36th St

Ch
ERIE ZOO

Essex Ave

Wood St

Walker Blvd

th St

W 35

E 33rd St

Pearl Ave

Hilltop Rd

E 28th St

Gl

E 34th St

Polk St

St

Dr

Wayne St

Ba
yfr

en
wo
o

St

Cherry St

Ore Dock Rd
Hazel St

Maple St

Hazel St

Wood St

Woodlawn Ave

d St
E 33r E 33rd St

E 32nd St

E 37th St

Perry St

E 42nd St

Alan Dr

n
pi

St

en

June St

Holland St

E 24th St

E 28th St

E 29th St

E 21st St
Prospect Ave
E 22nd St

Parade St

French St

Pear St

Av
e

St

Walker Blvd

Downing Ave

Peach St

Camphausen Ave

Broad St
Sassafras St

ew
Pe St
ac
h

Pe

Bird Dr

Brandes St

Pennsylvania Ave

E 35th St

e
Av

Longview Ave
Briggs Ave

ac

Hazel St

Wayne St

JOSEPH
C. MARTIN
FAMILY GOLF
CENTER

Maple St

Liberty St
Perry St

Reed
StAVESt
Cascade
MCCAIN

E 33rd 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

Cascade St

Peach St

Gilson

Payne Ave
Myrtle St

East Ave

Franklin Ave

Jackson Ave

Park Way Dr

Raspberry St
Cranch Ave

Sassafras St

Chestnut StHess Ave

Walnut St

Harvard Rd
Poplar St

Wayne St

Reed St

June St
Plum St

Buffalo Rd

E 26th St

W Lakeview Blvd

Gl

E 19th St
E 19th St
Gordon 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.

Reed St

Wallace St

Page St

St

E 18th St

Fairmont Pkwy

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
Fargo St

Stanton St
Parade St
Parade Blvd

Sunset Blvd

Raspberry St
Ash Street Blvd

Ave

ch R

vin

Mar

Fren

Rd
O
Fren
DavisonldAve
ch

E 17th 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

Bacon St

Wallace St

Downing Ave

Pear St

Regis Dr

Holland St

Allegheny Rd
Burton Ave
Beech Ave

Old

Oakwood St

dP

Gl
en
Brandes St
wo
o

Eliot Rd
Essex Ave
Harvard Rd

Cochran St

Ave
Park

wood
Glen

Perry St

Blocks where investment yields higher value

Raspberry
Ash St St

Holland St

Broad St

NAuburn St
ew
St

Av
e
ark

Pennsylvania Ave
Ellsworth Ave

Holland St
Camphausen Ave

Elm St
Greengarden RdFrench St

Myrtle St

East Ave

AveSt
Rudolph
Chestnut
Post Ave

Perry St

Schaper Ave

Wayne St

Rudolph Ave

Ore Dock Rd
Cranch Ave

Seminole Dr

Payne Ave

Weschler Ave
German St

West Ln

Sassafras St

Schaper Ave

Jackson Ave

Cherry St

Devoe Ave

I-79

MapleReed
St St

Wood St

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?

French St
Gilson

Myrtle St

Chestnut St

East Ave

Myrtle St

Peach St

Pittsburgh Ave

Poplar St
Hazel St

Hazel St
Reed St

Liberty St
Ash Street Blvd

Walker Blvd

Parade Blvd

Briggs Ave

Sunset 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

Illinois Ave

Wayne St

Colorado Dr

Cherry St

Wayne St

Poplar St

Ash St

Wallace St

Parade St

Wallace St

Raspberry St
Old
Fren
ch R
d
Mar St
Cascade
vin
Ave

ch R

Fren

Beech Ave

Aveine Dr
Pennsylvania Rav

Ore Dock Rd

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

Hilltop Rd

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

Dr

W Grandview Blvd

Av
e

E 16th St

E 24th St

E 31st St

th
W 35

E 13th St

e
Av

en

E 11th St

E 12th St

W 24th St

Sc
E 27th St ott

St

ne

Gl

W Lakeview Blvd

ley

E 7th St

ac

Pe

Marion St

4.0 - 6.0

W 44th St

25th St Ave
WGlendale

St

3.5 - 4.0

St

W 42nd St

kin

3rd

W 40th St

WE
41st
StSt
41st

Mc

WHERE ETO
START St
5th St
in
ap
WORKING
Ch
E 4th St

E 14th St

ai
Cr

E Grandview Blvd

E4

W 38th St

e
Av

3.0 - 3.5

VERY
UNHEALTHY

E 38th St

W 39th St

W 23rd St

E 23rd St

W 37th St

er

2.5 - 3.0

ve

E 36th StW 36th St

E 35th St

ill

Dr

W 34th St

Score 1.25 - 2.5

Hilltop Rd

VERY
HEALTHY

E 35th St

W 37th St
E 37th St

th StE 34th St

d St

E 33r

e
Av

e
Av
er

W Lakeview Blvd
W Grandview Blvd

ch

St ea
ch P

VERY
HEALTHY ea
P

ill

e
Av
er

ill

W 44th St

Gl

ap

Ch

W 32nd St
E 32nd St
E 33rd St

Marion St

W 42nd St

B
E a28th
St28th St
yfr W
on
tC
on
n
W 30th St

E 29th St

e
Av

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

Pearl Ave

E 25th St
Woodlawn Ave

E 26th
St St
W 26th

W 35

W 39th St
n
oa
lli
Pin
st S
lb
How healthy
are
theE 41neighborhoods?
Ri
t
eA
Ba
t
g

E 24th St
W 25th St

ne

W 41st St

in

St

wn
Bro

Pi

W 40th St

HOUSING CONDITIONS
ve
ve

E 33rd St

St

W 38th St

How healthy are the neighborhoods?

64

W 37th St

Pe

W 34th St
th St

W 36th St

en

HOUSING CONDITIONS

E 33rd 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

Schaper Ave

St

E 31st 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

E 20th St

t
4th S
W 2M
c
W 24th Stkin
ley
Av
e

WS27th St
co
tt
W 29thStSt

ai
Cr

W 39th St

Schaper Ave

ac

W 37th St

E 28th St

E 29th StW 29th St


W 30th St

W 35

W 23rd St E 23rd St

E 26th St
W 26th St

W 28th St

E 16th St

5%

W 22nd St

W 25th St
E 25th St

W 32nd St

W 39th St

Pe

e
Av

in

ap

Ch

St

E 24th St

e
Av

oa

b
al

Pe

E 21st St

W 25th St

Sc
ot

E 20th StW 20th St

ne

e
Av

W 42nd St

W 27th St

E 18th St

W 19th St RATE
POVERTY

Pi

in

W 24th St

St

38th St

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

W 20th St

W 24th St

W 37th St

ll
Ri

W 18th St

E 11th St

E 12th St

1,182

Huron St
HOMEOWNERSHIP
RATE

W 17th St

EAST GRANDVIEW

MERCYHURST

tS
Glenwood has
St
W 29th mostly
t
healthy residential blocks in
t
W 31st St h S
a park-like setting
ac

0th St

Peach St

Pittsburgh Ave

Raspberry St

Plum St

W 23rd St

ai
Cr

W 34th St

E 17th St

HOUSEHOLDS

E 9th St

2,839

W 36th St

W 6th St

E 2nd St

E Bay Dr

W 31st St

Pi

W 30th St

E 16th St

ACADEMY- MARVINTOWN

W 21st St

W 22nd St

W 26th St

W 29th St

W 16th St

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

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

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

W 6th St

S Park Row

kw

tP

n
ro

E Bay Dr

Marne Rd

Gro
ve D

Robin Dr

WE5th
St
5thSt

E 3rd St

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 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

t
on

W 2nd St

E Front St

W Fron

E Bay Dr

wn
Bro

ai
Cr

w
Pk

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

St
CITY OF ERIE, PA: Comprehensive Plan andGordon
Community
Decision-Making Guide

Hilltop Rd
Gordon St

Jackson Ave

ew
N
Brandes St

Wayne St

E 36th St

Stanton

Lighthou

Pennsylvania Ave

W Grandview Blvd
Dr

czbLLC

en

Dr

East Ave

ew

St

Pennsylvania Ave

E 30th St
Bird DrSt
Brandes

Mcclelland Ave

Perry St

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

Longview Ave

Page St

Zi
Code Violations
mE

E Grandview Blvd

czbLLC

Hilltop Rd
Gordon St

Broad St

East Ave

Jackson Ave
Wayne St

ley

E 27th St
E 27th St

E 33rd St

Reed St

Parade St

Stanton St

Rd

Holland St

Elm St

June St

Ash Street Blvd


MCCAIN AVE

Wallace St

Regis Dr

Reed St

ch
Rd
Ave

ren

vin

Mar

St
N
ew

kin

eD

Tax Delinquent Parcels*

E 41stofSt
* In excess
$500.

Gilson

Payne Ave

Wayne St

Franklin Ave

Ash St

Wallace St

Downing Ave

Pear St

Old
F

Camphausen Ave
Holland St

Broad
St St
French

Elm St

Av
e

Reed St

St

St
Bacon
Perry

German St

Holland St

Gilson
St
French

Payne Ave

Peach St

E 38th St
LIABILITIES

W LakeviewEBlvd
Grandview Blvd

Gl

St

Mc

E 26th St

E 31st St

E 35th St
W
What
these neighborhoods
E 36th St
have
working against them...

St

E Grandview Blvd

Fargo St

3rd

tC
on

E 33rd

Sunset Blvd

E4

Essex Ave

eA
ve

E 33rd St

on

E 20th St

Glendale Ave

E 25th St

E 28th St

Ba
yfr

Parade Blvd

E 44th St

Pin

E 32nd St

Davison Ave
Old
Fren
ch

E 43rd St

Perry St

Pe

Rd

1st
St St
E 40th

Wood St

S
Churches
ch

Fargo St

Briggs Ave

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

Woodlawn Ave

E 26th St

E 29th St

St
35thE 34th St

E 23rd St

E 24th St

E 31st St

Beech Ave

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

ark
dP
BrandesGSt
len
wo
o

Bird Dr

St

Eliot Rd

W 34th St

Burton Ave

Jackson Ave

Cherry St

Maple St

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

E 33rd St

E 20th 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

St
Mc24th
W
kin
ley
Av
e

E 27th St Sc
ot

Pennsylvania Ave

Reed 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

W 32nd St

Myrtle St

WILSON

Chestnut St
East Ave

Plum St

June St

E 23rd St

ST.

Wallace St

Holland St

ASSETS

Parade

West Ln

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

Fallow Land

Sassafras St

Ash St
Poplar St

Pearl Ave

E 21st St
Prospect Ave
E 22nd St

Parade 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

rd

E 13th St

E 12th St

E 14th St

Myrtle St

Wallace St
Franklin Ave

Bacon St
German St

Raspberry St

Downing Ave

Holland St

ve
nA

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

Pennsylvania Ave

Wayne St

Eliot Rd

Beech Ave

Cochran St

37th Sthigh
blocksEwith

CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide

67

E 41st St

Davison Ave

Reed St

Regis Dr

Perry St

Ore Dock Rd

Wayne St

Ash Street Blvd

Wallace St

Pear St

St

Pennsylvania Ave

Port
Acce
ss R
d

Reed St

vin
Ave
Mar

Parade St

Camphausen Ave

Elm St

East Ave

Holland St

arkd

cd
cess
PR

Broad St

French St

Av
e

Ross St
Holland St
Old
Fren
Old
Fren
c
ch R h Rd
d

Lake

se St

Sassafras St

en
Pow
rtoAo
Gl

Holland St

French St

French St

w
Bro

E 31st St

39th St
W 40th St

E 41st
W 41st
StSt

E 33

E 34th St

E Grandview Blvd

Huron St

Ba
yfr

W 35

Davison Ave

W 39th St

Walla

Peac

Myrtle St
Sanford Pl

Park Way Dr

Cranch Ave

Peach St

Wood St

Weschler Ave

Peach St
Camphausen Ave

West Ln
Walker Blvd

Broad St
Sassafras St

NORTHWEST

N
e
Auburn
Pew S St
Gl
ac t
en
h
wo
St
od
Pa
rk
Av
e

Oakwood St

Brandes St

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

Dr

W 20th St
Buffalo Rd

W 22nd St
Fairmont Pkwy

W 44th St
W Lakeview Blvd
Gl

en

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

Cochran St

Roxanna Dr
Essex
Rd Ave
Harvard

czbLLC

Allegheny Rd

Maple St

Wood St

Perry St

St

W 11th St
E 11th St

E 16th St

E 17th StSt
Gordon

E 36th StW 36th St

Burton Ave

I-79

Reed St

E 42nd St
Briggs Ave

Alan Dr

Longview Ave

Parade Blvd

3rd

E 14th St

th St
Hilltop
W 16Rd

W Lakeview Blvd

Walker Blvd

Hilltop Rd

E4

E 44th St

Walker Blvd

Dr

E 43rd St

Ore Dock Rd

St
Frontier Dr Hazel

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

W Grandview Blvd

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

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

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

ench

Walker Blvd

en

E 12th St

e
Av

Gl

E Grandview Blvd

W 39th St
t
Pin
t h S E 40th
eSt
c
Av
e
ea

E 9th St

er

W Lakeview Blvd

Blocks where investment yields higher value


66

W 42nd St

e
Av
Eoa4
lb 1st S

g
mlin
lm
Ri er Ba
m
an
Rd
St
h
c
a
Pe

Zi

W 40th St

eD

E 4th St

Marion St

Old
Fr

Sassafras St
Elm St

Myrtle St

Schaper Ave

AveSt
Rudolph
Pennsylvania Ave
Chestnut

Cascade St

Post Ave

Raspberry St

vin

Mar

Fren

Ave

Wallace St

Holland St

Rd

Beech Ave

E 41st St W 41st St

e
Av

W 7th St

Gl

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

ill

E Grandview Blvd

See Appendix J. Data Notes,


pg 105.
Hop

W 38th St

W 39th St

W 44th St

St

ha

St

E 2nd St

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

Which blocks saw homes with


a higher return on investment?

W Lakeview Blvd
W Grandview Blvd

E 38th St

e
Av
er

e
Av

3rd

n
pi

W 37th St

Schaper Ave

E4

ac

Pe

E 35th St

C
Blocks where investment
yields higher
value
W 37th St
E 37th St

ill

er

ill

P
RETURN
ON
St INVESTMENT
W 44th

eA
ve

W 36th St

E 33rd St

t
on

Marion St

Pe

Pin

E 35th St

h
ac

E 4 W 39th St
1st
St

Schaper Ave

h
ac

St

St

W 32nd St
St
E 33rd
E 33rd St
W 34th St

w
Pk

St

oa

lb

Ba

Which blocks saw homes with


a higher return on investment?

Marion St

W 42nd St

ng

lli

Ri

E 36th St

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

tS

W 29th St

W 29th St

E 31st St

Sc
ot

W 2nd St

g
ai
Cr

W 40th St

W 41st St

e
Av

4.0 - 6.0

28th St
WSt
E 28th
tC
on
n
W 30th St

on

E Bay Dr

E 24th St
W 23rd St
W 24th St PENNSYLVANIA
MIDDLE
MARYSGlendale
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

E 27th St
W 27th St
E 27th St

e Dr

Lakesid

e
Av

W 39th St

3.0 - 3.5 3.5 - 4.0

e
Av

E 26th St

Ch

ne
Pi

Score
St 1.25 - 2.5 2.5 - 3.0
W 38th

th St
E 34th35St
W

4.0 - 6.0

St

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

g
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

th St

W 35

E 33rd St
W 34th St

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

Maple St

Liberty St
Seminole Dr

Lincoln Ave

Walnut St

Cherry St

Poplar St

Chestnut StHess Ave

Lighthou
se St

Ross St

Beverly Dr

East Ave

Raspberry St
Ash St

Cascade St

Raspberry St

Pennsylvania AveRavine Dr

Illinois Ave

Colorado Dr
Wayne St

Wayne St

Reed St

Bacon St

E 14th St

r
E 10th St

E 13th St

Cherry St

Hazel St

Ore Dock Rd

Sanford Pl

Park Way Dr

Cranch Ave

Weschler Ave
German St

an
o
W 11th St r D
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

Gro
ve D

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

5 ch E 8th St
a

Polk St
Pe

Robin Dr

St

W Fron

Av
e

Fairmo

Marion St

W 6th St
Oxford St

th St

W 35

ley

wy
nt Pk

E 12th St

a
ng
lli 13% lbo
Ri
Ba

e
Av

E 31st St

kin

y Fro
E Ba

Blvd
W Grandview
E 11th St

E 26th St

Mc

Tacoma Rd

W 44th St

$57,103
ve

W 3rd St

E 25th St

Marne Rd

E 13th St

E 8th St

64%

E 24th St

E 29th St

wy
nt Pk

St
W 42nd
W 7th St

E 7th StE 7th St

W 2nd St

Lincoln Ave

E 9th St

W 37th St

E 23rd St

E 28th St

y Fro
E Ba

POVERTY RATE

t St

E 21st St

E 22nd St

E 33rd St

Tacoma Rd

an

or

Gro
ve D

E 10th St

8th St

AVERAGE HOME SALE

y
WBa41st
St

E Lake Rd
S Park Row

Lincoln Ave

E 14th St

Robin Dr

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

GLENWOOD

wy
nt Pk

W 5th St

ACADEMY MARVINTOWN

E 20th St

E 20th St

W 24th St

W 31st St

Niagt ara Pier

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

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 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

See Appendix J. Data Notes, pg 105.

en

Sassafras St

French St

Dr

Fallow Land

Schools (Open)

PREPARATORY
SCHOOL

Pennsylvania Ave

Brandes St

Perry St
Sanford Pl

3rd

St

E 18th St
E 19th St

June St

Pear St
Regis Dr

St

Mcclelland Ave

MCCAIN AVE

Zi

er

E 42nd St

Stanton St

Burton Ave

E 41st St

E 35th St

Longview Ave

E 34th St

Alan Dr

St

E 33r

Page St

Brandes St

d St

E 32nd St

E4

3rd

tC
on

Essex Ave

eA
ve

Glendale Ave

Woodlawn Ave

on

E 36th St

Pin

Prospect Ave

E 40th St

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

E4

Burton Ave

eA
ve

Essex Ave

Pin

Perry St

St

Fargo St

E 44th St

E Grandview Blvd

Wayne St
Park Way Dr

Reed St Cranch
Ave

Ash Street Blvd

Wallace St

Briggs Ave

1st

Ba
yfr

E 35th St

What these neighborhoods


have going for them...
MERCYHURST
czbLLC
Historic
Asset
Historic
Assets

E4

E 38th

E 26th S

Davison Ave

E 43rd St

E 36th
E 37th St

Fairmount Pkwy

ew

Pennsylvania Ave

Perry St

Camphausen Ave

Broad St

Av
e

E 37th St

Roxanna Dr
Perry St

Rd

E 35th St

Buffalo Rd

ley

E 38th St

E4
1st
St
E 40th St

an

Briggs Ave

er

Elm St

Jackson Ave

Reed St

vin
Ave

Mar
Parade St

Gilson

Parade Blvd

Sunset Blvd
Payne Ave
Elm St

East Ave

Jackson Ave

Bird Dr

Wayne St

Reed St

Wallace St

Ash Street Blvd

Ave
vin

Mar

Blvd
ESunset
42nd St

Alan Dr

Parade Blvd

Zi

E 34th

E 4th St

E Grandview Blvd

kin

E 33rd St

Hop

E 32nd

38th St

E 12th St

eD

ASSETS

Hilltop Rd

Mcclelland Ave

d
ch R

Fren

Old

38th St

h Rd

Page St
Fargo St

39th St

St
Ave
Beech Stanton

th St
E 35th St

Holland St

38th St

E 33rd St

Longview Ave
Old
Fren
c

Regis Dr

W 35

MCCAIN AVE

d St

E 33rd St

Downing Ave

Ash St

Wallace St

Reed St

Mc

E 30th St
E 31st 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

E 25th St

Av
e

ark

dP

h
ac

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

E 31st St

Gl
Gl

E 23rd St

E 29th St

JEFFERSON
ELEMENTARY

W Lakeview Blvd

Gordon St

German St

West Ln

Sassafras St

Camphausen Ave

en
wo
o

Pe

on

Eliot Rd

Bird Dr

Park Way Dr

Cascade St

Peach
St
St
Raspberry
Cranch Ave

Sassafras St

French St

Gilson

Broad St

St
ew
N

E 24th St

Av
e

E 20th St

E 22nd St

Woodlawn Ave

E 33r

Cochran St
Davison Ave

Perry St

Hazel St

Roxanna
Dr Ave
Burton

E 41st St

E Grandview Blvd

Blocks where investment yields higher value

Myrtle St

Elm St
Chestnut St

Cherry St
Hazel St
Pennsylvania Ave
Maple St
Cherry St
Brandes St

Mcclelland Ave

Liberty St

Wood St
Essex Ave

E 21st St
Prospect Ave

ley

E 27th St

E 7th St

E 18th 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

eD

E 10th St

E Lake Rd

Pearl Ave

E 19thESt19th St
Gordon St

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


czbLLC
a higher return on investment?
W Grandview Blvd

Myrtle St
Myrtle St

Poplar St
East Ave

Plum St

Jackson Ave

Cascade St

Perry St

Alan Dr

Briggs Ave

RETURN ON INVESTMENT

E 42nd St

Fargo St

W 44th 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 38th St

Hop

Polk St

E 20th 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

W 42nd St

Wayne St

Reed St

Wallace St

Parade St

W 40th St

Parade Blvd

Rd

Stanton St

2.5 - 3.0
Sunset Blvd

Holland St

Davison Ave
Old
Fren
ch

Beech
Rd Ave
Harvard

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
ch R

Regis Dr

E 33rd St

Plum St

Greengarden Rd
Pennsylvania Ave
Oakwood St
Lighthou
se St

Ellsworth Ave
Ross St

Allegheny Rd

Poplar St

Wayne St

Harvard Rd

Wayne St

Reed St

Raspberry St

Ash St

Downing Ave

Auburn St

Rudolph Ave

Schaper Ave

I-79

German St

Pear St

Auburn St

Fren

Oakwood St

Old

St

Hess Ave
Walnut St

Port

Post Ave

Sanford Pl

Park Way Dr
Devoe Ave

Cranch Ave

Bacon St

Holland St

Camphausen
St
Ave
Holland
Rd
Greengarden

French
Broad
StSt
ew
N

Allegheny Rd

Eliot Rd

Essex Ave

Cochran St

Frontier Dr

Seminole Dr

Lincoln Ave

Gilson
French St

Payne Ave

Elm St

Av
e

rk

Pa

od

Ellsworth Ave

Brandes St
Gl
en
wo

Post Ave

St Ave
Perry
Devoe

I-79

Wood St

Perry St

4.0 - 6.0

E 31st St

Walker Blvd

Walker Blvd

Gordon St

Wallace St

Hess Ave

Peach St

Myrtle St
Pennsylvania Ave
Rudolph Ave

Cherry St

Jackson Ave

Ave
Park
wood
Schaper Ave
Glen

Briggs Ave

Wayne St

St St
Hazel
Reed

Ash Street
Blvd
Liberty
St

Wallace St

Parade Blvd

Maple St

Reed St Hazel St

Old
Fren St
Raspberry
ch R
d
Mar
vin
Cascade StAve

Parade St

Holland St
ch R
d
Fren
Old

Sunset Blvd

en Auburn St
wo
od
Pa
rk
Av
e
Gl

Eliot Rd

Beech Ave

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

W 29th St

E 33rd St

Marion St

VERY

W 39th St

Score 1.25 - 2.5

W Lakeview Blvd

Av
e

th St

kin

keside
E 31stLaSt
WHERE TO START WORKING

Dr

e
Av

VERY
HEALTHY

ley

E 18th St

Hilltop Rd

en

ne

Gl
How healthy are the neighborhoods?
en
D

W Grandview Blvd

kin

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

Mc

E 17th St

Pi

Pe

eA
ve

E 36th St

HOUSING CONDITIONS

h
ac

W 23rd St

Gl

E 16th St

Marion St

ac

Pe

St

St

Pin

E 20th St

St

Ba

E 4St
W 39th
1st
S

E 20th St

W 19th St

e
Av

Schaper Ave

e
Av
er

ill

W 44th St
W Lakeview Blvd

o
lb

HOUSING CONDITIONSW 34th St

Marion St

W 42nd St

e
Av

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 41st St

in

ll
Ri

St

e
Av

W 40th St

Co
nn
W 30th

W 32nd St
d St
E 33r

E 33rd St

W 37th St

E 37th St

nt

ch

E 14th St

Pearl Ave
W 17th St

e
Av
23rd St
wn
oE

ne

W 39th St

Ch

W Grandview Blvd

Prospect Ave

Pi

W 38th St

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

E 33rd St

W 34th St

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

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

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

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

ARBOR HEIGHTS

E 17th St

TRINITY
St
10th PARK
E

HOUSEHOLDS

W 28th St

or

E 8th St
RESIDENTS

E 9th St

Schaper Ave

an

8th St

Gro
ve D

Lincoln Ave

GREENGARDEN

MERCYHURST

LAKESIDE

Polk St

Robin Dr

LITTLE ITALY

E 11th
St
11thSt
W

Oxford St

W 26th St

Marne Rd

12TH STREET CORRIDOR

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

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

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

W 3rd St

W 27th St

e
Av

E 20th St

E 20th St

St

E 3rd St

W 4th St

e Dr

Uneriecity

E 2nd St

W 24th St

Lakesid

wn
Bro

E 18th St
E 19th St

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

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

VERY
HEALTHY

Gordon St

70

Gl

en

Dr

E Grandview Blvd

Bacon St

Franklin Ave

Downing Ave

June St

Pear St
Regis Dr

E Grandview Blvd

Mcclelland Ave

Bird Dr

Hop

er

E 42nd St

Alan Dr

E 40th St

an

Rd
E 43rd St

Roxanna Dr

Zi
Longview Ave

Page St

eD

Fargo St

Stanton St
Davison Ave

Burton Ave

Perry St

Av
e

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

ne

E 41st St

E 35th St

E 44th St

Sanford Pl

Park Way Dr

Cranch Ave

E 4th St

Gilson

Franklin Ave

Bacon St

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

E 36th St

3rd

E 41st St

St
E Grandview Blvd

Mcclelland Ave

Bird Dr

E 30th St

E 35th St

Stanton St
Davison Ave

E4

Burton Ave

eA
ve

St

Hop

eD

Zi

Longview Ave

E 34th St

E 35th St

Pin

MCCAIN AVE

E 33rd

Page St

Brandes St

E 32nd St

E 37th St

St

tC
on

Alan Dr

ew
N

on

er

E 42nd St

St

Pennsylvania Ave

E 27th St

Ba
yfr

E 40th St

an

Rd
E 43rd St

Roxanna Dr

East Ave

ley

Prospect Ave

Fairmount Pkwy

Essex Ave

1st

Camphausen Ave

Elm St

East Ave

Reed St

Ave

Mar
vin

Parade St

Sunset Blvd

Lighthouse St

Hess Ave

Payne Ave

Wayne St

East Ave

kin

Jackson Ave

Reed 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

Ash St

Parade St

ch R
d

Ave

vin
Mar

E 38th St

Buffalo Rd

E 38th 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

Reed St

German St
Fren

Wallace St

Holland St

E 44th St

W Lakeview Blvd

E 36th St

E 27th St

Perry St

Mc

E 33rd St

Briggs Ave

E 43rd St

E 34th St

St

E 18th St

Fargo St

W Grandview Blvd

c
ea

E 25th St

E 31st St

38th St

Parade Blvd

39th St

E 40th St

Sunset Blvd

Rd

E 26th St

eD

38th St

Fre

an

Hop

Old

E 33rd St

th St

nch
Roxanna Dr
Rd

Eliot Rd

er

E 22nd St
E 23rd St

E 28th St

Old

Pa

rk

Bird Dr

Av
e

St

Pe
ac

Gl

E 31st St

Beech Ave

Wood St

Alan Dr

W 39th St

Port

Cochran St
Ore Dock Rd

Holland St

French St

Holland St

E 24th St

E 33rd

E 30th St

E 20th St

E 29th St

W 35

Cochran St

Wallace St

Peach St

Sassafras St

Myrtle St

Chestnut St

Mcclelland Ave

Cherry St

Hazel St

Zi

St

Beech Ave

Hazel St
Wood St
French St

West Ln

Myrtle St

June St

Cherry St

MCCAIN AVE

Hazel St

Maple St

Liberty St
ch

4.0 - 6.0

E 42nd St

l
Ba

St

3.5ch-St4.0
n

E 7th St

E 18th St

E 21st St

E 27th 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 20th St

E 30th St

W 31st St

a
RETURN ON INVESTMENT
Pe
t

W 42nd St

czbLLC

in
ill

e
Av

Page St

St

Davison Ave

Burton Ave

W 41st St

W 38th St

Polk St

E 19th St

E 26th 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.

Perry St

Sassafras St

Myrtle St

Chestnut St

Walnut St

Cherry St

Poplar St

Poplar St

Plum St

E 16th St

on

E 27th St

E Lake Rd

E 12th St

E 13th St

E 17th St

W 24th St

tS

Pe

E 11th St

Glendale Ave

Sc
ot

a
Ch

Longview Ave

E 38th St

E 41st
St
W 40th

3.0 - 3.5

Myrtle St

Chestnut St

Cherry St

Hazel St

Maple St

Liberty St

Cascade St

Peach St

Bacon St

Pear St

Cascade St

2.5 - 3.0
Stanton St

36th-St
E1.25
Score W
34th St2.5

Fargo St

St

Walker Blvd

Sanford Pl

Park Way Dr

Cranch Ave

Downing Ave

Raspberry St

Camphausen Ave

Broad St

St
ew

Regis Dr
St
Raspberry

Oakwood St

W 32nd St

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

St
St
WE29th
33rd

W 37th St

Essex Ave

Harvard Rd

Perry St

E 34th 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

W 30th St
VERY
HEALTHY

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

E 42nd St

Alan Dr

Longview
Ave
Parade
Blvd

Page St
Sunset Blvd

VERY
UNHEALTHY

3rd

W 25th St

Walker Blvd

Walker Blvd

Dr

E 44th St

W 28th St

W 36th St

W 39th St

E4

on

E 32nd St

e
Av

en

E Grandview Blvd

E 43rd St

W 23rd St

W 26th St

Av
e

Ba
yfr

E 8th St

E 9th St

How healthy are the neighborhoods?

eD

St E 40th StPine

e
Av

HOUSING
CONDITIONSt Conn
W 25th St

er

Gl

1st

W 37th St

Hop

wn
Bro

ill

W Lakeview Blvd

E4

E 35th St

W 19th St

Woodlawn Ave

St
W 22nd St

E 37th St

Rd

How healthy are the neighborhoods?


St

W 27th St

W 18th St

W 20th St

Fargo St

an

E 31st St

Allegheny Rd

June St

Pittsburgh Ave

Ash Street Blvd

Wallace St

Ave
vin

Parade St

MCCAIN AVE

d
ch R
Fren
Old

Mar

Holland St

Regis Dr

Stanton StHolland St

ch R
Fren

Old

E 30th St

E 7th St

E 26th St

WHERE TO START
WORKING
Ba
yfr

Pi

Glendale Ave

Woodlawn Ave

e Dr

Marion St

Beech Ave
Davison Ave

er

W 24th St

Roxanna Dr

Wallace St

Downing Ave

French St

Pear St

Av
e

Eliot Rd
Burton Ave
Cochran St

St
W 21st
E 27th

W 17th St

E 5th St

Av
e

Prospect Ave

Fairmount Pkwy

Lakesid

E 14th St

Prospect Ave

Marion St

Av
e

E 27th St

29th St
E 33rdWSt

Schaper Ave

Marion St

Essex Ave
Ave
Park
ood
lenw

Zi

ley

Gordon St

S Park Row

Huron St

St

E 41st St

HOUSING
CONDITIONS
E4
3rd

Wayne St

Bacon St

German St

Reed St

Holland St

French St

Peach St

Camphausen Ave

Elm St

Broad St

en
wo N
odew
PaS
rtk
Gl

E 36th St
E 38th St

Av
e

Wayne St

Sanford Pl

Park Way Dr

Sassafras St

Gilson

Sassafras St

Myrtle St

East Ave

Cherry St

Chestnut St
St

ap

Ch

E 35th St

kin

Buffalo Rd

E 3rd St

E 4th St

ve
eA

E 34th St 35th St
W

St
E 33rd
E 33rd St

W 16th St

E 19th St

g
ai
Cr

E 37th St

in

Colorado Dr

Franklin Ave
Ash St

East Ave

West Ln

Payne Ave

Hess Ave

Myrtle St

Cranch Ave

Peach St

se St
Lighthou

Chestnut St

Walnut St

Cherry St

Poplar St

Hazel St

Myrtle St

E 32nd St

St

E 35th St

E 31st St

Mc

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.

n
Pi

Brandes St

E 20th 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

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

W 22nd St

W 3rd St

W 4th St

W 6th St

W 20th St

E 28th St

on
t
E 29th StCon

e
Av

Pennsylvania Ave

St

g
ai
Cr

33rd St

c
ea

Ba
yfr

ne
Pi

Maple St

tS

W 31st St

31st St

Hazel
PerryStSt

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

ac

Pe

n
pi

wy
nt Pk

ley

th St

W 24

E 7th St

W Grandview Blvd

bo

e
Av

W 31st St

Mc

Provide financial incentives and support


E 28th St
for home
improvements
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

Ba

W 42nd St

Tacoma Rd

E 19th St

i
E 4th RSt
ill

POVERTY RATE

W 41st St

nt

Buffalo Rd

e
AVERAGE HOME SALE
Av
g

W 40th St

ro
y
w
yF
Pk Ba
nt
W
ro

Gro
ve D
r

W 38th St

Uneriecity

Lincoln Ave

ck

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

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

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

W 24th St

E Bay Dr

West Ln

HOW CAN ERIE MAKE


THE EAST GRANDVIEW
AREA STRONGER?

NEIGHBORHOOD
STRENGTHENING

Cherry St

W 11th St

en
wo
od

or

Wayne St

an

Poplar St

Weschler Av

Polk St

a Rd

E 8th St

E 9th St

Marne Rd

E 8th St

Gro
ve D

y
Pkw
ront

5
Robin Dr

E 44th St

czbLLC

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

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

ew

St St
Lighthouse

Pennsylvania Ave

Ross St

Burton Ave

ASSETS

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

St

E 35th St
What
these neighborhoods
E 12th St
have going for them...

go St

WoodlawnEAve
26th St

Ave
Glendale
St
E 25th

East Ave

3rd

d St

Woodlawn Ave

E 40

Mc
CITY OF ERIE, PA: Comprehensive
Plan and Community Decision-Making Guide

Ave

E4

Reed St

E 24th St

E 23rd St

E 41st St

E 7th St

E 33r

E 20th St

E 20th St

Prospect Ave
E 22nd St

June St

Parade St

Rd
eBuffalo
AEv 21st St
e

Fairmount Pkwy

E 38th
Pearl
Ave

tC
on

E 4th St

Downing Ave

Acce
ss R

Port

Pennsylvania Ave
Franklin Ave

Ash St

Pin

E 10th St

E 36th St

E 18th St
E 19th St

Franklin Ave

East Ave

East Ave

E 19th St

E 32nd 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

Ba
yfr

E 34th St

E 13th St

E 37th St

E Lake Rd

Polk St

E 35th St

Wallace St

Reed St

E 11th St

Perry St

German St

Holland St

Wayne St

French St

Gilson

Ash Street Blvd

E 14th St

Peach St

Elm St Sassafras St

Myrtle St

Sunset Blvd

Cherry St

rade
Blvd St
Chestnut

E 26th St

Reed St

Sassafras St
West Ln

Payne Ave

Myrtle St Hess Ave

Wallace St
Myrtle St

ch R

E 25th 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

Holland St

Poplar St

Fren

Old

Plum St

W 23rd St
E 23rd St
Glendale Ave
W 25th St

Sanford Pl

Holland St

Wayne St

Wayne St
Poplar St

Reed St

Ash St

Franklin Ave

Beech Ave
St
Raspberry
St
Wallace

Ash St

Wallace St

Acce
ss R

Port

French St

Av
e

dP
ark

en
wo
o

Gl

Eliot Rd

E 26th St

E 20th St

East Ave

W 26th St

June St

Cochran St

Pear StFrench St

E 24th St
W 25th St
Woodlawn Ave

e
Av

W 19th St

E 9th St
St
E 33rd

E 8th St

St
Fallow LandE 16thHistoric
Assets

E 20th St

Prospect Ave
E 21st St

wn
Bro

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

Peach St

Camphausen Ave

Holland St

E 27th St

E 19th St
W 20th St
Buffalo Rd

W
22ndSt
St
Fairmont Pkwy
E 22nd

eengarden Rd

ley W 24th St
W 24th St
Av
e

W 21st St

E 18th St

E 7th St

E 12th St

Briggs Ave

Sassafras St
Sassafras St

Myrtle St
Frontier Dr

Cranch Ave

French St

West Ln

St
BroadSassafras
St

Myrtle St

St
Chestnut
Wood

lph Ave

kin

Myrtle St
Elm St

St

W 22nd St

Pearl Ave
W 17th St

18th St
See Appendix J. Data Notes, pgEW
105.
19th 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 20th St

E 18th St

Huron St

ve

Ravine St
Dr
Cherry

MapleHess
St Ave

Chestnut St

Walnut St

Liberty St

East Ave
East Ave

Ave

hestnut St

E 27th St

Woodlawn Ave
E 26th St

Plum St

Pear St
Holland St

w
Bro

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

Schaper Ave

Harvard Rd

E 24th St

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

e
Av

h Ave

er

East Ave

kin

ill

St

W 39th StE 20th 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

W 16th St

EE31st
St
7th St

Glendale A

e Dr
Lakesid

Tacoma Rd

al

E 12th St

E 16th higher
St
Blocks where investment
yields
value
E 17th St

W 19th St

B Ave
Prospect

W3

E 10th St

E 4th St

E 5th St

E Lake Rd
S Park Row

Woodlawn Ave

Marion St

E 22nd St
Fairmount Pkwy
StSt
W 42nd
W 22nd

Ri

Huron St
Pearl Ave

a
bEo20th St

St11th St
E 11th St5th W

Polk St

E 27th St

EDISON
ELEMENTARY
SCHOOL

LAKESIDE
CEMETERY

E Bay Dr

E 3rd St

E 4th St

Av
e

Fairmount Pkwy

Marne Rd

W 21st St

Rd
Buffalo
W 20th St
E 21st St

e
Av

St

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

n
lli

RETURN ON INVESTMENT

E 31st St

E 8th St

W 3rd St

ley

wy
nt Pk

W 41st St

W 40th St

E 19th St

E 9th St

W 7th St

W 6th St

La

E 2nd St

E 28th St

r
keside D

E 18th St

while E. Lake Road (Route 5)


E 19th St
and adjacent assets are wellpositioned to form one
Rd Eries
Buffaloof
most attractive gateways.
Prospect Ave

kin

y Fro
E Ba

E 20th St

W 20th St

W 37th St

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

th St

W 38th St

E 7th St
E 7th St

W 2nd St

Mc

Marne Rd

or

4.0 - 6.0

t St

E 26th St

E 29th St

W 5th St

E 25th St
E Front St

W Fron

E Bay Dr

an

F
ay

B - 4.0
3.5

E 24th St

w
nt Pk

3.0 - 3.5

8th St

Gro
ve D

E 10th St

ro

E Lake Rd
S Park Row

W 31st St

E 23rd St

y Fro
E Ba

0th St

E 16th St
W 16th St

W 39th St

W 19th St

VERY
UNHEALTHY

E 22nd St

W 4th St

Tacoma Rd

St

y
E 3rd St
kw
tP
on4th St
EVERY
r
y
UNHEALTHY
w
yF
Pk BaE 5th St
nt
W

E 4th St

St

h St

Lincoln Ave

th St Huron St

E 14th St

Polk St

Robin Dr

E 13th St

W 36th St
VERY
HEALTHY

2.5 - 3.0

Oxford St

How healthy are the neighborhoods?


E 12th St

St 1.25 - 2.5
W 6th
Score

Un
Stcity
2nd
ES
c erie

W 11th St

W 3rd St

VERY
HEALTHY

Lincoln Ave

W 34th St
E 11th St

side Dr

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

ai
Cr

HOUSING CONDITIONS

rD

E 9th St

t St

Marne Rd

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

wy
nt Pk

wy

Gro
ve D

E 10th St

8th St

Uneriecity
E 2nd St

y Fro
E Ba

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 Roads 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

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

e Dr

Lakesid

y Fro
E Ba

Seminole Dr

Frontier Dr

Ravine Dr

Niagara Pier

St
W 4th BAYFRONT

WHERE TO START
WORKING

Target early signs of distress with targeted


code
E 3rd
St enforcement and blight removal.

E 2nd St

W 3rd St

ro

t St

W 2nd St

yF
Ba

E Front St

W Fron

kw

P
nt

COST EFFECTIVELY
INTERVENING IN THE
LAKESIDE PLANNING
AREA
E Bay Dr

Ore Dock Rd

HOW CAN ERIE


MAKE THE LAKESIDE
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

czbLLC

Gilson

Bacon St

Franklin Ave

Downing Ave

June St

Pear St

St

Stanton St

eD

er

an

Alan Dr

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

Churches

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

an

Rd
E 43rd St

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

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

E4
1st
E 40th St

Buffalo Rd

E 26th St

E 34th St

E 35th St

na Dr

Av
e

E 32nd St

eD

Roxan
Perry St

h Rd

Zi

ley

E 37th St

Hop

E 19th St

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

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

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

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

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

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

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
Perry St

E 33rd 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

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

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

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

E 31st St

Wayne St Cascade St

Sassafras St

Eliot Rd

Longview Ave

Cochran St

Stanton
I-79 St

en

E 43rd St

4.0 - 6.0

W 29th 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

St eac

E 41st St
St

Ave
Park
wood Schaper Ave
Glen
Fargo St
Page St

St

c
ea

St
Wood
Davison
Ave

E4

Burton Ave

Essex Ave

l
Ba

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

Roxanna Dr

W 44th St
E 44th St
E Grandview Blvd
Blvd
Grandview
W

a
bo

ve
rA

Harvard Rd
Parade Blvd

Sunset Blvd

Allegheny Rd

Schaper Ave

I-79

use St
Lightho

Hess Ave

St Ave
Wayne
Weschler

Reed St
Ash St
Oakwood St

Allegheny Rd
Wallace St

Ash Street Blvd

Fren
Ellsworth Avech Rd
Mar
Mcclelland
vin Ave
Parade St
Ave

Old

Holland St
Rd

Alan Dr
Old
Fren
E 42nd St
ch

Schaper Ave

Longview Ave

Greengarden Rd

Ave
Rudolph Holland
St
June St
Post Ave
MCCAIN AVE

Devoe Ave

I-79

Stanton
EliotSt
Rd

Beech
Page StAve

eA
ve

W 42nd St
Perry St

Schaper
French StAve

dP

Gl
en
wo
o

Regis Dr

Maple St

Brandes St

Hazel St

Pennsylvania Ave

Ross St

Wayne St

Frontier Dr

Seminole Dr

Lincoln Ave

German St

Wallace St

St
Peach
Ave
Pittsburgh

Av
e
ark

St
ew
N

Cochran St

in
ill

m VERY W 39th St
m
UNHEALTHY
er
E 40th St
W 40th St
m
an
Rd W 41st St
Zi

E 33rd

Marion St

Davison Ave

Pin

VERY
W 39th St
HEALTHY

Mc

W 25th St

Score 1.25 - 2.5

W 37th St

Hop
e D St
W 38th
r

E 32nd St

E 13th St

E 16th St

E 17th St

Marion St

St Ave
Wood
Burton

1W
st S40th St
t

e
Av

e
ill

Walker Blvd

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

Jackson Ave

Essex Ave

E4

e
Av

Perry St

Schaper Ave

Fargo St

Wayne St

Wayne St

Reed St

Reed St

Reed St

E 38th St

W 38th St

eD

W 37th St

Marne Rd

W 37th St

W 36th St

tC
on

Tacoma Rd

W 34th St

on

Marion St

in

ap

Ch

W 28th St

E 20th St

VERY
W 23rd St
HEALTHY

E 25th St

E 30th St
W 30th St

W 32nd St

E 33rd St

St

E 11th St

E 14th St

W 19th St

E 8th St

E 9th St

E 12th St

St

th
W 35

E 7th St

E 7th St

E 35th St
St

S Park Row

Huron St

e
Av St
E 23rd
wn
Bro

E 27th St

Ba
yfr

Lakesid

wy
nt Pk

E 28th St

E 31st St

E Lake Rd

y Fro
E Ba

St

E 29th St

E 5th St

e
Av

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

ne
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

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

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

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

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

ley

W 29th St

ill

W Lakeview Blvd

Gl

W 28th St

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

Tax Delinquent
Parcels*E 38th St

W 25th St

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

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

Pin al
Be
Av
e
St
ch
a
Pe
E4
3

E 32nd St

W 39th St
* In excess
of $500.

St

E 20th St

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

c
ea

St

St

E 24th St
Ave
Glendale
St
W 24th

E 29th St

W 31st St

E 34th St
LIABILITIES
St
E 35th St
in

W 37th StE 37th St

Ri

tC
on

1st

Sc
Boa
ttyf
Srton

W 18th St
W 20th St

E 23rd St

or

Huron St

E 20th St

Gro
ve D

Ch

Gl

E 3rd St

8th St

an

E 12th St

W 17th St

Robin Dr

S Park Row

St

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

Pearl Ave

Buffalo Rd
W 20th St

What these neighborhoods


have working against them...

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

c
ea

Niagara Pier

W 29th St

e
Av

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

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

E 8th St

E 9th St
Gro
ve D
r

W 44th St

a
bo

e
Av

l
Ba

W 42nd St
35%

Tacoma Rd

E 12th St

E 7th St
Oxford St

E 7th St

wy
nt Pk

E 10th St

S Park Row

on

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

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 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

yF
Ba

S Shore Dr

W 34th St

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

Poplar St

Weschler Ave

BAYFRONT

WEST
BAYFRONT

COST EFFECTIVELY
INTERVENING IN THE
FAIRMONT-MCCLELLAND
PLANNING AREA

W 11th St

W 24th St

PULASKI
LIGHTHOUSE

Sassafras St

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

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

y
Ba

* 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

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 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

E 38th St

77
E 41st St

Fren
c
ison Ave h Rd

Pin

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

Pe

h
ac

Br
igg
d
r St s Ave

w Ave

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

n
pi

Pennsylvania Ave
Pe
Gl
ac
en
h
wo
St
St
Brandes
od
Bird Dr
Pa
rk
Av
e

Jackson Ave

ac

Pe

Eliot Rd

Stanton St

ch R

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

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)

Av
e

St
ot
SAINT
t SLIABILITIES
t
VINCENT
HOSPITAL

ERIE CEMETERY

Reed St

Hazel St

St

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

en
wo
o

Gl

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

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

Ch

E 16th

E 14th St
W Lakeview Blvd

Essex Ave

Seminole Dr

Frontier Dr

Ravine

Acce
ss R

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

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

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

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

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

St

W 40th St

SEt 35th St

d St

E 33rd St
W 34th St
E 34th
St St
35th

W 27th St

29th St
HistoricWAssets

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

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

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 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

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

W 16th St
E 16th St

Polk St

W 24th St

Sc
ot

Tacoma Rd

E 21st St

E 22nd St
e
W 22nd St
Av
wn
Bro
E 24th St

E 14th St

8th St

e
Av

W 20th St

E 8th St

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

E 13th St

W 18th St
E 19th St

W 25th St

W 18th St

W 25th St

ill

W 25th St

W 24th St

or

EW11th
11thStSt

W 17th St

wn
Bro

E 17th St

W 24th St

PolkStSt
8th

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

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

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

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

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

Niagara Pier

Niagara Pier

t St

yF
Ba

E Front St

W Fron

kw

tP

EAST GRANDVIEW

GLENWOOD

Uneriecity

n
ro

FAIRMONT-McCLELLAND

MERCYHURST

or

LITTLE ITALY

LAKESIDE

w
Pk

Weschler Ave

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

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

Oxford St

DOWNTOWN

12TH STREET CORRIDOR

EAST
BAYFRONT

nt

Lincoln Ave

FRONTIER

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

Hess Ave

Gilson

Pennsylvania Ave

Ross St

Lighthouse St

Payne Ave

Reed St

East Ave

Ash St

d
Acce
ss R

Camphausen Ave

Lighthouse St

Pennsylvania Ave

Payne Ave
Davison Ave

Burton Ave

Regis Dr
Gilson

Hess Ave

Brandes St
EssexEast
Ave Ave

E 41st St

Pearl Ave

East Ave

Mc

kin

Glendale Ave

Jackson Ave

E 25th St

Broad St

MCKINLEY E 20th St
PARK
Elm St

Prospect Ave

June St

Reed St

ley

Av
e

E 26th St
E 27th St
E 27th St
Pennsylvania Ave

Parade St

Pear St

ew

St

Ross St
Pennsylvania Ave

Wayne St

Franklin Ave

Perry St

St

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

Park Way Dr
Reed St

Cranch Ave

Ave

vin

Mar
Parade St

Holland St
Sunset Blvd

St
Holland
Camphausen
Ave

French St
Broad
St

Elm St

3rd

E 23rd St

Woodlawn Ave
E 26th St

Wayne St

ew

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

Burton Ave
na Dr

Pin

St

Dr

Briggs Ave

Page St

Z4i 1st
m St
m
er
m

Essex Ave

Hop

iew Ave

vd

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

E 33rd St

Reed St

Wallace St

38th St

Mcclelland Ave

MCCAIN AVE

Mar

Stanton St

Ash Street Blvd

ch R
d

Ave

vin

Fren

Old

h Rd

Regis Dr

E 35th St

Churches

E 31st St

Perry St

St

N
ew

E 38th St

Schools (Open)

set Blvd

E4

38th St

E 38th St

E4

E 20th St

isonOAve
ld Fr
enc

E 40th
Pin St
eA
ve

E 36th St

Beech Ave

eD

Ore Dock Rd

Holland St

Payne
Ave St
Holland

chFrench
St Gilson
Rd
Fren

Old

Peach St

Brandes St
Pe
Gl
ac
en
h
wo
St
od
Pa
rk
Av
e

Pennsylvania Ave
Bird Dr

Hop

Cochran St
anna
Dr Ave
Essex

ood St

German St

Port

French St

Peach St

Hess Ave

Beech Ave
West Ln

Sassafras St

Myrtle 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

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

St

Walnut St

Cherry
St St
Wayne

Poplar
St St
Reed

Franklin Ave

Poplar St

Plum StWalker Blvd

Wallace St

Cascade 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

Raspberry St
Mar
vin
Ave

Parade St

oa

b
al

an Dr

ch R

e
Av

gview Ave

W 42nd St

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

Myrtle St

Chestnut St

Cherry St

Hazel St

Sanford Pl

Liberty St

Bacon St

German St

Pear St

Holland St

E 33rd St
W 34th St
Regis Dr
Holland St

E 34th S
St
th t
W 35

d St
E 33r

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

WE32nd
St
32ndSt

Old

Gl

Bird DrSt
Brandes
Oakwood St

Burton Ave Eliot Rd

E 43rd St

r
W 39th St

Essex Ave
Cochran St
xanna Dr

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

ch R
d
Fren
Old

Beech Ave

Burton Ave

Cochran St
Essex Ave

rvard Rd

St

Briggs Ave

ood St

lvd

nset Blvd

Old

Fren

Beech Ave

Ri

e
Av

E 31st St

Historic Assets

Glendale Ave

E 16th St

Ma

W 42nd St

g
lin

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

Woodlawn Ave

Mario

W 41st St

Davison Ave

W 38th St

W 37th St

Sc

Holland St
Regis Dr

Eliot Rd

E 38th St

Ash Street Blvd


MCCAIN AVE
AveSt
Devoe
Liberty
I-79
Reed St
Reed St

St

ew
N

Pennsylvania Ave

Maple St

Ellsworth Ave

Perry St

Wayne St

Allegheny Rd

I-79

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

St
en Auburn
wo
od
Pa
rk
Av
e
Gl

ch R

E 36th St
W 36th St

E 35th
St St
n
pi
a
W 37thhSt
CE 37th St

23rd St
W 23rdESt

St

a
Ch
W 37th St E 37th St

E 35th St

Marion

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

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

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

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

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

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

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

w
Pk

Marne Rd

W 24th St

W 36th St

W 39th

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

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

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

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

W 16th St

W 21st St

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

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 Parks 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

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

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.

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

or

WEST
BAYFRONT

FRONTIER

nt

o
Fr

Fallow Parcels

5
Robin Dr

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

Gilson

Hess Ave

Camphausen Ave

Broad St

Elm St

St
N
ew

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

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

E 18th St
E 18th St

Perry St

Churches

Av
e

Essex Ave

ine

Schools (Open)

Payne Ave

Perry St
East Ave

Wayne St

E 10th St

E 37th St

Franklin Ave

Briggs Ave

Ash St
Downing Ave

Parade Blvd
Wallace St

E 32nd St

E 35th St

ST ANNES
PCHURCH

41s
t St
Historic
Asset
Historic
Assets

E Lake Rd

Burton Ave

Hess Ave

EAST HIGH
SCHOOL

Brandes St

Lighthouse St
Pennsylvania Ave

Pennsylvania Ave

Wayne St

Sanford Pl

Jackson Ave
Ross St

E 33rd St

WAYNE PARK

Polk St

WAYNE
MIDDLE
SCHOOL

Bacon St
St St
Reed
Wayne

Ash St
Street Blvd
Reed

Wallace St

E 4th St

Reed St

Cranch Ave

Ave

Parade St

ASSETS
E 13th
St

t
ausen
Ave

oad St

LIGHTHOUSE
PARK

E 27th St

E 31st St

E 19th St E Grandview Blvd

E 20th St

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

East Ave

E 23rd St

E 11th St

W Lakeview Blvd

Gl
E 20th
en St
Dr
Prospect Ave

and will help protect its


considerable assets.

vin

Mar

Gilson

Old

E 16th St

E 20th St

E 20th St

Park Way Dr

Holland St

h Rd German St

Holland St
Payne Ave
Holland St

French St

E 9th St

Fren
c

Beech Ave

Ave Ln
EastWest
Eliot Rd

Ore Dock Rd

French St

Hess Ave

Sassafras St

Lighthouse St

East Ave

Ash St

Wallace St
Port
Acce
ss R
d

Peach St

Sassafras St

Pearl Ave

E 8th St

Fallow Land
Historic Assets

E 14th St

Fallow Land
Peach St

Myrtle St

E 7th St
E 33rd St

Payne Ave

Wayne St

Reed St

German St

Holland St

French St

Myrtle St

Myrtle St

Rd

Pennsylvania Ave

Ross St

Wayne St

Peach St

Fairmount Pkwy

Cochran St

Bacon St

E 21st St

E 19th St

E 5th
E Lake
Rd St
E 31st St

th St

E 10th St

E 26th St

29th
St St
EE4th

lm St

E 22nd St
ve

Buffalo Rd

E 18th St

e Dr
Lakesid
E 25th St E
Bay Dr

28th
EE3rd
St St

S Park Row

W 35

E 24th St

E 2nd St

rench St

Prospect Ave

E 19th St

E Front St

Polk St

Sassafras St

E 20th St
W 20th St

E 18th St
E 18th St
W 19th St

St

W 18th St

Huron St

W 17th St

tS

Myrtle St

St
Chestnut
St
Wayne

Walnut
St St
Reed

St

Franklin Ave

St
E 16thPearl
hSt Ave
c
a
Pe

Wood St
Ash St

oa

lb

Ba

Myrtle St

Chestnut St

Ross St

Wayne St

Sanford Pl

Park Way Dr
Cherry St

Maple St

W 31st St

E 13th St
W 39th St

Cherry St

Raspberry St

Poplar St
St
Wallace
Downing
Ave

E 19th St

Chestnut St

West Ln

d
Acce
ss R
Port

Poplar St

E 11th St

Code Violations

E 17th St

Code Violations

St

ng

* In excess
i of $500.

E 14th St ill
R

rench St
Elm St

Reed 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

Weschler Ave

St
Rd
AlleghenyWalnut
Wayne St

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

Myrtle St

St

80

W 18th St

Huron St

E 4th St

E 7th St
E 8th 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 19th St

W 24th St

W 2nd St S
co
t

W 6th St

E 17th St

Focusing on blight removal and proper


E 21st St
management of vacant land
will aid in
E 22nd St
stabilizing the areas healthier blocks

EWBa
y Dr
Fro
nt St

What these neighborhoods


in
ap
have working against them...
Ch

e
Av

E 18th St

Churches W 17th St

Churches
W 41st St

E 9th St

er

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
E 17th St

W 34th St

ill
M

9th St

Schools (Open)

Historic Asset
Schaper Ave

Wallace St

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 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 Dr
Lakesid

E 16th St

Marne Rd
wy
nt Pk
y Fro
E Ba

Holland St

E Lake Rd

W 25th St

E 10th St

Tacoma Rd

Pennsylvania Ave

Ross St

E 5th St

W 23rd St

Marne Rd

French St

W 29th St

W 3rd St

Av

E 2nd St
W 26th St

Uneriecity

Tacoma Rd

Sassafras St

E 3rd St

W 2nd St

Marne 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

wy
ront Pk

Myrtle St
Reed St

S Shore
E 2nd St Dr

St
WE7th
7th St

Polk St

W 22nd

E Bay F

S Park Row

wy
nt Pk

Chestnut St

nt

o
Fr

y Fro
E Ba

y
kw ay
B
W

P
nt

ro

yF
Ba

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

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

1,578

Cascade St

HOUSEHOLDS

German St

or

FAIRMONT-McCLELLAND

ausen Ave

GREENGARDEN

TRINITY PARK

Raspberry St

an

4,075

road St

LITTLE ITALY

Bacon St
Myrtle St

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

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

EAST
BAYFRONT

Sassafras St

W 6th St

PULASKI
LIGHTHOUSE

E 5th St

WHERE TO START WORKING

wy
nt Pk

WEST
BAYFRONT

12TH STREET CORRIDOR

W 5th St

E 4th St

Gl Pennsylvania Ave
en
wo Peach St
od
Pa
rk
Lighthouse
Av
St
e

BAYFRONT

FRONTIER

E 8th St

W 4th St

ro

Fallow Parcels

Oxford St

St

kw

yF
Ba

E Bay Dr

W 2nd St
COST
EFFECTIVELY INTERVENING
E 2nd St
St
3rd
W
IN PULASKI-LIGHTHOUSE E 3rd St

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 Bayfronts 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

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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 Eries
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 regions 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 regions core (downtown Erie, the Bayfront,
and adjacent neighborhoods), the protection of key
regional assets, the strengthening of Eries healthy and
transitional neighborhoods, and the stabilization of the
citys 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 countys
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 citys 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 communitys 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

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

an

Rd

E 43rd St

E 44th St

Roxanna Dr

Camphausen Ave

Elm St

Broad St

ew

tC
on

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

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

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

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

Polk St

E 13th St

E 16th St

e Dr

Lakesid

E Bay Dr

Marion St

W 41st St

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

w
Pk
W 4th St
W 5th St

E 2nd St

Marne Rd

t St

Tacoma Rd

or

t
y
w on
Pk Fr
nt ay
ro W B
F
y
Ba

E Front St

W Fron

W 2nd St

wy
nt Pk

an

Uneriecity

y Fro
E Ba

Ravine Dr

Vacant

Illinois Ave

Public Services and Utilities

Regardless of whether the citys 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 citys 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

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

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 Americas 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

Dr

Port
Acce
ss R
d

Sanford Pl

Cranch Ave

Park Way Dr

Franklin Ave

Bacon St

Downing Ave

June St

Pear St

Stanton St

Mcclelland Ave

MCCAIN AVE

Regis Dr

E Grandview Blvd

Page St

E 41st St

E 35th St

Bird Dr

Camphausen Ave

St

E 34th St
E 36th St

E 30th St

Hop

Zi

eD

er

E 40th St

an

Rd

E 43rd St

E 44th St

Roxanna Dr

Payne Ave
Elm St

Broad St
ew
N

Pennsylvania Ave

E 38th St

St

tC
on

S
E 33rd

E 42nd St

3rd

Glendale Ave

E 26th St

Alan Dr

E4

on

E 37th St

eA
ve

Prospect Ave

E 27th St

Ba
yfr

Davison Ave

St

Woodlawn Ave

Longview Ave

E Grandview Blvd

E 35th St

Pin

Av
e

Buffalo Rd
Fairmount Pkwy

E 32nd St

Burton Ave

1st

ley

Pearl Ave

E 19th St

E 27th St

Essex Ave

E4

kin

Brandes St

Jackson Ave

Wayne St

Ash Street Blvd

38th St

Reed St

Wallace St

East Ave

Reed St

Parade St

Fren
ch R
Mar
d
vin
Ave

Old

Holland St

38th St

39th St

Gilson

Lighthouse St

Hess Ave

Pennsylvania Ave

East Ave

Reed St
Ash St

German St

Ross St

Wayne St

Ore Dock Rd
Wallace St

Peach St

Wayne St

Holland St
Holland St

E 33rd St

E 31st St

Mc

E 18th St

Fargo St

en

E 20th St

E 33rd St
Perry St

Peach St
French St

Sassafras St

Myrtle St

Walnut St

West Ln
Myrtle St

Sassafras St

Myrtle St

French St

E 31st St

W 35
Eliot Rd

Poplar St

Cherry St

Chestnut St

Pe
en
ac
wo
od h S
Pa t
rk
Av
e

Gl

E 29th St

W Lakeview Blvd

Gl

Hilltop Rd

E 28th St

Briggs Ave

ac

Pe

e
St P

h
ac

W
St 39th St

E 25th St

E 26th St

Sunset Blvd

l
Ba

e
Av

E 12th St

E 20th St
E 22nd St
E 23rd St

E 24th St

ch R

a
bo

th St

E 10th St

E 4th St

E 7th St

E 18th St

Perry St

W Grandview Blvd

e
Av

St
h
ac St
Pe in
p
a
Ch

E Lake Rd

E 21st St

Fren

Ri

W 42nd St
W 44th St

n
lli

Hazel St
Maple St
Cherry St

Plum St

Liberty St

Cascade St

Raspberry St

W 40th St

Chestnut St

Poplar St

Raspberry St

Frontier Dr

W 41st St

Cherry St

Weschler Ave

Seminole Dr
Greengarden Rd

Auburn St

Oakwood St

W 38th St
W 39th St

Hazel St

I-79

czbLLC

W 37th St

E 19th St

Parade Blvd

E 44th St

W 36th St

E 16th St

Polk St

E 13th St

E 17th St

Old

E 43rd St

W 34th St

W 31st St

E 11th St

E 14th St

Beech Ave

Rd

W 29th St

E 8th St
E 9th St

tS

Cochran St

an

W 30th St

W 32nd St

E 7th St

W 24th St

Sc
ot

Wood St

E 40th St

W 25th St

Walker Blvd

er

Roxanna Dr

E 42nd St

Alan Dr

Devoe Ave

Bird Dr
eD

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

E Grandview Blvd

Fargo St

St

E 41st St

Davison Ave

3rd

Burton Ave

E4

Essex Ave

eA
ve

E 38th St

Schaper Ave

Sanford Pl

Cranch Ave

Park Way Dr
Bacon St

Payne Ave

Elm St

St
ew
N

Pennsylvania Ave

Jackson Ave

Perry St

Wayne St

CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide

Brandes St

East Ave

Reed St

Ash Street Blvd


Briggs Ave

Reed St

Wallace St

Gordon St

St
Perry St

Fren
ch R
Mar
d
vin
Ave

Old

Sunset Blvd

Gilson

Lighthouse St

Hess Ave

Pennsylvania Ave

East Ave

Wayne St

Reed St

Wallace St

Ash St

German St

Parade St

Holland St

Holland St

ch R
Fren
Old

Beech Ave

Hilltop Rd

Pin

Broad St

French St

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

Gl

Hazel St
Maple St
Cherry St
Hazel St

Eliot Rd

Poplar St

Cherry St

Chestnut St

Cochran St

Parade Blvd

E Grandview Blvd

Dr

E 37th St

W 37th St

W 23rd St

W 26th St
W 28th St

S Park Row

e Dr

Lakesid

E Bay Dr

Marion St

Walker Blvd

1st

E 36th St

E 35th St

E 30th St

W 27th St
W 29th St

W 25th St

W 19th St

e
Av

en

E4

E 34th St

St
E 33rd

W 24th St

er

e
Av

Gl

W Lakeview Blvd

38th St

E 26th St

w
Bro

ve
nA

ill

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

ac

Pe

e
St P

h
ac

W
St 39th St

E 35th St

tC
on

E 32nd St

W 21st St

W 22nd St

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

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

n
lli

th St

E 28th St

ley

Pearl Ave

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

W 37th St

W 31st St

E 24th St

Mc

E 18th St

W 3rd St

ai
Cr

W 36th St

tS

E 20th St

E 20th St

E 21st St

e
Av

W 34th St

Harvard Rd

W 29th St

W 24th St

Sc
ot

E 12th St

E 18th St

E 22nd St
E 23rd St

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

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

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

t St

wy
nt Pk

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

Lincoln Ave

an

Niagara Pier

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

Industrial

Ravine Dr

Residential, Medium Density

Illinois Ave

Commercial

S Shore Dr

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

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

an

Rd

E 43rd St
E 44th St

Roxanna Dr

Camphausen Ave

Elm St

Broad St

St
ew
N
E 34th St

Davison Ave

St

Prospect Ave

E 27th St

on

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

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

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

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

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

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

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

W 3rd St

e Dr

Lakesid

E Bay Dr

Marne Rd

or

Lincoln Ave

an

w
Pk
W 4th St
W 5th St

E 2nd St

Tacoma Rd

t St

wy
nt Pk

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 Fro
E Ba

Colorado Dr

S Shore Dr

Niagara Pier

Illinois Ave

Port
Acce
ss R

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 citys housing market and led
to deterioration of a large portion of the citys 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 citys least desirable housing
on the citys 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 citys 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 citys 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 citys healthiest


and most distressed neighborhoods underscore the
levels of racial and social segregation that continue
to exist in Erie and that undermine the citys and
the regions 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 citys 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

er

E 40th St

an

Rd

E 43rd St

E 44th St

Roxanna Dr

Lighthouse St

Pennsylvania Ave

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

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

ac

Pe

ea
St P

ch

W
St 39th St

E 31st St

Briggs Ave

e
Av

E 29th St

Perry St

W Grandview Blvd

b
al

oa

th St

E 28th St

Sunset Blvd

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

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

W 29th St

Harvard Rd

E 40th St

Schaper Ave

E 42nd St

er

Roxanna Dr

I-79

Devoe Ave

Bird Dr
eD

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

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

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

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

E 5th St

ne

Allegheny Rd

E 28th St

W Lakeview Blvd

Gl

E 25th St

E 26th St

kin

Pearl Ave

Schaper Ave

er

W Grandview Blvd

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

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

E 20th St

E 18th St

St

W 38th St
W 40th St

tS

E 12th St

E 18th St

E 22nd St
E 23rd St

Oxford St
5 8th St
Robin Dr Grov
eD
r

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

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

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

W 3rd St

e Dr

Lakesid

E Bay Dr

Marne Rd

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

t
y
w on
Pk Fr
nt ay
ro W B
F
y
Ba

E Front St

W Fron

W 2nd St

$100,000.00 - $124,999.99

y Fro
E Ba

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 Eries 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 regions 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

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

an

Rd

E 43rd St

E 44th St

Roxanna Dr

Lighthouse St

N
E 36th St
E 38th St

St

tC
on

E3

Davison Ave

3rd

on

E 34th St

This approach isnt 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 Eries 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

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

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

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

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

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

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

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 citys major assets the best they can be is
central to the regions 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

t St
W 2nd St

wy
nt Pk

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 isnt 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

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

E 37th St

eA
ve

Av
e

Pearl Ave

E 19th St

E 40th St

an

Rd

E 43rd St

E 44th St

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

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

th St

E Lake Rd

Marion St

W 41st St

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

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

Weschler Ave

Lincoln Ave

W 7th St

St

Devoe Ave

W 6th St

I-79

Seminole Dr

Ravine Dr

Illinois Ave

Colorado Dr

Beverly Dr
r

Schaper Ave

Pittsburgh Ave

W 3rd St

W 4th St
W 5th St

E 2nd St

Marne Rd

or

t St

Tacoma Rd

an

y nt
kw Fro
tP y
on Ba
Fr W
y
Ba

E Front St

W Fron

W 2nd St

w
Pk

wy
nt Pk

Uneriecity

y Fro
E Ba

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 Ranges 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 regions 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 Eries neighborhoods,
downtown, and Bayfront. In that light, investments in transportation
infrastructure can and must play an important role in reinforcing Eries
major assets. And because these are often among the most expensive
investments that a city or a region makes, its 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 Eries long-term competitiveness. As with
other facets of the citys 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
Eries 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.

Eries 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 citys zoning ordinance was amended
in 2010 to recognize and regulate wind and solar
collection systems, including Urban Solar Farms, in the
citys zoning districts which may, in some areas, be a
viable reuse option for vacant land.

Eries 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 citys 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

Sanford Pl

Cranch Ave

Park Way Dr

Franklin Ave

Bacon St

Downing Ave

June St

Pear St

E 26th St

E Grandview Blvd

Page St

E 41st St

Mcclelland Ave

MCCAIN AVE

E 35th St
Stanton St

E 36th St

E3

E 30th St

Hop

Zi

eD

er

E 42nd St

St
ew

E 34th St

t
3rd S

Bird Dr

Camphausen Ave

Elm St

Broad St

Glendale Ave

E 40th St

an

Rd

E 43rd St

E 44th St

Roxanna Dr

Lighthouse St

Pennsylvania Ave

tC
on

Regis Dr

Perry St

on

E 38th St

St

Prospect Ave

E 27th St

Ba
yfr

Alan Dr

3rd

Woodlawn Ave

Longview Ave

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

Brandes St

Jackson Ave

E4

Mc

Burton Ave

38th St

E 33rd St
Wayne St

Ash Street Blvd

E 31st St

Reed St

Wallace St

East Ave

Reed St

Parade St

Fren
ch R
Mar
d
vin
Ave

Old

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

Holland St

38th St

39th St

ch R

Gl

Dr

Wayne St

Peach St
French St

Peach St

Myrtle St

Sassafras St

Myrtle 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

Hazel St
Maple St
Cherry St

E 33rd St

W 35

W Lakeview Blvd

Gl

E 20th St

Essex Ave

ac

Pe

ea
St P

ch

W
St 39th St

E 31st St

Briggs Ave

e
Av

E 28th St
E 29th St

E 7th St

Fargo St

W Grandview Blvd

b
al

oa

th St

E 25th St

E 4th St

E 12th St

E 20th St

E 26th St

Sunset Blvd

ll
Ri

W 42nd St
W 44th St

e
Av

St
h
ac St
Pe in
ap
Ch

E 10th St

E 18th St

E 22nd St
E 23rd St

E 24th St

Fren

W 41st St

ng

W 31st St

E Lake Rd

E 21st St

Beech Ave

W 38th St

E 19th St

tS

Eliot Rd

Poplar St

W 37th St

Hazel St

W 36th St

W 40th St

Cherry St

Plum St

Liberty St

Cascade St

Raspberry St

W 34th St

Chestnut St

Poplar St

Raspberry St

Frontier Dr

Greengarden Rd

Auburn St

Oakwood St

Allegheny Rd

W 32nd St

W 39th St

Cherry St

Weschler Ave

Seminole Dr

Ravine Dr

Lincoln Ave

Ellsworth Ave

Rudolph Ave

W 29th St

E 16th St

E 17th St

Perry St

E 44th St

W 30th St

Polk St

E 13th St

Parade Blvd

E 43rd St

W 28th St

E 11th St

E 14th St

W 24th St

Sc
ot

E 8th St

Old

Rd

W 37th St

W 25th St

W 26th St

Cochran St

an

W 29th St

W 25th St

W 23rd St

Wood St

E 40th St

W 27th St

Harvard Rd

E 42nd St

er

Post Ave

Devoe Ave

Bird Dr

I-79
m

Roxanna Dr

eD

Schaper Ave

Mcclelland Ave

Hop

Zi

Illinois Ave

Beverly Dr

Colorado Dr

Pittsburgh Ave

Franklin Ave
June St

MCCAIN AVE
Longview Ave

Page St

Stanton St

Regis Dr
Davison Ave

E Grandview Blvd

E 35th St

Alan Dr

St
E 41st St

Schaper Ave

Sanford Pl

Cranch Ave
Downing Ave

Pear St

Camphausen Ave

Elm St

Broad St
ew
N

Brandes St

Pennsylvania Ave

St

Burton Ave

3rd

Essex Ave

E4

E 38th St

St

E 30th St

W 24th St

w
Bro

ve
nA

Walker Blvd

Dr

Hilltop Rd

E 36th St

E 33rd

Fargo St

E Grandview Blvd

eA
ve

tC
on

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


Briggs Ave

Reed St

Wallace St

East Ave

Reed St

Parade St

Sunset Blvd

Gilson

Lighthouse St

Hess Ave

Pennsylvania Ave

Ross St

Wayne St

Reed St

Wallace St

Ash St

German St

Fren
ch R
Mar
d
vin
Ave

Old

Holland St

h Rd

Fren
c
Old

Beech Ave

Parade Blvd

en

Wayne St

Holland St
Holland St

Pe
en
ac
wo
od h S
Pa t
rk
Av
e

Gl

W Lakeview Blvd

Gl

Ore Dock Rd

Port

Peach St
French St

Peach St

Myrtle St

Sassafras St

Myrtle St

Chestnut St

Cochran St

Eliot Rd

Poplar St

Cherry St

Hazel St
Maple St
Cherry St
Hazel St

e
Av
Walker Blvd

39th St

38th St

E 35th St

on

E 34th St

E 26th St
E 27th St

Ba
yfr

E 32nd St

Glendale Ave

W 22nd St

E 7th St
E 9th St

e Dr

Lakesid

E Bay Dr

Marion St

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

Cherry St

Weschler Ave

Seminole Dr

Ravine Dr

Lincoln Ave

Beverly Dr

Colorado Dr

Pittsburgh Ave

Schaper Ave

Rudolph Ave

Ellsworth Ave

Allegheny Rd

38th St

E 33rd St

W 22nd St

W 19th St

e
Av

Harvard Rd

E 33rd St

E 31st St

Woodlawn Ave

W 21st St

er
ill

h
l
Ba t eac
S P
ch

a
Pe

W
St 39th St

E 31st St

Av
e
E 27th St

Huron St

W 17th St

W 20th St

W 20th St

er

ill

W Grandview Blvd

a
bo

E 29th St

ley

W 16th St

W 18th St

Schaper Ave

Ri

W 42nd St
W 44th St

n
lli

E 28th St

kin

Fairmount Pkwy

Marion St

W 41st St

W 40th St

e
Av

E 26th St

Mc

Prospect Ave

W 11th St

S Park Row

e
Av

W 39th St

e
Av

E 25th St

E 19th St

Buffalo Rd

St

W 37th St

W 38th St

E 24th St

St
35th

E 22nd St
E 23rd St

Pearl Ave

W 7th 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

an

or

E 12th St

E 18th St

ai
Cr

W 34th St

E 19th St

e
Av

W 32nd St

E 17th St

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

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

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 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

W 3rd St

Marne Rd

y
w
Pk
W 4th St
W 5th St

e Dr

Lakesid

E Bay Dr

Tacoma Rd

or

Lincoln Ave

an

y nt
kw Fro
tP y
on Ba
r
yF W
Ba

t St
W 2nd St

wy
nt Pk

Uneriecity

E Front St

W Fron

y Fro
E Ba

Niagara Pier

Illinois Ave

Water

Acce
ss R

Schools (Open)

Police Department

Fire House

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 Eries natural setting to its
founding, its current existence, and its future
competitiveness cannot be understated. Its an asset
that, following the principles of this comprehensive
plan, needs to be protected and leveraged to the citys
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
Countys Act 167 Stormwater Management planning
process.

The Bayfront is the citys 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

Sanford Pl

Cranch Ave

Park Way Dr

Franklin Ave

Bacon St

Downing Ave

June St

Pear St

E 26th St
Mcclelland Ave

MCCAIN AVE

Hop

Zi

eD

er

E 42nd St

Longview Ave

Stanton St

Regis Dr

E Grandview Blvd

Page St

E 41st St

E 35th St

Alan Dr

St

E 34th St
E 36th St

E 30th St

Bird Dr

Camphausen Ave

Glendale Ave

E 40th St

an

Rd

E 43rd St

E 44th St

Roxanna Dr

Payne Ave
Elm St

ew
N

Pennsylvania Ave

E 38th St

St

tC
on

S
E 33rd

Davison Ave

3rd

Prospect Ave

E 27th St
on

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

Fargo St

E Grandview Blvd

Dr

ley

E 18th St

E 27th St

E 35th St

Pin

St

kin

Brandes St

Jackson Ave

1st

Perry St

Wayne St

E4

Mc

Essex Ave

Briggs Ave

38th St

Perry St

Ash Street Blvd

E 31st St
E 33rd St

Reed St

Old

Wallace St

38th St

39th St

Holland St
Fren
ch R
d

E 33rd St

W 35

Fren
ch R
Mar
d
vin
Ave

E 31st St

East Ave

Reed St

Parade St

Holland St

E 25th St

E 28th St
E 29th St

Gilson

Lighthouse St

E 20th St

Broad St

Ash St

Wallace St

Hess Ave

Pennsylvania Ave

East Ave

Reed St

Wayne St

Holland St

German St

Ross St

Ore Dock Rd

Wayne St

Peach St
French St

Peach St

Pe
en
ac
wo
od h S
Pa t
rk
Av
e

French St

Sassafras St

Myrtle St

West Ln
Myrtle St

Sassafras St

Myrtle St

Chestnut St

Cherry St

Walker Blvd

e
Av

en

E 12th St

E 20th St

E 26th St

W Lakeview Blvd

Gl

E 10th St

E 4th St

E 7th St

E 18th St

E 22nd St
E 23rd St

E 24th St

Sunset Blvd

ac

Pe

e
St P

h
ac

W
St 39th St

E Lake Rd

E 21st St

Parade Blvd

er
ill

W Grandview Blvd

l
Ba

e
Av

E 19th St

Old

W 42nd St
W 44th St

a
bo

E 16th St

th St

Polk St

E 13th St

E 17th St

Beech Ave

Ri

e
Av

St
h
ac St
Pe in
p
a
Ch

E 11th St

e Dr

Lakesid

E Bay Dr

Marion St

W 41st St

n
lli

W 31st St

E 8th St
E 9th St

E 14th St

tS

Cochran St

W 38th St
W 40th St

E 7th St

Gl

Poplar St

W 37th St

W 39th St

S Park Row

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

W 30th St

W 32nd St

Harvard Rd

Allegheny Rd

Ellsworth Ave

Rudolph Ave

W 23rd St

W 26th St
W 28th St

E 5th St

e
Av

W 37th St

W 25th St

E 3rd St

E 4th St

ne
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

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

w
Pk
W 4th St
W 5th St

E 2nd St

Marne Rd

or

Lincoln Ave

an

t St

Tacoma Rd

y nt
kw Fro
tP y
on Ba
r
yF W
Ba

E Front St

W Fron

W 2nd St

wy
nt Pk

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 citys
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 Eries 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 Bureaus 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 czbLLCs 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

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

Bird Dr

E 30th St

Hop

Zi

eD

er

E 42nd St

Longview Ave

E Grandview Blvd

Page St

E 41st St

E 35th St

Stanton St

Regis Dr

E 34th St
E 36th St

Mcclelland Ave

MCCAIN AVE

S
E 33rd

Alan Dr

St
ew

tC
on

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

an

Rd

E 43rd St

E 44th St

Roxanna Dr

Camphausen Ave

Elm St

Prospect Ave

E 27th St
on

Davison Ave

St

Woodlawn Ave

Ba
yfr

E 32nd St

Burton Ave

3rd

Pearl Ave

E 19th St

Buffalo Rd

E 38th St

Essex Ave

E4

Av
e

Maps from pages 54 to 81, Blocks where investment yields higher value

E 27th St

E 37th St

eA
ve

Broad St

ley

E 18th St

Fairmount Pkwy

Pennsylvania Ave

Jackson Ave

Perry St

Wayne St

E Grandview Blvd

Dr

St

kin

E 35th St

Pin
Perry St

Reed St

Ash Street Blvd

Briggs Ave

1st

Mc

Brandes St

East Ave

Reed St

Parade St

Wallace St

Holland St

E 33rd St

E4

Park Way Dr

Lighthouse St

E 20th St

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

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

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

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

W 42nd St

e
Av

E Lake Rd

E 21st St

Old

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

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

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

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

w
Pk
W 4th St
W 5th St

E 2nd St

Marne Rd

or

Lincoln Ave

an

t St

Tacoma Rd

t
y
w on
Pk Fr
nt ay
ro W B
F
y
Ba

E Front St

W Fron

W 2nd St

wy
nt Pk

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