Baltimore Ave Redesign discussion continues
By Nicole Contosta
University City Review , April 28, 2010
Marred by vacant lots, vacant storefronts and abandoned residential homes, Baltimore Ave between the 4900 and 5200 blocks is in serious need of a make over. Though determining that a corridor needs a facelift and giving it one- doesn't necessarily happen overnight. Like all well made plans, it too, will take time to germinate.
That's why the Cedar Park Neighborhood Association has partnered with the Community Design Collaborative to develop a redesign proposal, one that could take thirty to forty years to implement.
Thirty to forty years might seem daunting to some, but that hasn't stopped Cedar Park neighbors from participating in the second round of community forums hosted on April 21st and 24th at the People's Baptist Church along 51st and Baltimore Ave.
Based on the results of the first round of meetings held on February 24th and February 27th, the community decided that "mixed-use would best compliment the character of the neighborhood," explained the Community Design Collaborative's David Hincher at the meeting on April 24th. Hincher's remarks refer to how during the February meetings, Cedar Park neighbors, divided into discussion groups, were given pictures representing neighborhoods that were either mostly commercial, residential or mixed use and asked to choose which one they preferred for the avenue's redevelopment. Residents were then given a list of suggested amenities to install in its vacant lots and storefronts. The top eight amenities residents wanted, continued Hincher were the following: "fresh grocery stores, affordable housing, a community education/Rec center, a hardware store, a community garden, senior housing, job training and a farmer's market." Some of the other, more modest requests, Hincher continued, included: "a bakery, a bookstore, rental apartments, a senior center, a copy/print shop, an outdoor movie theater and a shoe repair store."
When reviewing community's suggestions from the February meetings, the Design Collaborative then outlined a comprehensive study for the best ways to implement the above ideas.
The first dealt with general street improvements. "The Streets Department already has designated no parking areas at intersections along Baltimore Ave," said Hincher explaining that cars will nonetheless use those same no park zones to zoom past other cars, creating "safety issues for bikers and pedestrians." The solution? "The space should be captured by building the sidewalks out," said Hincher, adding, this would not only serve to calm traffic but that the extra space could be utilized for planting.
Other suggestions included installing transit shelter to protect residents from the sun and rain, benches, more murals and signage. Another pertained to installing covered trash receptacles like those used in center city that would allow pedestrians to dispose of small trash items while simultaneously preventing others from dumping bulk trash items, Hincher explained.
As for redeveloping the corridor's vacant lots and storefronts, the Community Design Collaborative has considered turning the vacant lot adjacent to the People's Baptist Church into a community garden, said Hincher. The vacant storefronts along 51st need to be anchored by more storefronts such as already there like the Credit Union, Mercy and the Sun Ray Pharmacy, continued Hincher. Signage improvements will also need to be made for businesses along the corridor.
It was then determined that the best place to situate the affordable senior housing center would be at 51st and Malcolm Street, Hincher explained noting that because there won't be enough space to build out, it would have to be built up. Most likely, the building would have to be five-seven stories in height to house the twenty-five units necessary to make it profitable for whatever developer takes on the project, added Hincher. Note: if that corridor along Baltimore is zoned for mixed use, then a perspective developer won't need a to go before the Zoning Board of Philadelphia for a variance.
The Design Collaborative also determined that a plaza could be linked to the senior housing at 51st and Malcolm Street. A commercial space would be linked to this areas as well in order to help anchor the corner and help maintain the plaza, continued Hincher, going on to discuss how this proposal relates to the larger, surrounding community.
For example, Malcolm X Park to the North and Kingsessing Park to the South marks the area. A green corridor from Malcolm X Park could be developed along 51st Street towards Kingsessing Park, suggested Hincher, offering one way this could be accomplished: transforming the slivers of ground where residential homes used to stand into green spaces.
Also, the pedestrian bridge at 51st could connect this corridor, said Hincher then suggesting that signage- like that found in historic neighborhoods marking how many miles one is from Malcolm X or Kingsessing Parks- could be installed.
Once Hincher's presentation concluded, the groups discussed what they liked, didn't or thought, while on right track still needs some improvements.
As for the results, the community liked the inclusion of senior housing, fresh produce from co-ops like Mariposa, which may soon move the corridor; developing more stores and housing because the density of space will help people feel safe. There was also lots of support for implementing the transit shelters, benches and traffic calming.
Some of the concerns included a suggestion that extending sidewalks, which would calm traffic, might want to be studied to determine whether or not it would have an adverse affect on traffic congestion; concern over the height of the proposed senior center as well questions about how the proposal will be funded.
And when it came suggesting improvements, some in attendance worried that only young adults and seniors had really participated in the discussions since many parents could not attend due childcare responsibilities. It was then recommended that someone provide babysitting for said absent parents to increase their participation.
Monica Allison, President of the Cedar Park Neighborhood Association then suggested- given the fact the many of the above proposals will take years to implement, that many of the vacant lots could be used in a transitional capacity. For example, "Why not have some of the kids from the Mill Creek garden sell some of the produce they grow in the vacant lots?" wondered Allison.
That's why the Cedar Park Neighborhood Association has partnered with the Community Design Collaborative to develop a redesign proposal, one that could take thirty to forty years to implement.
Thirty to forty years might seem daunting to some, but that hasn't stopped Cedar Park neighbors from participating in the second round of community forums hosted on April 21st and 24th at the People's Baptist Church along 51st and Baltimore Ave.
Based on the results of the first round of meetings held on February 24th and February 27th, the community decided that "mixed-use would best compliment the character of the neighborhood," explained the Community Design Collaborative's David Hincher at the meeting on April 24th. Hincher's remarks refer to how during the February meetings, Cedar Park neighbors, divided into discussion groups, were given pictures representing neighborhoods that were either mostly commercial, residential or mixed use and asked to choose which one they preferred for the avenue's redevelopment. Residents were then given a list of suggested amenities to install in its vacant lots and storefronts. The top eight amenities residents wanted, continued Hincher were the following: "fresh grocery stores, affordable housing, a community education/Rec center, a hardware store, a community garden, senior housing, job training and a farmer's market." Some of the other, more modest requests, Hincher continued, included: "a bakery, a bookstore, rental apartments, a senior center, a copy/print shop, an outdoor movie theater and a shoe repair store."
When reviewing community's suggestions from the February meetings, the Design Collaborative then outlined a comprehensive study for the best ways to implement the above ideas.
The first dealt with general street improvements. "The Streets Department already has designated no parking areas at intersections along Baltimore Ave," said Hincher explaining that cars will nonetheless use those same no park zones to zoom past other cars, creating "safety issues for bikers and pedestrians." The solution? "The space should be captured by building the sidewalks out," said Hincher, adding, this would not only serve to calm traffic but that the extra space could be utilized for planting.
Other suggestions included installing transit shelter to protect residents from the sun and rain, benches, more murals and signage. Another pertained to installing covered trash receptacles like those used in center city that would allow pedestrians to dispose of small trash items while simultaneously preventing others from dumping bulk trash items, Hincher explained.
As for redeveloping the corridor's vacant lots and storefronts, the Community Design Collaborative has considered turning the vacant lot adjacent to the People's Baptist Church into a community garden, said Hincher. The vacant storefronts along 51st need to be anchored by more storefronts such as already there like the Credit Union, Mercy and the Sun Ray Pharmacy, continued Hincher. Signage improvements will also need to be made for businesses along the corridor.
It was then determined that the best place to situate the affordable senior housing center would be at 51st and Malcolm Street, Hincher explained noting that because there won't be enough space to build out, it would have to be built up. Most likely, the building would have to be five-seven stories in height to house the twenty-five units necessary to make it profitable for whatever developer takes on the project, added Hincher. Note: if that corridor along Baltimore is zoned for mixed use, then a perspective developer won't need a to go before the Zoning Board of Philadelphia for a variance.
The Design Collaborative also determined that a plaza could be linked to the senior housing at 51st and Malcolm Street. A commercial space would be linked to this areas as well in order to help anchor the corner and help maintain the plaza, continued Hincher, going on to discuss how this proposal relates to the larger, surrounding community.
For example, Malcolm X Park to the North and Kingsessing Park to the South marks the area. A green corridor from Malcolm X Park could be developed along 51st Street towards Kingsessing Park, suggested Hincher, offering one way this could be accomplished: transforming the slivers of ground where residential homes used to stand into green spaces.
Also, the pedestrian bridge at 51st could connect this corridor, said Hincher then suggesting that signage- like that found in historic neighborhoods marking how many miles one is from Malcolm X or Kingsessing Parks- could be installed.
Once Hincher's presentation concluded, the groups discussed what they liked, didn't or thought, while on right track still needs some improvements.
As for the results, the community liked the inclusion of senior housing, fresh produce from co-ops like Mariposa, which may soon move the corridor; developing more stores and housing because the density of space will help people feel safe. There was also lots of support for implementing the transit shelters, benches and traffic calming.
Some of the concerns included a suggestion that extending sidewalks, which would calm traffic, might want to be studied to determine whether or not it would have an adverse affect on traffic congestion; concern over the height of the proposed senior center as well questions about how the proposal will be funded.
And when it came suggesting improvements, some in attendance worried that only young adults and seniors had really participated in the discussions since many parents could not attend due childcare responsibilities. It was then recommended that someone provide babysitting for said absent parents to increase their participation.
Monica Allison, President of the Cedar Park Neighborhood Association then suggested- given the fact the many of the above proposals will take years to implement, that many of the vacant lots could be used in a transitional capacity. For example, "Why not have some of the kids from the Mill Creek garden sell some of the produce they grow in the vacant lots?" wondered Allison.