ERIE

REFOCUSED
City of Erie, Pennsylvania
Comprehensive Plan and Community
Decision-Making Guide

MARCH 2016

ACKNOWLEDGEMENTS

CITY OF ERIE

MEMBERS OF THE STEERING
AND TECHNICAL ADVISORY
COMMITTEES

CONSULTANTS

Dr. Parris Baker
Jill Beck
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

David Boehlke
Thomas Eddington, AICP,
ASLA
Rob Krupicka
Peter Lombardi
Andrea Weinberg
with support from
MJB Consulting
Jeff Winston, Emeritus,
MIG

Amy Murdock

Brenda Stynes

Ben Pratt
Matt Puz
Erika Ramahlo

Mark Kloecker
Chair

Chris Rodgers

Gary Antalek

Charles Scalise

Thomas Dworzanski

James Sherrod

Donald Marinelli

Abby Skinner

Richard Speicher

Mike Tann

Brenda Sandberg

Jon Tushak
Paul Vojtek
Casey Wells
Jake Welsh
Kathy Wyrosdick
Andy Zimmerman

2

Karen Beck Pooley, Ph.D.

Doug Mitchell

ERIE PLANNING COMMISSION

Charles Buki

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

ERIE REFOCUSED
City of Erie, Pennsylvania
Comprehensive Plan and Community
Decision-Making Guide

4

USING THIS
COMPREHENSIVE PLAN

8

INTRODUCTION

12

FINDINGS

26

OUTCOMES

32

PRINCIPLES

36

AREAS OF WORK

38

STRATEGIES &
PROJECTS

86

APPENDIX
This project was financed in part by
a Federal Coastal Zone Management
Grant provided by the Pennsylvania
Department of Environmental
Protection with funds provided by the
National Oceanic and Atmospheric
Administration.

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

3

USING THIS COMPREHENSIVE PLAN

A GUIDE FOR
GOOD DECISIONS
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.”

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.
It is organized into five parts:

FINDINGS - Current Conditions
Summarizes findings from the collection and analysis of data and extensive
field observations — including a comprehensive survey of the city’s residential
conditions. It identifies the root issues that are keeping Erie from being a fiscally
strong city with excellent amenities and healthy levels of demand. One of the key
findings is the observation that the city and its residents have avoided facing reality
for a long time — a habit that can no longer be tolerated if the community’s actions
are to correspond sufficiently to the nature of its challenges.

Altogether,
the approach
recommended is
straight forward
and step-oriented.

STEP 1

Embrace and come
to terms with the
findings

OUTCOMES - What to Work Towards and How to Measure Progress
Identifies intended outcomes for Erie as well as ways to measure progress toward
those outcomes. Rather than traditional out “puts,” such as how many homes have
been rehabbed or how many road miles have been repaved, the plan’s out ”comes”
describe a future, measurably healthier condition that can be verified by rising
property values, a stronger fiscal position, and location decisions made by mobile
households.
PRINCIPLES - Filters That Shape Decision-Making
In many respects, this is the most important part of this comprehensive plan.
Literally dozens of decisions are made every day in Erie that affect the city’s wellbeing. Often, those decisions are made independently, and can work at crosspurposes to each other. What is needed are core principles that can guide and
coordinate the myriad of daily decisions toward a common vision.

After having carefully evaluated conditions on the ground, recent history of
governance, the fiscal capacity of the city, and the large range of programs and
policies currently in place we have concluded that four principles stand out and,
if observed with a high degree of fidelity, will serve Erie well going forward: (1)
concentrate investments in targeted areas, (2) protect and leverage Erie’s assets, (3)
support and build Erie’s “middle,” and (4) reassert Erie’s human scale.

STEP 2

Understand the
importance of
recommended
outcomes and aim
for them

STEP 3

Adopt three
strategy zones as
recommended

STEP 4

AREAS OF WORK - Geographic Zones
Since Erie is short on resources, long on challenges, and covers nearly 20 square
miles, where do we start? After analyzing over a dozen planning areas that reflect
market conditions and recognizable physical boundaries, Erie is organized into three
strategy zones. Each zone has a particular role to play — and particular strategies to
work with — to realize Erie’s desired outcomes.

STRATEGIES AND PROJECTS - Recommended Steps to Take in
Specific Zones
What specifically should we do? The last section takes the three strategy zones and
recommends projects and priorities for each planning area — and includes strategy
reference maps to assist on-the-ground decision-making. The section concludes with
an outline of “activation” steps that include recommendations for financing and
execution.

Tackle one project
at a time as
recommended

STEP 5

When the
unexpected arises,
formulate new
projects/strategies—
always applying the
principles

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

5

Port

Acc
ess R
d

Erie’s Planning Areas

er

ill
e
Av

Peach St

Gl

Walker Blvd

en

Hilltop Rd
Gordon St

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

Ore Dock Rd

Wayne St
Wayne St

Reed St

Dr

use St

Hess Ave

Lightho

Pennsylvania Ave

East Ave

Holland St

East Ave

Wallace St

Jackson Ave

ki

Pennsylvania Ave

Holland St

French St

W Lakeview Blvd

W Grandview Blvd

Ash St

West Ln

E 31st St

Brandes St

Reed St

Ave

Perry St

Reed St

Wayne St

E 33rd St

Ash Street Blvd

Mar
vin

Parade St

Holland St

Wallace St

E 35th St
E 37th St

MERCYHURST
E4

1st

E Grandview Blvd

Essex Ave

en
wo
o

GLENWOOD

Mc

E 27th

Pin

eA
ve

St

Perry St

St

German St

French St

Myrtle St

Myrtle St

W 39th St

d

e
Av

E 33rd St
th St

W 35

Briggs Ave

h

ac

Pe

E 31st St

Sunset Blvd

W 42nd St
W 44th St

oa

lb

Ba

E 28th St

Parade Blvd

lli

Ri

W 41st St

E 25th St

ACADEMY- MARVINTOWN

Beech Ave

ng

e
Av

E 21st St

E 23rd St

E 29th St

a

Ch

E 24th St

Fren
ch R

St

Cochran St

W 39th St

t

dP

Hazel St

n
pi

W 38th St

M

Harvard Rd

tS

Gl

W 37th St

Maple St

W 36th St

W 40th St

Schaper Ave

6

Sc
ot

W 31st St

Liberty St

W 34th St

TRINITY PARK

E 22nd St

E 26th St

ARBOR HEIGHTS

Cascade St

W 32nd St
Auburn St

Oakwood St

W 30th St

W 24th St

St

Allegheny Rd

W 29th St

E 20th St

Old

W 28th St

E 18th St

E 19th St

Av
e

W 27th St

E 10th St

E 13th St

E 16th St

ark

Cherry St

W 26th St

Ellsworth Ave

Post Ave

W 25th St

Chestnut St

W 25th St

W 23rd St

g
ai
Cr

Schaper Ave

Plum St

W 24th St

e
Av
wn
Bro

Raspberry St

Rudolph Ave

W 22nd St

W 19th St

E 11th St

Polk St

E 17th St

Sassafras St

Poplar St

W 21st St
W 22nd St

W 29th St

Devoe Ave

LITTLE ITALY

W 20th St

W 20th St

W 37th St

Myrtle St

W 18th St

GREENGARDEN

I-79

Huron St
W 17th St

E 8th St

E 9th St

E 14th St

Eliot Rd

W 16th St

Wood St

Schaper Ave

Pittsburgh Ave

St

Lincoln Ave

W 16th

Raspberry St

12TH STREET CORRIDOR

r

EAST
BAYFRONT

E 7th St

W 11th St

D

Greengarden Rd

or

S Park Row

DOWNTOWN

Chestnut St

an

Cherry St

r

Poplar St

Weschler Ave

Gro
ve D

M

PULASKI
LIGHTHOU

E 5th St

wy
nt Pk

S

Walnut St

W 6th St

W 7th St

Oxford St

Robin Dr

WEST
BAYFRONT

W 5th St

E 3rd St
E 4th St

Ross St

W 4th St

y Fro
E Ba

FRONTIER

y
Ba

W 3rd St

w
Pk

E Bay Dr

E 2nd St

Sassafras St

W

t St

y

nt

o
Fr

E Front St

W Fron

W 2nd St

Peach St

Uneriecity

Frontier Dr

Seminole Dr

Ravine Dr

Illinois Ave

Lincoln Ave

Beverly Dr

Colorado Dr

Niagara Pier

S Shore Dr

BAYFRONT

E4

3rd

St

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.

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

USE

Sanford Pl

Cranch Ave

Park Way Dr

Lakesid

E 4th St

LAKESIDE
E 7th St

Bacon St

Marne Rd

Payne Ave

Tacoma Rd

Gilson

E Lake Rd

Downing Ave

Franklin Ave

E 12th St

Pearl Ave

E 18th St
E 19th St

Camphausen Ave

June St

Av
e

Prospect Ave

Fairmount Pkwy

Pear St

in

Woodlawn Ave

Glendale Ave

E 26th St
E 27th St

St

Ba
yfr

E 32nd St

E 33rd
Regis Dr

E 34th St

E 38th St

St

E 30th St

E 35th St

Stanton St

E 36th St

MCCAIN AVE

n

Bird Dr

tC
on

Mcclelland Ave

N

ew

on

Alan Dr

m

m

er

E 42nd St

Page St

Zi

Longview Ave

Fargo St

E 41st St

Davison Ave

EAST GRANDVIEW
Marion St

Burton Ave

h St

m

an

Hop

eD

r

E 40th St
Rd
E 43rd St

E 44th St

Roxanna Dr

ley

Buffalo Rd

FAIRMONT-McCLELLAND

Broad St

Elm St

E 20th 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.

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

7

8

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 Commonwealth’s connection to North America’s
inland seas.
Indeed a great city – Erie – did rise from the simple squares of Ellicott’s
grid. Growth came slowly at first but later quite rapidly as railroads and
industrialization brought factories, immigrants, and the realization of Erie
as a vital and busy port.
Between the end of the Civil War and
1900, Erie’s population more than
tripled, spurring the city’s Chamber
of Commerce to commission a plan
by the great landscape architect John
Nolen. Nolen developed a plan that
would accommodate growth while
taking advantage of the region’s
enviable location and natural beauty,
including a recommendation that
Presque Isle be protected as a state
park.
During the first half of the 20th
Century, Erie grew by another 150

percent, passing Scranton in 1950
to become the state’s third largest
city. Then, even as its peers in
Pennsylvania and across the Great
Lakes experienced precipitous
declines after 1950, the City of Erie
remained remarkably stable. It
reached a population just short of
140,000 in 1960, with development
reaching the city limits and spilling
into adjacent townships. This period
of mid-century growth brought about
new challenges and the city sought
planning and design guidance from

the well-known French city planner
and modernist Maurice Rotival.
Rotival’s recommendations for an
arterial highway system (including
what became the Bayfront
Connector and Parkway) and
downtown modernization changed
the face of the city as it sought to
shed its sooty, industrial image for
one more suited to its next phase of
growth and prosperity.

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

9

Interrupted Expectations
Subsequently, however, growth
in the Erie region stalled and
its population has increasingly
decentralized. The City of Erie
went from housing 42 percent of
Erie County’s population in 1980
to 35 percent in 2010, and the city’s
population has now dropped by
nearly 30 percent since its 1960 peak.
The response to slowing growth
has primarily been to focus on
large-scale redevelopment projects,
especially in downtown Erie and
on the Bayfront. Tens of millions of
dollars have been spent on sports
and entertainment complexes, new
waterfront facilities, and upgrades to
Gannon University, UPMC Hamot,
Erie Insurance and other community
anchors – all in hopes of stimulating
a transformative level of investment
and economic activity. True, each of
these projects has contributed assets
to Erie that have improved the city
and are justifiably points of pride.
But such an approach hasn’t
been enough — and it won’t be
enough — to return the city to
a path of sustainable growth. A
more fundamental, decades-long
imbalance of supply and demand
has created a dire situation in
Erie, and it is one that cannot be
addressed by one or even a dozen
big-ticket projects if the community
does not address underlying
problems of excess and obsolete
housing supply, a missing middle
class, and a disconnect between
what downtown and the Bayfront
could be and how they currently
function. In point of fact, Erie cannot
be competitive and healthy again
— and it will not grow again —
until it addresses these imbalances,
shortages, and disconnections in a
comprehensive and intentional way.
10

Investments in recent years have
proven that people from across the
region want to come to a ballgame,
want to spend time at the marina, and
want to eat at a downtown restaurant.
But the average resident in the Erie
region has not shown a parallel
appetite for starting a business in the
city, making downtown patronage
part of their daily or weekly routine,
or buying and upgrading a home in
Erie’s neighborhoods because they lack
confidence that it makes sense to do so.
There are many reasons for this, but
declining properties in proximity to
key city assets is a major factor. Not
only does it undermine confidence
in the real estate market, but it
communicates a lack of safety which
has become the prevailing narrative
in the region. When disinvestment
becomes the norm; falling demand,
falling prices, and declining tax
revenue are also normalized. This
is why Erie’s big ticket projects that
individually have shown promise
remain compromised and, ultimately,
disconnected from one another.
To begin restoring confidence in Erie,
gestures that signal a real turnabout
on these and other fronts will be
necessary.

Restoring Confidence
Previous plans for the City of Erie
have all dealt with the central
challenges of their time and were
fundamentally shaped by the
prevailing theories and methods
of their respective periods. When
Erie was merely an idea, Ellicott’s
1795 plan provided a survey and
a rational grid to spur settlement
and guide early expansion. When
rapid industrialization and growth
were threatening the city’s quality
of life, Nolen’s 1913 plan provided
a framework for investing in

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

public services, facilities, and
environmental assets to meet the
needs of a growing population.
And when the city and its region
were being choked by traffic
congestion in a period of Postwar
suburbanization, Rotival’s 1963 plan
provided direction — if questionable
in hindsight — on modernizing the
city’s highways, downtown, and
Bayfront.
This 2016 comprehensive plan must
also address the central challenges of
its time.
This plan seeks to restore confidence
to a fundamentally weak market.
And unlike previous plans that have
shaped the city, this one must define
a path for Erie that few cities have
taken or have even acknowledged as
an option — never mind a necessity
— including numerous cities that
face imbalances far greater than
Erie’s.
Restoring confidence in Erie entails
three fundamental tasks: rightsizing, catching up, and keeping
up. Right-sizing a city — slimming
down its surplus elements to
stabilize it and position it for
future competitiveness — is hard
work. Why? Because when supply
is excessive, getting supply and
demand in balance requires choices,
and wise choice-making is about
trading short-term expediency
for long-term viability. When
right-sizing is done well, some
constituency will be disappointed.
The alternative — ”business-asusual,” or assuming that demand
will recover if enough time passes
or if the right combination of bigticket projects are built – will not
address the root of the problem,
and therefore will never pull up the
whole city.
Not only must Erie right-size it
must catch up before keeping

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.

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.

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:
1. Stabilizing prices and rents by bringing
supply of and demand for private
real estate and supportive public
infrastructure into equilibrium.
2. Turning Erie into a community of choice
in the region by improving the quality
and appeal of its remaining supply
and by taking advantage of the city’s
outstanding assets — making the city’s
housing, streets, parks, and economic
opportunities highly desirable.
It is estimated that the cost of achieving
these two aims over the next ten years,
in a way that revitalizes every section
of the city, would cost more than
$600 million — a level of investment
exceedingly unlikely to materialize.
Therefore, this comprehensive plan
must also be about priorities — about
how to invest, where to invest, and at
what levels to achieve these two central
tasks. It is a plan that is, by necessity
and design, about tradeoffs that reflect
the community’s vision, its core values,
and the willingness of stakeholders to
live by those values.

Recent decades of public and private
disinvestment coincided with a decline in the
tight-knit sense of neighborhood that typified
the city during much of the 20th century —
when many people identified parts of Erie by
church parishes, or by neighborhood business
districts such as 26th & Parade, where Pulakos
Candies was and remains an institution. To
a large extent, the social fabric of individual
residential blocks has frayed, producing
the increasingly common scenario where
neighbors are strangers to one another — or
at the very least lack a sense of common civic
direction. This deficit matters because it shapes
how much trust people have in their neighbors
and leaders — and how confident or willing
people feel about investing time and energy on
their block and in their city.
Restoring an ethic of reinvestment — of
mutual reinvestment — is fundamental to the
healthy functioning of markets but more so to
the social contracts that make markets work,
that make neighborhoods work, and that make
cities strong.

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

11

4,700

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

12

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

FINDINGS

THE STATE
OF THE CITY
Sustained population loss over half a century is a
disquieting reality — one that most of Erie’s leaders and
residents are well aware of and wish to see halted and
reversed.

Population Trends, 1900-2010

But population loss is only the outward manifestation
of much deeper market and demographic forces that
have buffeted Erie for decades. These underlying forces
have created a city that today has thousands of vacant
housing units, a deeply eroded middle class, assets in
peril, and municipal finances insufficient to make the
investments needed to transform the city’s competitive
position.

250,000

In order to determine realistic and appropriate strategies
for Erie at this moment in its history — strategies
likely to spur much-needed investment and market
confidence, and to stabilize the city’s population
— much had to be learned about the physical and
socioeconomic state of the city. This resulted in a
comprehensive field survey of over 25,000 residential
structures, combined with analysis of federal, state,
and local datasets describing household characteristics,
property sales, crime, tax delinquency, code violations,
and many other variables.

300,000

200,000

280,566
County of Erie

178,780
Outside of City

150,000
101,786
100,000

City of Erie

50,000
0

1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 2010
Source: US Census Bureau.

The core findings from this research are central to the guiding
principles, priorities, and strategies of this plan:

Imbalance of supply and demand for all real estate, public and private
Starkly uneven quality of the built environment, especially downtown
Uncompetitive position in the region’s residential and retail markets

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

13

IMBALANCE OF
SUPPLY AND
DEMAND
This is the key market issue that Erie grapples with today — one that
has not responded to typical prescriptions for urban revitalization. It is
straightforward and has two closely connected components.

EXCESSIVE SUPPLY
Population loss, suburbanization, a changing economy,
and a hollowing of the middle class have weakened
demand over the past several decades, resulting in
a city that has an oversupply on many fronts. Over
4,000 housing units sit unoccupied. Miles and miles
of arterial roadway are well under capacity. Industrial
and commercial properties across the city sit vacant or
vastly underutilized. When supply outstrips demand,
the result is weak market conditions that influence
investment behavior in every part of Erie and its region.
And because buildings and infrastructure may last for
decades in the absence of demand, the excess supply
must be removed to achieve a healthier balance. This is
true for much of Erie’s older residential, commercial, and
industrial buildings and infrastructure – made worse by
unappealing new additions to the built environment in
Erie between 1960 and 2000.

UNAPPEALING OR UNMARKETABLE
SUPPLY
If it persists over decades, an unappealing supply of
buildings and other infrastructure sharply inhibits the
recovery of demand through the following cycle:
Price Stagnation
Property values and rents begin to fall in the weakest
parts of the city. It becomes a buyer’s market with too
few buyers.

Deterioration
As more and more properties become visibly distressed,
the most marginal properties become too costly to
rehabilitate.
Declining Revenue and Rising Need
As sales prices stagnate or fall, so do taxable
assessments and municipal revenues, leaving fewer
resources to maintain an aging infrastructure and
to keep up with greater demands on police and fire
services. Parks, streets, and other basic infrastructure
become noticeably tired looking, sending additional
distress signals into the market. As tax rates rise to
make up for lost value — but not by enough to catch
up on deferred maintenance - the city places itself at a
competitive disadvantage with suburban jurisdictions.
Plummeting Confidence
Confidence – a vital currency in any market – becomes
severely shaken. Perceptions of negativity surround
the market, leading to further price stagnation,
disinvestment, and deterioration.
Correcting the supply/demand imbalance and
interrupting this vicious cycle of disinvestment requires
an intervention that confronts the imbalance directly:
reduce components of supply and boost demand.
Bringing the city’s housing stock into balance is
critical and particularly challenging given the range of
neighborhood types in the city and wide variations in
physical condition and market strength.

Disinvestment
Property owners pull back on reinvesting in their
properties, sensing that the return on investment just
isn’t there. Stagnant or falling rents mean smaller profit
margins and fewer improvements.

14

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

KEY FINDINGS

DISINVESTMENT
IN ERIE
A comprehensive analysis of the city’s
dwellings in the spring of 2015 revealed just
how deeply disinvestment is influencing the
course of Erie’s neighborhoods. Key findings of
this analysis include:

IMPACT ON ERIE’S NEIGHBORHOOODS
Erie’s residential neighborhoods reflect the evolution
of urban America. They include small Federal-style
blocks near the center of Andrew Ellicott’s historic
grid; Victorian-era mansions built within a carriage
ride of the bustling lake port; factory workers’ housing
hugging railroad lines and shadowed by mills where
thousands walked to their daily shifts; small colonials
and bungalows from the dawn of streetcar suburbia;
leafy subdivisions with curvilinear streets and parks;
and downtown loft apartments carved from former
commercial and industrial spaces.
In short, the housing market in the City of Erie has
tremendous variety – a real asset at a time when many
buyers see value in options and authenticity.
But whatever its strengths, Erie’s housing market and
neighborhoods have been dangerously weakened
by decades of disinvestment brought about by the
imbalance of supply and demand.

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

Erie’s 17 Planning Areas

MIXED
CONDITIONS
ACROSS AREAS

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.

TRINITY PARK,
EAST BAYFRONT,
AND LITTLE ITALY
2/3 of homes
show signs of
moderate to severe
disinvestment.

MEASURING THE HEALTH OF NEIGHBORHOODS IN
ERIE’S PLANNING AREAS
Although disinvestment influences the housing market
citywide, Erie’s neighborhoods vary considerably by
degree of distress. Some are deeply dysfunctional while
others remain among the Erie region’s most desirable
places to live.
For example, the 2015 field survey found that the
Frontier planning area in the city’s far northwest corner
had the most marketable housing stock in Erie. There,
70% of homes were in excellent or good condition
(receiving scores of 1 or 2). That contrasted sharply with
the Trinity Park, East Bayfront, and Little Italy planning
areas where at least two-thirds of properties showed
signs of moderate-to-severe disinvestment. In between
are several areas where the typical home exhibits a
moderate level of upkeep – and where the next few
years will be critical in determining whether that home’s
future is one of reinvestment or drawn-out neglect.

16

The geographic patterns revealed by the field survey of
exterior conditions are reinforced by data on vacancy
and abandonment. Data from the U.S. Census Bureau
show that five planning areas exceeded the city’s
average vacancy rate of 10% in 2013. In East Bayfront
and Trinity Park, nearly 1 in 5 housing units were vacant
– a large portion of which were not actively on the
market for rent or sale (an indication of abandonment).
At the same time, areas with vacancy rates near or just
above the city average experienced a spike in vacancy
over the previous decade – with the notable exception of
West Bayfront and Little Italy. In areas with lower than
average vacancies, the general trend since 2000 has been
one of expanding vacancy. High levels of disinvestment
and distress in neighborhoods close to downtown Erie
– but present to some extent throughout the city – are
further reinforced by an examination of concentrations
of code violations and tax delinquent properties.

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

How each Erie home was surveyed and scored in 2015
VERY
HEALTHY
SCORE

VERY
UNHEALTHY

1

2

Best in class;
ready to sell;
top of the Erie
market

3

Modest
investment
needed for
property to
move into the
“best in class”
category

Staying on top
of the details

Doing well

STRONG

Good, solid
home but tired
and needing
upgrades

Could go
either way

MIDDLE

4

5

Troubled
property with
significant
issues and
trending
downward; still
recoverable.

Blighted
property with
high risk of
abandonment

Several red
flags

Red flags
overwhelming

WEAK

TRANSLATING
SCORES INTO
IMPACTS FOR THE
COMMUNITY
MARKET
STRENGTH

Can generally be counted on to hold
value, attract buyers, and generate
positive cash flow if a rental
property.

Middle market
houses that
often represent
good “buy low”
opportunities
that — with
sweat equity and
creative financing
— can turn around
a market.

Properties tend to have negative
equity and are often too expensive to
recover in a weak market.

RISK

Little to no imminent risk of decline,
but risk that owners may move if
frustrated by nearby decline.

Major risk of
decline

Exerts a major drag on the market

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

17

COMPARING
RESIDENTIAL
PLANNING
AREAS

HIGHLY
DISTRESSED

West Bayfront
Little Italy
Pulaski-Lighthouse

East Bayfront
Trinity Park

STRATEGIC The most deeply destabilizing
CONCERNS parts of the city’s housing market
due to the sheer number of
vacant and obsolete housing
units and their proximity to
downtown Erie and transitional
neighborhoods. Having such
dysfunctional markets so close
to downtown blunts the impact
of recent and future downtown
investments and lowers levels of
confidence and reinvestment in
all surrounding neighborhoods.

SOCIODEMOGRAPHIC

DISTRESSED

Have a considerable influence on
downtown investments or on
the health of other major assets.
Although vacancy levels are at
the city average, they are still
too high and are dampening
reinvestment in the older homes
in these areas — as expressed
by half or more of the homes
showing very visible signs of
distress.

TRANSITIONAL,
AT-RISK
Lakeside
Fairmont-McClelland
Academy-Marvintown
Arbor Heights

Still have many well-maintained
homes, but they are rapidly being
joined by distressed properties.
Without significant intervention,
these neighborhoods will continue
to lose ground over the next
ten years and may fall into the
“Distressed” category — due to
neighborhood conditions or the
lack of marketable features such as
first-floor bathrooms and updated
kitchens.

16,398

25,035

22,948

% MINORITY

57%

30%

33%

% POVERTY

43%

37%

25%

% ADULTS WITH
BACHELOR’S OR HIGHER

10%

19%

18%

31%

31%

60%

POPULATION

HOUSING
HOMEOWNERSHIP RATE

78%
60%

% OF HOMES
GOOD OR EXCELLENT
MODERATE OR SEVERE
DISTRESS

39%

21%
6%

25%

TAX DELINQUENT

% OF RESIDENTIAL
PROPERTIES WITH
CODE VIOLATIONS
VACANCY

18

7%

47%
19%

14%

22%

10%

7%
13%

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

8%

STABLE,
AT-RISK
Greengarden
East Grandview
Mercyhurst

HEALTHY

ERIE

Frontier
Glenwood

Solid maintenance regimes
prevail although there is room for
improvement. Boosting market
confidence in these areas could
spur investments that increase
maintenance levels on many “3”
properties to a “2.”

For buyers looking for solid areas
of well-maintained properties.
Keeping it healthy and making it
even more appealing is important
for the city’s competitiveness and
overall market strength.

A threat in these neighborhoods
will be the generational changes
in property ownership taking place
over the next ten years. If wellmaintained homes fail to find solid,
owner-occupant buyers, levels of
distress could rapidly increase.

28,919

6,796

101,786*

14%

7%

28%

16%

5%

27%

24%

47%

21%

71%

77%

51%

This typology of planning areas
in Erie describes more than just
the wide variation in condition
by housing distress and vacancy.
It also demonstrates a very close
correlation between race, income,
education, and residential quality
of life. Nearly 60% of Erie’s black
and Hispanic residents, for
example, live in planning areas
classified as distressed or highly
distressed, while only 10% of
the city’s black residents live in
healthy or stable planning areas.
Similarly, while 27% of Erie’s
residents live in poverty, 56% of
those in poverty are concentrated
in the five planning areas
classified as highly distressed or
distressed.
While class and racial
lines have been blurring in
many neighborhoods, Erie
remains highly stratified by
these sociodemographic
characteristics.

66%
39%

26%
14%

6%

5%

5%

3%

2%
5%

37%

10%

14%
7%

10%

*Downtown Erie was not
categorized into any of these five
typologies due to its relatively
small population and residential
patterns that differ considerably
from the city’s traditional
residential patterns. That
population is, however, included
in the far right column that
represents citywide baselines.

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

19

UNEVEN
QUALITY OF
THE BUILT
ENVIRONMENT

ASSETS AND SHORTCOMINGS
The unappealing condition of properties and infrastructure
across the city is a key damper on demand and reinvestment.
Nowhere is this more apparent than in downtown Erie. For a
city of Erie’s size, the downtown has an enviable collection of
assets – all of which serve as a strong foundation for making
one of the best downtowns in America and all of which
represent sizable investments of public and private resources.
And yet, these assets are juxtaposed with conditions that send
very mixed signals to potential visitors and investors and blunt
the economic impact of Erie’s treasures.

NUMEROUS ASSETS BLUNTED BY POOR QUALITY SURROUNDINGS

Poorly maintained
building stock

UPMC Hamot

Gannon University

Erie Insurance Office
Perry Square

Overly wide and
unattractive streets

Warner Theater

20

Erie Arena

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

Empty or
underutilized
storefronts

Streets that are too wide
Downtown streets were redesigned in the mid-20th
Century to handle automobile volumes that either never
materialized or that no longer exist due to the end of
downtown as the region’s retail hub. As a result, many
downtown streets are too wide for the volume of traffic
they handle and their emptiness further reinforces the
perceived lack of business activity.
Streets that are unattractive
Over-wide downtown streets don’t look good,
especially if they haven’t been paved in a while. And
this appearance is compounded by street fixtures and
furnishings (lights, crossing signals, benches, receptacles,
trees) that are missing, damaged, and poorly coordinated
– a problem recognized by the city’s 2010 Downtown
Streetscape Master Plan.

borrowing power to upgrade space to attract uses with
stronger demand.
One issue that must be addressed, however sensitive
it may be, is downtown’s high concentration of
human service providers and subsidized housing.
Always seeking lower cost facilities, these uses have
conveniently filled empty buildings and lots during an
extended period of weak market conditions. But many
of these uses are incompatible with the downtown
that Erie is trying to build. Prime locations for private
investments that pay taxes and draw income into
the city are being forfeited. If this does not change,
downtown Erie will have difficulty becoming the source
of financial stability that Erie needs and it won’t attract
the number of new residents, businesses, and customers
that downtown needs to be a best-in-class city center.

Walking distances that feel daunting
Downtown Erie is very linear, with almost all of its
major assets and activity generators located within two
blocks of State Street. A walk on State Street from 14th
to the Bayfront Connector — generally recognized as
the north and south limits of downtown — covers one
mile. Depending on one’s walking speed and time spent
waiting at intersections, it can take 20 to 30 minutes. That
wouldn’t necessarily be a problem if every block along
the way were vibrant and pleasant. But they’re not there
yet. If they were, it would help make a stronger sense
of transition, progression, and interest from one part of
downtown to another.
Deteriorated, cluttered-looking, or poorly
designed building stock
Downtown has many outstanding landmarks in great
condition. But many, if not most, of the buildings in
between show signs of deterioration when it comes
to storefronts, signage, windows, and architectural
details; present a cluttered or sloppy appearance; or
were designed in ways that repel or resist pedestrians.
This is made worse in front of the institutional and
medical facilities at the northern end of State Street
where the traditional downtown development pattern is
interrupted by lawns, parking lots, or blank surfaces.
Empty or underutilized spaces
In a vicious cycle, lower standards lead to lower demand,
which leads to lower rents, which leads to weaker
businesses. Eventually this can lead to either marginal
users that do not insist on quality maintenance, or worse,
empty buildings and properties.
The result is a lack of demand and a lack of capital

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

21

UNCOMPETITIVE
IN THE
REGION’S
RESIDENTIAL
AND RETAIL
MARKETS
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.
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.
But Erie’s difficulty competing for households has been
more problematic than a simple look at population can
express. An examination of household income brackets
and how they changed in the city between 1969 and
2013 versus how they changed in the remainder of Erie
County over the same period (adjusted for inflation)
shows that households with discretionary income in Erie
County — who have the means to invest and reinvest
in homes and neighborhoods — have overwhelmingly
chosen to live outside of the city.
For example, in 1969 the 42,313 households in Erie
County that made the modern equivalent of more than
$50,000 were almost evenly split between city and
suburbs: 19,998 lived in the City of Erie and 22,325 lived
in the remainder of Erie County. By 2013, the number
of households making more than $50,000 had risen to
50,148, but they overwhelmingly chose to live outside
the city, with 36,864 (or 74%) living in the suburban and
rural towns of the county.
The shrinking of the middle and upper income brackets
in the city has happened while the number of low
income households has increased. The result: less
demand stemming from fewer people and households
22

and fewer resources on the part of the remaining
households to invest in a rapidly aging, maintenancedeferred housing stock.
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.
Sometimes this can be offset by the expenditures of
downtown employees. However, with 70% of the
population near downtown having no more than a
high school diploma, it is not likely that businesses
with higher paying jobs will be attracted to the area.
Therefore, downtown’s retail outlook will be bleak
until the nearby surrounding areas are improved and
diversified — and it is unrealistic to expect regional
demand from people driving in to shop and eat to offset
this problem.
This of course is a double-edged sword. Currently,
downtown-area households shop outside of the
downtown at Family Dollar and Wal-Mart. Capturing
this “leaked” spending with new discount retailers in
and near downtown would bring goods and services
to low-income households in the East Bayfront
neighborhood and would somewhat increase revenues to
the city, but would not reposition downtown to succeed.
Addressing the fundamentally weak demographic profile
of the city is the key to unlocking commercial potential.

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

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

Middle and upper
income households
were equally
distributed between
the city and suburbs in
1969…

2,000

$150K+

$75-$100K

$100-$150K

$50-$75K

$30-$50K

>$20K

$20-$30K

$150K+

$100-$150K

$50-$75K

$75-$100K

$30-$50K

$20-$30K

>$20K

CITY

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

SCHOOLS, SAFETY AND A HEALTHIER CITY
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.
Most households with sufficient income to be able to choose where they live
are not willing to abide the prevailing sense of disorder and concerns about
public safety in the city. When they choose the townships (i.e. outside the
city), their choice adds to demand in the county while exacerbating excess
supply and depressed property values in the city. On their departure, public
finances in the townships improve while those in the city worsen. The city’s
capacity to maintain infrastructure, patrol streets, and operate public schools
is weakened. City taxes, forced to counter these weaknesses, must rise and
become another dissuading factor.
For young families willing to make a go of it in the city, better educational
opportunities in the county are a persuasive reason to leave Erie when
their children reach schooling age. They too depart, becoming part of the
decades-long exodus.

Harding School, one of the city’s
high-performing schools

Lower school performance and higher crime rates are both causal and
symptomatic. The cumulative effect of decisions by middle- and upperincome households to locate outside the city created a socioeconomic profile
for Erie that virtually guarantees a gap between city and suburb. Almost
any community with a poverty rate approaching 30% will have schools and
police departments fighting an uphill battle against social ills that they are
not equipped to cure.
Despite falling enrollment, tight resources, and evolving state and national
standards, the Erie School District’s data-driven optimization plan to
right-size and adaptively reuse its facilities is a model for responsible
and innovative governance of urban schools. Likewise, the Erie Police
Department is no stranger to the challenge of having to make tough choices
that deploy limited resources.

Both the Erie Schools and the Erie Police Department have much to show for
their disciplined approach to tradeoffs. Nevertheless, neither will be able
to achieve conditions on par with the suburbs until the city’s demographic
profile changes — until poverty becomes much less concentrated and the
city has a more equitable share of the county’s middle and upper income
residents.

Erie can do much, but regional cooperation is essential. This plan
establishes guiding principles and recommends strategies that are intended
to close the demographic gap between the city and its suburbs. Making the
city and its neighborhoods highly desirable to households with resources
and options is the key to this. But surrounding communities must also play a
role by eliminating the policy barriers — such as exclusionary zoning — that
constrict the housing options of low income households.

24

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

G
ES
T

$200K

ST
R
O

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

N

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

K

EA

W

$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

ERIE’S
DESIRED
FUTURE
Addressing
the key
findings of this
Comprehensive
Plan means
working toward
a future Erie
that is highly
competitive
and financially stable — one where sufficient
resources exist to achieve a high level of
maintenance for public infrastructure, where
reinvestment in private property is the norm,
and where businesses and households with
options choose to locate. That particular Erie
is an objective that can be described by three
broad outcomes.

26

Erie has a long history of “placemaking,” or creating
public spaces that people deeply value and that are
a core part of a community’s identity. Perry Square,
Frontier Park, the streets of Glenwood, the towers of St.
Stanislaus, the Caretaker’s House at Sigsbee Reservoir
— these and many other indelibly “Erie” features have
the power to inspire and to create strong emotional
bonds between people and place.
Few investments of the past half century have had the
same magnetism as Erie’s earlier feats of great civic
design. But with a commitment to the principles and
strategies in this plan, Erie will enter a new era of great
placemaking — building on its location and outstanding
design inheritance to create or burnish places that build
confidence, that signal high standards, and that attract
and retain households and businesses.
This outcome will be realized with particular
attention to the following specifics:

DOWNTOWN The spaces currently separating

and limiting downtown’s great assets become part of
downtown’s magnetism — beautiful streets and mixeduse structures that make the city center a great place to
live, work, visit, and walk.

BAYFRONT The Bayfront becomes not just a place

of parked cars and big buildings where people come to
see the water, but a mixed-use urban experience that
leverages a world-class asset and is well integrated with
downtown and adjacent neighborhoods.

ENTRYWAYS Infrastructure on gateway corridors

and other high traffic streets is attractive and always in a
state of good repair — sending a strong signal about the
city’s commitment to competence and high standards.

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

A CITY OF HIGH
RESIDENTIAL
QUALITY OF
LIFE
Limited signs of distress, high levels of reinvestment
by owner-occupants and landlords, engaged
residents, well-maintained public amenities, safe and
clean streets, housing options for a wide variety of
household types, excellent schools — these are basic
descriptors of neighborhoods that attract and retain
middle class households and that help maintain a
financially sustainable city. The number of areas that
consistently fit this description has been falling in
recent decades, but will change as the principles and
strategies in this plan are applied.
This outcome will be realized with particular
attention to the following:

CONSISTENTLY WELL-MAINTAINED
PUBLIC AMENITIES

When parks, street furnishings, and other public
facilities are well cared for, the city sets a strong
example that resonates to private property owners.

PREDICTABILITY AND SAFETY, OR AN
ABSENCE OF DISORDER
Order and predictability are building blocks of
confidence and reinvestment.

HIGH LEVELS OF HOMEOWNERSHIP

Rental options are an important part of a balanced
and accessible housing stock, but a stable or growing
rates of homeownership — especially in single-family
neighborhoods — is a proxy for confidence and
healthy demand.

A CITY OF
ECONOMIC
STRENGTH
AND STABILITY
Cities don’t create jobs, but they can create an
environment where competitive advantages exist and
where businesses operate to exploit those advantages.
In the 21st Century, this includes having an amenityrich city with a high quality of life where skilled
workers and entrepreneurs choose to live and work
(see Outcomes 1 and 2), as well as a culture that
rewards risk-taking and encourages collaboration. As
the Erie community fosters the environmental and
cultural attributes that create competitive advantages,
its economy will grow stronger, more diverse, and
more stable.
This outcome will be realized with particular
attention to the following:
Ensuring the presence of sufficient volumes of highly
flexible, locally-generated venture capital —
higher in per capita quantity and greater in flexibility
than what is available in competitor cities such as
Buffalo.
A high percentage of residents with college
degrees — higher than the state average.
A large and healthy cohort of young adults
— larger than the city’s regional share of total
population.
Presence of new and sustained partnerships in
and across various sectors.

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

27

MEASURING
PROGRESS
How will Erie know if it’s making
progress toward these broad
outcomes and becoming more
competitive and desirable?
The following are key measures
that will indicate progress.
The way to use
these metrics is ASK BEFORE ACTING
for the city and
its partners —
public, nonprofit, private — to ask
this question before acting:
Will our action measurably
and meaningfully help achieve
the measures described in this
comprehensive plan?
If not, they should probably not
be done.

RESIDENTIAL PROPERTY
VALUES ARE RISING
As supply and demand become more balanced and
signs of distress begin to dissipate, the marketplace
will respond by placing a higher value on residential
properties. Buyers will offer more money to compete for
good houses in desirable neighborhoods — and higher
purchase prices will be reflected by higher assessments.
The taxable assessed value of Erie’s residential
properties should rise at an average annual rate that
exceeds inflation over the next 20 years.3
If what we are about
to do is not likely to
result in an increase
in property values, it
probably should not be
done.

ASK BEFORE ACTING

RESIDENTIAL VALUE GAP
IS CLOSING
As Erie’s neighborhoods become more desirable, not
only should values rise but they should regain lost
ground and close the sizable gap between city and
county home values. In 2014, owner-occupied homes in
the City of Erie had a median value that was 72% of Erie
County’s median value ($84,700 versus $117,200).
The gap should continually shrink and be fully closed
by 2040.
If what we are about
to do is not likely to
ASK BEFORE ACTING
result in closing the gap
between property values
in the city and in the
county, it probably should not be done.

3

28

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

See Appendix J. Data Notes, pg 105.

REINVESTMENT BY
RESIDENTIAL OWNERS
APPROACHES NORMAL,
HEALTHY LEVELS
Lack of confidence in the city’s housing market has
resulted in a considerable “reinvestment deficit” of
$96 million. This is the amount of money that Erie
households would be spending on housing and
home improvements if their spending behaviors
mirrored those of the average American household.
In other words, it’s money that Erie property
owners have available to spend — but they are
choosing not to spend it on exterior or interior home
improvements.
As the market stabilizes and confidence grows, the
reinvestment deficit should shrink to $0 over the
next 20 years.
If what we are about
to do is not likely to
ASK BEFORE ACTING
result in promoting
measurably healthy
levels of reinvestment
by residential property owners, it probably
should not be done.

DOWNTOWN PROPERTY
VALUES ARE RISING
Downtown has been the focus of considerable
investment over the past few decades and much
more needs to be invested to make it a truly great
place. If adequate and strategic, these investments
will create a downtown where property values are
rising at a rate that will strengthen and expand the
city’s financial capacity to reinvest in itself.
The taxable assessed value of downtown Erie
should rise at an average annual rate that exceeds
inflation over the next 20 years.4

GENERAL FUND REVENUES FROM
LOCALLY DERIVED TAXES
ARE STRONG AND
SUSTAIN HIGH LEVELS
OF MAINTENANCE AND
INVESTMENT
Through sound fiscal management, Erie has
achieved a solid credit rating and a track record of
balanced budgets. If the intended outcomes of this
plan are achieved, it will be easier to balance the
budget year after year — but it will also be easier
to fund departments and projects at the levels
necessary to ensure very high standards of service
and infrastructure maintenance.
Currently, revenue raised from property, income,
and sales taxes represent just under 60% of
general fund revenues for the City of Erie — with
the remainder coming from federal and state
reimbursements, grants, fees, and other sources.
As the city’s tax base grows and it becomes
more competitive for middle and upper income
households, the share of the general fund derived
from the fundamental local revenue tools
(property, income, and sales) should cover more
than 70% of all expenses.
If what we are
about to do is not
ASK BEFORE ACTING
likely to result in a
high level of public
reinvestment
in strengthening and maintaining our
infrastructure, it probably should not be
done.

If what we are about
to do is not likely to
ASK BEFORE ACTING
result in growing the
value of Downtown
Erie real estate, it
probably should not be done.

4

See Appendix J.Data Notes, pg 105.
CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide

29

THE CITY IS COMPETING
WELL FOR EDUCATED
YOUNG ADULTS IN THE
ERIE REGION

MOVING TOWARDS
A FAIRER REGIONAL
SHARE OF POVERTY
AND WEALTH

College-educated young adults (ages 25-34) are
mobile and have options. They are, in fact, the
most transient adult cohort, testing different career
options and lifestyles before choosing to settle in
a particular place. The good news is that the City
of Erie has been performing well when it comes
to capturing the interest of this population in the
Erie region. The number of college-educated young
adults living in the City of Erie increased by 33%
between 2000 and 2014, going from 3,300 to 4,400.
This represents a higher share of educated young
adults in the Erie region (39%) than the city’s
overall share of the region’s population (36%). This
means that they are choosing to live in the city at
a disproportionately high rate — and mirroring
recent trends nationwide.

Concentrated poverty has long been a problem in
the Erie region — one that inhibits the ability of
poor families to escape poverty and for the City of
Erie to achieve financial stability. Currently, the City
of Erie contains 36% of Erie County’s residents but
59% of the county’s residents living in poverty. This
is reflected in a city poverty rate of 27% versus a
countywide poverty rate of 17%. But huge gaps also
exist within the city, where the residential planning
area with the highest poverty rate (East Bayfront,
46%) has poverty levels nearly 10 times as high as
the area with the lowest rate (Glenwood, 5%).

Members of this cohort are a critical part of the
city’s present and future entrepreneurial ecosystem
— starting businesses, patronizing new businesses,
and filling important roles at existing companies
and institutions. As they age and start families, they
will decide whether to stay in the city, move to the
suburbs, or move to some other region.
Over the next 20 years, the City of Erie will remain
— and strengthen its position — as a location of
choice for educated young adults by attracting 45
to 50% of the cohort’s total population in the Erie
region.

As the desired outcomes of this plan are realized
— as more middle income families choose to locate
in the city, including core neighborhoods — these
regional and internal gaps will begin to shrink.
To get there, not only must the city become more
competitive for middle income households, but
outlying communities in Erie County must make
greater commitments to regional equity.
If what we are about
to do is not likely
ASK BEFORE ACTING
to result in a more
socio-economically
balanced city, it
probably should not be done.

If what we are about
to do is not likely to
ASK BEFORE ACTING
result in increasing
the city’s share of
young adults in the
region, it probably should not be done.

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

AN ACTIVE AND GROWING
VENTURE CAPITAL OR
SEED FUND
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.

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

PRINCIPLES

A BASIS
FOR
GETTING IT
RIGHT
Countless decisions, large and small, will influence Erie’s
ability to realize its desired outcomes — to be a great
place, to have livable neighborhoods, and to cultivate a
strong and stable economy.
Which roads to rebuild, which homes to rehab, where to bolster the presence
of police, how to shape development on the Bayfront — these are just a few of
the decisions that have both immediate and lasting consequences. Many are
made in City Hall, but other decisions made outside City Hall can be equally
consequential, whether they are made by a block club leader, a small business
owner, or a college president.
If decisions that have a collective and cumulative impact on the city’s longterm competitiveness are being made by so many separate public and private
entitites and individuals, how can we ensure that everyone is “pulling in
the same direction” with broader goals in mind? The answer is a simple,
straightforward set of guiding principles that clarify how even simple choices
can contribute to a stronger Erie.

32

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

A CIVIC DOS AND DON’TS GUIDE FOR COLLECTIVE IMPACT

Do

Don’t

Observations
on Erie

DO CONCENTRATE
INVESTMENTS IN
TARGETED AREAS

DON’T DIFFUSE
RESOURCES

Downtown Erie has a very large,
linear footprint. As a result,
spreading resources across
downtown will have a limited
impact and fail to transform the
downtown marketplace. Resources
should be steered to targeted areas
to make them great — and build the
demand for broader investment.

DO PROTECT AND
LEVERAGE ERIE’S ASSETS

DON’T USE A DEFICITBASED APPROACH TO
REVITALIZATION

The magnitude of property distress,
poverty, and economic anxiety
makes it easy to fixate on — and
be overwhelmed by — problems.
This is why actions in Erie must
be convincingly focused on
marketable assets that the action
is strengthening or protecting. If an
action isn’t clearly tied to advancing
an asset, it’s diverting energy and
resources from ones that do.

DO SUPPORT AND BUILD
ERIE’S MIDDLE

DON’T INVEST ON A
WORST-FIRST BASIS

Resources to improve Erie
neighborhoods are often directed
to the most distressed areas — and
are almost always inadequate to the
task. Meanwhile, stable areas get
relatively little attention and begin
to slip. Investing in the short run to
keep stable neighborhoods healthy
will do more to strengthen the city’s
finances and help demand recover
citywide.

DO REASSERT ERIE’S
PEDESTRIAN SCALE

DON’T DESIGN
FOR AUTOMOTIVE
CONVENIENCE

Recent development on the
Bayfront has featured an abundance
of structured and surface parking
which cannibalizes prime
waterfront sites, makes Bayfront
more difficult to explore on foot,
and heightens the sense of isolation
from downtown.

Focused investment over a sustained
period builds confidence and value
that boosts overall market demand
such as coordinating street, utility,
sidewalk, and park improvements in
specific neighborhoods each year,
rather than spending some here,
some there.

Making the city’s core assets —
downtown, the Bayfront, its strong
neighborhoods and institutions — as
strong as possible will stimulate
demand and bolster the city’s
financial position.

Erie must be desirable to the middle
class as a place to live, work, and
visit. Decisions must be made
with the middle in mind. Prioritize
investments in “things the middle
class values.”

Development in Erie must respect
the city’s pedestrian-centered
origins. Downtown, the Bayfront,
and neighborhoods will be
recognized as great places when
they prioritize pedestrian comfort,
safety, and interest.

Spreading limited resources
ensures that nothing receives a truly
transformative level of investment. It
feels fair, but it is neither sustainable
nor effective.

Reacting to problems rather
than building on strengths leads
to a perpetual state of crisis
management and steers attention
and energy away from the city’s
strengths.

Making a habit of steering
resources to the most deteriorated
infrastructure or troubled area
results in very few things being
continuously well-maintained —
which dampens demand and the
city’s financial capacity to make any
investment.

Development and infrastructure
that prioritizes the comfort and
speed of drivers does not make the
city more pleasant and desirable.

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

33

APPLYING THE
PRINCIPLES
COMPREHENSIVE PLAN PRIORITIES

CITY OF ERIE GENERAL FUND

The priority areas and projects outlined in the AREAS
OF WORK and STRATEGIES & PROJECTS were
selected because they activate the plan’s core principles.
Implementation of these priorities is intended to occur
in addition to the city’s general fund allocations.

The City of Erie allocates over $70 million annually
toward basic city functions, including police, fire
protection, code enforcement, parks, public works,
and administration. When opportunities arise to
spend those funds in ways that align with the general
principles of this Comprehensive Plan, the city should
consider seizing them to lead by example.

EXAMPLE 1
A program is established to focus matching
grants aimed at stimulating homeowner
reinvestment in areas where a significant return is
most likely (particularly blocks that already have
demonstrable market strength or stability).
EXAMPLE 2
The city and its partners make efforts to better
connect downtown and the Bayfront a priority
— recognizing that doing so strengthens two
major assets and allows Erie’s human scale to
re-emerge. While expensive and time consuming,
the connection is also seen as an opportunity to
demonstrate self confidence, perform decadesoverdue physical repair, and reinvest the many
dividends locally through WPA-style civilian
corps efforts, iconic architecture, and civic-level
beautification.

34

EXAMPLE 1
With resources currently allocated for code
enforcement, the city initiates enforcement
sweeps in areas identified in the plan as healthy,
stable, or transitional — recognizing that disorder
and distress in those areas are the greatest
hindrance to residential reinvestment and the
competition for middle income households.
EXAMPLE 2
When the city chooses where to plant trees,
it targets its tree planting and maintenance
resources in areas where significant public or
private investments are occurring in order to
maximize investment impact.

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

NOT-FOR-PROFIT SECTOR

PUBLIC AGENCIES

Organizations that take a leadership role in revitalizing
neighborhoods or commercial districts will play a
critical role in realizing this plan’s intended outcomes
by integrating these principles into their own
programs.

The Erie Redevelopment Authority, Erie Public Schools,
the Port Authority, the EMTA, and other local and
state agencies invest millions of dollars each year in
city assets — levels that often greatly exceed annual
spending by the city itself and thus have the potential
to be critical players in the realization of this plan’s
outcomes.

EXAMPLE 1
The Sisters of St. Joseph Neighborhood Network,
operating in Little Italy, focuses its housing
revitalization activities in concentrated areas near
citywide assets and prioritizes beautification and
blight remediation efforts along high-visibility
corridors.
EXAMPLE 2
When applicants seek funds from the Erie
Community Foundation to contribute in
some way to neighborhood, downtown, or
Bayfront revitalization, the foundation asks for
an explanation of how the project applies the
Comprehensive Plan’s principles and then uses
the principles to vet the grant applications.

EXAMPLE 1
The Erie Redevelopment Authority focuses
housing rehabilitation, construction, and
demolition projects in concentrated areas that
either strengthen stable blocks or that protect
critical assets.
EXAMPLE 2
A land bank, when established, prioritizes the
demolition or renovation of blighted properties
on otherwise stable blocks. In distressed
neighborhoods, it assists partners in assembling,
cleaning, and greening vacant land.
EXAMPLE 3
PennDOT and its partners modify the Bayfront
Connector to create an iconic connection
between downtown Erie and the Bayfront.

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

35

AREAS OF WORK

FOCUSING
RESOURCES
FOR HIGH
IMPACT
The guiding principles embedded in this plan — to concentrate resources, to
focus on assets, to strengthen the middle, and to reassert the human-scale of
Erie — are broadly applicable. But to have maximum impact, it is necessary
to apply them within a geographic framework that recognizes market
variations across the city and the need for strategies tailored to fit particular
neighborhoods as well as overarching city priorities.
To provide such a framework, this plan has identitified three strategy-based
categories for the city’s planning areas that are based on an area’s market
strength and its relationship to core city assets.

CORE
STRENGTHENING
Strategies for a Strong
Regional Core

NEIGHBORHOOD
STRENGTHENING
Strategies for Healthy
Neighborhoods

STABILIZATION
Strategies for Reducing
Neighborhood Distress

Three Focused
Strategic Areas

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

36

LAKESIDE

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

EAST GRANDVIEW

CORE
STRENGTHENING

WHY A CORE STRENGTHENING STRATEGY?
Strengthen and protect Erie’s downtown and Bayfront — two of the
region’s biggest assets and the key to creating an amenity-rich city
that competes for households and businesses at a high level. A worldclass downtown and Bayfront surrounded on both sides by healthy
neighborhoods and augmented by a vibrant 12th Street corridor will
put the city in a strong financial position and support neighborhood
revitalization and stabilization efforts citywide.
This zone includes planning areas at and surrounding the Erie region’s
core — downtown, the central Bayfront, the neighborhoods that flank
downtown to the east and west, and the 12th Street corridor. Although
East Bayfront features levels of distress that are consistent with the
city’s “Stabilization” areas, its proximity to downtown and critical assets
put it into strategic alignment with the “Core Strengthening” areas.

NEIGHBORHOOD
STRENGTHENING

WHY A NEIGHBORHOOD STRENGTHENING STRATEGY?
Make Erie’s healthy, stable, and transitional neighborhoods stronger
and more sustainable by creating an environment where reinvestment
and community engagement are routine. These are middle-market
zones where there is considerable market strength to leverage if
confidence can be boosted or restored — but that strength is eroding
and will continue to erode without intervention. Neither a strong
regional core nor a financially strong city can be achieved without
middle-market residential areas where quality of life and levels of
demand are high.
This zone includes nine planning areas that border neighboring
municipalities and form a “U” around central Erie.

STABILIZATION

WHY A STABILIZATION STRATEGY?
Distressed neighborhoods that border Erie’s main railroad corridor and
industrial zones need to find stability for Erie to thrive. High levels of
blight need to be mitigated, vacancy rates need to drop, vacant land
needs to be properly managed and maintained, and important assets
should serve as focal points for repositioning resources and changing
internal and external market perceptions.
This zone includes the Little Italy and Trinity Park planning areas south
of downtown, and the Pulaski-Lighthouse planning area on the east
side of the Bayfront Connector.

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

37

STRATEGIES & PROJECTS

TAKING
ACTION
First and foremost, this plan is about applying clear
principles and strategic thinking when deciding how
to allocate limited resources. As such, the contents of
this section should not be treated as a static checklist
but as an “idea” or “pattern” book for implementation
that identifies strategies and projects that, under current
conditions, represent a high degree of fidelity to the
plan’s principles and the community’s desired outcomes.
As conditions change, so too should the slate of strategies
and projects.

These strategies are summarized and then described
in greater detail by the Areas of Work. For each
planning area in the city a strategy and project
diagram — including reference maps — has been
created to show how conditions and assets are
geographically distributed, and how resources
and tools can be focused to align with the plan’s
principles.

CORE STRENGTHENING

38

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

DOWNTOWN

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

Stimulate market-rate housing and mixed-use
development in targeted downtown nodes
Downtown Erie is not failing, at least when understood within the context of
broader national trends and compared to other cities in its peer group. This
is not because it has somehow managed to recapture a bit of its earlier massmarket appeal, but because its stewards have done an admirable job taking
advantage of the specific niches where it remains competitive. Its continued
revival will require a laser-like focus to optimize the potential of Gannon,
UPMC Hamot, and Erie Insurance in ways not yet done, with specific
attention to live music venues, cross-over concepts, and other off-campus
services.
Transitioning downtown’s older properties into appealing, in-demand
facilities that meet current market needs takes considerable effort and
resources — and developers willing to take a risk. Given Erie’s soft
real estate market, a strong set of tools must be in place to help limit a
developer’s risk. Without such measures, development will not occur at
the scale and pace necessary to transform downtown and to ensure that
investments in public infrastructure pay off.
EXAMPLES / TOOLS
Cincinnati Equity Fund
Established in 1995 to provide financing for market-rate housing in central
Cincinnati, the CEF has made over $132 million in loans resulting in $843
million in total development — enabling projects that would not happen
without CEF involvement. CEF’s products offer 2-4% interest rates, funding
for pre-development costs, and no pre-sale or preleasing requirements.
Historic Preservation Tax Credits
Almost two dozen properties in downtown Erie are currently listed on the
National Register of Historic Places, making them eligible for the 20 percent
federal income tax credit that supports substantial and historically-sensitive
renovations to income-earning properties (as well as a limited supply of
state tax credits offered by Pennsylvania). To expand the potential utilization
of this tool, in tandem with other tools, all of downtown Erie should be
nominated to the National Register, which would make 100+ additional
properties eligible to use these credits.
Historic tax credits can be utilized by the developer and their investors or
syndicated. Because syndication often involves legal and accounting fees
that are prohibitive for small projects, many developers seek out local equity
partners (individuals or companies) that have large tax liabilities and could
use the credits.

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

39

Make downtown streetscapes consistent, high-quality,
and user-friendly — starting with State Street
The 2010 Downtown Streetscape Master Plan offers excellent guidance on
this front. But it will be slow to happen unless Erie finds ways to pay for
these improvements. Although state and federal funds can be tapped for this
work, the city must commit local funds to leverage those sources and have the
financial capacity to maintain its improvements.
EXAMPLES / TOOLS
Leverage strong bond rating and borrowing capacity
Thanks to sound fiscal management, the City of Erie has a strong bond rating
and an enviable borrowing capacity for a city in its position. This capacity
could be strategically leveraged to invest in downtown infrastructure work
that — in tandem with other tools and strategies — will be most likely to build
the city’s tax base and further strengthen its financial position.
Tax Increment Financing (TIF) District
An alternative, or complement, to using the city’s general borrowing capacity
is the creation of a TIF district in downtown Erie. The district would use
growth in property values to finance value-enhancing improvements. Over the
life of the district, realized gains in property values would be reinvested in the
district.

Make distances within downtown more manageable by
using districts to define space
Recent downtown plans have grappled with the issue of distance and size
by recommending that downtown be defined by districts. This should be a
priority. The districts need to be distinct and descriptive, and they must aid
visitors in navigating and mentally mapping the downtown. As part of using
districts to better organize downtown space, it is critical to link the health care
cluster around UPMC Hamot physically and economically with Erie Insurance
and Perry Square.
This area has the critical mass of employees and visitors necessary to be an
amenity and service rich node for downtown. To live up to its potential, the
institutional and commercial fabric of this area needs to blend together in a
much more coherent way.

Begin planning for the relocation of human service
functions
Many cities are struggling with the need to capitalize on downtown
revitalization efforts by transitioning traditional human service functions
away from downtown locations, where tax-exempt or underutilized facilities
should be prime targets for private redevelopment, and toward alternative
transit-accessible sites where agencies can be housed in more modern and
functional settings. While not all human service agencies should be considered
for relocation, many agencies and their clients would be better suited for
alternative facilities where operating costs and access are more favorable.

40

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

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

BAYFRONT
Create an iconic connection between the Bayfront and
downtown
Downtown and the Bayfront feel far apart, with transitional areas
including the slope down State Street and the Bayfront Connector that
do not facilitate the safe and comfortable movement of pedestrians and
bicyclists. Connecting these two critical assets must accomplish four goals
simultaneously:
• Address the scale issue that makes the distance between downtown and
the Bayfront feel vast and intimidating;
• Weave together assets in the transitional area between downtown and the
Bayfront, including the marina and UPMC Hamot;
• Resolve the conflicting requirements of different users in a way that results
in a much more safe and pleasant experience for pedestrians and bicyclists,
and in traffic patterns that ensure rapid access to UPMC Hamot and
limited gridlock for automobiles; and
• Create a public space that contributes both to downtown and to the
Bayfront as distinct and yet connected civic places and which, in
a resulting signature quality level of finish, becomes an economic
development generator in its own right.
All four issues can be addressed by a single project that would, by its very
nature, become an iconic feature for Erie: a structure that would provide a
high-quality transitional experience for pedestrians and bicyclists between
downtown and the Bayfront by separating them from traffic and taking
advantage of the dramatic change in elevation.
EXAMPLES / TOOLS
Three projects in other cities provide models for considering such a
structure:
Olympic Sculpture Park, Seattle ($75M)
Built by the Seattle Art Museum as an exhibition space for sculptures,
the park takes users down a steep slope between downtown Seattle
and the waterfront with a series of ramps that cover a railroad line and
busy expressway. It provides safe passage to the waterfront along with
commanding views of the city and Puget Sound.
Penn’s Landing, Philadelphia ($250M)
Two “park bridges” currently span I-95 in Philadelphia to connect Center
City with Penn’s Landing on the Delaware River. Plans have been developed
to improve and enlarge the northernmost bridge (I-95 Park) into a sloping,
11-acre park.
Ross’s Landing Park, Chattanooga ($60M)
A system of steps, ramps, and a parkway underpass provide passage from
downtown Chattanooga to the banks of the Tennessee River.

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

41

Leverage Bayfront property as an income-generating
resource for the city
Bayfront property has outstanding potential to generate revenue for the
city — but not if valuable land is sacrificed for parking lots and garages,
and not if tax incentives are so generous as to leave the city with little or
no actual revenue benefit. Rather than allowing past precedents to shape
the terms of future projects on Bayfront property, the city must treat
the land as the prized commodity that it is and demand commensurate
revenues.

FRONTIER

WEST
BAYFRONT

12TH STREET CORRIDOR

LITTLE ITALY

GREENGARDEN
ARBOR HEIGHTS

DOWNTOWN

BAYFRONT

EAST
BAYFRONT

PULASKI
LIGHTHOUSE

TRINITY PARK

FAIRMONT-McCLELLAND

ACADEMY- MARVINTOWN

MERCYHURST
GLENWOOD

LAKESIDE

EAST GRANDVIEW

12TH STREET CORRIDOR
In Erie’s 21st Century economy, downtown and the 12th Street corridor
need to serve two distinct and interrelated functions. State Street through
downtown needs to be a place for creative thinking, administration, and
business/consumer services, and the 12th Street Corridor needs to be a
place where things are made.
A similar relationship existed between the two areas in the early 20th
century. But to establish the contemporary equivalent of this connection,
a set of strategies addressing the physical environment and economic
development need to be implemented.

Iconic place-making at 12th and State
The intersection of 12th and State must be designed to symbolize the
transition between downtown and the industrial character of the 12th
Street Corridor — to make it clear to those passing through it that this
is the nexus of Erie’s creative culture and its entrepreneurs. This part
of State Street already possesses a certain level of grittiness, which
is an asset. The goal should be to create a node that feels gritty and
complicated, yet sophisticated. The streetscape treatment here should be
part of the development of downtown districts, but it should also extend
along the 12th Street Corridor.
Redevelopment of industrial properties as modern, mixed-use
workspaces
The conversion of vacant or underutilized industrial facilities into sharedaccess “makerspaces” is driving redevelopment in urban innovation
districts around the world. Although Erie has plenty of character-filled
industrial facilities that could serve this role (especially along the 12th
Street corridor), the idea is relatively untested and therefore risky to local
developers.
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

A collection of similar projects within a half mile of the intersection at 12th
and State would begin to change the complexion and use of the 12th Street
corridor and provide a setting that would become magnetic to entrepreneurs
in the Erie region and to further private investment in the corridor’s real
estate.
Tax incentives for clustering among new, relocating, and
expanding businesses
For 12th Street to be transformed over the next ten years, businesses need
to be attracted by the character of the location itself — great connections
to downtown, interesting building stock, a cool streetscape — but also
by incentives that make this corridor extremely compelling from a cost
standpoint. A package of inducements should be created specifically
designed to make this corridor the economic engine that it needs to be.
With the right components, the 12th Street corridor could be repositioned
to become something that represents a radical departure from traditional
economic development. From the Brookings Institution:
Conventional urban revitalization efforts emphasized the commercial
aspects of development (e.g., housing, retail, sports stadiums). By
contrast, innovation districts help their city and the region move up the
value chain of global competitiveness by growing the firms, networks,
and traded sectors that drive broad-based prosperity. Instead of building
isolated developments, innovation districts focus extensively on creating
a dynamic physical realm that strengthens proximity and knowledge
spillovers. Rather than focus on discrete industries, innovation districts
represent an intentional effort to create new products, technologies
and market solutions through the convergence of disparate sectors and
specializations (e.g., information technology and bioscience, energy, or
education).
To become a genuine innovation district, a collection of economic, physical,
and networking assets need to be present in a concentrated area. Erie is in
a good position to achieve this because of its high share of employees in
advanced industries (thanks, in large part, to General Electric). Although
much of what happens in innovation districts flows naturally from the colocation of research centers, entrepreneurs, venture capitalists, and others,
ensuring that a district emerges in Erie will require intentional cultivation
and coordination.

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

43

FRONTIER

12TH STREET CORRIDOR

LITTLE ITALY

GREENGARDEN
ARBOR HEIGHTS

DOWNTOWN

BAYFRONT

WEST
BAYFRONT

EAST
BAYFRONT

PULASKI
LIGHTHOUSE

TRINITY PARK

FAIRMONT-McCLELLAND

ACADEMY- MARVINTOWN

MERCYHURST
GLENWOOD

LAKESIDE

EAST GRANDVIEW

WEST BAYFRONT
West Bayfront has the potential to be one of the best urban neighborhoods in
the Great Lakes region, owing to its historic architecture, its views of Presque
Isle Bay, and its proximity to downtown amenities. Gannon University
and other community partners have been leading efforts to stabilize and
revitalize the neighborhood and have made a noticeable difference.
But as the West Bayfront’s designation as one of the city’s “Distressed”
planning areas indicates, much work is still needed to make West Bayfront a
strong market with healthy levels of reinvestment. The strategies listed here
are designed to leverage the West Bayfront’s existing market strength and its
assets.

Encourage reinvestment by homeowners on stable
blocks with high leverage value
Matching grants for clustered home improvements:
Often, confidence on stable but transitional blocks can be restored through
a sense of collective reinvestment — where a homeowner is improving
their home and can see that others on the block are doing the same. In this
way, reinvestment can be just as contagious as disinvestment. One way
to stimulate a sense of collective reinvestment is through a program that
provides matching grants to groups of property owners who are committed
to home exterior upgrades.
Example
Renaissance Block Challenge, Jamestown, NY, and Oswego, NY
The Renaissance Block programs in these small, weak-market cities
provide small matching grants of $1,000 to $2,000 to clusters of at least five
property owners. The grants support visible exterior improvements, such
as landscaping, painting, and porch repair. Neighbors must self-organize
and apply to the program as a group.
Particular blocks of the West Bayfront will yield greater returns
through this form of activity than others. These blocks are places where
investments that move a house from a “3” score to a “2” are most likely to
yield improvements in market value. The strategy reference map for the
West Bayfront shows where those blocks are located.

44

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

Financial tools for historic home renovations
Over 100 buildings in the West Bayfront are listed on the National Register
of Historic Places through the West Sixth Street Historic District, along with
numerous other buildings that have local historic designations. The presence
of the district is a tremendous marketing asset for the neighborhood and
could be used to stimulate reinvestment throughout the West Bayfront by
providing tools to assist property owners with costly renovation work.
Example
Residential Façade Improvement Program, Pittsburgh, PA
The Urban Redevelopment Authority of Pittsburgh offers a matching
grant of up to $5,000 for eligible exterior improvements that contribute to
a neighborhood’s architectural fabric.
203k Rehab Loans
These federally-insured home loans allow a qualified applicant to finance
the purchase and renovation of a house in the same loan instrument. In
Erie, PNC Bank and Liberty Mortgage Corp. are FHA approved lenders.
Prospective buyers of older homes should be aware of this financing
option.
LERTA (Local Economic Revitalization Tax Assistance)
Continue the West Bayfront’s designation as a LERTA target zone for tenyear graduated tax abatements on qualified residential improvements.
Advertise the program and its application process widely — especially to
owners of historic homes — to maximize participation and the program’s
potential to spur reinvestment.
Historic Homeowner Tax Credit
Currently, Pennsylvania provides no renovation incentives to owners
of historic homes but it should, and many states do. In New York, an
owner-occupant whose property is listed on the National Register is
eligible to receive a 20% state income tax credit to offset qualifying
renovation expenses. The project must be at least $5,000 and 5% of project
expenditures must be on the exterior.

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

45

Perform targeted demolition and rehab in proximity to assets and
stable blocks
Vacancy rates in the West Bayfront neighborhood are at half the levels found
in the East Bayfront. Therefore, demolition will play a less critical role in
strengthening the neighborhood’s housing market. Instead, it must be used
in a very targeted way — along with home rehabilitation projects — to
address blighted, negative-value properties that are diminishing the value of
every other property on their block.
An efficient and systematic way of determining the future of such properties
is through the tax foreclosure process, which has hindered revitalization in
many areas by simply transferring properties to high bidders who either
lack the means or the intention to invest what needs to be invested to
properly renovate a home. Instead, the process should be used to identify
properties of high strategic value that should either be demolished or
transferred to new ownership through a much more selective process.
Example
Chautauqua County (NY) Land Bank, Demolition and Rehab
Programs
In a special arrangement between CCLB and the County Legislature,
the Land Bank identifies a few dozen high-priority properties before the
annual tax auction — properties in strategic locations where selectivity
is needed to ensure the best outcome for the surrounding neighborhood.
These properties are pulled from the auction and, depending on physical
condition, are either (1) demolished or (2) transferred to a new owner
through a competitive proposal process. In the latter instance, properties
are sold to the individual or group that intends to invest the most in the
property or whose plans are best aligned with neighborhood priorities —
with claw-back measures to ensure follow-through.
Invest in streetscape improvements along gateway corridors and
downtown edges
Maintaining great streets, sidewalks and bicycle infrastructure is essential to
attracting and retaining middle income households that are apt to consider
the West Bayfront for the urban lifestyle it offers. Given the area’s residential
density and grid connections to downtown Erie, such investments will
have a greater impact on residential livability and marketability in the
West Bayfront than in most other parts of the city. But to have the greatest
possible impact with limited resources, infrastructure improvements should
be prioritized to areas where other public and private investments are
occurring, as well as neighborhood gateway corridors.
Consideration should also be given to creating special amenities and
facilities for pedestrians and bicycles. The Bayfront Bikeway and Bayfront
Promenade provide good starting points, but efforts should be made
to ensure that the entire West Bayfront becomes a city-wide model for
pedestrian and bicycle safety and convenience. The City and Erie MPO
should produce a Pedestrian and Bicycle Plan, similar to Philadelphia’s, to
guide investments in proper infrastructure. The West Bayfront would be a
wise location to begin implementation.

46

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

EAST BAYFRONT

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

Establish a network of new parks via targeted
demolition and land assemblage
The East Bayfront’s high levels of property distress, vacancy, and
abandonment are perhaps the most tangible expression of Erie’s supplydemand imbalance, as well as the class and racial disparities that closely
track neighborhood conditions in the city. These conditions cannot be
adequately addressed without a significant effort to remove blighted and
abandoned properties, as well as an equally significant effort to create the
spaces and opportunities that will make the neighborhood far more livable
for existing and future residents.
The suggested physical framework for accomplishing this is Savannah’s
historic Square Plan, which is based on a system of equally-sized, evenlydistributed parks. Such a plan has a precedent in Ellicott’s original grid for
Erie, which established Perry Square, Gridley Park, and a park on E. Sixth
Street in the East Bayfront neighborhood that was abandoned by the city in
the 1830s.
In essence, this work will involve the following steps — all of which will
require a very high degree of planning and project coordination:
1. Identifying five-to-ten sites of about four-to-six acres each with high
levels of blight and vacancy;
2. Gaining site control via the tax foreclosure sale, donation, negotiated
purchase, or eminent domain, with relocation grants provided to all
affected households;
3. Deconstructing existing structures whenever possible to recycle
materials, and then clearing sites — all through local labor and
contractors; and
4. Designing and developing high-quality public spaces and linking those
spaces to each other, to downtown Erie, and the Bayfront.
As a network of five or six new parks develops and neighborhood
livability improves, the number of vacant and obsolete housing units in
the East Bayfront will plummet and demand will begin to recover.

Utilize demolition and vacant land management as a
job development and partnership building tool
Demolition — in the service of removing a single blighted property or in
preparation for a new park — can be a process of addition by subtraction
for a community if the post-demolition outcomes are carefully managed.
Demolition in these cases must be used as a tool to provide valuable work
opportunities and training (in construction, deconstruction, weatherization,
and landscaping), as well as a stream of recycled materials to be used in
new-build and renovation projects throughout Erie.

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

47

Example
ReUse Action, Buffalo, NY
ReUse Action is a company that provides deconstruction services in
Buffalo, where hundreds of blighted homes are being demolished every
year. The company puts an emphasis on worker training and the use of
“green demolition” as a pipeline for new construction workers and for
materials that get sold and reused.
Successful efforts to clean and green vacant city lots typically involve
innovative not-for-profit agencies that work closely with municipal planners,
park managers, and public works staff. This is necessitated by the wide
range of potential end uses for a vacant lot: as rain gardens to limit runoff, as
side yards for adjacent homeowners, as community gardens, as public parks
or naturalized areas, or as parcels for strategic redevelopment.
Example
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.

Re-focus public and private investment around historic
landmarks and newly created parks
Despite its current levels of distress and disorder, the East Bayfront
possesses several outstanding historic and cultural assets that should, along
with newly created parks, serve as anchors for new public and private
investment.

What if a proposed project
spans more than one planning
area and borders a mixture of
market conditions?
How should Erie decide if it
makes sense or not?
As with all projects, filter it
through the plan’s principles.

48

Does it concentrate investment in smart and targeted ways?
Does it support other assets or establish a new citywide asset?
Does it really make the city, and adjacent real estate, more attractive
to strong households?
Does it support Erie’s orientation to pedestrian or human-scaled
activity?
Additionally, consider the following: Is there money for it — and does
the opportunity cost make sense? Is there a feasible plan to take care
of it over the long-run? Is Erie investing in it at all, or is it a free lunch
from Washington or Harrisburg?

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

NEIGHBORHOOD
STRENGTHENING

Healthy
Neighborhood
Strategies

Promote
reinvestment by
homeowners on
strong ‘middle
market’ blocks

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.

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

49

and stable neighborhoods where halting the spread of distress will protect
and maintain areas that are critical to the city’s marketability and financial
stability.
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.

Invest in streetscape improvements along gateway
corridors
The city’s numerous entryways need to be treated as marketing
opportunities that send signals to prospective homeowners or investors
— and this cannot be limited to a simple welcome sign at the city line.
High-traffic, high-visibility corridors should be priorities for roadway
maintenance, infrastructure & lighting upgrades, beautification, and blight
removal.

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.

50

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

STABILIZATION

Strategies for Reducing
Neighborhood Distress

Demolish vacant and
blighted structures on
an opportunistic basis
via tax foreclosure

Clean and green
vacant lots, returning
to functional use
whenever possible

Invest in areas
surrounding
citywide assets and
gateway corridors

Cultivate
resident
leadership
capacity

The Little Italy, Trinity Park, and Pulaski-Lighthouse planning areas occupy
critical areas between the region’s core and relatively stable residential areas.
Stabilizing these distressed areas in a way that improves quality of life and
protects key city assets requires a long-term effort to bring vacancy rates
down to healthy levels, find alternative uses for vacant lots, and reinforce
the neighborhood’s key assets.

Demolish vacant and blighted structures on an
opportunistic basis via tax foreclosure
Little Italy
Trinity Park
Pulaski-Lighthouse

As blighted homes in these planning areas pass through the tax foreclosure
process, avoid the likelihood of further neglect and neighborhood damage
by removing these properties from the auction, preparing them for
deconstruction or demolition, and managing the disposition or long-term
maintenance of the resulting lots.

Clean and green vacant lots, returning to functional use
whenever possible
As demolitions produce vacant lots, prioritize the transfer of lots to adjacent
property owners with solid maintenance track records. These lots can be
used for side yards, garages, off-street parking, or any other use allowed by
zoning. This will enhance the function and value of the combined properties,
ensure that grass is mowed and, in many cases, keep the property on the tax
roll.
Where lot disposition to adjacent owners is infeasible, engage community
partners in sustainable cleaning and greening projects to ensure long-term
maintenance and beautification. This may include community gardens, treed
lots, or more substantial projects such as parks and urban agriculture as
space and demand allow.

Invest in areas surrounding citywide assets and
gateway corridors
Saint Vincent Hospital, the West 21st/Sassafras Historic District, Wayne
Park and its adjacent schools, the city’s historic lighthouse, and numerous
culturally and architecturally important religious buildings are located in
these planning areas — along with streets that shape impressions of the city
due to high volumes of both local and through traffic. Investments in these
planning areas must be focused on protecting and improving these assets
and the blocks in close proximity to these assets.

Cultivate resident leadership capacity
Support the work of the Sisters of Saint Joseph Neighborhood Network and
other organizations. Using matching grants to aid neighborhood leaders
with projects that build identity and confidence.
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

FRONTIER

12TH STREET CORRIDOR

LITTLE ITALY

EAST
BAYFRONT

PULASKI
LIGHTHOUSE

TRINITY PARK

GREENGARDEN
ARBOR HEIGHTS

LAKESIDE

WHERE TO START WORKING

FAIRMONT-McCLELLAND

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

MERCYHURST

EAST GRANDVIEW

GLENWOOD

Frontier Dr

Seminole Dr

Lincoln Ave

Uneriecity

y

kw
tP

on

W

r
yF
a
B

W 4th St
W 5th St
Gridley
Park
W 7th St

Lincoln Ave

t

hS
W 16t

W 11th St

Poplar St

12TH ST CORRIDOR

Huron S
W 16th St

W 17th St

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

W 18th St

St

52

Greengarden Blvd

r

Liberty St

Gro
ve D

W 6th St

Stimulate mixed-use redevelopment at focused
nodes along State Street, starting with blocks
adjacent to 5th and 10th streets

Raspberry St

Oxford St

Weschler Ave

Illinois Ave

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)

Walnut St

WEST
BAYFRONT

DOWNTOWN

BAYFRONT

Cherry St

CORE
STRENGTHENING

W 19th St

Acce
ss R
d

Ore Dock Rd

Port

Institute a waterfront development
pattern that prioritizes pedestrian
comfort and mixed-use vitality

Parade St

Holland St

E 12th St

Ash St

Wayne St

E 11th St

E 13th St

Peach St

St

Myrtle St

Polk St

E 9th St

Reed St

State St

Create gateway features at
12th and State
thatSttransition
E 7th
users between downtown
E 8th Stheritage
and Erie’s industrial

E 14th St

St

Ross St

E 6th St

S Park Row

E 10th St

Initiate
a high-quality
E 3rd
St
“complete street” makeover
of downtown
E 4th St streets, starting
with State Street

Wayne St

German St

Peach St
E 5th St

West Ln

Myrtle St

Sassafras St

W 3rd St

E 2nd St

French St

DOWNTOWN

W 2nd St

Chestnut St

E Bay Dr

E Front St

t St

East Ave

W Fron

Pennsylvania Ave

BAYFRONT

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?

CORE
STRENGTHENING

DOWNTOWN

BAYFRONT

WEST
BAYFRONT

FRONTIER

12TH STREET CORRIDOR

LITTLE ITALY

EAST
BAYFRONT

LAKESIDE

TRINITY PARK

GREENGARDEN

WEST BAYFRONT

PULASKI
LIGHTHOUSE

FAIRMONT-McCLELLAND

13,110

HOUSEHOLDS

5,497

HOMEOWNERSHIP RATE
AVERAGE HOME SALE

ACADEMY- MARVINTOWN

ARBOR HEIGHTS

RESIDENTS

$63,858

POVERTY RATE

EAST GRANDVIEW

MERCYHURST

28%

33%

GLENWOOD

... it also has the city’s highest
concentration of historic assets —
mere blocks from downtown and the
water’s edge.

Payne Ave

East Ave

E 28th St

kin

ley

Av
e

Fair
Pear St

E 25th St

Mc

East Ave

E 23rd St
E 24th St

Broad St

Elm St

E 22nd St

Camphausen Ave

E 20th St

E 21st St

E 26th St

DOWNTOWN
Gilson

Lighthouse St
Hess Ave

Pennsylvania Ave

Ross St

Wayne St

Reed St

E 18th St

E 27th St

St

t

Tax Delinqu

Ave

tS

What the
have wor

* In excess of $500.

E 20th St

W 24th St

Sc
ot

Ash St

Churches

E Lake Rd

E 12th S
LIABILITIES

E 19th St

Av
e

erry St

W 26th St

W 28th St

Wallace St

E 17th St

CITY OF
ERIE, PA: Comprehensive Plan
and
St Community Decision-Making Guide
W 25th
St
W 25th

Historic
Asset
Historic
Assets

ckson Ave

W 23rd St

Myrtle St

e
Av

Chestnut St

wn
Bro

el St

W 27th St

54

n St

W 24th St

Greengarden Rd

W 22nd St

Plum St

W 21st St

St

E 10th St

Schools (Open)

Holland St

Poplar St

W 20th St

W 19th St

E 13th St

E 16th St

French St

W 17th St
W 18th St

St

Huron St

Peach St

* In excess of $500.

Fallow Land

Code Violations

Sassafras St

W

E 11th St

ASSETS
E 14th St

Myrtle St

Raspberry St

Lincoln Ave

Tax Delinquent
Parcels*
16th St

West Ln

W 11th St

LIABILITIES

Polk St

What these neighborhoods
have going for them...
German St

Myrtle St

Chestnut St

Walnut St

Cherry St

Poplar St

What these neighborhoods
have working against them...

r

E 8th St

E 9th St

y

rhoods
...

E 7th St

ont Pkw

Weschler Ave

W 7th St

E 5th St
S Park Row

Holland St

W 6th St

ove
D

Wayne St

Peach St

W 5th St

E 3rd St

E 4th St

French St

W

W 4th St

Sassafras St

t

on

E Bay Dr

E 2nd St

W 3rd St

DOWNTOWN

Lincoln Ave

W 2nd St

E Bay Fr

Seminole Dr

Frontier Dr

Ravine Dr

Niagara Pier

t St

y

r
yF
Ba

E Front St

W Fron

Uneriecity
w
Pk

Ore Dock Rd

Port

Acce
ss R

d

Although West Bayfront has a high
concentration of problem properties ...

Ba

COST EFFECTIVELY INTERVENING IN THE
WEST BAYFRONT PLANNING AREA
WHERE TO START WORKING

PRIMARY INVESTMENT AREA

Peach St

French St
West Ln

Peach St

Mc

kin

ley

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

E 20th St

Sassafras

E 20th St

W 20th
St
E 21st St

W 22nd St
E 24th St

Gl
e
Myrtle St nMyrtle
wo St
o
St d

W 31st StW 19th St
Poplar St

Maple St

18th St

E 22nd St
Holland St

Liberty St

E 19th W
St

W 17th St
See Appendix
J. Data Notes, pg 105.

E 18th St

St
24th

E

Chestnut St

Av
e

rSkt

Av
e

E 27th St

ew
a

lvania Ave

herry St

zel St

E 28th St

Jackson Ave

E 25th St

St

E 29th St

E 26th St

l St

t

rn St

Av
e

tS

ark

Sc
ot

dP

W 29th St

Cherry St

W 28th St

Hazel St

W 26th 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

Cranch Ave

Peach St

Sassafras St
Gilson

Pa

t

Peach St

tS

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

W

E 12th St

West Ln

East Ave

Ash St

Cherry St

W 11th St

E 13th St

Wallace St
Raspberry St

Hazel St

E 14th St

E 17th St

E 11th St

E 6t

S Park Row

Holland St

Myrtle St

Payne Ave

th St

W 24

E 10th St

rk
Av DOWNTOWN
e
French St
French St

se St

Hess Ave

E Lake Rd

Chestnut St

Cherry St

Walnut St

Polk St

Poplar St

Lighthou

Pennsylvania Ave

Ross St

Myrtle St

W 6th St

W 3rd St

Fairmount

E 22

EE

Holland St

Sassafras St

Myrtle St

Wayne St
Wayne St

Chestnut St

Reed St

4.0 - 6.0

Which blocks saw homes
Sc with
a higher return on investment?
ot

French St

Peach St

E 9th St
German St

Holland St
Weschler Ave

W 25th St

RETURN ON INVESTMENT

W 21st St

W 24th St

E 8thWSt7th St

t St

Pear St

d

Acce
ss R

Port

Ore Dock Rd

Poplar St

Frontier Dr

Plum St

Greengarden Rd

m

Cascade St

Sassafras St

Myrtle St

Myrtle St

W 22nd St

W 5th St

E 7th St

p

West Ln

Ra
Ra
m

W 20th St
Chestnut St

Poplar St

W 23rd St

W 19th St

Raspberry St

e
Av

RETURN ON INVESTMENT

W 23rd St

W 29th St

t
16th S

W - 6.0
4.0

- 4.0

Schaper Ave

wn
Bro

Plum St

W 20th St

W 25th St

uburn St

St
W 17th 3.5

W 30th St

W 18th St

W 32nd St

W 22nd St

3.0 - 3.5

Pittsburgh Ave

2.5 - 3.0

Huron St

3.5 - 4.0

St

Greengarden Rd

W 28th St

3.0 - 3.5

W 4th St

g

Rd

VERY
UNHEALTHY

w

k
2.5 - P3.0

E 5th St
nt
ro
yF
Ba
W

ai
Cr

Oakwood St

Score 1.25 - 2.5

r

p

Raspberry St

W 16th St

D

y

Score 1.25 - 2.5

French St

Ave
Lincoln
St
Sassafras

Myrtle St

DOWNTOWN
Seminole DrPeach St

Ravine Dr

Illinois Ave

Beverly Dr

Chestnut St

Colorado Dr

Poplar St

Weschler Ave

Auburn St

or

VERY
HEALTHY

W 21st St

M

E 3rd St

E 4th St

S Park Row

Lincoln Ave

Ellsworth Ave

Gro
ve D

Uneriecity

E Front St

W Fron

VERY
UNHEALTHY
W 2nd St

wy
nt Pk

e
Av
n
ow St
BrOxford

W 6th St

Robin Dr

S

W 3rd St

r
St
W 26th
an
How healthy are the neighborhoods?

Lincoln Ave

th St

W 25th St
W 11th St

9th St

th St

W 22nd St

HOUSING CONDITIONS

7th St

W 24th St

W 5th St

W 7th St

W 24th St

Dr

y
Ba

W 4th St

Cherry St

Frontier Dr

Seminole Dr

W

w
Pk

VERYE 2nd St
HEALTHY

E Bay Dr

y Fro
E Ba

Lincoln Ave

y

nt

o
Fr

E 17th St

French St

Poplar St

Raspberry St

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

Niagara Pier

Niagara Pier

W 18th St

the neighborhoods?
W 21st St

St

... which have demonstrated
a solid return on investment
in recent years, making them
Huron St
building blocks to leverage for
17th St
W revitalization.

HOUSING CONDITIONS

Walnut St

m

And while levels of observed distress are
pervasive, there are numerous stable or
strong blocks ...
W 16th St

t

S Park Row

W 11th St

Greengarden Rd

p

Lincoln Ave

Ra

m

p

r

E

Walnut St

W 7th St

W 6th St

Sassafras St

Gridley
Park

eD

th St

Cherry St

W 5th St

Chestnut St

y
Ba

E

W 3rd St

Weschler Ave

Lincoln Ave

Seminole Dr

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
W

E Fron

W 2nd St

Myrtle St

Uneriecity

Frontier Dr

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.

Ba
yfr

W

on

E

tC

HOW CAN THE EAST
BAYFRONT REBUILD
AROUND ASSETS?

CORE
STRENGTHENING

DOWNTOWN

BAYFRONT

WEST
BAYFRONT

FRONTIER

12TH STREET CORRIDOR

PULASKI
LIGHTHOUSE

EAST
BAYFRONT

LITTLE ITALY

TRINITY PARK

GREENGARDEN
ARBOR HEIGHTS

EAST BAYFRONT

LAKESIDE

FAIRMONT-McCLELLAND

ACADEMY- MARVINTOWN

RESIDENTS

9,574

HOUSEHOLDS

3,353

HOMEOWNERSHIP RATE

30%

AVERAGE HOME SALE

MERCYHURST

$24,369

POVERTY RATE

EAST GRANDVIEW

46%

Port

Port

Acce
ss R

d

Acce
ss R

d

GLENWOOD

Wallace St

Sassafras St

Av
e

ON INVESTMENT
E 28th St

Mc

East Ave

June St

E 25th St

Woodlawn Ave

Prospect Ave

Glendale Ave

Ba
yfrsaw homes with
Which
St
E 29th blocks

E 27
E 26th St

e

t

E 27th St
RETURN

E 26th St

Jackson Ave

Av
e

E 24th St

Pear St

ley

Camphausen Ave

kin

E 19th St
VERY
E 20th St
UNHEALTHY
E 21st St Buffalo Rd

E 22nd St
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0 4.0 - 6.0
E 23rd St
Fairmount Pkwy

Holland St

Mc

Broad St

Elm St
French St

East Ave
Myrtle St

VERY
HEALTHY

E 20th St

W2

tS

use St

Pear

E 19th St

t
4th S

Sc
ot

Lightho

Pennsylvania Ave

Ross St

Wayne St

Reed St

Wayne St

Franklin Ave

Sanford Pl

Park Way Dr

Bacon St

German St

Downing Ave

Peach St

E 17th St

Ash St

E 13th St

E 10th St

East Ave

Ore Dock Rd

Holland St

French St
Gilson

DOWNTOWN

Payne Ave

West Ln

East Ave

E 11th St

Polk St

How healthy are the neighborhoods?
E 18th St
E 18th St

St

W 29th StE 28th St

E 9th St

E 16th St
HOUSING CONDITIONS

rk

W 28th St

E 7th St
E 8th St

E 12th St

CITY OF ERIE,
PA: Comprehensive Plan and Community Decision-Making Guide
W 26th St
E 26th St

Cranch Ave

Peach St

Myrtle St

Chestnut St

Hess Ave

Pennsylvania Ave

Ross St

E 25th St

E 7th St

E 14th St

Myrtle St

Poplar St

St
Sassafras
Lighthouse St

Wayne St

Ash St

E 23rd St

W 25th St

E 4th St

E Lake Rd

S Park Row

Pa

t

W 23rd St

E 4th St

E 10th St

a Ave

burn St

tS

kA
ve

56

E 24th St

E 21st St

E 3rd St

E 5th St

Polk St

E 20th St

ackson Ave

W 25th St

e
Av
E 22nd
wnSt
Bro

W 19th
St St
E 18th

Cherry St

W 24th St

Holland St

W 22nd St

W 17th St

Chestnut St

French St

Code Violations

E 19th St

Huron St

Hazel St

Peach St

Sassafras St

Myrtle St

* In excess of $500.

W 20th St

W 21st St

Myrtle St
Greengarden Rd

E 16th St
Tax Delinquent
E 17th St
Parcels*
W 18th St

Plum St

E 14th St

Wallace St

Raspberry St

West Ln

What these neighborhoods
E 13th St
have working against
them...
LIABILITIES
W 16th St

Sc
ot

W 11th St
E 11th St

Wayne St
Walnut St

E 9th St
German St

DOWNTOWN

Holland St

French St

Weschler Ave

Myrtle St

E 8th St

E 2nd St

E Bay Dr

wy
nt Pk
y Fro
E Ba
Tacoma Rd

W 7th St
E 7th St

e Dr

Lakesid

Marne Rd

oods

W 3rd St

W 6th St

S Park Row

E Front St

t St

W 2nd St

wy
ront Pk
E Bay F

Sassafras St

Peach St

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

Reed St
Cherry St

Uneriecity

Frontier Dr

nd St

... and very high levels of
observed distress.

W Fron

E Bay Dr

Poplar St

t St

Ore Dock Rd

E Front St

W Fron

Seminole Dr

Niagara Pier

East Bayfront has a very high
concentration of problem properties ...

Port
Acce
s
Wayne St

Perry St
Ross St

use St

Elm St

Payne Ave

Wayne St

E 38

E 41st

East Ave

Reed St

Franklin Ave

E 19th St

E 20th S
Elm St

Downing Ave
Ash St

Wallace St

E 36

E 18th
St St
E 18th

Mc

kin

ley

Glendale Ave

ia Ave

East Ave

E 25th St

June St

Prospect Ave

Fairmount PkwyE 23rd St

ay
f

E 34

Pearl Ave

E 20th St
Historic Assets
E 21st St
Buffalo Rd

E 28th StB

St

Av
e

t

ark

E 27th St

tS

E 32

St

EE4 10th St
3rd
St

e
Woodlawn
CITY OF ERIE, PA: Comprehensive
Plan
Decision-Making
Guide
St and Community
E 26th
Ave

Sc
ot

Av
e
E 27th St

PENNSYLVANIA
NATIONAL
GUARD
Pin 112TH
INFANTRY
eA
REGIMENT
ve St
Polk
ARMORY

Perry St

Sanford
Pl St
Wayne

Reed St

Briggs Ave

Cranch Ave

Wallace St

Ash Street Blvd

A

Sunset Blvd

Bacon
St
ReedSt

ve Rd
Ore Dock

vin
Parade St

Rd
Gilson

E 24th St

Av

St

ckson Ave

ley

E

ley

Pennsylvania Ave
Pennsylvania Ave
Essex Ave Lig
hthouse
St
Brandes St
Hess Ave
Burton Ave

East Ave

Jackson Ave

kin

E 37th St

E 13th St

Pear St

kin

Lightho

East Ave

Ash St

d

Acce
ss R

Mc

E 35th
PENNSYLVANIA
SOLDIER’S &
E 4th St
SAILOR’S
HOME

E Grandview Blvd

Land

E 22nd St
Broad St

Mc

E 33rd St

E 12th St

Camphausen Ave

French St

E 20th StFallow

E 31st St

e Dr
Lakesid E Bay Dr

41s
E 7th St
t

E 11th St

E 19th St

Elm St
Holland St

Peach St

Port

Wallace St

Holland St

Holland St

nch
d Fre

DOWNTOWN

Payne Ave
Holland
Ol St

Hess Ave

French St

German St

East Ave
West Ln

E 9th St

E 8th St

E 16th St

E 17th St

th St

E 23rd St

E 25th St

E 7th St

E 14th St

W 24
East Ave

E 5th St
E Lake Rd

ST. STANISLAUS
CHURCH

Sassafras St

Myrtle St

Myrtle St

Mar

Peach St
Lighthouse St

E 10th St

Dr

E 3rd St

Parade Blvd

ark

dP

en
wo
o

Gl
Pennsylvania Ave

Eliot Rd
St
Sassafras

Ross St

Cochran St

E 2nd St

E 4th St

Beech Ave

Wayne St

Wayne St
Chestnut St

E 33rd St

S Park Row

Ave

E 28th St

E 25th St

ckson Ave

W 28th St

zel St

E 26th St

E 23rd St

Chestnut St

W 25th St
herry St

Holland St

E 24th St

th St

Historic
Assets
St
E 20th

E 21st St

W 23rd St

W 26th St
Av
e

St St
W 19thE 18th

Fallow Land
Plum St

French St

wn
Bro

h StSt
W 24th
25t

St

E 19th St

W 20th St
ve St
E
A22nd

Hilltop Rd
Huron St

Gordon St
W 17th St

E 16th St

W 18th St

W 22nd St

Ash St

Walker Blvd

E 13th St

E 26th St

E 31st St

W Lakeview Blvd

Gl

en

Poplar StWallace St

Peach St

Sassafras St

E 17th St

Maple St

E 11th St

E 14th St

W 16th St

Reed St
Walnut St

W 11th St

Cherry St

ch

a
Pe

Wood St

Poplar St

E 9th St

E 24th St

... and
there are several
E 28th St
to serve as anchors
St
E 29thlandmarks
for rebuilding.

W 35

Polk St

Myrtle St

Hazel St

E 8th St

St

German St

Holland St

Raspberry St

W 39th St

b

l
Ba

ve
rA

e
ill

West Ln

W 6th St

wy
nt Pk

DOWNTOWN

St St
7th
Win
E 7th
oa

ll
Ri

M

iew Blvd

Hazel St

g

e
Av

a

Ch

W 3rd St

y Fro
E Ba

W 40th St
French St

Ore Dock Rd

E 5th St

e
Av

n
pi

E 20th S
E 20th St

E 21st St

Tacoma Rd
wy
nt Pk
y Fro ne Rd
E Ba Mar

W 5th St

S Park Row

W 44th St

Liberty St

W 37th St

W 38th WSt

W 42nd St

Cascade St

Raspberry St

Peach St

nt E 4thW
St4th St

ro

yF
Ba

E 3rd St

w
Pk

W 2nd St

St

St

y

36th St
St
Weschler Ave Sassafras

E 2nd St

E 18th St
E 19th St

E 22nd St

E Front St

W Fro
E Bay Dr nt St

g

UnerW
ie34th
city St

W 31st St

ai
Cr

Niagara Pier

E Front St

St
2nd
St

French St

Peach St

Sc

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

Av
e

Chestnut St

W 26th St

Cherry St

Port

W 25th St

St

th
W 24

E 10th St

E 13th St

E 14th St

Sassafras St

Myrtle St

Myrtle St

Acce
ss R

d

Poplar St

Plum St

W 25th St

W 23rd St

Polk St

E 12th St

Right-size, clean & green, and targeted rebuilding

ve
nA
w
o
Br

Wayne St

E 11th 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
W 22nd St

Reed St

E 9th St

Payne Ave

E 8th St

Hess Ave

Parade St

E 7th St

Park Way Dr

Raspberry St

West Ln

Continue recent
investments in home and commercial rehab, blight
W 11th St
removal, infrastructure, and neighborhood capacity building.

St

Pennsylvania Ave

German St

Holland St

French St

Reinforce investments adjacent
to downtown and Bayfront
Poplar St

E 6th St

S Park Row

Walnut St

W 6th St

E 4th St
E 5th St

wy
nt Pk

Weschler Ave

Chestnut St

Gridley
Park

TWO STRATEGY
W 7th St ZONES

E 3rd St

y Fro
E Ba

Cherry St

y
Ba
WHERE
TOW 5th
START
WORKING
St
W

Sassafras St

W 4th St

Myrtle St

nt

o
Fr

E 2nd St

W 3rd St

Ross St

W 2nd St

Wayne St

t St

y

w
Pk

E Bay Dr

E Front St

W Fron

Peach St

Uneriecity

Ore Dock Rd

Niagara Pier

COST EFFECTIVELY
INTERVENING IN THE EAST
BAYFRONT PLANNING AREA

Av
e
E 27th St

57

E 26th St

HOW CAN ERIE KEEP
THE FRONTIER AREA
HEALTHY?

NEIGHBORHOOD
STRENGTHENING

DOWNTOWN

BAYFRONT

WEST
BAYFRONT

FRONTIER

12TH STREET CORRIDOR

LITTLE ITALY

EAST
BAYFRONT

PULASKI
LIGHTHOUSE

FRONTIER

LAKESIDE

TRINITY PARK

FAIRMONT-McCLELLAND

RESIDENTS

3,957

HOUSEHOLDS

1,970

HOMEOWNERSHIP RATE
GREENGARDEN

ACADEMY- MARVINTOWN

ARBOR HEIGHTS

66%

AVERAGE HOME SALE $149,769
POVERTY RATE

EAST GRANDVIEW

MERCYHURST

6%

GLENWOOD

… and a market that rewards
reinvestment.

t St

en Rd

A

Peach St

W 24th St
W 25th St

W 5th

Holland St

E 9t

W 11t

West Ln

Sassafras St

S
E 4th
W 4th

E 14th St
Peach St

W 16th St

E 17th St

Raspberry St

Sassafras St

w
Pk

7t
WE7th

Weschler Ave

Seminole Dr

W

y
Ba

French St

Frontier Dr

Myrtle St

Walnut St

Chestnut St

Myrtle St

Poplar St

W 21st St

W 22nd St
W 23rd St

nt

o
Fr

E 16th S

W 18th

French St

wn
Bro

Schaper Ave

58 ONCITY
OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
RETURN
INVESTMENT
W 22nd St
W 22nd St
ve

W 19th St

W 20th St

Plum St

W 20th St

W 21st St

e

Ravine Dr

W 17th St

W 18th St

Schaper Ave

Cherry St

St
Blocks where investmentHuron
yields
higher value

Myrtle St

W 16th St

Lincoln Ave

Lincoln Ave

Pittsburgh Ave

Illinois Ave

or

E 2nd
y

S Park Row

D
r
Which
blocks saw homes with
a higher return on investment?

VERY
UNHEALTHY

Which blocks saw homes with
W 24th St
a higher return on investment?

Poplar St

S

r
ow healthy are
the neighborhoods?

W 20th St

r

4.0 - 6.0

M
RETURN
ON INVESTMENT
Wan11th St

rD

4.0 - 6.0

Gro
ve D

VERY
UNHEALTHY

hestnut St
en Rd

M

an
OUSING CONDITIONS
o

Robin Dr

Raspberry St
Pittsburgh Ave

r

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

VERY
HEALTHY
W 5th St

W 6th St
Score 1.25 - 2.5
2.5 - 3.0
3.0 - 3.5
3.5 - 4.0
St
Oxford
W 7th St

Gro
ve D

VERY
HEALTHY

W 4th St

Uneriecity

W 3rd St

Lincoln Ave

y
Ba

w
Pk

W 2nd St

Beverly Dr

nt

o
Fr

Weschler Ave

S

y

W

Oxford St

Robin Dr

S Shore Dr

Uneriecity

Colorado Dr

Frontier Dr

Seminole Dr

Lincoln Ave

Illinois Ave

Beverly Dr

Colorado Dr

Ravine Dr

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

Niagara Pier

Niagara Pier

E Front St

W Fron

W 22nd St
W 24th St

W 20th St

w
Bro

E 22nd
ve
nA

nd St

Frontier has some of the city’s
healthiest residential blocks …

E 24t

WHERE TO START WORKING

Frontier Dr

Lincoln Ave

Seminole Dr

Weschler Ave

Auburn St

Seminole Dr
Oakwood St

Peach St

Frontier Dr
Sassafras St

Raspberry St

French St

Weschler Ave

Chestnut St

Harvard Rd
Walnut St

Myrtle St

Lincoln Ave
Allegheny Rd

Ellsworth Ave

Ravine Dr

Cherry St

Poplar St

FRONTIER
PARK
38th St
W

W 39th St

HARDING
St
W 40th

W 41st St

Cascade St

Rudolph Ave
Illinois Ave

Post Ave

Schaper AveBeverly Dr

Colorado
DevoeDrAve

St
W 37th
E 7th
St
7thSt
W
ve
E 9thA St
ng
oa
i
l
l
lb
Ri
Ba

ELEMENTARY

t 1
W 11th StSE

W 42nd St

West Ln

W 20th St
W 21st St

e

W 23rd St W 24th St

den Rd
Myrtle St

W 22nd St

Raspberry St

Peach St

W 20th St

CITY OF ERIE, PA: Comprehensive Plan and Community Decision-Making Guide
e
Av
wn
Bro

Par

W 18th St

W 22nd St

t

th S
W 24

W 25th St

59 E 22nd St

e
Av
wn
Bro
E 24th St

nd St

W 19th St

Tax Delinquent
E 16th St
E 17th St
* In excess of $500.

French St

Poplar St

Churches

W 16th St

Sassafras St

W 17th St

Schools (Open)

E 14th St
LIABILITIES

W Grandview Blvd

Huron St

Myrtle St

Raspberry St

Historic
Asset
Historic
Assets

Plum St
Schaper Ave

en Rd

Schaper Ave

E 5t
W 5th St

e
Av

W 24th St

W 34thySt r
F
kw ay
B
tP
W
on
r
F
yS
W 36th St
Park Row
Ba
W

E

er

W 20th St

W 22nd St

w
Pk
E 4th St St
W 4th

t
on

ill

ASSETS

W 18th St

W 21st St

y

h
ac n
What
these neighborhoods What these
r
Pe
W 44th St have working
have going for them...

Fallow Land

W 20th St

E 2nd St

Uneriecity
W 32nd St
W 3rd St

8th St

r

W 30th St

M

W 16th St

W 28th St

E Front St
W 29th St

W 2nd St

Lincoln Ave

Lincoln Ave

Pittsburgh Ave

M
W 11thanSt
or
D

r

W 22nd St

5

Gro
ve D

S

D

W 26th St

W Fron

W 6th St
W 37th St
Oxford St

Schaper Ave

or

I-79

Weschler Ave

r

an

Robin Dr

Pittsburgh Ave

Lincoln Ave

Seminole Dr

Frontier Dr

Ravine Dr

Illinois Ave

Beverly Dr

Colorado Dr

Gro
ve D

M

W 7th St

e
Av

W 25th St

t St

W 5th St

wn
Bro

RAVINE PARK

W 29th St

W 4th St

W 20th St

... its strong assetsW frame
one of
21st St
22nd St
W 22nd St
theW Erie
region’s most desirable
residential
landscapes.
W 24th St
W 27th St

W 18th St

Niagara Pier

E 8th St

Robin Dr

S

yF
Ba

W 16th St

Greengarden Rd

Schaper Ave

Pittsburgh Ave

Lincoln Ave

Oxford St

y
Ba

W 11th St

W 20th St

Niagara Pier

n

W

5

t

n
ro

w
Pk

W 5th St

Raspberry St

r

W 4th St

German St

D

yF
Ba

Holland St

or

S Shore Dr

o
Fr

E 8th St

Fallow Parcels

an

y

W

W

Gro
ve D

M

w
Pk

r

r

S

t
on

W 7th St

5
Robin Dr

While Frontier’s gateway corridors
are aesthetically weak and feature
creeping levels of blight …

y

y

Oxford St

Stop early signs of distress in the southern half
of Frontier through strong code enforcement
and incentives to support home improvement.

kw
tP

Ravine Dr

Beverly Dr

Colorado Dr

S Shore Dr

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.

S Shore Dr

Illinois Ave

Make strong assets even stronger — Frontier
Park should be one of the best city parks in
Pennsylvania.

Niagara Pier

COST EFFECTIVELY
INTERVENING IN THE
FRONTIER PLANNING AREA

HOW CAN ERIE MAKE
THE GREENGARDEN
AREA STRONGER?

NEIGHBORHOOD
STRENGTHENING

DOWNTOWN

BAYFRONT

WEST
BAYFRONT

12TH STREET CORRIDOR

PULASKI
LIGHTHOUSE

EAST
BAYFRONT

GREENGARDEN

LAKESIDE

RESIDENTS

LITTLE ITALY

14,640

HOUSEHOLDS

TRINITY PARK

6,297

FAIRMONT-McCLELLAND

HOMEOWNERSHIP RATE
GREENGARDEN

ACADEMY- MARVINTOWN

73%

AVERAGE HOME SALE

$83,211

POVERTY RATE
d

ARBOR HEIGHTS

MERCYHURST

Cranch Ave

Pennsylvania Ave

Ross St

use St

Wayne St

Chestnut St

Walnut St

Gilson

Cherry St

Payne Ave
Poplar St

Poplar St

W 23rd St

Fairmoun
Pear St
Chestnut St

Hilltop Rd
Gordon St

StCherry St

ew

Hazel St

Maple St

l

i
eA R
ve

oa

e
Av

lb

Ba

h

St

W 39th St

Perry St

W 42nd St

ch

ea

E4

3rd

St eac
P

E 41st St

P

St

E Grandview Blvd
W Grandview Blvd

Blocks where investment yields higher value

in

St

ap

Ch

Davison Ave

e
Av

Which blocks saw homes with
a higher return on investment?
Parade Blvd

Regis Dr

Brandes St

N

E 34th St

Wood St

Pin

g
lin

Essex Ave

40th
WE
41s St
t St

t

P
E 33rd

E 38th St

W 38th St

W 44th St

on

W 31st St

E 36th St
E 37th
St St
W 37th

Ba
yfr

E 32nd St

Hazel St

Perry St

Wayne St

Reed St

E 35th St

W 39th St

Harvard Rd
Sunset Blvd

Old

4.0 - 6.0

Walker Blvd

Dr

Raspberry St

E 31st St

W 34th St

W 36th St

Pennsylvania Ave
Cascade St

VERY
UNHEALTHY

3.5E 33rd
- 4.0
St

W 25th St

E 27th St

Liberty St

Jackson Ave

Reed St

Auburn St

W 28th St

W 30th St

W 32nd St
Ash Street Blvd

Allegheny Rd
Parade St

ch R

d

W 37th St

W 26th St

W 29th St

3.0 - 3.5

Briggs Ave

E 33rd St

Oakwood St

2.5 - 3.0

Wallace St

Rudolph Ave

E 28th St

Ellsworth Ave
Old
Fren
ch R
d
Marv
in A
ve

E 31st St

Fren

Post Ave

W 27th St

W 29th St
E 29th St

W 25th
St St
E 25th

Marion St

en

E 26th St

Av
e

k Ave
ParStanton
St

ley

Camphausen Ave

kin

Elm St

Plum St

Mc

Broad St

German St

Hess Ave

Raspberry St

East Ave

Holland St

Wayne St

Reed St
Weschler Ave

Ash St

Wallace St
Greengarden Rd

e
Av

wn
Bro

East Ave

French St

W 22nd St
E 23rd St

wood
Glen

Frontier Dr

Seminole Dr

Lincoln Ave

Lightho

Ore Dock Rd

Illinois Ave

Beverly Dr

Holland St

E 24th St
W 24th St

W 19th St

E 20th St

E 21st St
W 21st St

E 22nd St
W 22nd St

e
Av

Gl

Walker Blvd

Huron St

W 17th St
W 18th St

RETURN ON INVESTMENT
W 41st St

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

RETURN ON INVESTMENT

E 18th St

er

4.0 - 6.0

Av
e

W 35

e
Av

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

th St

W Lakeview Blvd

W Grandview Blvd

VERY
UNHEALTHY

W 16th St

ill
M

P

E 12th St

E 20th St W 20th St

Holland St

St

ap

Ch

er

ill
M

ea

ark

Score 1.25 - 2.5
Devoe Ave

in

en
wo
od
P

h

ac

Pe

W 39th St

St

E 10th St

W 11th St

W 20th St

Schaper Ave

Schaper Ave

ch

E Lake Rd
W 6th St

E 19th St

I-79
Beech Ave
Schaper Ave

lb

Ba

e
Av

E 16th St

Gl

W 31st St

St

Cochran St

oa

W 7th St

Polk St

E 13th St

E 17th St

VERY
HEALTHY

t

Eliot Rd

Hazel St

e
Av

W 42nd St
W 44th St

Peach St

Myrtle St

Chestnut St

Cherry St

Hazel St

tS

Wood St

g
lin

l

Ri

W 41st St

French St

Myrtle St

Walnut St

Chestnut St

Myrtle St

Poplar St
Plum St

Liberty St

Cascade St

Raspberry St

W 39th St

Harvard Rd

Sc
ot

W 38th St

ow healthy are the neighborhoods?
VERY
HEALTHY

Maple St

Auburn St

Greengarden Rd

Oakwood St

Post Ave

Ellsworth Ave

Allegheny Rd

W 37th St

W 5th St

g
ai
Cr

W 36th St

W 40th St

r

e
Av

W 34th St

D

E 11th St

ne

Schaper Ave

W 29th St

W 32nd St

or

Pi

Devoe Ave

W 28th St

St

I-79

W 26th St

W

W 4th St

How healthy are the neighborhoods?

W 25th St

W 25th St

W 30th St

an

W 24th St
HOUSING
CONDITIONS

W 23rd St

g
ai
Cr

W 37th St

e
Av

wn
Bro

M

West Ln

Raspberry St

Pittsburgh Ave

Schaper Ave

Rudolph Ave

W 27th St

W 29th St

USING CONDITIONS

W 19th St

W 21st St
W 22nd St

E 9th St
Gro
ve D
r

Lincoln Ave

Lincoln Ave

Huron St

W 20th St

W 22nd St

E 7th St

E 14th St

W 18th St

W 24th St

60

S

W 17th St

W 20th St

Oxford St

W

E 8th St

r

W 16th St

S Park Row

Robin Dr

W 11th St

D

E 5th St

W

... and many blocks exhibit a strong
connection between homeowner
reinvestment and higher market value.

Sassafras St
Pittsburgh Ave

or

Poplar St

Weschler Ave

an

n

ro

yF
Ba

y

r

M

y

kw
tP

t Pkw

S

Cherry St

W 7th St

Gro
ve D

Colorado Dr

W 6th St

Oxford St

Robin Dr

W 5th St

Schaper Ave

W

E 3rd St

E 4th St

Uneriecity

Fron

Most blocks in the Greengarden area
show limited signs of distress, with
the exception of areas bordering more
distressed neighborhoods ...

Sassafras St

W 4th St

Peach St

Lincoln Ave

Seminole Dr

Frontier Dr

Ravine Dr

Illinois Ave

Beverly Dr

n

ro

yF
Ba

W 3rd St

E Bay Dr

E 2nd St

E Bay

Colorado Dr

y

S Shore Dr

Ravine Dr

t St

How healthy are the neighborhoods?
kw
tP

E Front St

W Fron

W 2nd St

Uneriecity

Niagara Pier

Niagara Pier

rhoods?

Port

GLENWOOD

S Shore Dr

19%

Acce
ss R

EAST GRANDVIEW

Burton Ave

FRONTIER

Gl

en

Hilltop Rd
Gordon St

D

Lincoln Ave

Seminole Dr

Frontier Dr

Ravine Dr

W Fron

t

W 2nd St

y

nt

ro

W

yF
Ba

W 3rd St

w
Pk

W 4th St
W 5th St

COST EFFECTIVELY INTERVENING
IN THE GREENGARDEN
WHERE TO START WORKING
PLANNING AREA
M

an

r

Ore Dock Rd

e
Av

St

Walker Blvd

W Grandview Blvd

Gl

en

Myrtle St
Cranch Ave

Gilson

Payne Ave

East Ave

St

Pennsylvania Ave

ew

Ba
yfr

N

on

E 36th St

eA
ve

Burton Ave

Pin

St

E 41st St

E4

3rd

St

E Grandview Blvd

E Grandview Blvd

Dr

Hilltop Rd
Gordon St

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

61

E3

Stanton St

E 37th St

Essex Ave

1st

tC
o

St
E 33rd
Code
Regis Dr

Brandes St

Perry St

Wayne St

Reed St

E 34th St

E 38th St

E4

Wo

E 27th St

* In excess of E$500.
35th St

Briggs Ave

Pear St

Broad St

Camphausen Ave

East Ave

Jackson Ave

Reed St

E 25th St

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

Ash Street Blvd

Wallace St

Old
Fren
ch R
d
Marv
in A
ve

d

Av
e

Fairmount P

What these neighborh
have working against

Perry St

ve
rA

e
ill

W Lakeview Blvd

ley

LIABILITIES
E 31st St

38th St

Sunset Blvd

39th St

Elm St

Parade St

Holland St

38th St

ch R

Churches

Holland St

i

kin

Davison Ave

French St
St

Av
e

rk

ac
h

Pa

en
wo
od

St

ap

Ch

Downing Ave

Ash St

Wallace St

Peach St

Sassafras St
Pe

Gl

Schools
P
St (Open)
n

W 39th St

P

E 33rd St

th
W 35

Parade Blvd

St

E 31st St

Mc

Marion St

M

Schaper Ave

h

c
ea

St

h

ac

Pe

E 28th St

Fren

oa

e
Av

lb

Ba

W 42nd St
W 44th St

LAKE ERIE
COLLEGE OF
MEDICINE

St

Cochran St

ng

lli

Ri

E 23rd St

E 26th St

Old

h

c
ea

Wood St

W 40th St

e
Av

E 22nd St
E 24th St

E 29th St

Beech Ave

W 37th St

t

W 31st St

W 38th St

W 41st St

Reed St

German St

West Ln

Chestnut St

Cherry St

Hazel St

W 36th St

tS

Historic
Asset
Historic
Assets
Hazel St

Liberty St

Fallow Land

Maple St

Cascade St

ASSETS

Sc
ot

E 20th St

E 21st St

e
Av

Oakwood St

W 29th St

W 34th St

E 18th St
E 20th St

W 24th St

St

Allegheny Rd

W 28th St

W 39th St

Harvard Rd

Plum St

W 26th St

W 32nd St

E 10th St

E 19th St

ne

Ellsworth Ave

W 25th St

E 16th St

E 17th St

What these neighborhoods
have going for them...

W 25th St

W 30th St

Polk St

E 12th St

Pi

Post Ave

W 23rd St

g
ai
Cr

W 37th St

e
Av

Raspberry St

Rudolph Ave

W 27th St

W 29th St

wn
Bro

Auburn St

Greengarden Rd

W 22nd St

Myrtle St

W 19th St

W 21st St

W 24th St

Devoe Ave

Poplar St

W 20th St

Cherry St

Schaper Ave

W 18th St

W 22nd St

E 11th St

E Lake Rd

E 13th St

Huron St

W 17th St

W 20th St

Wayne St

Holland St

Myrtle St

Chestnut St

E 9th St

Gordon St

E 14th St

Eliot Rd

Pittsburgh Ave

W 16th St

I-79

E 7th St

Dr

Hilltop Rd

Hess Ave

E 5th St
S Park Row

Lighthouse St

Pennsylvania Ave

Wayne St

Peach St

Walker Blvd

en

E Bay Dr

E 8th St

Myrtle St

Lincoln Ave

r

Maple St

W 39th St
Wood St

h

ac

Pe

Cochran St

oa

lb

Ba

Gl

E 3rd St

W 11th St
D

Raspberry St

or

Walnut St

Poplar St

an

Cherry St

Hazel St

e
Av

W 42nd St
W 44th St

E 4th St

French St

M

Schaper Ave

S

Cherry St

Weschler Ave

r

Myrtle St

Raspberry St

d

Acce
ss R

Port

W 41st St

ng

lli

Ri

wy
nt Pk

8th St

Gro
ve D

Chestnut St

Plum St

Liberty St
Hazel St

Allegheny Rd

Cascade St

Raspberry St

Oakwood St

Ellsworth Ave

Post Ave

Devoe Ave
I-79

Schaper Ave

Harvard Rd

W 40th St

y Fro
E Ba

W 7th St

Oxford St

Robin Dr

W 6th St

St

W 38th St

E 2nd St

Sassafras St

Seminole Dr

Lincoln Ave

Frontier Dr

Ravine Dr

W 37th St

in

ap

Ch

e
Av

W 2nd St

W 5th St

W 31st St

St

W 36th St

But the area’s mostly mid-century residential areas and its assets are
5
connected by
tired-looking commercial streets that should set a stronger tone.
W

t

g
ai
Cr

W 34th St

Sc
ot

er

Illinois Ave

W 30th St

ill

Beverly Dr

W 29th St

M

Schaper Ave

Niagara Pier

Colorado Dr

W 26th St

W 28th St

W Grandview Blvd

W 4th St

yF
Ba

W 25th St

W 32nd St

E Front St

W 3rd St

r
y
w
yF
Pk Ba
nt
W
ro

W 19th St

W 23rd St

W 25th St

W 39th St

t St

y

t
on

W 37th St

W Fron

Uneriecity
w
Pk

W 27th St

e
Av

wn
Bro

Auburn St

Rudolph Ave

Fallow Parcels

S Shore Dr

W 22nd 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.

W 18th St

W 21st St

W 22nd St
W 24th St

Support existing neighborhood organizations and
stimulate higher levels of engagement.

Huron St

W 17th St

W 20th St

W 20th St

Greengarden Rd

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.

W 16th St

Poplar St

Schaper Ave

Pittsburgh Ave

Lincoln Ave

Target early signs of distress with targeted code
enforcement and blight removal.

Myrtle St

W 11th St

D

Ross St

or

Chestnut St

r

S

Walnut St

E 8th St

Gro
ve D

Poplar St

Weschler Ave

5

Robin Dr

W 6th St

W 7th St

Oxford St

Cherry St

Illinois Ave

Beverly Dr

Colorado Dr

Niagara Pier

S Shore Dr

HOW CAN ERIE MAKE
ARBOR HEIGHTS
STRONGER?
LiPeach
ghthouSt
se St

e
Av

62
CITY OF ERIE, PA: Comprehensive
Plan and Community Decision-Making Guide
Rd
Which
blocks
saw Hilltop
homes
with
a higher return on Gordon
investment?
St

Gl
en
wo
Ave
Pennsylvania
od
Pa
rk
Av
Brandes St
e

See Appendix J. DataENotes,
pg 105.
43

Gl

en

Hilltop Rd
Gordon St

Dr

rd

Elm St

French St

St
W Lakeview Blvd

Fre

eA
ve

E 41st St
Old

Essex Ave
Beech Ave

Pin

investment yields higher value

E Grandview Blvd

E 34th S

E 38th

Burton Ave

Eliot Rd

P

ve
ark A

t

E 33rd S

St

E 36th S

Cochran St

Wood St

st S

E 32nd

Holland St

Perry St

Wayne St

E 35th St

th
W 35

E 29th St

E 31st S

E 37th St

ood
Stlenw
Perry G

er

W Grandview Blvd
Gl
en
Dr

Walker Blvd

a

Pe

Parade Blvd

St
h
Blocks
St eac where
ch P

Holland St

Peach St

Sassafras St

East Ave

Reed St

Reed St

Ash Street Blvd
Maple St

Hazel St

Liberty St
Wallace St

Parade St

Ch

St

Av
e

E2

E 27th St
Sc
ot

ON INVESTMENT

lb

Ba

Sunset Blvd

W 42nd St

n

Holland St
Gilson

West Ln

Myrtle St

Myrtle St

Ave
Jackson
St
Chestnut

Cherry St

Hazel St

ley

VERY
UNHEALTHY
t
W 31stE St
31st St h S
ac
Pe
3.0 - 3.5
3.5 - 4.0
4.0 - 6.0
E 33rd St

i
ap

Payne Ave

Hess Ave

Sassafras St
Pennsylvania Ave

Ross St

Myrtle St

Chestnut St

Wayne St

East Ave

Ash St

Poplar St Wallace St

French St

Wayne St

Walnut St

Cherry St

Reed St

German St

Cascade St
Old
Fren
ch R
d
Mar
vin
Ave

2.5 - 3.0

ch R
d

l

Ri

W Lakeview Blvd

Walker Blvd

E 20th St

kin

Which
blocks saw homes with
e
e
v
Ava higher
A
return
on investment?
g
St
W 39th
E4
oa
lin
1

Fren

Beech Ave

W 40th St

W 44th St

RETURN ON INVESTMENT

Poplar St

Holland St
Holland St

Raspberry St

Holland St

W 37th StRETURN

Eliot Rd

4.0 - 6.0

Plum St

French St

Av
e
ark
dP

en
wo
o

Auburn St

Gl

Oakwood St

Allegheny Rd

W 34th St
th St
W 35

ill
M

e
Av

Schaper Ave

er

ill
M

h
ac Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0

Pe

Score 1.25 - 2.5

Old

St

t

VERY
HEALTHY

E 31st St

W 36th St

VERY
UNHEALTHY
W 41st St

E

E 17th St

E 28th St
tS
How healthy
are the neighborhoods?
t

29th
StSt
29th
EW

E 33rd St

Cochran St

B

Wood St

R

Harvard Rd

Av
W 39th St
oa VERY
HEALTHY

b
al

Raspberry St

French St

Peach St

Sassafras St

Myrtle St

Myrtle St

Chestnut St
Greengarden Rd

Cherry St

Maple St
Ellsworth Ave
Hazel St

Liberty St

Post Ave

Av

E 14th St

St

g

W 25th St
E 25th St

W 28th St

W 30th St

St
ch
W 32nd St

17%

g
ai
Cr

Schaper Ave

t

W 38th St
How healthy
are
the neighborhoods?
e
W 39th St
e

in
ill

E 24th St

e
Av
ne

Devoe Ave
Cascade St

tS

58%

E 18th St
In general, conditions
improve going
W 19th St
E 19th St
from 26th Street to 38th
Street and
E 20th St
W 20th St
several blocks
exhibit a connection
E 21st St
St
E 22nd
between
homeowner
reinvestment
e
Av
wn
St
23rd
E
o
r
St
23rd
W
and higher market values.
B
th St Mc
W 24
W 18th St

E

S Park Row

E 10th St

Huron St

W 17th St

Pi

I-79

Sc
ot

a
Pe

Ch

W 37th St

E 16th St

W 25th St

St

St

E 13th St

E

2,548

St
HOME SALEPolk$67,926

POVERTY RATE

W 11th St E 11th St

E 17th St

W 24th St

g
ai
Cr

37th St
HOUSING W
CONDITIONS

n

i
ap

EAST GRANDVIEW

E 26th St
26th St
W
HOUSING
CONDITIONS

St
W 31st St

E 9th St

E

5,979

HOMEOWNERSHIP RATE

Briggs Ave

DOWNTOWN

Sassafras St
Weschler Ave

Myrtle St

Chestnut St

Walnut St

MERCYHURST

GLENWOOD

W 16th St

W 29th St

W 29th St

Raspberry St

Peach St

Frontier Dr

Seminole Dr

Lincoln Ave

Poplar St

Hazel St

Rudolph Ave

W 28th St

W 27th St

W 6th St

E 8th StAVERAGE

West Ln

Raspberry St
Pittsburgh Ave

Schaper Ave

Plum St

W 24th St
W 25th St

HOUSEHOLDS

FAIRMONT-McCLELLAND

wy
nt Pk

W 23rd St

RESIDENTS

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

St St
E 4th
W 4th

W 5th St E 5th St

E 14th St

W 19th St

ARBOR HEIGHTS
W 3rd St

E 3rd St

St
7thSt
WE7th

ARBOR HEIGHTS

W 17th St

W 26th St

h St

W

y
Ba

w
Pk

PARK
Park Row
S TRINITY

Huron St

W 20th St

w
Bro

nt

o
Fr

LAKESIDE

W 2nd St

y Fro
E Ba

M
Wan11th
or St
D
r

W 18th St

2nd St

r

y

E Front St

WF
E Bay Dr ront St

E 2nd St

PULASKI
LIGHTHOUSE

EAST
BAYFRONT

LITTLE ITALY

Lincoln Ave

W 16th St

12TH STREET CORRIDOR

GREENGARDEN

Gro
ve D

Robin Dr
S

WEST

W 6th St
Oxford St

W 7th St

Uneriecity

3rd St
WBAYFRONT

FRONTIER

Cherry St

W 5th St

Ravine Dr

Illinois Ave

W 4th St

Poplar St

W

y
Ba

w
Pk

Colorado Dr

nt

o
Fr

BAYFRONT

W 2nd St

Beverly Dr

y

Niagara Pier

Niagara Pier

?

t St

S Shore Dr

ty

E Front St

W Fron

Ore Dock Rd

Port

Acce
ss R

d

NEIGHBORHOOD
STRENGTHENING

D

Gordon St

Peach St

French St

Sassafras St

Holland St

Myrtle St

Hess Ave

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

Sassafras St

Peach St

Sassafras St

kin

ley

Historic
Asset
Historic
Assets

Schools (Open)
Churches

E Grandview Blvd

Gl

en

39th St

Pin

eA
ve
E4

3rd
Stiew Blvd
W Lakev

Dr

CITY OF ERIE, PA: Comprehensive Plan andHilltop
Community
Decision-Making Guide
Rd
Gordon St

63

N

E 36th

h Rd

Fren
c

St

E 34th

What
t
E 38th
have w
Burton Ave

1st

Beech Ave

E4

E 32nd
E 33rd St

LIABILITI
Old

E 37th St
38th St

E 31st St

Holland St

GLENWOOD
PARK

Essex Ave

W 39th St
ASSETS

E 24th

Av
e

E 29th St

Brandes St

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

W 35
E 35th St

Eliot Rd

Reed St

Perry St

a

Elm St

French St

Mc

Holland St

Jackson Ave

t

E 31st St

Wayne St

n
pi

St

E 16th St

E 20th St

East Ave

Myrtle St

Chestnut St

Reed St

tS

Cochran St

St

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

French St

Beech Ave

West Ln
East Ave

Cochran St

Eliot Rd

Myrtle St

Chestnut St
Wayne St

Walnut St
Reed St

Myrtle St
Ross St

Wayne St
Chestnut St

Cherry St

Ash St

Cherry St
Cherry St

Maple St

Hazel StSt
Wallace

h

Ch

E 9th

E 17th St

E 33rd St

St

ac

Pe

E 7th

E 27th St
Sc
ot

Perry St

h
ac

Parade Blvd

Pe

St

Sunset Blvd

Old

W Lakeview Blvd

ch

W 31st St

E

E 14th St

W 24th St

RESERVOIR

Briggs Ave

e
Av

l

Ba

a

ve
rA

Hilltop Rd

a
bo

E 10th St

What these neighborhoods
have going for them...

Pe
Fallow Land

e
ill

e
Av
er

W 44th St

e
Av

Fren

R

ch R
d

Beech Ave

Harvard Rd

W 42nd St

g

in
ill

Dr

St
E 25thSIGSBEE

Ash Street Blvd

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

Cascade St

Raspberry St

Holland St

W 37th St

W 38th St

W 41st St

Walker Blvd

Hazel St

Av
e
ark
dP

en
wo
o

Gl

E 33rd St

Myrtle St

Poplar St

Plum St

French St

Holland St

CENTRAL
TECH

E 26th St

E 31st St

M

ill

Wood St

W 25th St

E 28th St

W 36th St

W 40th St

E 23rd St

E 24th St

W 29th St
E 29th St

W 34th St
th St
W 35

W Grandview Blvd
Gl
en
Dr

Walker Blvd

Liberty St

Wallace St

Peach St

Sassafras St

Myrtle St

ap

Ch

Wood St

Raspberry St

West Ln

in

St

Eliot Rd

Pe

St

Gordon St

W 23rd St

E 33rd St

S Park Row
th St
W 35

20th St
E
… andHilltop
protect
important
Rd
St
21st
E
citywide assets.

W 28th St

W 30th St

Cochran St

Allegheny Rd

Hazel St

Schaper Ave

I-79

h
ac

W 39th St

Schaper Ave

h

ac

Pe

St

t

W 32nd St

W 39th St

B

tS

en

E 18th St

E 19th St W 19th St

St

b
al

Sc
ot

W 31st St

W 37th St

e
Av

W 26th St

Gl

E2

E 31st St
E 4th St

W Lakeview Blvd

g

i

Myrtle St

Oakwood St

W 32nd St

W 29th St

wn
Bro

W 25th St

Auburn St

n Rd
St
Chestnut
Greengarde

Cherry St

Hazel St

W 29th St

MapleAve
St
Ellsworth

Post Ave
Plum St

W 27th St

Huron St

E 24

StSt
E 29th
E 2nd

Polk St

ai
Cr

oa

W 18th St

th S

St

e
Av

E 16th St

W 17th St

W 24

E 22nd

E Front St

W 3rd St

E 13th St

ve
eA

Cascade St

W 23rd
24th St
W St
W 25th St

g
ai
Cr

Devoe Ave

W 19th St

W 34th St

W 37th St

E 17th St

St

n

pi

E 11th St
W 39th St

Pin

W 29th St

Raspberry St

Harvard Rd

Poplar St

Rudolph Ave
Liberty St

Plum St

Schaper Ave

8th St

ll
Ri

W Grandview Blvd

St

a
Ch

W 38th St

S

Tired-looking gateway corridors and
empty
commercial land on Liberty Street
W 20th St
W 20th St
provide opportunities
W 21st Stto soften and
E 22nd St
W 22nd St the area …
W 22nd St
beautify
e
Av
t

W 26th St

ng

W 17th St

h

ac

Pe

E 8th St

Pe

e
Av

ve
nA

W 44th St
W 16th St

er

w
Bro

Huron St

ill

W 20th St

h
ac

E 14th St

M

W 18th St

Lincoln Ave

Schaper Ave

Raspberry St
Pittsburgh Ave

r
Identify opportunities
to further improve commercial
S
e
W 39th St
MW 11th St
ve
Av
an properties along Liberty Street, including the large
Wng11th St a A
or
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
set a better tone for the neighborhood.
t
W 42nd St

W 34th W
St 6th St

Poplar St

W 38th St

German St

French St

Weschler Ave

Myrtle St

Chestnut St

Walnut St
Rd
Allegheny

Gro
ve D

Cherry St

Poplar St

Schaper Ave

I-79

Robin Dr

Holland St

Treat Peach Street, 38th Street, 26th Street, and
W
E 7th St
Glenwood Park Avenue as gateway corridors through W 7th St
Oxford St
streetscape improvements,
blight
mitigation,
and
St
W 36th
5 8th St
beautification.
W 37th StE 9th St
W 37th St

W 7th St

Hazel St

W 5th St

n
W
ro
S Park Row
yF
Ba W 34th St

E Bay Dr
W FroSn
cto St
tt
St
W 2nd St

W 31st St

Maple St

E 5th
32nd St
WSt

Cherry St

Plum St

Cascade St

Raspberry St

Peach St

Sassafras St

Seminole Dr
Oakwood St

Lincoln Ave

Ellsworth Ave

Beverly Dr

W 6th St

W 29th St
E 3rd St

W 26th St

wy
nt Pk
St
g y Fro
EaiBa
Cr

Colorado Dr
Devoe Ave

o

Post Ave

kw

Hazel St

E 2nd St

Wood St

Auburn St
Frontier Dr

Ravine Dr

Illinois Ave

Niagara Pier

Use code enforcement and aggressive blight
Front St
W Froof
mitigation to staunch the spread
southE of
nt Sblight
t
W 26th St
26th Street. W 27th St
W 2nd St
W 28th St

W 23rd St

E 16th

E 17th St

WHERE WTO
START WORKINGW 24th St
25th St

W 25th St

W 29th St

Chestnut St

e
Av
wn
o
r
B

Ore Dock Rd

Rudolph Ave

Niagara Pier

W 24th St

W 22nd St

Walker Blvd

Greengarden Rd

W 22nd St

Plum St

W 21st St

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 St
W 4th St
for return on investment and coordinate with ont P
W 4th St
y
Fr
w
St
W 5th
St
32nd
W
y
k
improvements to streets, sidewalks, and trees.
Ba
tP

P
nt

W 19th St

Port

W 20th St

W 20th St

Myrtle St

W 17th St
W 18th St

Acce
ss R
d

Huron St

Poplar St

Schaper Ave

COST EFFECTIVELY
INTERVENING IN THE
ARBOR HEIGHTS
PLANNING AREA

S Shore Dr

y

Fr

E 14th St
W 16th St

Raspberry St

Pittsburgh Ave

Lincoln Ave

West

r

St
TaxE 41st
Delin

* In excess of $5

Acce
s
Port

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

Peach St

RETURN ON INVESTMENT

Holland St

Peach St

Sassafras St

Holland St
Camphausen Ave

Broad St

Elm St

French St

Myrtle St

East Ave

Chestnut St

E 22nd

E 24

E

ark

t

St

Sc
ot

Av
e

E 27th St
Pennsylvania Ave

Jackson Ave

Cherry St

t
4th S
W 2M
ck
in
ley
Av
e

3.0 - 3.5

E Grandview Blvd

N

ew

dP

wood
Glen

VERY
UNHEALTHY

E 41st St

E4

3rd

3.5 - 4.0

St

4.0 - 6.0
Gl

en

W Lakeview Blvd

Dr

Hilltop Rd

Blocks where investment yields higher value
See Appendix J. Data Notes, pg 105.

Regis Dr

Rd

E 38th St

Burton Ave
Beech Ave

Cochran St

Ave
Park

Eliot Rd

E 36th St
E 37th St

ve

Perry St

2.5 - 3.0

Wood St

Parade Blvd

S

Briggs Ave

h

St eac
P

th StE 34th St

W 35

E 35th St

ap

Ch

E 32nd St
E 33rd St

O
Fren
DavisonldAve
ch

St

Essex Ave

Perry St

Wayne St

in

E 29th St

Holland St

E 33rd St

Gl
en
Brandes St
wo
o

MapleReed
St St

Hazel St
Reed St

Liberty St
Ash Street Blvd

Pe

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?

Payne Ave

West Ln

Myrtle St

Poplar St
Hazel St

A

Walker Blvd

4.0 - 6.0

E 16th

5%

RETURN ON INVESTMENT
Gordon St

VERY
UNHEALTHY

French St
Gilson

Myrtle St

Hess Ave

Sassafras StLighthouse St

Pennsylvania Ave

Ross St

Walnut St

Wayne St

Cherry St

Chestnut St

East Ave

Ash St

Wallace St
Plum St

Parade St

Wallace St

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

Dr

Gordon St

E 14th St

E 20th St

tS

d

ch R

Beech Ave

Poplar St

German St

Raspberry St

Holland St

Holland St

Eliot Rd

Cochran St

Fren

Allegheny Rd

Harvard Rd

Reed St

Holland St

French St

Weschler Ave

Gl

Oakwood St

Ellsworth Ave

Maple St

Hazel St

Wood St

Old

Score 1.25 - 2.5

Hilltop Rd

VERY
HEALTHY

Wayne St

Peach St

Frontier Dr

Sassafras St

Auburn St
en
wo
od
Pa
rk
Av
e

Myrtle St
Greengarden Rd

Cherry St

Hazel
St
Ave
Rudolph

I-79

Liberty St
Post Ave

Cascade St

French St

e
Av
er

Walker Blvd

A

VERY
ch
HEALTHY ea
P

ill

M

e
Av
er

ill

M

W Lakeview Blvd
W Grandview Blvd

E

1,182

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

W 42nd St

How healthy are the neighborhoods?

64

HOUSING CONDITIONS
ve
ve
g

E

… with a desirable housing stock and
St
W 31st
E 31st
St St
a market that rewards
reinvestment.
E 31st St
h
ac

W 37th St

W 38th St

W 44th St

en

HOUSING CONDITIONS

E 33rd St

W 41st St

Gl

E 28th St

E 31st St

W 34th St
th St

W 23rd St E 23rd St

E 26th St
W 26th St

W 32nd St

W 40th St

E 20th St

W 25th St
E 25th St

E 29th StW 29th St
W 30th St

W 36th St

E 18th St

W 19th St RATE
POVERTY

St

St

E 24th St

W 28th St

W 35

93%

g

W 37th St

W 39th St

Schaper Ave

a

ch

in

ap

Ch

St

Huron St
HOMEOWNERSHIP
RATE

HOUSEHOLDS

E Lake Rd

E

2,839

E 21st St

W 22nd St E 22nd StAve
wn
Bro

E 4th

S Park Row

E 10th St

ai
Cr

e
Av

E 19th St

W 20th St

W 39th St

B

Pe

d

oa

b
al

W 42nd St

W 18th St

E 2n

AVERAGE HOME SALE $139,806E 17th St

EAST GRANDVIEW

e
Av

g

in

e
Av

Pe

Polk St

W 17th St

ne

38th St

E 16th St

Pi

W 37th St

ll
Ri

Sc
o

W 3rd St

RESIDENTS
E 13th St

FAIRMONT-McCLELLAND

MERCYHURST

W 25th St

St

t

0th St

W 27th St

W 2nd St

GLENWOOD

StSt
11th
WE
11th

E 17th St

W 24th St

g

W 34th St

W 24th St

ai
Cr

Raspberry St

W 30th St

Schaper Ave

W 29th St

LAKESIDE

St

ACADEMY- MARVINTOWN

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

Devoe Ave

W 28th St

Myrtle St

Poplar St

W 23rd St

W 26th St

E 9th St

PULASKI
LIGHTHOUSE

W 16th St

W 21st St

W 25th St

BAYFRONT

GLENWOOD

W 20th St

W 22nd St

th St

4th St

ARBOR HEIGHTS

Chestnut St

Plum St

w
Bro

ve
nA

Schaper Ave

W 20th St

W 22nd St

Sassafras St

Huron St

W 19th St

E 8th St

EAST
BAYFRONT

t St

W 6th St

E 14th
TRINITY PARK

GREENGARDEN

W 18th St

E 3rd St
kw
tP
on4th St W 4th St
rE
F
y
Ba
WE5th
St
5thSt
W

W 7th St
E 7th St

LITTLE ITALY

W 17th St

y

Peach St

Pittsburgh Ave

12TH STREET CORRIDOR

Lincoln Ave

Raspberry St

r

W 16th St

WEST
BAYFRONT

FRONTIER

rD

E 2nd St

S Park Row

DOWNTOWN

S
M
a
W 11th St no

r

West Ln

Gro
ve D

Robin Dr

Myrtle St

Walnut St

Poplar St

Chestnut St

Oxford St

Uneriecity

E Front St

W Fron

E Bay Dr

wy
nt Pk
y Fro
E Ba

W 6th St

W 7th St

Weschler Ave

W 3rd St
Seminole Dr

W 5th St

W 2nd St

Lincoln Ave

W 4th St

Cherry St

w
Pk

Beverly Dr

W

o
Fr

Colorado Dr

y

nt

y
Ba

Illinois Ave

S Shore Dr

Ravine Dr

t St

Uneriecity

Niagara Pier

Niagara Pier

oods?

E Front St

W Fron

Ore Dock Rd

HOW CAN ERIE KEEP
THE GLENWOOD
AREA HEALTHY?

NEIGHBORHOOD
STRENGTHENING

Walker Blvd

en

Dr

ASSETS

Fallow Land

Holland St

dP
ark
Av
e

Historic
Asset
Historic
Assets
Schools (Open)

Wayne St

Mar
Parade St

Gilson

Holland St

Old
Fren
Old
Payne
FrenAve
c
ch R h Rd
d

Sunset Blvd

Parade Blvd

Lighthouse St

Hess Ave

Pennsylvania Ave

Beech Ave

East Ave

Camphausen Ave

Broad St

Elm St
Av
e

St
ew
N
Brandes St

E 32nd St
E 34th St

E 35th St

E 36th St
E 37th St

Pin

St

eA
ve

E 41st St

E4

3rd

Davison Ave

1st

Burton Ave

E4

E 38th St
Essex Ave

Briggs Ave

vin
Ave

en
wo
o
Gl

Ross St

Eliot Rd

Cochran St

Pennsylvania Ave

Reed St

Reed St

Ash Street Blvd

Wallace St

Sunset Blvd

Rd

E 33rd St

38th St

ley

E 27th St

E 31st St

St

E Grandview Blvd

E Grandview Blvd

What these neighborhoods
have going for them...

Gordon St

kin

d

Ave

Mar

vin

ch R

Fren

Old

Holland St
ench
Old
Fr

GLENWOOD
PARK

Hilltop Rd

Fre

Myrtle St

Chestnut S
Wayne St

Wayne St

Reed St

Ash St

Wallace St

Parade St

E 25th St

Perry St

e
Av

W Lakeview Blvd

Gl

Mc

Jackson Ave

ark

39th St

VA
HOSPITAL

er

ill

M

Wood St

38th St
Beech Ave

W 39th St

Pe

dP

ac

Pe

en
wo
o

Eliot Rd

Hazel St

a

Cochran St

St

Gl

Maple St

Liberty St

Cascade St

h

ac

Pe

St

h
ac

Cherry St

Ore Dock Rd
Hazel St

French St

E 26th St

Parade Blvd

h

E 24th St

Av
e

St

Cherry St

Hazel St

E 22nd St
E 23rd St

e
Av

42nd St

th St

oa

lb

Ba

E 20th St

E 20th St

ne

ng

lli

Ri

e
Av

th St

Ch
ERIE ZOO

E 10th St

E Lake Rd

Dr

Pi

0th St

e
Av

St

E 33rd St

E 18th St

E 28th St

W 35

St

38th St

n
pi

St

E 21st St

E 33rd St

g

JOSEPH
C. MARTIN
FAMILY GOLF
CENTER

W 37th St

h

ac

Pe

St

ai
Cr

W 34th St

t

en

E 19th St
Gordon St

Regional
assets anchor the GlenwoodE 29th
area
and
W 29th St
St
bring visitors to the city, making it a critical
W 31st St
E 31st St
impression-forming area for the city.

Raspberry St

W 30th St

tS

E 28th St

W Lakeview Blvd

Gl

Hilltop Rd

E 26th St

E 29th St

East Ave

Sassafras St

E 17th St

th St

W 28th St

Walker Blvd

E 16th St

W 24th St

Sc
ot

Hazel St

E 13th St

Holland St

h St

Myrtle St

Chestnut St

Cherry St

Poplar St

Plum St

W 25th St

E 11th St

Polk St

Perry St

West Ln

Myrtle St

Raspberry St

e
Av
er
ill

M

W 23rd St

Peach St

Schaper Ave

e
Av
wn
Bro

h

ac

Pe

St

E 14th St

W 17th St
Stop early signs of
distress in the
W 18th St
St
W 19th
northwestern corner of
Glenwood
through
strong
code
enforcement
and
incentives
to
St
20th
W
support home improvement.
W 22nd St

lb

Ba

German St

French St

Myrtle St

Chestnut St

Walnut St

Weschler Ave

Harvard Rd
Poplar St

W 42nd St

E 8th St
ve
AE
9th St W 39th St
a
o

e
Av

lli

Ri

Address weak gateway conditions
W 44th St
along Peach Street through streetscape
enhancements, blight mitigation,
and
W Grandview Blvd
beautification.
Huron St

W 16th St

ng

E 7th St

E 24th St

E 31st St

th
W 35

y

W 11th St

Plum S

S Park Row
W 37th St

Make the most of a key asset by keeping
W 38th St
maintenance of the areas
and
St assets
W 39th
St
around Glenwood Park Avenue atWa40th
very
W 41st St
high level.

E 3rd St

WHERE ETO
START St
5th St
in
ap
WORKING
Ch
Holland St

W 36th St

W 6th St

E 4th St

Wood St

W 34th St

E 2nd St

t

E Bay Dr

W 31st St

Maple St

Peach St

W 32nd St
W 3rd St

Cascade St

W 2nd St

Liberty St

W FrW
on30th
t St St

Sassafras St

Schaper Ave

I-79

W 37th St
W 7th St

W 29th St
E Front St

w
nt Pk
y Fro
E Ba

Allegheny Rd
Cherry St

W 5th St

F
ay

W 28th St

tS

St

W 4th St

Oakwood St

Post Ave

Ellsworth Ave

W 29th St

Sc
ot

g

w
yF
Pk Ba
nt
W
o
r

W 26th St

E 22nd St

W 24th St

ai
Cr

Devoe Ave

y

kw

tP

n
ro

Auburn St

Niagara Pier

Uneriecity

y

W 25th St

COST EFFECTIVELY
INTERVENING IN THE
GLENWOOD PLANNING
AREA
W 27th St

W 23rd St

W 25th St

Raspberry St

Rudolph Ave

W 24th St

e
Av

wn
Bro

Port
A

W 22nd St
Greengarden Rd

S

W 22nd St

What these neighbor
have working against
LIABILITIES

Tax Delinquent Parcels*
* In excess of $500.

Churches

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

65

Code

HOW CAN ERIE MAKE THE
ACADEMY-MARVINTOWN
AREA STRONGER?

Wayne St

Reed St

E 9th St
German St

E 11th St

E 10th St

E 13th St

E 14th St

Pennsylvania Ave

Polk St

East Ave

E 12th St

13%

Franklin Ave

French St

Holland St

E 8th St

West Ln

Payne Ave

Gilson

E 7th StE 7th St

Ross St

POVERTY RATE

E 5th St

E Lake Rd
S Park Row

$57,103

Payne Ave

Wayne St

E 4th St

64%

Hess Ave

Ore Dock Rd

Sanford Pl

Park Way Dr

Cranch Ave

Peach St

Sassafras St

AVERAGE HOME SALE

E 3rd St

Bacon St

Lighthou
se St

Chestnut St

Walnut St

E 10th St

en

Hilltop Rd

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

Elm St

E 27th St

Brandes St

E 30th St

E 31st St

Perry St

E 33rd St

Wayne St

Ash Street Blvd

Wallace St

Mar

Old

Parade St

E 32nd

E 34th

E 35th St

E 36th

Reed St

E 38th

See Appendix J. Data Notes,
pg 105.
Hop
eD

m

er

E4

1st

m

an

Rd

St

Pin
E 40th
eSt
Av
e
E 43rd St

E4

E 44th St

3rd

St

E Grandview Blvd

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Burton Ave

Alan Dr

m

Roxanna Dr
Essex Ave

Zi

E 42nd St
Briggs Ave

r

Longview Ave

Fren
ch R
Stanton
d St

Av
e

E 27th St

Ave
Bird Dr
Pennsylvania

Jackson Ave

Mcclelland Ave

Reed St

MCCAIN AVE

d
Ave

ch R

vin

Fren

East Ave

Ash St

June St

St
Holland
Pear St

Holland St

Regis Dr

Dr

Blocks where investment yields higher value
66

E 35th St

Old

Eliot Rd

W Lakeview Blvd

Gl

Wallace St

Downing Ave

Camphausen Ave
French St

Peach St

Broad St

Av
e
St

ark

ew

N

en
wo
o

dP

St

E 26th St

ley

Blocks where investment yields higher
value
E 37th St

E 38th St

E 41st St

kin

4.0 - 6.0

Perry St

e
Av

3rd

E Grandview Blvd

Walker Blvd

th St
E 34th35St
W

Parade Blvd

E4

Which blocks saw homes with
a higher return on investment?

W Lakeview Blvd
W Grandview Blvd

Gl

East Ave

eA
ve

n

Sunset Blvd
Fargo St
Page St

er

ill

P
RETURN
ON
St INVESTMENT
W 44th

Pin

tC
on

Mc

Which blocks saw homes with
a higher return on investment?

Davison Ave

Pe

Sassafras St
Elm St

Myrtle St

E 4 W 39th St
1st
St

E 25th St 3.5 - 4.0
3.0 - 3.5

E 28th St

on

St
E 33rd
E 33rd St

E 32nd St

Beech Ave

h
ac

St

E 29th St

Glendale Ave

RETURN
ON INVESTMENT
E 31st St

E 36th St

Ave
Park
wood
Glen Essex Ave

ch

ea

St

e
Av

4.0 - 6.0

Wood St
Perry St

a

bo

l
Ba

Perry St

Wayne St
Hazel St

Liberty St

Reed St

Parade St

Parade Blvd

M

Sunset Blvd

W 42nd St

ng

lli

Ri

t
E 35th nStS
i
ap
h
C
E 37th St

Ba
yfr

Marion St

Old
Fr

W 40th St

W 41st St

Ash Street Blvd

Wallace St

Old

ench

W 39th St

3.0 - 3.5 3.5 - 4.0

e
Av

Briggs Ave

Beech Ave

Rd

Score
St 1.25 - 2.5 2.5 - 3.0
W 38th

Brandes St

Cascade St

Maple St

Raspberry St

d
Ave
vin

Mar

Fren

Holland St

W 37th St

VERY
UNHEALTHY

2.5 - 3.0Ave
Woodlawn
E 26th St

VERY
UNHEALTHY

E 23rd St

e
Av

W 36th St

P

St

St

VERY
HEALTHY

E 33rd St

h

c
ea

g

th St

W 35

E 33rd St
W 34th St

t

ai
Cr

How healthy are the neighborhoods?

Score 1.25 - 2.5

E 27th St
Sc
ot
tS

W 31st St

E 31st St

Av
e

E 24th St

ne
Pi

W 32nd St

Reed St

W 29th St
ch R

Pa
rk

E 28th
St St
W 28th

E 29th St
W 30th St

ley

E 22nd St

VERY
Fairmount Pkwy
HEALTHY

St
24th

W

kin

Cochran St
Burton Ave

W 26th St

Mc

Pennsylvania AveChestnut St

E 26th St

Hazel
St Ave
Jackson

Av
e
Auburn St

W 25th St

E 25th St

Cherry St

E 24th St

St St
E 23rd
W 23rd

Myrtle St

Poplar St

Holland St

e
Av

wn
Bro

Plum St

French St

Greengarden Rd

E 22nd St
W 22nd St

W 25th St

Gl
en
wo
Oakwood St

od

Ash St

Peach St

Sassafras St

EAST GRANDVIEW

HOMEOWNERSHIP RATE

Far fewer than half of the blocks
BlockWconditions
vary widelyHuron
in St
16th St
E 16th St
E 16th St
Pearl Ave
exhibit
a strong connection between
Academy-Marvintown, Wwith
moderate17th St
E 17th St
E 17th St
St
E 18th and
reinvestment
higher
market
to-severe distress
on blocks
E 18th St
E 18th St
W 18th St evident
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
E 20th St
E 20th St
Howhomeowners
healthy are
neighborhoods?
W 20th St
Rd
Buffalo the
to
improve
their homes.
blocks bordering
E 21st St
E 21st St 33rd Street.
Prospect Ave
W 21st St

E 31st St
HOUSING CONDITIONS

Allegheny Rd
Eliot Rd

E 4th St

MERCYHURST

Polk St

E 13th St

Raspberry St
Wallace St

E 14th St

W 3rd St

East Ave

E 11th St W 11th St

e
Av

Cochran St

t

St
WaynePoplar
St

Reed St

German St

Weschler Ave

Holland St

West Ln

French St

E 9th St

E 2nd St

ACADEMY- MARVINTOWN

2,570

E Bay Dr

wy
nt Pk

E 8th St

HOUSEHOLDS

FAIRMONT-McCLELLAND

Marne Rd

Myrtle St

W 7th St

6,863

e Dr

y Fro
E Ba

E 7th St

ne
Pi

St

tS

DOWNTOWN

GLENWOOD

W 6th St

wy
nt Pk

Lincoln Ave
Sc
ot

W 5th St

S Park Row

W 24th St

h St

ARBOR HEIGHTS

Myrtle St
Hess Ave

W

t St

Pennsylvania Ave

r
yF
Ba E 5th St

W Fron

TRINITY PARK

Ross St

E 4th St

RESIDENTS

Lakesid

E Front St

W 2nd St

Cherry St

Frontier Dr

Peach St

GREENGARDEN

y
E 3rd
kw St
tP
n
W 4th St
o

ACADEMY MARVINTOWN

LAKESIDE

Tacoma Rd

Sassafras St

UnerieEcity
2nd St

PULASKI
LIGHTHOUSE

EAST
BAYFRONT

ITALY
E LITTLE
Bay Dr

y Fro
E Ba

Seminole Dr

d St

12TH STREET CORRIDOR

Wayne St

St

Lincoln Ave

Ore Dock Rd

Front St

WEST
BAYFRONT

FRONTIER

Niagara Pier

E Front St

BAYFRONT

Lighthou
se St

Port
Acce
ss R

d

Port
Acce
ss R

d

NEIGHBORHOOD
STRENGTHENING

E 41st S

Walla

St
ew
N
Brandes St

E 32nd St
Regis Dr

E 33

E 36th St

Stanton

Lighthou

Pennsylvania Ave

Ross St

Gl

en

Dr

East Ave

kin

Jackson Ave

E 26th St

Perry St

Wayne St

ley

Av
e

E 27th St
E 27th St

N

ew

St

Pennsylvania Ave

E 30th St
Bird DrSt
Brandes

Mcclelland Ave

E 31st St

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

r

Roxanna Dr

m41
er st S
m t
an
Rd

E 42nd St

iggs Ave
AlanBrDr

Zi
Code Violations
mE
Longview Ave

Fargo St

Page St

eD

E Grandview Blvd

© czbLLC

Hilltop Rd
Gordon St

Broad St

East Ave

Mc

E 33rd St

Reed St

Parade St

Stanton St

Rd

Holland St

Elm St

June St

Reed St

Ash Street Blvd
MCCAIN AVE

Wallace St

Regis Dr

St

Gilson

Payne Ave

Wayne St

Franklin Ave

Ash St

Wallace St

Downing Ave

ch
Rd
Ave

ren

Mar

St
N
ew

Av
e

Reed St

St

St
Bacon
Perry

German St

Holland St

Gilson
St
French

Broad
St St
French

Elm St

Camphausen Ave
Holland St

Pear St

Old
F

vin

Peach St

ark
dP

Eliot Rd

n

Tax Delinquent Parcels*

E 41stofSt
* In excess
$500.

W LakeviewEBlvd
Grandview Blvd

andview Blvd

Walker Blvd

E 38th St
LIABILITIES

St

E Grandview Blvd

E 33rd

Sunset Blvd

3rd

tC
on

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

Davison Ave
Old
Fren
ch

E4

Essex Ave

Cochran St

eA
ve

E 33rd St

Beech Ave

Perry St

Pin

St

E 32nd St

on

Parade Blvd

e
Av

Parade Blvd

er

ill

M

a

Pe

Wood St

t

S
Churches
ch

1st

Wayne St

Hazel St
Reed St

Briggs Ave

bo

l
Ba

Schools (Open)

Sunset Blvd

W 42nd St

n

lli

Ri

E 31st St

E 28th St

Ba
yfr

E 20th St

Glendale Ave

E 25th St

E 26th St

E 29th St

St
35thE 34th St

Woodlawn Ave

Marion St

Old

Historic
Asset
Historic
Assets
g
4
a
W 39thE St
e
Av

Payne Ave

West Ln
Pennsylvania Ave

Maple St

BrandesGSt
len
wo
o

St

Perry St

ch R
d

38th St

e
Av

Parade

Myrtle St

Myrtle St

Chestnut St
East Ave

Cherry St

Jackson Ave

Reed St

Hazel St

Liberty St
Ash Street Blvd

Plum St

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

Wallace St

Holland St

ASSETS

Fren

Beech Ave

W 34th St

t

E 23rd St

E 24th St

ve
eA

E 33rd 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

38th St
W 38th St

Fallow Land

E 31st St
W 31st St

tS

St

W
th St 34th St

W 32nd St

W 29th St

E 10th St

Prospect Ave

E 22nd St
Fairmount Pkwy

E 27th St

Sc
ot

g
ai
Cr

E 33rd St

e
Av

W 32nd St

ne
Pi

E 31st St

St
Mc24th
W
kin
ley
Av
e

Burton Ave

Ash St
Poplar St

Plum St

Holland St

Parade St

E 28th St

E 29th St W 29th St
W 30th 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

Pin

St
Auburn
Pe
ac
en
h
wo
St
od
Pa
rk
Av
e

E 23rd St

E 26th St

W 26th St

W 28th St

E 22nd St

WILSON
ST.W 23rd
St
MIDDLE
MARY’SW 25th
St
E 25th St
SCHOOL
HOME

COLLEGIATE ACADEMY

Gl

Sassafras St

French St

NORTHWEST

w
Bro

ve
nA

E 24th St
W 24th St PENNSYLVANIA
W 25th St

W 44th St
W Lakeview Blvd

E 20th St

E 21st St

W 22nd St

39th St
W 40th St

Myrtle St

W 17th St

rd

E 13th St

E 12th St

Huron St

W 20th St

E 11th St

E Grandview Blvd

E 14th St

But significant
city assets are
W 18th St
E 18th
19th St
WSt
in need Eof
protection

19th St

E 17th StSt
Gordon

W 36th St

East Ave Chestnut St

E 13th St

Wallace St

Raspberry St

Dr

E 16th St

W 35

Walnut St

German St

en

Cherry St
Wayne St

Poplar St
Reed St

Holland St

French St

W 11th St
E 11th St

E 10th St

wy
nt Pk

E 14th St

W Lakeview Blvd

43

E Lake Rd

Davison Ave

Hess Ave

Burton Ave

Essex Ave

Briggs Ave

BlvdHess Ave

Sunset Blvd

E 41st St

Camphausen Ave

Sanford Pl

Park Way Dr

Cranch Ave

Peach St

Lighthouse St
Sassafras St

Pennsylvania Ave

Wayne St

Beech Ave

ve

Marne Rd

E 9th St

wy
nt Pk

Weschler Ave

E 7th St

y Fro
E Ba

t

Tacoma Rd

W 7th St

th St
Hilltop
W 16Rd

Sassafras St

E 4th St

St
SupportE 7th
the
Academy Neighborhood Association and other neighborhood
groups to promote
E 8th St
St
Polk higher
E 7th St
E 8th St
Polk St
levels of engagement.
E 9th St
E

Gl

St

E 4th St

E 5th St
W 5th St
Treat
the intersection
of Pine Avenue, Old French Road, and 28th Street
as an opportunity for significant
W
E 5th St
Pin
E
Row
Park
S
41s
W 6th St similar opportunitiesE Lake
Rd
gateway beautification. Consider
at 26th
Street
and Parade.
eA
tS

r
yF
BSa Park Row

st St

37th Sthigh
blocksEwith

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

67

E 41st St

Davison Ave

Lake

Wayne St

Reed St

Parade St

E 2nd St

o

Marion St

Cochran St

Peach St

W 4th St

ro
y F St
EBa4th

y

w
Pk

y Fro
E Ba

Wood St

W 2nd 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
t
on

Peach St

E Bay Dr

Eliot Rd

Frontier Dr Hazel

Ch

Pear St

Av
e

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

Camphausen Ave

ley

E 34th St

Perry St

Ore Dock Rd

Ash Street Blvd

E Front St

Broad St

Elm St
Pennsylvania Ave

Port
Acce
ss R
d

Reed St

vin
Ave
Mar

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

W Fron

E 33rd St
Wallace St

th St

kin

Fairmo

E 27th St

E 31st St

Wayne St

arkd

cd
cess
PR

E 31st St

W 35

East Ave

Jackson Ave

Av
e

E 26th St

Mc

se St

French St

Holland St

E 25th St

E 29th St

en
Pow
rtoAo
S

St

E 24th St

E 33rd St

Ore Dock Rd

Niagt ara Pier

g

Sassafras St

E 23rd St

E 28th St

Gl

Maple St

ai
Cr
St

W

West Ln
Walker Blvd

E 21st St

E 22nd St

W 24th St

W 31st St

W 39th St

Eliot Rd

E 20th St

E 20th St

WHERE TOS START
c
WORKING ott St

Cherry St

Hazel St

Myrtle St

Chestnut St

W 25th St

t

E 18th St

E 19th St

COST EFFECTIVELY INTERVENING IN THE
ACADEMY-MARVINTOWN PLANNING AREA

3rd St

St

E 17th St

Sassafras St

Poplar St

W 19th St

Peac

Myrtle St

E 16th St

W 17th St

VERY
HEALTHY

Walker Blvd

d
Port

Gl

r

VERY
UNHEALTHY
Rd
Hilltop
Gordon St

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

4.0 - 6.0

Ore Dock Rd

Wayne St

German St

Lighthou
se St

Hess Ave

Pennsylvania Ave

East Ave

Franklin Ave

Ash St

Wallace St

Downing Ave

June St

East Ave

Woodlawn Ave E 25th St

Mc

kin

Glendale Ave

ley

E 31st St

E 33rd St

E 30th
Brandes St
Bird Dr

Old

Regis Dr

Pennsylvania Ave

d St

MCCAIN AVE
Reed St

Ave
vin

Mar

Fren

ch R

d

n

Ash Street Blvd

ew
N

Co
n

Mcclelland Ave

nt

E 33r

Perry St

Wayne St

Reed St

Hop

eD

Pin
Rd

e A E 40th St
ve
E 43rd St
E4
3rd
S
E 44tht St

E Grandview Blvd

r

Roxanna
Dr Ave
Burton

Essex Ave

4.0 - 6.0

Perry St

E 42nd St

Eim4
m
1st
erSt
m
an

Alan Dr

Longview Ave

RETURN ON INVESTMENT

VERY
E 37th St
UNHEALTHY

3.5Z - 4.0

Briggs Ave

Wallace St

Page St

3.0 - 3.5

Fargo St

Parade St

2.5 - 3.0

Parade Blvd

W Lakeview Blvd

Stanton St

Rd

Beech Ave

Burton Ave

Score 1.25 - 2.5

Sunset Blvd

St

Holland St

Eliot Rd

VERY
HEALTHY

E 38th St

E 41st St

Which blocks saw homes with
© czbLLC
a higher return on investment?
Blocks where investment yields higher value

CITY OF ERIE,
PA: Comprehensive
and Community
Decision-Making Guide
Which
blocks
saw Plan
homes
with
a higher return on investment?

A

Jackson Ave

Pear St

Camphausen
St
Ave
Holland

French
Broad
StSt

St

Ross St

Wayne St

Sanford Pl

Park Way Dr

Bacon St

Reed St

Holland St

Payne Ave

Elm St

Pa

od

Brandes St
Gl
en
wo

E 32nd St

RETURN ON INVESTMENT
68

Prospect Ave

E 26th St
E 26th St
... which
is likely, on most blocks,
toE 27th St
E 27th
Ba in higher market values.
result
yfr28th St
E
o

Davison Ave
Old
Fren
ch

Perry St

E Grandview Blvd

E 20

E 20th St

E 23rd St
E 24th St

33rd St
HOUSING ECONDITIONS

G

3rd

E 18th St
E 19th St

E 22nd St
Fairmount Pkwy

E 31st St

E4

How healthy are the neighborhoods?
en
D

W Grandview Blvd

Av
e

rk

Pennsylvania Ave

Cochran St

Essex Ave

Cherry St

Jackson Ave

ve
ark A
P
ood
lenw

Briggs Ave

Pe

$86,072
17%

Buffalo Rd
E 21st St

E 29th St

E 36th St
E 37th St

eA
ve

E 10th St

71%

E 35th St
E 35th St
How healthy are
the neighborhoods?

St E 35th St

Pin

t

Perry St

HOUSING CONDITIONS

h
ac

E 4St
W 39th
1st
S
Wood St

Parade Blvd

h

ac

Pe

St

St

Wayne St

St St
Hazel
Reed

Ash Street
Blvd
Liberty
St

Wallace St

lb

Ba

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

Beech Ave

Old

e
Av
er

ill

M

W 44th St
W Lakeview Blvd

oa

Cranch Ave

Peach St

Hess Ave

Peach St

E 20th St

thESt34th St

2,444

Pearl Ave
E 18th St

E 19th St

Marion St

W 42nd St

l

Ri

Sunset Blvd

en Auburn St
wo
od
Pa
rk
Av
e
Gl

Eliot Rd
W 41st St

g
lin

e
Av

E 16th St

e
Av

W 40th St

e
Av

POVERTY RATE

ne

W 39th St

E 13th St

E 17th St

a

Ch

AVERAGE HOME SALE

Pi

W 38th St

W 37th St

n
pi

Polk St
7,462

RATE
11th St
EHOMEOWNERSHIP

E 14th St

W 35

St

W 36th St

a

Pe

E 33rd St

ch

St

g

W 35

E 31stW
St31st St

HOUSEHOLDS

EAST GRANDVIEW

M th St
W 2c4
kin
ley
Av
e

ai
Cr

W 34th St
th St

e
Av

E 33rd St

ne

W 32nd St

Gilson
French St

Sassafras St

West Ln

Sassafras St

Myrtle St

E 23rd St
W 23rd St

Myrtle St

E 20th St

Pi

E 31st St

E 9th St

E 12th St

MERCYHURST

E 18th St
W 19th St

E 7th St
E 8th St
RESIDENTS

FAIRMONT-McCLELLAND

Huron St

Chestnut St
East Ave

Plum St

Lighthou
se St

Pennsylvania Ave

East Ave

GLENWOOD

Poplar St

E 21st St

Holland St

Myrtle St

Chestnut St

Walnut St

Ash St

Wallace St

W 20th St

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

TRINITY
St
10th PARK
E

W 17th St

W 18th St
E 19th St

MERCYHURST
E 7th St

ACADEMY- MARVINTOWN

ARBOR HEIGHTS

E 13th St

E 17th St

French St

Cherry St
Wayne St

German St

GREENGARDEN

Raspberry St

Peach St

LITTLE ITALY

E 11th
St
11thSt
W

W 16th St
E 16th St

Sassafras St

Myrtle St

Myrtle St

Greengarden Rd

t

Oakwood St

Poplar St
Reed St

Holland St

French St

Weschler Ave
West Ln

Myrtle St

E 9th St

Polk St

E Lake Rd
Park Row
LAKESIDE

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
Sc
o
tt
E 28th St
W 28th St
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

12TH STREET CORRIDOR

E 4th St

E 5th St

Marne Rd

E 8th St

PULASKI
S
LIGHTHOUSE

E Bay Dr

wy
nt Pk
y Fro
E Ba

FRONTIER

E 3rd St

E 4th St

BAYFRONT

EAST
BAYFRONT

e Dr

Lakesid

Tacoma Rd

W 6th St

WEST
BAYFRONT

E 7th St W 7th St

W 24th St

tS

r

StSt
5th
EW
5th

S Park Row

W 21st St

ch

W 4th St

E 2nd St

W 3rd St

DOWNTOWN

W

E 3rd St

Ross St

y

E 14th St

Sc
ot

Port

E 2nd St

kw
tP
E 4th
on St
r
yF
Ba

t St

W 2nd St

wy
nt Pk
y Fro
E Ba

Sassafras St

Uneriecity

Frontier Dr
Peach St

3rd St

E Front St

W Fron

E Bay Dr

Wayne St

nd St

Ore Dock Rd

t St

Seminole Dr

Niagara Pier

E Front St

W Fron

Acce
ss R

d
Acce
ss R

HOW CAN ERIE MAKE
THE MERCYHURST
AREA STRONGER?

NEIGHBORHOOD
STRENGTHENING

See Appendix J. Data Notes, pg 105.

Sassafras St

Schools (Open)

PREPARATORY
SCHOOL

Elm St

Jackson Ave

Pennsylvania Ave

Reed St

Perry St

E4

3rd

Burton Ave

Essex Ave

eA
ve

E 41st S

Franklin Ave

Briggs Ave

Brandes St

Perry St
Sanford Pl

Reed St Cranch
Ave

Ash Street Blvd

Wallace St

Wayne St
Park Way Dr

vin
Ave

Mar
Parade St

Gilson

Pin

E 38th

St

P

E 18th St
E 19th St

Camphausen Ave

June St

Pear St
Regis Dr

m

m

er

E 42nd St

Page St

Stanton St

Zi
Longview Ave

St

Davison Ave

Burton Ave

E 41st St

E 35th St

Fargo St

Brandes St

d St

E 33r

E 34th St

Mcclelland Ave

MCCAIN AVE

tC
on

Alan Dr

St
ew

on

E 32nd St

E4

3rd

Glendale Ave

Woodlawn Ave

Ba
yfr

N

Pennsylvania Ave

Perry St

eA
ve

Prospect Ave

Fairmount Pkwy

E 26th S

E 36th St

Pin

Perry St

Briggs Ave

Parade Blvd

Sunset Blvd

Historic
Asset
Historic
Assets

Parade Blvd

Sunset Blvd
Payne Ave

Broad St

East Ave

Av
e

E 35th St

Essex Ave

d
ch R

Wayne St

Reed St

Ash Street Blvd

Wallace St

Mar

vin

Ave

d
ch R

Fren

Old

Holland St
Fren
Old

ASSETS

E 36th

Buffalo Rd

Marion St

What these neighborhoods
have going for them...
MERCYHURST
E Grandview Blvd

East Ave

Holland St

Elm St

Parade St

Reed St

Jackson Ave

ark

dP

ley

E 37th St

St

E 35th St

E Grandview Blvd

E 38th St

1st

E 34th

E 4th St

E 37th St

n

E 33rd St

E4

St

Downing Ave

Ash St

Walker Blvd

Holland St

Av
e

St
h
ac
Pe

en
wo
o
St

Beech Ave

e
Av

Gl

MERCYHURST
UNIVERSITY

38th St

W Lakeview Blvd

1st

E 12th St

kin

E 31st St

ne

g

38th St

Fallow Land

E 25th St

Pi

ai
Cr

a

Dr

Mc

E 29th St

th St

39th St

E 23rd St

Significant educational
assets abound and bring
E 26th St
E 27th St
visitors to the area, which demands a high level of
28th St
maintenanceEalong
gateway corridors.

W 35

Eliot Rd

Wallace St

Peach St

French St

E 22nd St

E 31st St

E 32nd

E 20th St

E 21st St

JEFFERSON
ELEMENTARY

Av
e

38th St

E4

E 18th St

E 19th St
Gordon
St

E 24th St

E 33rd St

Bacon St

dP
ark
Av
e

Eliot Rd

St
Holland
Lighthouse
St
Old
F n
Fren reHess
ch RAve
ch R
d
d
Old

Myrt

Cochran St

Wayne St

Reed St

Pennsylvania Ave

Hazel St

Wood St

German St

Holland St

French St

West Ln

Sassafras St

Myrtle St

Myrtle St

Hilltop Rd

Dr

E 7th St

Dr

E 20th St

E 33rd St

Cochran St

Ross St

Liberty St

Sassafras St

Myrtle St

Chestnut St

Chestnut St

E 17th St

en

E Lake Rd

ley

E 27th St

Tacoma Rd

t

31st St

en

E 10th St

kin

Marne Rd

tS

Gl

E 16th St

W 24th St

Sc
ot

Gl

th St

Mc

keside
E 31stLaSt
WHERE TO START WORKING

E 33rd St

Polk St

y

St

n
pi

E 28th St

e
Av

E 14th St

St

E 26th St

E 11th St
Treat 38thPeaStreet and Pine
Avenue as gateway
corridors through streetscape improvements,
E 13th St
W Lakeview Blvd
blight mitigation, and beautification.

er
ill

w Blvd

h

S

w
nt Pk
y Fro
E Ba

ch

M

W 44th St

St

W 42nd St

Ch

Row
Park
St
WS37th
Provide
financial
incentives and support
E 7th St on blocks with
for home improvements
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

E 25th St

E 31st St

W 35

g

W 38th St

ac

ai
Cr

6th St

St

E 2nd St

E Bay Dr

Target early signs of distress,
especially
E 3rd St
north of 38th Street,
E 4th St with targeted tcode
S
in
enforcement and blight Eremoval.
5th St
ap

W 3rd St
W 34th St

E 23rd St
E 24th St

E 29th St

Beech Ave
East Ave

Cascade St

W 2nd St

t

W 31st St

Maple St

E Front St

Peach
St
St
Raspberry

W 30th St
W Fron
t St

tS

en
wo
o

W 29th St

Sc
ot

Gl

W 28th St

W 40th St

E 21st St
E 22nd St

W 24th St

Wayne St

Hazel St

W 26th St

Cherry St
Ore Dock Rd

W 25th St

E 20th St

E 20th St

COST EFFECTIVELY
INTERVENING IN THE
MERCYHURST PLANNING AREA

W 25th St

d St

E 18th St
E 19th St

French St

W 23rd St

Myrtle St

e
Av

Port
AcSt
Chestnut
cess
Rd

wn
Bro

Plum St

W 20th St

W 22nd St

W 19th St

Poplar St

Ras

W 18th St

E 40th St

m

an

Rd
E 43rd St

E 44th St

E Grandview Blvd
What these neighborhoods
have working against them...

© czb

LIABILITIES

Tax Delinquent Parcels*

Code Violations

* In excess of $500.

Churches

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

69

HOW CAN ERIE MAKE
THE EAST GRANDVIEW
AREA STRONGER?
Port
Acce
ss R

d

NEIGHBORHOOD
STRENGTHENING

Walker Blvd

Gl

en

Dr

VERY
HEALTHY

St

© czbLLC

4.0 - 6.0

Franklin Ave

Mcclelland Ave

MCCAIN AVE

E 30th St

Bird Dr

VERY
UNHEALTHY

3.5 - 4.0

4.0 - 6.0
Hop

eD

Zi

m

RETURN ON INVESTMENT

Alan Dr

Page St

Stanton St

3.0 - 3.5

Longview Ave

3rd

St

m

er

E 40th St

m

an

Rd

E 43rd St

Which blocks saw homes with
a higher return on investment?
Fargo St

E 44th St

E4

E 41st St

Davison Ave

E 43rd St

Av
e

n

E 35th St

2.5 - 3.0

r
Burton Ave

Rd

June St

Pear St
Regis Dr

36th-St
Score E1.25
2.5

Essex Ave

St E 40th StPine

tC
on

E 33rd

E 38th St

Roxanna Dr

an

1st

Sanford Pl

Bacon St
Downing Ave

Camphausen Ave

ew

N

Brandes St

Bird Dr

E 32nd St

E 35th St
E 37th St

Perry St

m

Briggs Ave

er

E 42nd St

Alan Dr

m

Park Way Dr

Gilson

Payne Ave

Elm St
Pennsylvania Ave

St

Perry St

Wayne St

on

E 34th St

Hop

E 27th St

Ba
yfr

VERY
HEALTHY

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

RETURN ON INVESTMENT

E 26th St

How healthy are the neighborhoods?

E Grandview Blvd

VERY
UNHEALTHY

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

70

Cranch Ave

se St
Lighthou

Hess Ave

Pennsylvania Ave

Ross St

East Ave

Jackson Ave

Reed St
Mcclelland Ave

E 33rd St

E4

Glendale Ave

Woodlawn Ave

HOUSING CONDITIONS

E 30th St

Hilltop Rd
Gordon St

Av
e

Prospect Ave

E 27th St

E 31st St

Reed St

Holland St

June St

Ash Street Blvd

Wallace St

Ave
vin

Parade St

Mar

MCCAIN AVE

d
ch R
Fren
Old

Page St
Sunset Blvd

m

Longview
Ave
Parade
Blvd

W Lakeview Blvd

ley

E 19th St

Buffalo Rd

E 27th St

d

Eliot Rd

Stanton StHolland St

Zi

How healthy are the neighborhoods?
St

kin

eD

Fargo St

3rd

Beech Ave
Davison Ave

G

HOUSING
CONDITIONS
E4

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

Marion St

Burton Ave
Cochran St

E 41st St

Marion St

Essex Ave
Ave
Park
ood
lenw

E 38th St

E 35th St

ch R

E 36th St

St
E 33rd
E 33rd St

Fren

ap

Av
e

East Ave

Franklin Ave
Ash St

Wallace St

French St

Av
e
en
wo N
odew
PaS
rtk
Regis Dr

St

E 31st St

E 34th St 35th St
W

St

E 37th St

in

n

E 32nd St

Ch

E 28th St

on
t
E 29th StCon

Old

P

Ba
yfr

Gl

Brandes St

St

g
ai
Cr

33rd St

h

c
ea

t

Mc

E 26th St

e
Av

Pennsylvania Ave

tS

Woodlawn Ave
E 26th St

ne
Pi

Maple St

Sc
ot

E 20th St

E 20th St

Glendale Ave
E 25th St

E 7th St

E 12th St

Prospect Ave

E 24th St

10%

E Lake Rd

E 19th St

Buffalo Rd

Pear St

Broad St

th St

W 24

Av
e

Camphausen Ave

ley

Elm St

Myrtle St

in

Chestnut St

East Ave

Cherry St

ck

W 31st St

E 35th St

Wayne St

Sanford Pl

E 19th St

E 27th St

31st St

W 39th St
Pin
e

Reed St

Bacon St

German St

Downing Ave

Peach St

Sassafras St

Myrtle St

E 16th St

$82,624

POVERTY RATE

EAST GRANDVIEW

E 10th St

E 13th St

E 20th St

20th St

Perry St
Wood St

Park Way Dr

Cranch Ave

Holland St

French St

Gilson

West Ln

Payne Ave

Hess Ave

Myrtle St

Chestnut St

Walnut St

Cherry St

Poplar St

East Ave

E 12th St

75%

E 4th St

Marne Rd

E 11th St

HOMEOWNERSHIP RATE
AVERAGE HOME SALE

Polk St

wy
nt Pk

E 9th St

E 8th St

2,910

Dr

Tacoma Rd

St St
E 7th
E 7th

y Fro
E Ba

W 19th St

W 25th St

MERCYHURST
GLENWOOD

E 14th St

W 17th St

Hazel St

E 5th St

E Lake Rd
S Park Row

Healthy blocks of small mid-century
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

Huron St

3rd St

E 4th St

Lakeside

FAIRMONT-McCLELLAND

ACADEMY- MARVINTOWN

Tacoma Rd

y

t Pkw

E 10th St

TRINITY
E Bay PARK

ARBOR HEIGHTS

E 3rd St

E 4th St

Marne Rd

Fron

Polk St

Sassafras St

W 3rd St

6,817

HOUSEHOLDS

LITTLE ITALY

Dr

E 2nd St
GREENGARDEN

Peach St

se St
Lighthou

Pennsylvania Ave

Ross St

W 2nd St

RESIDENTS

Wayne St

t St

W 6th St

Hazel
PerryStSt

E Front St

W Fron

E Bay Dr

Dr
Lakeside

LAKESIDE

Broad St

Ore Dock Rd

12TH STREET CORRIDOR

EAST GRANDVIEW

PULASKI
LIGHTHOUSE

EAST
BAYFRONT

E 42nd St

WEST
BAYFRONT

FRONTIER

r

Roxanna Dr

DOWNTOWN

BAYFRONT

E 44th St

© czbLLC

Blocks where investment yields higher value

See Appendix J. Data Notes, pg 105.

Franklin Ave
June St

Pear St
Regis Dr

Mcclelland Ave

Bird Dr

MCCAIN AVE

E 40th St

m

an

Rd
E 43rd St

Roxanna Dr

Alan Dr

E 42nd St

Longview Ave

Stanton St

Page St
Fargo St

er

r

E 44th St

Sanford Pl

Franklin Ave

Bacon St

Downing Ave

E 19th St

June St

Pear St

Av
e

Prospect Ave

Glendale Ave

Woodlawn Ave

E 26th St

E Grandview Blvd

eD

m

er

E 40th St

m

an

Rd
E 43rd St

r

Roxanna Dr

m

Alan Dr

Stanton St

St

Hop

Zi

Longview Ave

3rd

Davison Ave

Perry St

E4

E 41st St

Marion St

Essex Ave

E 38th St

eA
ve

E 35th St

Page St

E 34th St

E 36th St

St

E 30th St

Bird Dr

E 33rd

Fargo St

E 32nd St

E 35th St

Pin

MCCAIN AVE

n

E 37th St

St

tC
on

E 42nd St

ew
N

on

Mcclelland Ave

E 27th St

Ba
yfr

Regis Dr

Perry St

Wayne St

Reed St

ley

Brandes St

ve
eA

Briggs Ave

E Grandview Blvd

m

Pearl Ave

Fairmount Pkwy

St

Pennsylvania Ave

n
Pi
E Grandview Blvd

Av
e

eD

m

E 18th St

E 27th St

E 33rd St

1st

ne

Hop

Zi

Buffalo Rd

Camphausen Ave

kin

E 31st St

Ash Street Blvd

Park Way Dr

Cranch Ave
Gilson

E 7th St

Broad St

Elm St

East Ave

Mc

Jackson Ave

Reed St

E 25th St

Burton Ave

Parade St

Bacon St
Downing Ave

Perry St

Parade Blvd

Hess Ave

Payne Ave

East Ave

Wayne St

Lighthouse St

Pennsylvania Ave

Ross St

Wayne St

Ash St

E 10th St

E 22nd St

E4

Camphausen Ave

N
ew

St

Pennsylvania Ave

Perry St

Wayne St

Reed St

Briggs Ave

Burton Ave

Ash Street Blvd

Wallace St

Parade St

Sunset Blvd

Old

Brandes St

Reed St

Ave

Mar
vin

Holland St

ch R
d

Fren

Beech Ave

Essex Ave

Av
e

ar k

Gl
en
wo
od
P
Acce
Eliot
ss R
d
Port

Ore Dock Rd

Reed St

wy
nt Pk

Wallace St

E 38th St

E 41st St

E 35th St

E 20th St

E 23rd St

Wallace St

E 36th St

n

E 4th St

Marne Rd

Polk St

E 21st St

Ave

E 34th St

St

Major points of entry into the neighborhood and
city present an opportunity for East Grandview to
make a good first impression to the Erie market.

E 20th St

38th St

E 33rd

E 30th St

E Lake Rd

E 18th St

8th St

E 32nd St

tC
on

e Dr

E 19th St

E 26th St

on

E 27th St

Lakesid

E 12th St

E 13th St

E 26th St

WHERE TO START
WORKING
Ba
yfr

Pi

Glendale Ave

Woodlawn Ave

Tacoma Rd

y Fro
E Ba

E 11th St

Av
e

Marion St

Cochran St

Rd

St

ve

E Bay Dr

Dr

ley

Prospect Ave

Fairmount Pkwy

E 27th St

Improve commercial property conditions
E4
3
around the entry node at Pine Avenue rd St
W Lakeview Blvd
E Grandview Blvd
and East Grandview Boulevard,
which is
currently outdated- and cluttered-looking.

E 8th St

vin

Elm St

East Ave

Jackson Ave

Holland St

Myrtle St

g
ai
Cr

St

5th St

Mar

kin

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 3rd St

Parade Blvd

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
35th

E 19th St

Buffalo Rd

Davison Ave

French St

E 21st St

E 26th St

Pearl Ave

E 18th St

E 20th St

E 20th St

t

St

Gils

East Ave

Ash St

E 18th St

Broad St

E 16th St

E 17th St

E 19th St

tS

en

Payne Ave

Reed St

German St

Wallace St

Peach St

Sassafras St

Myrtle St

Wayne St

Holland St

West Ln

French St

Myrtle St

Chestnut S

Chestnut St

COST EFFECTIVELY INTERVENING IN THE
EAST GRANDVIEW PLANNING AREA

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

a Rd

E 12th St
E 13th St

E 14th St

Gl

E 10th St

Marne Rd

E 11th St

Polk St

y
Pkw
ront

E 8th St

E 9th St

E 44th St

© czbLLC

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

71

HOW CAN ERIE
MAKE THE LAKESIDE
AREA STRONGER?

NEIGHBORHOOD
STRENGTHENING

DOWNTOWN

BAYFRONT

WEST
BAYFRONT

FRONTIER

12TH STREET CORRIDOR

PULASKI
LIGHTHOUSE

EAST
BAYFRONT

LITTLE ITALY

TRINITY PARK

GREENGARDEN
ARBOR HEIGHTS

LAKESIDE

LAKESIDE

FAIRMONT-McCLELLAND

ACADEMY- MARVINTOWN

RESIDENTS

3,269

HOUSEHOLDS

1,354

HOMEOWNERSHIP RATE

49%

AVERAGE HOME SALE
POVERTY RATE

EAST GRANDVIEW

MERCYHURST

$69,747
41%

GLENWOOD

... especially north of the
median-lined E. Lake Road,
where the market rewards
reinvestment by homeowners.

E 27th St

Woodlawn Ave
E 26th St

E 25th St

E 26th St

kin

ley

E 27th St

Av
e

Sanford Pl

Park Way Dr

Bacon St

Gilson

Broad St

Franklin Ave

Prospect Ave

Fairmont Pkwy

June St

Glendale Ave

Buffalo Rd

Pear St

E 24th St

Camphausen Ave

Av
e

East Ave

ley

Cranch Ave

se St

Downing Ave

East Ave

See Appendix J. Data Notes, pgE 105.
19th St

Ave

W

Pear St
Holland St

kin

Pearl A

E 18th St

E 20th St
Elm St

Wallace St

Blocks where investment yields higher value

Prospect Ave

Which blocks saw homes with
a higher return on investment?

4.0 - 6.0

E 12th St

E 20th St

Buffalo Rd
E 21st St

3.5 - 4.0
E 7th St

E 18th St
E 19th St

June St

French St

Camphausen Ave

Broad St

Myrtle St

East Ave

Pearl Ave

E 19th St

E 22nd St
Fairmount Pkwy

3.0 - 3.5

Which blocks saw homes with
a higher return on investment?

E 23rd St
St
RETURN
ON2OF
INVESTMENT
Mc
72 Mc CITY
PA: Comprehensive Plan and Community
Decision-Making Guide
4th ERIE,
hestnut St

St

E 16th St

E 20th St

0th St

th St

VERY
UNHEALTHY

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
Elm StSassafras St

W 19th St

Downing Ave

Peach St

Myrtle St

h St

E 13th St

E 14th St

E Lake Rd

RETURN ON INVESTMENT

Ash St
Franklin Ave

West Ln

East Ave

VERY
HEALTHY

Hess Ave

E 10th St

How healthy are the neighborhoods?
Huron St

Lighthou

Polk St

Payne Ave

Wayne St

E 11th St

E 12th St

Pennsylvania Ave

Ross St

Wayne St

Reed St

German St

Holland St

French St

Sassafras St

Sanford Pl

Cranch Ave

Peach St

Gilson

Payne Ave

Bacon St

se St

Myrtle StHess Ave

Lighthou

Pennsylvania Ave

Walnut St

HOUSING CONDITIONS

2.5 - 3.0

Marne Rd

E 8th St

E 9th St

Score 1.25 - 2.5

EVERY
4th St
UNHEALTHY

Tacoma Rd

E 7th St
E 7th St

VERY
HEALTHY

wy
nt Pk

Cherry St

E 4th St

E 5th St

E Lake Rd
S Park Row

Lakesid

How healthy are the neighborhoods?

y Fro
E Ba

wy

E 10th St

E 4th St

E 3rd St

Marne Rd

Polk St

E 2nd St

W 3rd St

e Dr

HOUSING CONDITIONS

E Bay Dr

Tacoma Rd

W 6th St

Chestnut St

Ross St

W 2nd St

Park Way Dr

t St

e Dr

Lakesid

E Front St

W Fron

Bay Dr

Ore Dock Rd

Port

Acce
ss R

d

Bounded by GE Transportation to the
east and mostly fallow industrial land to
the west, Lakeside features largely stable
residential blocks …

Glendale Ave

Woodlawn Ave
E 26th St

Port
Acce

COST EFFECTIVELY
INTERVENING IN THE
LAKESIDE PLANNING
AREA
E Bay Dr

e Dr

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

Bacon St
E 12th St

Downing Ave

June St

Pearl A

E 18th St
Schools (Open)

E 19th St

Zi

m

Fairmount Pkwy

m

er

E 42June
nd St
St

Buffalo Rd

Alan Dr

Churches
Longview Ave

Camphausen Ave

Broad St

Elm St

Franklin Ave

Historic
Asset
Historic
Assets
Page St

St Fallow Land

Stanton St

ASSETS

Davison Ave

Mcclelland Ave

Bacon St

Gilson

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

Hess Ave

Regis Dr Payne Ave

d St

E 4th St

MCCAIN AVE

Park Way Dr

Cranch Ave

Sanford Pl

Pear St

St St
Lighthouse

ew

N

East Ave

Burton Ave

ne

AE 26th St

ley

E 27th St

Av
e

Pear St

Pi

kin

go St

Ave
Glendale
St
E 25th

East Ave

St

E 7th St

E2

Woodlawn Ave

E 40

m

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

Ave

WoodlawnEAve
26th St

Pennsylvania Ave

Ross St

Brandes St
Wayne St

Reed St

Essex Ave

Ash St

3rd

Reed St

E4

E 23rd St

E 41st St

tC
on

n

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

E 18th St
E 19th St

Pin

E 24th St

Broad St

Elm St

Wayne St

Sanford Pl

E 19th St

St

Perry St

Av
e

Camphausen Ave
French St

ley

1st

E 36th St

Franklin Ave

Downing Ave

Wallace St

Reed St

Perry St

German St

Holland St

Wayne St

French St

Gilson

Ash Street Blvd
Peach St

Briggs Ave

Broad St

Elm St Sassafras St

Myrtle St

Myrtle St

rade
Blvd St
Chestnut

Sunset Blvd

Reed St

Sassafras St
West Ln

Payne Ave

Myrtle St Hess Ave

Wallace St

Ave
vin

Mar

Chestnut St

Walnut St

East Ave
East Ave

St

W 24th St

kin

E4

E 18th St

E 10th St

on

Marion St

Cherry St

h St

E 17th St

E 32nd St
E 34th St

E 13th St

E 37th St

Ba
yfr

Glendale A

e Dr
Lakesid

E Lake Rd

Polk St

E 35th St

St
Fallow LandE 16thHistoric
Assets

E 20th St

Mc

E 14th St

Woodlawn Ave

Tacoma Rd

W 19th St

E 12th St

E 11th St

EDISON
ELEMENTARY
SCHOOL

LAKESIDE
CEMETERY

Marne Rd

St

E 9th St
St
E 33rd

E 8th St

wy
nt Pk

Huron St

E 7th St

y Fro
E Ba

E 10th St

EE31st
St
7th St
Marne Rd

Polk St

E 4th St

E 5th St

E Lake Rd
S Park Row

Av
e

E 27th St

E 3rd St

E 4th St

ley

Fairmount Pkwy

E Bay Dr

Tacoma Rd

W 6th St

Park Way Dr

Peach St

Lighthouse St

Pennsylvania Ave

W 3rd St

E 28th St

Parade St

Ross St

E 2nd St

Bacon St

t St

W 2nd St

Holland
Pear St St

y Dr

r
keside D

La

Jackson
Cranch Ave Ave

W Fron

E 26th St

Cherry St

E 25th St
E Front St

kin

Pennsylvania Ave

24th St

Mc

East Ave

Ore Dock Rd

E 23rd St

Camphausen Ave

Acce
ss R

Port

nd St

E 18th St

… while E. Lake Road (Route 5)
E 19th St
and adjacent assets are wellpositioned to form one
Rd Erie’s
Buffaloof
most attractive gateways.
Prospect Ave

d

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 …

Franklin Ave

East Ave

Ash St

Wallace St

Gilson

Payne Ave

Wayne St

Reed St

German St

th St

Tacoma Rd

wy
nt Pk

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 7th St

Marne Rd

y Fro
E Ba

Leverage
E. Lake Road’s charmingPolk
median
E 8th St
St
through beautification projects along the
avenue and a well-maintained streetscape.

E 9th St

E 4th St

E Lake Rd

Hess Ave

h St

Sanford Pl

Cranch Ave

Lightho
u

Ross St

Pennsylvania Ave

Target early signs of distress with targeted
code
E 3rd
St enforcement and blight removal.

nd St

Park Way Dr

Lakesid
se St

Wayne St

Ore Dock Rd

WHERE TO START
WORKING

Ave
aProspect
n
Rd

73

Glendale Ave

E 43r

E 26th St

E 44

HOW CAN ERIE MAKE
FAIRMONT-MCCLELLAND
STRONGER?

NEIGHBORHOOD
STRENGTHENING

DOWNTOWN

BAYFRONT

WEST
BAYFRONT

FRONTIER

12TH STREET CORRIDOR

LITTLE ITALY

LAKESIDE

TRINITY PARK

GREENGARDEN

FAIRMONT-McCLELLAND

PULASKI
LIGHTHOUSE

EAST
BAYFRONT

FAIRMONT-McCLELLAND

HOUSEHOLDS

2,495

AVERAGE HOME SALE

d
Acce
ss R

60%

$59,535

POVERTY RATE

EAST GRANDVIEW

MERCYHURST

35%

Gl

Walker Blvd

en

Gilson

Sanford Pl

Franklin Ave

Bacon St
Downing Ave

June St

E 27th St

Regis Dr

E 33rd

E 34th St

MCCAIN AVE

Brandes St

N

n

St

E 35th St

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

4.0 - 6.0

E 40th St

r

E 43rd St

Roxanna Dr

St

Alan Dr

3rd

m VERY
m
UNHEALTHY
er
m
an
Rd
Zi

E 42nd St

E4

E 41st St

eD

Page St

eA
ve

Hop

Fargo St

E 44th St
E Grandview Blvd

Pin

St

VERY
HEALTHY
Davison Ave

1st

Essex Ave

Briggs Ave

E4

Burton Ave

E 38th St

r

Longview Ave

E 37th St

Stanton St

Reed St

E 36th St

E 44th St

© czbLLC

Dr

Hilltop Rd

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

E 30th St
Bird Dr

ew

tC
on

Mcclelland Ave

on

E 32nd St

Perry St

Wayne St

Pear St

E 26th St

How healthy are the neighborhoods?

Perry St

E 43rd St

Glendale Ave

Woodlawn Ave

Ba
yfr

St

Pennsylvania Ave

Reed St

E 33rd St

Roxanna Dr

E 40th St
Parade Blvd

Sunset Blvd

Rd

Prospect Ave

E 27th St

eD

an

Av
e

HOUSING
CONDITIONS
E 35th
St
Hop

m

ley

Buffalo Rd

Camphausen Ave

Elm St

Jackson Ave

kin

E 31st St

Bird Dr

Ash Street Blvd

Wallace St

Parade St

Holland St

er

Broad St

East Ave

Mc

E 30th St

Rd

m

Park Way Dr

Cranch Ave

use St
Lightho

Hess Ave

Pennsylvania Ave

East Ave

Ash St

Wallace St

E 26th St

Old
Fren
ch R
d
Mar
Mcclelland
vin Ave
Ave

MCCAIN AVE

Alan Dr
Old
Fren
E 42nd St
ch

Stanton
EliotSt
Rd

Beech
Page StAve

m

W Lakeview Blvd

Blvd

74

Zi

Longview Ave

St

Fargo St

E 41st St

E 33rd St

th St
W 35
E 35th St

Cochran St

St Ave
Wood
Burton

Essex Ave

W 39th St
* In excess
of $500.

Davison Ave

Tax Delinquent
Parcels*E 38th St

E 31st St

St

Payne Ave

Reed St

German St

Franklin Ave

Av
e
dP

E 29th St

Gl
en
wo
o

Regis Dr

ap
E 36th
ChSt

Wayne St

Holland St

French St

French St

Holland St
June St

E 26th St

E 25th St

E 28th St

ark

St
ew
N

Maple St

Brandes St

Hazel St

E 33rd

Code Violations
rd

Ross St

Sanford Pl

Peach St
Park Way Dr

Bacon St

Myrtle St
Pear St

St
Chestnut
Camphausen
Ave

Broad St

Elm St

Cherry St

Hazel St

Pennsylvania Ave

Liberty St

Perry St

Peach St

Sassafras St
Downing Ave

Myrtle St

Poplar St
Plum St

East Ave
Cascade St

Raspberry St

Wayne St

Glendale Ave

E 19th St

Fairmount Pkwy

Marion St

Pin al
Be
Av
e
St
ch
a
Pe
E4
3

P

E 32nd St

E 34th St
LIABILITIES
St
in

St

Marion St

e
Av
er

ill

M

Perry St

Reed St

E 23rd St
E 24th St

Pearl Ave

E 18th St

E 20th St

Prospect AveE 21st St
E 22nd St

e
Av

a
bo

e
Av

h

c
ea

St

St

E 19th St

E 27th St

n

W 31st St

g

E 35th St

W 37th StE 37th St

Ri

tC
on

E 18th St

ne

E 33rd St

g

Sc
Boa
ttyf
Srton

E 12th St

E 20th St

Buffalo Rd

Woodlawn Ave

E 10th St

E 7th St

Pearl Ave

What these neighborhoods
have working against them...

t

n
lli

E 19th St

Fairmount Pkwy
W 24th St

ai
Cr

hoods
.

e
Av

E 16th St

E 17th St
E 18th St

E Lake Rd

Polk St

E 13th St

Pi

Reed St

W 29th St

St

E 11th St

E 27th St

W 28th St

E 31st St

West Ln

East Ave

Raspberry St

Jackson Ave

W 23rd St
Mc
kin
le
W 25thy St
Av
e

W 26th St

1st

Sassafras St Cranch Ave

Myrtle St

Wayne St

Reed St

h St

E 9th St

... contributing to areas with
visible distress near Buffalo Road.
Marne Rd

ve
nA

W 19th St

E 20th St

E 8th St

E 4th St

Tacoma Rd

Huron St

W 18th St

w
E 23rd St
Bro

E4

E 7th St

E 14th St

20th
StSt
20th
WE

nd St

E 7th St

wy
nt Pk

E 12th St

y Fro
E Ba

E 10th St

S Park Row

Marne Rd

wy
ont Pk

Polk St

E Lake Rd
W 6th St

W 17th St

E 18th St

E 3rd St

E 4th St
E 4th St

E 5th St

W 11th St

16th St

E 2nd St

Tacoma Rd

E Bay Fr

W 7th St

Chestnut St

W 5th St

e Dr

Lakesid

E Bay Dr

Tax delinquencies have been a
significant problem in the northwestern
section of Fairmont-McClelland …
St
Walnut
Gilson

W 4th St

W 3rd St

Cherry St
Payne Ave

W

Lighthouse St

nt

ro

yF
Ba

Ross St

w
Pk

W 2nd St

Poplar St
Hess Ave

y

t St

Pennsylvania Ave

Wayne St

y

e Dr
Lakesid
E Front St

W Fron

Wayne St

Niagara Pier

E Bay Dr

Ore Dock Rd

Port

GLENWOOD

6,837

HOMEOWNERSHIP RATE

ACADEMY- MARVINTOWN

ARBOR HEIGHTS

RESIDENTS

RETURN ON INVESTMENT

Which blocks saw homes with

Lig

Gilson

Bacon St

Payne Ave

Hess Ave

Franklin Ave

Downing Ave

Av
e

June St

Pear St

E 26th St
E 27th St

St

Ba
yfr

E 32nd St

E 33rd

St

Regis Dr

Walker Blvd

en

Hilltop Rd
Gordon St

Dr

Stanton St

Alan Dr

Page St
Fargo St

Sanford Pl

Park Way Dr

Cranch Ave

Lighthouse St

Franklin Ave

Hess Ave

Gilson

Bacon St

East Ave

© czbLLC

Regis Dr

Brandes St

Bird Dr

MCCAIN AVE

Alan Dr

Page St

m

Schools (Open)
Churches

m

LIABILITIE

er

E 40th St

m

an

Rd
E 43rd St

r

Tax Delinq

Roxanna Dr

St

Zi

E 42nd St

3rd

What th
have w

eD

Longview Ave

E4

Mcclelland Ave

ew
N

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

June St

Pear St

St

Pennsylvania Ave

Perry St

Wayne St

MCCLELLAND
St
E 33rd
PARK

E 38th St
r

Pin

tC
on

Fargo St

E 44th St

St

Camphausen Ave

Elm St

Jackson Ave

Bird Dr

E 43rd St

on

Davison Ave

Alan Dr

Sunset Blvd
E 42nd St
Parade Blvd

W Lakeview Blvd

Gl

d

See Appendix J. Data Notes, pg 105.
Fargo St

Wood St

Perry St

Marion St

E 41st
St
Blocks where
investment
yields highermanvalue
R

E 27th St

What these neighborhoods
have going for them...

Burton Ave

er

Glendale Ave

Woodlawn Ave

Ba
yfr

E 36th St

Essex Ave

m

E4
1st
E 40th St

Prospect Ave

E 26th St

E 34th St

E 35th St

eD

na Dr

m

Av
e

E 32nd St

E 37th St

Hop

Roxan
Perry St

Zi

Reed St

38th St

ley

Buffalo Rd

n

E 33rd St

Briggs Ave

h Rd

Page St

39th St

Longview
OldAve
Fren
c

Beech Ave
Stanton St

Cochran St

Essex Ave

38th St

E 19th St

Fairmount Pkwy

Marion St

e
e
Av
Av
gs
Pin t W 39th St
t St boa
S
e
l
h Ave
Ba
ac
e
P
t
S
h
E4
ac
3rd
Pe
St

Burton Ave

E 38th St

Eliot Rd

St
E 36th St

Davison Ave

Hazel St

n

pi

a
Ch

E 37th St

St

E 35th St

East Ave

Reed St

E 30th St

Which blocks saw homes with
a higher return on investment?

Pearl Ave

E 18th St

E 27th St

E 31st St

Ash Street Blvd

E 35th St

Wallace St

g

W 35

E 33rd St

Mcclelland Ave

E 28th St
MCCAIN AVE
Old
Fren
ch R
d
Mar
vin
Ave

Regis Dr

ai
Cr

a

Pe

June St
Parade St

Holland St

St

kin

E 27th St

Holland St

E 33rd

St
RETURN ONch INVESTMENT
E 34th St
th St

Mc

Broad St

French St

Pear St

St

Av
e

ark

en
wo
o

E 31st St

Gl

E 32nd St

4.0 - 6.0

on

dP

St
ew

W 31st St

E 26th St

E 26th St

tC
on E 29th St
n

E 25th St

e
Av

Brandes St

N

t

Glendale Ave

ne
Pi

Hazel St
Ave
Pennsylvania
Maple St

tS

E 23rd St

E 24th St

DIEHL
ELEMENTARY

E 20th St

E 20th St

E 22nd St

VERY
UNHEALTHY

3.5 - 4.0
Ba
yfr

Downing Ave

Ash St

Wallace St

Pearl Ave

E 21st St
Prospect
Ave

Woodlawn Ave

3.0 - 3.5
Sc
ot

h

- 3.0

E 10th St

E 7th St

E 18th St

E 19th St
E 19th St

W 24th St

ac

St
E 27th2.5

Camphausen Ave

Av
e

Cherry St

Score 1.25 - 2.5

ley

Polk St

E 12th St

Buffalo Rd

Fairmont Pkwy

Pe

kin

W 25th St

Broad St
Myrtle St

Mc

Elm St
Chestnut St

Cherry St

E 20th St

E Lake Rd

Payne Ave

Reed St

German St

Franklin Ave

Downing Ave

Peach St

Sassafras St

Myrtle St

E 18th St

E 4th St

… and assets that can be
leveraged to boost pride and
confidence.

E 13th St

E 16th St

E 17th St

Wayne St

Bacon St
Holland St

French St

West Ln

E 11th St

How healthy are the neighborhoods?
VERY
W 23rd St
HEALTHY

Pennsylvania Ave

Ross St

Wayne St

Sanford Pl

Park Way Dr

Peach St

Sassafras St

Gilson

Payne Ave
Chestnut St

Myrtle St

Hess Ave

East Ave

Poplar St

W 19th St

E 8th St

E 9th St

E 14th St

East Ave

E 43rd St

E 44th St

Marne Rd

E 7th St

E 12th St

HOUSING
CONDITIONS
St St
h18th

Liberty St

Rd

e Dr

wy
nt Pk

Walnut St

E 7th St

Huron St

Plum St

m

an

r

E 40th St

Tacoma Rd

S Park Row

y Fro
E Ba

Cherry St

E 3rd St

E 4th St E 4th St

Marne Rd

wy
nt Pk

Poplar St

E 2nd St

E 5th St

E Lake Rd

W 17th St

Perry St

er

Lakesid

E Bay Dr

But conditions improve to the
south and west, with many blocks
featuring market conditions that
reward reinvestment …

W 6th St

E 10th St

Cranch Ave

use St
Lightho

Pennsylvania Ave

W 3rd St

W 11th St

h St

Burton Ave

Essex Ave

Perry St

Port

Ore Dock Rd

E Front St
e Dr
Lakesid

W 2nd St

Tacoma Rd

y Fro
E Ba

Polk St

E 33rd St

Davison Ave

Parade Blvd

Sunset Blvd

Acce
ss R Briggs Ave
d

Old
F
Fren rench R
ch R
d
d
Old

Gordon St

Ross St

Wayne St

Beech Ave

Eliot Rd

Cochran St

Wood St

Walker Blvd

Hilltop Rd

W 7th St

E 31st St

m

D

t St

W 29th St

m

r
Implement
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W Fron

E 20th St

eD

Marion St

W 5th St

Hop
Zi

Longview Ave

Perry St

Wayne St

Reed St

Ash Street Blvd

Wallace St

Parade St

Holland St

E 36th St

E 37th St

E 42nd St

Brandes St

Ave

vin

Mar

E 33rd St

E 30th St
Bird Dr

MCCAIN AVE

n

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tC
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inBlvdits upkeep.
E Grandview Blvd

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Glendale Ave

Woodlawn Ave

Roxanna Dr

ley

E 27th St

Pennsylvania Ave

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Camphausen Ave

Elm St

East Ave

Jackson Ave

Holland St

Gl
en
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P

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Hazel St

St

a

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kin

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Work Swith
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t
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th St
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t
ac
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E 35th St
P
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pi

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Gl

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Mc

Broad St

French St

Av
e

ark

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Chestnut St

Cherry St

Hazel St

E 23rd St

Buffalo Rd

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
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improvements to streets, sidewalks, and trees.
St
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ve

St

ve St
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Wallace St

Peach St

Myrtle St

Sassafras St

E 21st St
E 22nd St

g
ai
Cr

Liberty St

W 32nd St

al

t

E 19th St

E 20th St

E 20th St

E 29th St

Pearl Ave

E 18th St

E 31st St
W 31st St
Demolish
blighted tax-foreclosed
homes when
opportunities arise.
E 31st St

e
Av

Wayne St

E 18th 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 25th St

h

E 12th St

E 19th St

Myrtle St

Chestnut St

Plum St

Poplar St

W 19th St

E 16th St

E 17th St

E 7th St

WHERE TO START WORKING

E 10th St

E 13th St

Huron St

W 17th St

a
bo

Penns

R

Reed St

German St

West Ln

E 11th St

E 14th St

W 29th St

Polk St

COST EFFECTIVELY
INTERVENING IN THE
FAIRMONT-MCCLELLAND
PLANNING AREA

th St

h St

Wayne St

Holland St

French St

Myrtle St

Walnut St

Cherry St

E 8th St

E 9th St

E Lake Rd

Marne Rd

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E 7th St

wy
nt Pk

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h St

E 5th St
S Park Row

y Fro
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W 6th St

Tacoma Rd

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h St

* In excess of $500

E 44th St

© czbLLC

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

75

HOW CAN
ERIE STABILIZE
LITTLE ITALY?

STABILIZATION

Acce
ss R

Peach St

se St

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S Park Row

Payne Ave

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Elm St

WM24th St
ck
in
ley
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e

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eA
ve

N

ew

Pa
Beech Ave

t

E 38th St
Burton Ave

E
W 39th41St
st S

od

E 36th St

E 37th St

Eliot Rd

Perry St

in

E 32nd St
E 34th St
th St

ap

Ch

E

W 35

SEt 35th St

Cochran St
Essex Ave

e
Av

St

l
Ba

a
bo

Briggs Ave

R

e
Av

Brandes St
Gl
en
wo

Pennsylvania Ave

Jackson Ave

Cherry St

Wayne St

St
Reed
Hazel St

E 33rd St

d

ng

i
ill

t Blvd

W 40th St

Maple St

Ash Street
Blvd
Liberty
St

Wallace St

Parade St

Holland St
Fren
ch R

W 38th St

Old

W 41st St

Reed St
Hazel St

Old
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ch R
d
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vin
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W 37th St
Beech Ave

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ard Rd

St

d St

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W 36th St

Code Violations

CITY AOF
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W 39th St Decision-Making Guide

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Which blocks
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ng
oa sawWhomes
lli
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a higher return on investment?

W 40th St

Eliot Rd

ON INVESTMENT

Allegheny Rd

Devoe Ave

Hazel St

W 37th St

Oakwood St

Ellsworth Ave

Maple St

Post Ave

Cascade St

Liberty St

Schaper Ave

76

I-79

St
W 38th
RETURN

a

Ch

E 31stWSt31st St

St

W 37th St

* In excess of $500.
E 33rd St

th St W 34th St

W 35

St

6th St

n
pi

St

W 32nd St

Tax Delinquent
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g
ai
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e
Av

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

h

ac

W 29th St

W 30th St

ne

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t
How healthy
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W 26th St

OUSING CONDITIONS

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E 20th St

Av
e

25th St
W St
E 25th

E 26th St
W 26th St

E 17th

rk

E 23rd St
W 23rd St

Sassafras St

Myrtle St

Myrtle St

E 20th St

Chestnut
East Ave St

Holland St

East Ave

Ash St

Wallace St

W 17th St
E 18th St
W 19th St

Poplar St

French St

E 14

Huron St

E 21st St

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

Gilson
French St

Lighthou

Myrtle St

Walnut St

Chestnut St

Polk St

E 13th St

W 20th St

W 25th St

St
Cherry
St
Wayne

Poplar
St St
Reed

German St

EW11th
11thStSt

Raspberry St

Holland St

E 8th St

West Ln

Peach St

Pennsylvania Ave

Ross St

St St
5th5th
EW

W 18th St
E 19th St

Sassafras St

Myrtle St

Hazel St
Rudolph Ave
Cherry St

W 24th St

W 3rd St

9th Stwell as high concentrations of
…Eas
E 10th St
problem properties.

E 17th St

W 24th St

Greengarden Rd

W 25th St

W 25th St

Myrtle St

W 22nd St

t St

W 6th St

W 16th St
E 16th St

W 21st St

W 23rd St

E 3rd St

E Fr

W Fron

W 2nd St

W 4th St

B

E 14th St

W 20th St

41%

E Bay Dr

E 7th St W 7th St

Myrtle St

Chestnut St

W 19th St

Chestnut St

Plum St

w
Bro

ve
nA

Schaper Ave
Poplar St

W 17th St

W 20th St

W 22nd St

Walnut St

Cherry St

Poplar St

Huron St

Pittsburgh Ave

Raspberry St

r

Lincoln Ave

W 18th St

rD

w
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ro St
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ay

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Little Italy has
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adjacent to
r
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an
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o
St
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AVERAGE HOME SALE

S Park Row

French St

Oxford St

32%

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y

Weschler Ave

W 6th St

Sassafras St

Lincoln Ave

Seminole Dr

W 3rd St

Uneriecity

HOMEOWNERSHIP RATE

wy
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Ravine Dr

Illinois Ave

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W 2nd St

3,212

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W 4th St

W 7th St

W 16th St

Niagara Pier

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t St

kw

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d

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E 41st St

W 4th St
W 5th St
W 6th St

COST EFFECTIVELY
5
INTERVENING IN LITTLE ITALY
Fallow Parcels

French St

Myrtle St

Chestnut St

West Ln

Peach St

French St

Holland St
Av
e

ark
dP
Peach St

d
ch R
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French St

Broad St
Holland St

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What these neig
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ag

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ley

E 29th St
N

Myrtle St

E 16th

* In excess of $500.

E 33rd St

W 39th St E 4
1s

t St

E 32nd St
E 33rd St

th St

E 34th St

W 35

E 35th St

Holland St

St

E 36th St
E 37th St

Eliot Rd

Ch

a

n
pi

Perry St

h

ac

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St

E 31st St

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ve

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38th St

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77
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ac

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Holland St
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Gl St
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en
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o
West Ln

East Ave
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W 31st St

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a

bo

l
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Cochran
St St

E 4th
33rdStSt

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St
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St

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Ross St

Wayne St

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d
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ng

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E 20th St

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

W 40th St

E

Tax Delinquent Parcels

Wayne St

Parade St

Holland St

W 37th St

E2

E Front St
E 29th St

SAINT
t SLIABILITIES
t
VINCENT
HOSPITAL

ERIE CEMETERY

Reed St

Cascade
Mar St
vin
Ave

Raspberry St

Schools (Open)
Churches

W 38th St

Sassafras St

Myrtle St

Myrtle St

Cherry St

Chestnut St

Plum St

Holland St

Pennsylvania Ave

Poplar St
Acce
ss R
d
Hazel St

Cherry St

French St

dP

Gl

Eliot Rd

Cochran St

Ore Dock Rd

Raspberry St

Peach St

Av
e
ark

Historic
Asset
Historic
Assets

E 31st St

W 34th
St
th St
W 35

W 41st St

Wallace St

French St

German St

West Ln

Auburn St

Oakwood St

W 29th St

E 29th St

E 33rd St

Allegheny Rd

Ellsworth Ave

en
wo
o

Rd St
Greengarden
Myrtle

Chestnut St

Cherry St

Hazel St

Maple St
Hazel St

d St

I-79

Schaper Ave

Sassafras St

Harvard Rd

Myrtle St

Myrtle St

Poplar St

Rudolph Ave
Cascade St
Devoe Ave

Raspberry St

Post
Liberty
St Ave

W 39th St

E 23rd St

W 25th St
E 25th St

ASSETS
St
W 28th
E 28th St

W 32nd St

W 39th St

W 23rd St

What
these neighborhoods
E 26th St
have going for them...

Fallow
Land
St
W 30th

W 36th St

E 20th St
Gordon St

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a

bo

l
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Av

n
pi

a

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St

Dr

g

nd St

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lli

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W 31st St

en

E 18th St
19th StRd
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Hilltop

E 21st St
E 22nd St
e
Av
wn
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E 24th St

Gl

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E 14th St
W Lakeview Blvd

ai
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th St

29th St
HistoricWAssets

t

Huron St

W 17th St

W 20th St

tS

W

Polk St

E 13th St

E 19th St

W 26th St

Sc
ot

W 27th St

W 18th St

W 24th St
W 25th St

St

W 37th St

W 24th St

vard Rd

Raspberry St

Pittsburgh Ave

Plum St
Schaper Ave

W 23rd St

E 16th St

E 17th St

W 22nd St

g
ai
Cr

W 34th St

e
Av

Fallow Land
W 29th St

W 16th St

W 21st St

W 22nd St

St

St

W 19th St

W 25th St

30th St

W Grandview Blvd

W 20th St

St

W 28th St

er

e
Av

ill

wn
Bro

E 14th St

W 17th St

W 20th St

22nd St

W 44th St

Huron St

W 18th St

W 42nd St

St

E 16th

… it also has a notable
W 39th St
E 10th St
concentration
of citywide
assets and historic properties.

e
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11th St
St
h
ac
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W 16th St

Lincoln Ave

r

W 6th St pin
a
Ch

E 8th St

Holland St

W 38th St

While
of fallow
Robinit
Dr hasGra growing supply
W 39th St
ove
Dr
W 40th St
property
that needs to be managed
to
S
M
an
W 41st St
disorder and blight …
or
11th St
Wlimit
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Cascade St

7th St
W St
E 7th
St
W 37th

Weschler Ave

Chestnut St

8th St

Raspberry St

Peach St

Sassafras St Frontier Dr

Oakwood St
Seminole Dr

Walnut St
Allegheny Rd
Lincoln Ave

Poplar St

Cherry St

5

t St

W 3rd St

wy
nt Pk

Schaper Ave

Auburn St

RavAve
ine Dr
Ellsworth

Illinois Ave

Post Ave
Beverly Dr

Colorado Dr

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Oxford
St
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W
W 36th St

E Bay Dr
W 31st St W 2nd St

y Fro
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W 7th St

W 6th St

St St
W 5th
E 5th

t

W Fron

St

W 5th St

F

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E 17th St

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kw

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W 23rd St
W 25th St

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St32nd St
W 3rdW

Chestnut St

e
Av

W 19th St

Port

wn
Bro

Poplar St

Greengarden Rd

Rudolph Ave

W 18th St

Wood St

Schaper Ave

W 17th St

Leverage strong partnerships with the Sisters
W 26th St
W 27th St
of Saint Joseph Neighborhood
Network and
W 28th St
other neighborhood
organizations
to implementE Front St
St
W 29th
W Fron
W 29th St
t St
stabilization activities.
W 30th St
W 2nd St

E

Huron St

W 20th St

W 20th 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

S Shore Dr

S Park Row

E 14th St

Target blighted tax-foreclosed homes for
demolition as they become available.

eriecity

Walnut St

WHERE TO START WORKING

Ash St

Pittsburgh Ave

Lincoln 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.

Hazel St

r

Cherry St

Poplar St

W 11th St

D

Wallace St
Liberty St

or

Poplar
Blvd
WalkerSt

an

Hazel St

M

Raspberry St

S

Ash Street Blvd
Hazel St

r

Liberty St

Gro
ve D

Plum St

E 8th St

Robin Dr

W 7th St

Weschler Ave

Oxford St

E 4th

Holland St

w
Pk

Ave
Beech
Burton
Ave

W

y
Ba

W 3rd St

Sassafras St

nt

o
Fr

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y

Br
iggs Ave
d St

Lincoln Ave

Seminole Dr

Frontier Dr

Ravine

Illinois Av

W 2nd St

Beverly Dr

Colorado Dr

S Shore Dr

HOW CAN
ERIE STABILIZE
TRINITY PARK?

STABILIZATION

LAKESIDE

Payne Ave

Ross St

Wayne St

Sanford Pl

Lighthouse St

Ore Dock Rd

Park Way Dr

Cranch Ave

Pennsylvania Ave

Hess Ave

Gilson
French St

Wayne St

Franklin Ave

Ash St

Wallace St

June St

ley

Mcclelland Ave

Perry St

Reed St

Wallace St

Parade St

Av
e

E 30th St

E 33rd St

Code Violations
E 35th St

E 31st St

Wayne St

vin

Mar

E

E 35th St
E 37th St
Hop

mE
m 41
er st S
m t
an
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Briggs Ave
lan Dr

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Page St

eD

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E 43rd St

r

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Pennsylvania Ave

Jackson Ave

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MCCAIN AVE

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Holland St
Regis Dr

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d
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Reed St

LIABILITIES

t

Pear St

Broad St
French St

St

ew
N

East Ave

Downing Ave

East Ave

Bacon St

German St

Reed St

Holland St

Payne Ave

Peach St
Av
e

rk

Pa

Burton Ave

Cochran St
Essex Ave

E

Ba
yfr E 28th St
on
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on
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E 27th St
have working against them...
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vd

M

a

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lvd

nset Blvd

W 42nd St

Mc

Glendale Ave

E 25th St

Woodlawn Ave
E 26th St

Marion

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Av
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CITY OF ERIE, nPA:
and Community
Decision-Making Guide
g Comprehensive
41St
a
W 39th
Pin
st S
lli
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a
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v
B
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Davison Ave

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od

E 38th St

Beech Ave

E 37th St

Eliot Rd

ch R

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Av

Brandes St
Gl
en
wo

Maple St

Pennsylvania Ave

Jackson Ave

Reed St Hazel St

Cherry St

Wayne St

C

E 23rd St

*dIn
Stexcess of $500.

E 33rd St

St St
tEh 34th

Prospect Ave

E 24th St

E 32nd St

E 20th

E 20th St

E 22nd St
Fairmount Pkwy

E 31st St

E 36th St

d

St St
Reed
Hazel

Ash Street
Blvd
Liberty
St

Wallace St

Parade St

Holland St

in

p
ha

E 18th St
E 19th St

E 19th St
Buffalo Rd
E 21st St

E 29th St

W 35

SEt 35th St

Which
blocks saw homes with
78
W 40th St
a higher return on investment?
Beech Ave

Eliot Rd

Old
Fren St
Raspberry
ch R
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vin
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St
en Auburn
wo
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rk
Av
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Gl

Oakwood St

E 33rd St
Churches

St

RETURN
W 38th St ON INVESTMENT

Schools (Open)
4.0 - 6.0

Polk St

Pearl Ave

E 18th St

E 20th St

W 24th St
Mc
kin
ley
Av
e

g

41st St

W 37th St

Asset

E 31stWSt31st St

ai
Cr

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

e
Av

W 32nd St

W 36th St

Cochran St

E 31st St

ne
Pi

St

W 29th St

E 13th St

E 16th St

What these neighborhoods
E 26th St
HOUSING CONDITIONS
W 26th St
Sc E 27th St
ot them...
have going for
tS
Sc
t
otHow healthy areE 28th
the
St neighborhoods?
W 28th St
tS
ASSETS
t
E 29th St
W 30th St

E 11th St

E 17th St

Camphausen Ave
Holland St

W 25th St
E 25th St

E 9th St

E 12th St

Elm St

Chestnut
Ave St
East

Plum St

Myrtle St

E 21st St

Holland St

Sassafras St
Hess Ave

Lighthou

E 20th St

Sassafras St

Myrtle St

E 18th St
W 19th St

W 23rd ESt23rd St

E 7th St
E 8th St

… and problem properties are a
major feature of most blocks. E 10th St

West Ln

Myrtle St

East Ave

Poplar St

French St

Peach St

se St

Pennsylvania Ave

Ross St

Chestnut St

Walnut St

Cherry St
Wayne St

Ash St

Wallace St

Raspberry St

Peach St

Poplar St
Reed St

German St

Holland St

Weschler Ave

French St

West Ln

Sassafras St

W 20th St

E 24th St

E 7th St

Huron St

E 19th St

W 22nd StE 22nd St Ave
wn
Bro

E Lake Rd
S Park Row

E 14th St

W 17th St

E 4th St

E 5th St

wy
ront Pk

W 18th St

E 3rd St

E Bay Dr

E Bay F

E 17th St

W 25th St

wy
nt Pk

E 13th St

E 4th St

e Dr

Lakesid

Marne Rd

Property distress
is more
E 8th St
Polk St
E 9th St
pervasive
in Trinity Park than any
E 10th St
other part of Erie …

$31,416
41%

Tacoma Rd

W 7th St

W 11th St
E 11th St

E 2nd St

W 3rd St

W 5th St
E 5th St

E 16th St

W 24th St

W 2nd St

W 6th St

W 16th St

W 21st St
Greengarden Rd

E Bay Dr

S Park Row

E 14th St

E Front St

t St

41%

POVERTY RATE

EAST GRANDVIEW

W Fron

E 3rd St
W 4th St

E 7th St

AVERAGE HOME SALE

MERCYHURST

Wayne St

Peach St

W

ACADEMY- MARVINTOWN

GLENWOOD

y Fro
E Ba

Sassafras St

d St

E 2nd St
y
kw
tP
n
ro
yEF4th St
Ba

2,325

Bird DrSt
Brandes

Port

Uneriecity

Frontier Dr

St

Ore Dock Rd

Niagara Pier

t

HOUSEHOLDS
FAIRMONT-McCLELLAND

HOMEOWNERSHIP RATE
ARBOR HEIGHTS

E Front St

6,824

xanna Dr

TRINITY PARK

RESIDENTS

Essex Ave

LITTLE ITALY

GREENGARDEN

Front S

TRINITY PARK

PULASKI
LIGHTHOUSE

Acce
ss R

d
Acce
ss R

12TH STREET CORRIDOR

EAST
BAYFRONT

Port

WEST
BAYFRONT

FRONTIER

d

DOWNTOWN

BAYFRONT

E

Camphausen Ave

N

Lighthouse St

Payne Ave
Davison Ave

Burton Ave

EssexEast
Ave Ave

Regis Dr
Gilson

Hess Ave

Brandes St

Pennsylvania Ave

ew

St

Ross St
Pennsylvania Ave

Franklin Ave

Perry St

Ash St

June St

East Ave

Reed St

Mc

kin

Glendale Ave

Jackson Ave

E 25th St

Broad St

MCKINLEY E 20th St
PARK
Elm St

Wallace St

Broad St

Elm St

East Ave

Wayne St

Perry St

Wayne St

Reed St

St St
Bacon
Reed

Briggs Ave

Downing Ave

ley

Av
e

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

Parade St

Pear St

St
Holland
Camphausen
Ave

French St
Broad
St

ew

N

Bird Dr

* In excess of $500.E 34th St
E 35th St

E 36th St
E 37th St

E 38th S

eA
ve E 40th St

Rd

79

eD

r

Burton Ave
na Dr

an

Essex Ave

Pin

t

St

Z4i 1st
m St
m
er
m

Dr

Briggs Ave

E 32nd S

Tax Delinquent

Hop

iew Ave

E 41st St

LIABILITIES
Brandes St

Mcclelland Ave

MCCAIN AVE

38th St

Wayne St

Wallace St

E 33rd St

Reed St

Stanton St

Ash Street Blvd

ch R
d

Ave

vin

Fren

Old

Regis Dr

h Rd

Holland St

E 31st St

Perry St

St

E 38th St

E 35th St

Churches

Page St

eA
ve

E 41st St

Pearl Ave

E 23rd St

Woodlawn Ave
E 26th St

Schools (Open)

set Blvd

Pin

Gilson

Hess Ave

East Ave

d
Acce
ss R
Jackson Ave

Sanford Pl

Wayne St

Ash Street Blvd

Wallace St

German St

Parade Blvd

St

CITY 39th
OF ERIE,
PA: Comprehensive Plan and Community Decision-Making
Guide
St
E

St

Payne Ave

Wayne St

Reed St

Park Way Dr
Reed St

Cranch Ave

Ave

vin

Mar
Parade St

Holland St
Sunset Blvd

Fren
Old

Beech Ave

3rd

Prospect Ave

N
ew

Pennsylvania Ave

Ore Dock Rd

Holland St

Payne
Ave St
Holland

chFrench
St Gilson
Rd

Hess Ave

Peach St

Elm St

Sassafras St

Myrtle St

Myrtle St

Chestnut St
East Ave

Ash St

Port

French St

Peach St

Gl
Ave
Pennsylvania
en
wo
od
Pa
rk
Lighthouse A
Stve
Sassafras St

Myrtle St

Beech Ave
West Ln

Cochran St

Jackson Ave

Wallace St

Peach St

Myrtle St

Chestnut St
Eliot Rd

Walnut St

East Ave

Eliot Rd

St
Reed Hazel
St

38th St

E 38th St

E4

E 20th St

B

isonOAve
ld Fr
enc

h

St

h

ac

Pe

W 39th St
E4
1st

E 36th St

Burton Ave

B

St

Essex Ave

e
Av

Perry St

Reed St

Wallace St
oa

b
al

Cochran St

t Blvd

e
Av

Briggs Ave

d
ch R

Ash Street Blvd
Liberty St

Cascade St

Raspberry St
Mar
vin
Ave

Parade St

Holland St
Fren

g

in

ll
Ri

E 37th St

E 10th St

E 22nd St

Fairmount Pkwy

Ma

W 42nd St

Old

W 40th St

ap

E 36th St

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

e
Av

W 38th St

eA
ve

Buffalo Rd
E 21st St

ASSETS
St
E 31st

th St
E 34th St

Ch

EL

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

St
in E 35th St

Polk St

E 19th St

E 24th St

E 32nd St
E 34th St

Pin

t St

E 13th St

E Grandview Blvd

E 20th St

t

St

W 37th St

h

ac

Pe

St

E 17th St

41s

t
32nd St
Historic
Fallow ELand
Historic
rd SAsset
E 33Assets
E 33rd St

E 33rd St
g

W 36th St

tS

ai
Cr

E 33rd St
W 34th St

E 12th St

ne

W 32nd 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

E 27th St

Sc
ot

E 31stWSt31st St

E 7th St

E 9th St

E 16th St

Mc
kin St
W 24th
ley
Av
e

E 33rd St

ley

E 27th St

E Bay Dr

EE4th
31stSt
St

Pi

E 31st St

Historic Assets

W 29th St

Wayne St

Fallow Land

Cherry St

E 26th St

E 29th St
W 30th St

th St

Ross St

Wayne St

W 25th St
E 25th St

W 28th St E 28th St

W 35

Cherry St

23rd St
W 23rdESt

Hazel St

W 26th St

e
Av

wn
Bro
St
E 24th

Gordon St

Maple St

W 25th St

ooAuburn St
dP
ark
Av
e

E 22nd St

Holland St

h St

Beech Ave

Poplar St

E 21st St

W 22nd St

E 20th St

Hilltop Rd

ood St

St

Cherry
St St
Wayne

Poplar
St St
Reed

W 17th St
Gl
en
E 18th St
D
W 19th St r

Plum StWalker Blvd

French St

W 20th St

W Lakeview Blvd

La

E 5th St

E 7th St

E 14th St

Huron St

W 18th St
E 19th St

German St

West Ln

Cherry St

Maple St
Hazel St

Wallace St

e
Av

Peach St

er

Raspberry St

a
Pe
St
th
16
W
E 16th St

E 13th St
Wood St
Ash St

Holland St

German St

St

ill

M

E 17th St

W3

Polk St

kin

r
keside D

E 3rd St

E 4th St

E Lake Rd
E 33rd St
S Park Row

t
5th S

St

E 2nd St

E 31st St

E 25th St

wy
nt Pk

ch

E 14th St

h St

E 28th 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
B

42nd St

n
pi

E 8th St

E 26th St
E Front St

Mc

y Fro
E Ba

W 7th St

E 23rd St
E 24th St

E 29th St

W 3rd St

W 6th St

E 9th St
W 37th St

th St

W 31st St

E 21st St

t St

t
W 2nd St

E 20th St

E 22nd St

W Fron

tS

E1

E 20th St

Tacoma Rd

E 7th St

Weschler Ave
French St

Hazel St

W 4th St
E 5th St
W 5th St

co
t

E 10th St

E 18th St

E 19th St

Marne Rd

38th St

Fr

w
Pk

DrS

St
g
wy
ai
nt Pk
Cr Bay Fro
E

w
y
Pk Ba
nt
W
ro

t
on

Liberty St

y

Chestnut St

Plum St
Ore Dock Rd

E 4th St

S Park RowF
ay
W 34th StB
W

E 3rd St

y

Raspberry St

W 30th St

Cascade St

Peach
DrSt
Frontier

W 28th StE 2nd St
Uneriecity
W 29th St

E 16th St

E 17th St

Sassafras St

Myrtle St

Acce
ss R
d

Port

Poplar St

Raspberry St

Niagara Pier

W 26th St

E 11th St

E 14th St

e Trinity Park’s biggest assets
Protect
Av
W 23rd St
wn
Bro
through
prioritized blight mitigation W 24th St
St
W 25th
and beautification
along
highly traveled
E Front
St
corridors,
especially 26th Street.
E Bay

h St

Polk St

E 13th 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.

W 22nd St

E 8th St

E 9th St

WHERE TO START WORKING

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

W 16th St

Holland St

French St

Myrtle St

Chestnut St

Walnut St

Cherry St

Poplar St

E 7th St

Remove blight on an opportunistic basis
by targeting blighted tax-foreclosed
homes for demolition.
W 11th St

wy
nt Pk
y Fro
E Ba

W 7th St

Pennsylvania Ave
E Lake Rd

S Park Row

Lighthouse St

E 5th St

COST EFFECTIVELY
INTERVENING IN TRINITY PARK
W 6th St

Ross St

E 3rd St

E 4th St

Mar

W 5th St

s

Wayne St

Peach St

y
Ba

W 4th St

vd

W

E 2nd St

W 3rd St

Sassafras St

nt

E Bay Dr

W 2nd St

y

w
Pk

Ore Dock

Niagara Pier

t St

Uneriecity

o
Fr

E Front St

W Fron

E 41st St

HOW CAN ERIE
STABILIZE PULASKILIGHTHOUSE?

STABILIZATION

DOWNTOWN

BAYFRONT

WEST
BAYFRONT

FRONTIER

12TH STREET CORRIDOR

LITTLE ITALY

LAKESIDE

TRINITY PARK

GREENGARDEN
ARBOR HEIGHTS

PULASKI-LIGHTHOUSE

PULASKI
LIGHTHOUSE

EAST
BAYFRONT

RESIDENTS

4,075

HOUSEHOLDS

1,578

HOMEOWNERSHIP RATE

44%

FAIRMONT-McCLELLAND

ACADEMY- MARVINTOWN

AVERAGE HOME SALE
POVERTY RATE

EAST GRANDVIEW

MERCYHURST

$35,642
42%

Port

Port

Acce
ss R

d

Acce
ss R

d

GLENWOOD

Pulaski-Lighthouse has moderate-to-high
levels of visible distress throughout …

ausen Ave

road St

Which blocks
saw homes with
E 22nd St
a higher return on investment?
Elm St

Cranch Ave

Lighthouse St

Fairmount Pkwy

Gilson

Payne Ave

Sanford Pl

Pennsylvania Ave

Code Violations
Pearl Ave

* In excess of $500.

E 18th St

Code Violations
E 19th St

Downing Ave

Tax Delinquent
Parcels*

E 19th St
E 20th St

E 20th St
E 20th St
RETURN
INVESTMENT
CITY
OF ERIE, ON
PA: Comprehensive
Plan and Community Decision-Making Guide
E 21st St

* In excess of $500.

E 20th St

Buffalo Rd

Prospect Ave

ausen Ave

E 18th St

LIABILITIES

road St

Churches

What these neighborhoods
Tax Delinquent
Ethem...
12th St
have working against
Parcels*

Elm St

E 17th St

LIABILITIES

East Ave

Churches
Downing Ave

Historic Asset

Ash St

Peach St

VERY
UNHEALTHY

Score 1.25 - 2.5E 2.5
- 3.0St3.0Schools
- 3.5 3.5 - 4.0(Open)
4.0 - 6.0
16th

rench St

St

80

HEALTHY

Schools (Open)

ASSETS

What these neighb
have working agai

Franklin Ave

ASSETS

Wayne St

Reed St

What these neighborhoods
E 10th St
have going for them...

E 11th St

Wallace St

East Ave

West Ln

E 18th St

Sassafras St

Myrtle St

Ash St

VERY
St
E 14th

Hess Ave

Gilson

Payne Ave

Polk St

St

Hess Ave

German St

Holland St

French St

ParkSt
Way Dr
Ross

Wayne St
Cranch Ave

use St

Lightho

Pennsylvania Ave

Ross St

Peach St

Wayne St

Myrtle St
Reed St

Chestnut St

Wallace St

St

E 9th St

E 7th St

E Lake Rd
Tacoma Rd

E 21st St

E 8th St

E 4th St

Marne Rd

Polk St

E 10th St

Lakesid

E Lake Rd

What these neighborhoods
Historic Asset
E 12th St
How healthy are thehave
neighborhoods?
goingEfor
them...
13th St

E 13th St

9th St

E 5th St

E 7th St

HOUSING CONDITIONS

St

E 3rd St

E 4th St

wy
ront Pk

wy
nt Pk

t

y Fro
E Ba

E 8th St

S Park Row

E 2nd St

E Bay F

Sassafras St

St

E Bay Dr
Wayne St

W 3rd St

e Dr

E Bay Dr

Bacon St

t St

W 2nd St

Ore Dock Rd

E Front St

W Fron

… and most blocks are troubled by
one or more problem properties.

Fairmount Pkw

Ore Dock Rd

3rd

Camphausen Ave

St
N
ew
Davison Ave

E 12th S

Tax Delinquent Parce
E 41st St

* In excess of $500.

St

Elm St

St

t
ausen
Ave

Elm St

LIABILITIES

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

Gilson

Payne Ave

Hess Ave

Essex Ave

PULASKI
PARK

Pearl Ave

E4

E 19th St

E 36th St

81

ausen Ave

Perry St

Av
e

E 34th St

What these nei
E 38th St
have working
a
Burton Ave

Wayne St

Perry St
East Ave

Franklin Ave

Briggs Ave

E 18th St
E 18th St

E 32nd St

E 10th St

E 37th St

ine

Schools (Open)

E Lake Rd

Brandes St

Lighthouse St
Pennsylvania Ave

EAST HIGH
SCHOOL

E 35th St

ST ANNE’S
PCHURCH

E

Churches

Broad St

East 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 31st St

E 19th St E Grandview Blvd

oad St

LIGHTHOUSE
PARK

41s
t St
Historic
Asset
Historic
Assets
Ash St
Downing Ave

W Lakeview Blvd

E 20th St

kin

ERIE ley
Av
LIGHTHOUSE
e

E 27th St

E 4th St

Reed St

Cranch Ave

Ave

vin

Mar
Parade St

ASSETS
E 13th
St

Parade Blvd
Wallace St

E 17th St

Mc

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

Sunset Blvd

Old

E 16th St

E 7th St

E 11th St

Fallow Land
Historic Assets

E 14th St

Gilson

East Ave

Ash St

Wallace St
Port
Acce
ss R
d

E 23rd St

Park Way Dr

Holland St

Gilson

French St

h Rd German St

Beech Ave

E 8th St

E 9th St

Fren
c

Holland St
Payne Ave
Holland St

E 7th St
E 33rd St

Fallow Land
Peach St

Ore Dock Rd

French St

E 5th
E Lake
Rd St
E 31st St

Hess Ave

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

Ave Ln
EastWest
Eliot Rd
Sassafras St

Cochran St

29th
St St
EE4th

lm St

Rd

t

St

St

Gl
E 20th
en St
Dr

E 26th St

28th
EE3rd
St St

th St

E 10th St

… and will help protect its
considerable assets.
e Dr
Lakesid
E 25th St E
Bay Dr

E 2nd St

S Park Row

W 35

Myrtle St

E 18th St
W 19th St

Sassafras St

Ross St

St
Chestnut
St
Wayne

Walnut
St St
Reed

Huron St

t

Polk St

Myrtle St

Maple St

Cherry St

13th St
h St

t

tS

E Front St

E 24th St

E 20th St

E 20th St

Tacoma Rd

St

E 18th St

Marne Rd
wy
nt Pk
y Fro
E Ba

in

ap

St
g kwy
ani t P
y Fror
E Ba C

W 6th St

Wood St
Ash St

Peach St

Myrtle St

Chestnut St

Wayne St

Cherry St

W 3rd St

W 31st St

Ch

W 24th St

W 2nd St S
co
t

E

E 19th St

Focusing on blight removal and proper
E 21st St
management of vacant land
will aid in
E 22nd St
stabilizing the area’s healthier blocks …

EWBa
y Dr
Fro
nt St

th St

E 17th St

Sassafras St

Myrtle St

Port

t

E 16th St

rench St

d
Acce
ss R

Huron St

W 19th St

Cherry St

E 10th 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.

h St

St

Polk St

road St

West Ln

Target blighted tax-foreclosed homes for demolition as they
E 11th St
become available.

Wayne St

Reed St

German St

Holland St

French St

Myrtle St

Chestnut St

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

wy
nt Pk

Walnut St

y Fro
E Ba

Cherry St

E Lake Rd

S Park Row

Payne Ave

E 5th St

WHERE TO START WORKING
W 6th St

Wayne St

E 4th St

Hess Ave

Sassafras St

Peach St

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

Lighthouse St

E Bay Dr

Pennsylvania Ave

t St

Ross St

E Front St

W Fron

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

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.

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.
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

Scalability

Mechanisms Creative
Integration

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)

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.

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

Out-Of-The-Gate Projects

2016

2017

Land Bank established by end of 2016;
sufficient funding identified for Land Bank to aid in targeted demolition activities by 2017

2018
-2019

Regional Housing Court established and operating by
end of 2016
Phased implementation of code enforcement sweeps in transitional and stable areas, and in
West Bayfront’s primary investment area
2016
West Bayfront, Academy-Marvintown, Arbor Heights

2017
Fairmont-McClelland, Lakeside,
Greengarden

Matching grants to homeowners on blocks with high leverage value
2016
Identify not-for-profit program administrator and
develop program guidelines

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
2018-2019
Identify and
execute priority
street upgrades
in Stabilization
areas

84

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

Laying the Groundwork

LITTLE ITALY

GREENGARDEN
ARBOR HEIGHTS

LAKESIDE

FRONTIER

WEST
BAYFRONT

12TH STREET CORRIDOR

TRINITY PARK

LITTLE ITALY
FAIRMONT-McCLELLAND

GREENGARDEN

ACADEMY- MARVINTOWN

MERCYHURST

ARBOR HEIGHTS

EAST GRANDVIEW

GLENWOOD

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

BAYFRONT

PULASKI
LIGHTHOUSE

DOWNTOWN

12TH STREET CORRIDOR

EAST
BAYFRONT

DOWNTOWN

WEST
BAYFRONT

DOWNTOWN

BAYFRONT

FRONTIER

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.

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

85

APPENDIX
A. Regional Planning Context
B. Land Use and Zoning
C. Population and Housing
D. Economic Vitality
E. Transportation and Circulation
F. Infrastructure and Utilities
G. Community Facilities and Services
H. Environmental and Natural Resources
I. Historic and Cultural Resources
J. Data Notes

86

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

A. Regional Planning Context
This Comprehensive Plan and Decision-Making
Guide for the City of Erie exists within a regional
planning context that includes a long-range regional
plan (Destination Erie, 2015), the Erie County
Comprehensive Plan (2003), and comprehensive plans
for the adjacent municipalities of Millcreek Township
(2002), Harborcreek Township (2010), and a joint plan
for Lawrence Park Township and Wesleyville Borough
(2004). In addition to comprehensive plans, the region
has numerous specialized and small area plans which
are summarized and contextualized by Destination
Erie and referenced in this Appendix.

The objectives, principles and strategies outlined
in this document are generally consistent with this
regional planning context. Most importantly, this
comprehensive plan embraces Destination Erie’s
preferred scenario for future development, which
recommends that future investment be concentrated
in areas that are already urbanized and served by
infrastructure and that existing neighborhoods
be revitalized to enhance the health and vibrancy
of the region’s urban core while preserving open
space and agricultural land. This plan provides the
framework for achieving these goals within the City
of Erie, including the prioritization of investment
at the region’s core (downtown Erie, the Bayfront,
and adjacent neighborhoods), the protection of key
regional assets, the strengthening of Erie’s healthy and
transitional neighborhoods, and the stabilization of the
city’s most distressed areas.

Similar to Destination Erie, the Erie County
Comprehensive Plan designates the entire City of Erie
as a growth area to support investment in the county’s
already-developed areas. While this plan embraces
that designation, it also recognizes that development
needs to be prioritized within the city for maximum
impact. The three proposed Areas of Work (Core
Strengthening, Neighborhood Strengthening, and
Stabilization) provide a framework for channeling
investment in ways that will have the greatest impact
and highest residual return on investment for the city
and region.
As the city is largely built out, with development
extending to the city limits and beyond, this plan
does not foresee new development occurring on
the city’s edges that would affect conditions in
surrounding municipalities. However, strategies
to strengthen city neighborhoods — including
those that border surrounding communities, if
implemented — are intended to arrest the spread of
blight and disinvestment that would inevitably affect
neighborhoods that border the City of Erie.

Destination Erie also calls for neighborhood strategic
planning, data-driven code enforcement, the
established of a land bank and a regional housing
court, multi-modal improvements, a more strategic
approach to development on the Bayfront, historic
preservation, and support for entrepreneurial activity
— all of which have a place in this comprehensive
plan. Further, the development of the Destination
Erie plan involved a strong and extensive public
engagement process (in the city and regionally) to
shape the community’s vision and goals — a process
that has done much to inform this plan.

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

87

B. Land Use and Zoning
Land use and development patterns in the City of Erie reflect those observed in
almost all of America’s older industrial cities (see Current Land Use Map). It has
areas that feature pre-automobile and pre-zoning building patterns (essentially,
all areas developed before the 1920s), including a mixed-use downtown,
industrial zones along railroad corridors and the waterfront (with housing
frequently nearby), and residential neighborhoods of moderate densities with
mixtures of multi-family and single-family structures. Closer to the edges of Erie
are areas that developed through the influence of zoning and generally feature
a greater separation of uses, accommodation of the automobile, and more
uniformity in built form.
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:
Right-sizing:

Design Guidelines:

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.

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.

Future Land Use Scenarios

Regardless of whether the city’s zoning code gets updated, the city will
continue to evolve and so will its land uses. Given current market trends in
Erie, it is likely that hundreds of blighted structures will be demolished over
the coming 10 to 20 years as the city’s most blighted properties succumb to
emergency demolitions, fires, or strategic blight removal efforts. “Future
Land Use Map: Market Trend Scenario” shows what would happen if all
of the lowest-scoring residential properties that were surveyed for the
comprehensive plan were removed and became vacant lots. This scenario
describes those lots as fallow land, given the present absence of mechanisms
to efficiently guide the disposition and reuse of such properties.
“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

Current Land Use Map
Erie Parcels

Land Use Code (Summary)

Parkland

Public Services and Utilities

Vacant

Dr

Sanford Pl

Cranch Ave

Park Way Dr

Franklin Ave

Bacon St

Downing Ave

June St

Pear St

E Grandview Blvd

Mcclelland Ave

E 30th St

Hop

Zi

eD

m

m

er

E 42nd St

Stanton St

Page St

E 41st St

E 35th St

Alan Dr

St
Regis Dr

E 36th St

t
3rd S

Bird Dr

Camphausen Ave

E 26th St

MCCAIN AVE

tC
on

E3

E 38th St

St

Glendale Ave

E 40th St

m

an

Rd

E 43rd St

E 44th St

r

Roxanna Dr

Payne Ave

Elm St

Broad St

ew

Pennsylvania Ave

N
E 34th St

Davison Ave

3rd

Prospect Ave

E 27th St
on

n

Burton Ave

E4

Woodlawn Ave

Ba
yfr

E 32nd St

E 37th St

eA
ve

Av
e

Buffalo Rd
Fairmount Pkwy

Longview Ave

E Grandview Blvd

E 35th St

Pin

St

ley

Pearl Ave

E 19th St

E 27th St

Essex Ave

1st

kin

Brandes St

Jackson Ave

E4

Perry St

Wayne St

Ash Street Blvd

Reed St

Wallace St

East Ave

Reed St

Parade St

Fren
ch R
Mar
d
vin
Ave

Old

Gilson

Lighthouse St

Hess Ave

Pennsylvania Ave

Wayne St

Ross St
East Ave

German St

Reed St
Ash St

Wallace St

Peach St

Wayne St

Holland St
Holland St

Holland St

d
ch R

38th St

E 33rd St

Mc

E 18th St

Fargo St

en

Ore Dock Rd

Port
Acce
ss R
Peach St
French St

French St

Sassafras St

Myrtle St
Myrtle St

Sassafras St

Myrtle St

Gl
38th St

39th St

W Lakeview Blvd

Gl
Hilltop Rd

E 33rd St

W 35

Perry St

e
Av
Walker Blvd

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

Chestnut St

Cherry St

W
St 39th St

E 20th St

E 31st St

Briggs Ave

St P

ea

ch

E 31st St

Sunset Blvd

h

ac

e
Av

E 29th St

Fren

B
Pe

oa

b
al

E 25th St

E 28th St

Parade Blvd

er

ill

W Grandview Blvd

e
Av

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

Old

W 42nd St
W 44th St

g

in

ll
Ri

E 10th St

E 21st St

Beech Ave

W 40th St

E Lake Rd

Marion St

W 41st St

Walnut St

West Ln

W 37th St

W 38th St
W 39th St

E 19th St

th St

Polk St

E 13th St

E 16th St

t

Eliot Rd

Poplar St

W 36th St

St
h
ac St
Pe in
ap
Ch

E 11th St

E 17th St

tS

W 31st St

E 8th St

E 14th St

W 24th St

Sc
ot

Cochran St

W 34th St

Hazel St
Maple St
Cherry St

W 32nd St

Hazel St

W 29th St

Liberty St

Greengarden Rd

Auburn St

W 25th St

Cascade St

Allegheny Rd

W 30th St

M

Schaper Ave

Harvard Rd

W 23rd St

W 26th St
W 28th St

E 7th St
E 9th St

e
Av

W 37th St

W 25th St

S Park Row

ne

Ellsworth Ave

W 29th St

Oakwood St

W 27th St

w
Bro

ve
nA

W 19th St

St

Schaper Ave

W 24th St

W 22nd St

E 5th St

Pi

Post Ave

Rudolph Ave

W 22nd St

Plum St

W 20th St

Raspberry St

Schaper Ave

W 18th St

W 20th St

Chestnut St

Huron St

W 17th St

Wood St

W 16th St

W 21st St

Cherry St

Poplar St

Raspberry St

Frontier Dr

Seminole Dr

Lincoln Ave

Beverly Dr

Colorado Dr

Weschler Ave

W 11th St

E 3rd St

E 4th St

e Dr

Lakesid

E Bay Dr

Marne Rd

Pittsburgh Ave

W 6th St

W 7th St

g

Devoe Ave

W 3rd St

ai
Cr

I-79

w
Pk
W 4th St
W 5th St

E 2nd St

Tacoma Rd

r

t St

wy
nt Pk

D

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

E Front St

W Fron

W 2nd St

y

y Fro
E Ba

or

Uneriecity

W

Lincoln Ave

an

Niagara Pier

M

Oxford St
5 8th St
Robin Dr Grov
eD
r

d

Residential, High Density

Community Services

Ravine Dr

Industrial

Illinois Ave

Residential, Medium Density

S Shore Dr

S

Residential, Low Density

Commercial

© czbLLC

Gordon St

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

89

Future Land Uses: Current Trend Scenario
Erie Parcels

Land Use Code (Summary)

Parkland

Public Services and Utilities

Fallow Land

Dr

Hilltop Rd

Gordon St

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

Sanford Pl

Cranch Ave

Franklin Ave

Downing Ave

Glendale Ave

E 26th St

Bird Dr

E 30th St

Hop

eD

Alan Dr

m

m

er

E 40th St

m

an

Rd

E 43rd St

E 44th St

r

Roxanna Dr

Zi

E 42nd St

Regis Dr

E Grandview Blvd

Page St

E 41st St

E 35th St

Stanton St

E 34th St
E 36th St

Mcclelland Ave

MCCAIN AVE

tC
on

St
E 33rd

Davison Ave

St

June St

Pear St

Camphausen Ave

Elm St

St
ew
N

Pennsylvania Ave

on

n

Burton Ave

3rd

Prospect Ave

E 27th St

Ba
yfr

E 38th St

Essex Ave

E4

Woodlawn Ave

Longview Ave

E Grandview Blvd

E 35th St

eA
ve

Av
e

Buffalo Rd
Fairmount Pkwy

E 32nd St

E 37th St

Pin

St

ley

Pearl Ave

E 19th St

E 27th St

Brandes St

Jackson Ave

Wayne St

1st

Park Way Dr
Bacon St

Payne Ave

East Ave
East Ave

Reed St

Ash Street Blvd

Wallace St

Reed St

E4

Perry St

Fren
ch R
Mar
d
vin
Ave

Old

d

Gilson

Lighthouse St

Hess Ave

Pennsylvania Ave

Ross St

Wayne St

Reed St

Wallace St

Ash St

German St

Parade St

Holland St

Holland St

ch R

38th St

kin

Broad St

French St

Wayne St

Holland St

French St

Peach St

Gl
38th St

39th St

E 31st St

Mc

E 18th St

Fargo St

e
Av

en

Ore Dock Rd

Port
Acce
ss R
Peach 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

Cherry St

Hazel St
Maple St
Cherry St

E 33rd St

W 35

W Lakeview Blvd

Gl

E 20th St

E 33rd St

Perry St

er

Walker Blvd

E 31st St

Briggs Ave

h

ac

Pe

e
St P

h
ac

W
St 39th St

E 29th St

Parade Blvd

l
Ba

e
Av

E 25th St

E 28th St

Fren

a
bo

E 12th St

E 20th St

E 26th St

E 4th St

E 7th St

E 18th St

E 22nd St
E 23rd St

E 24th St

Sunset Blvd

ill

W Grandview Blvd

e
Av

E 10th St

E 21st St

Old

Ri

W 42nd St
W 44th St

g

n
lli

th St

E Lake Rd

Marion St

W 41st St

W 40th St

E 19th St

t

Polk St

E 13th St

E 16th St

Beech Ave

W 38th St
W 39th St

St
h
ac St
Pe in
ap
Ch

Cochran St

W 37th St

W 31st St

E 11th St

E 17th St

tS

Eliot Rd

Poplar St

W 36th St

Hazel St

Liberty St

W 34th St

Cascade St

W 32nd St

E 8th St

E 14th St

W 24th St

Sc
ot

Wood St

Plum St

W 25th St

W 29th St

Raspberry St

Greengarden Rd

Auburn St

Oakwood St

Allegheny Rd

W 30th St

M

Harvard Rd

W 23rd St

W 26th St
W 28th St

E 7th St
E 9th St

e
Av

W 37th St

W 25th St

S Park Row

ne

Ellsworth Ave

Rudolph Ave

W 29th St

wn
Bro

e
Av

E 5th St

Pi

Post Ave

W 27th St

W 22nd St

W 19th St

St

Schaper Ave

W 24th St

Walnut St

Huron St

W 17th 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

Seminole Dr

Lincoln Ave

Beverly Dr

Colorado Dr

Schaper Ave

Pittsburgh Ave

W 11th St

E 3rd St

E 4th St

e Dr

Lakesid

E Bay Dr

Marne Rd

W 7th St

g

Devoe Ave

W 6th St

ai
Cr

I-79

W 3rd St

W 18th St

Schaper Ave

90

y
w
Pk
W 4th St
W 5th St

E 2nd St

Tacoma Rd

r

t St

wy
nt Pk

D

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

E Front St

W Fron

W 2nd St

y Fro
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or

Uneriecity

W

Lincoln Ave

an

Niagara Pier

M

Oxford St
5 8th St
Robin Dr Grov
eD
r

d

Residential, High Density

Community Services

Ravine Dr

Industrial

Illinois Ave

Residential, Medium Density

S Shore Dr

S

Residential, Low Density

Commercial

© czbLLC

Future Land Uses: Plan Implementation Scenario
Mixed-use urban core with integrated regional assets
Intensive industrial and commercial uses with fallow land management and repurposing
Low density residential with suppportive parks and commercial
Medium density residential with supportive parks and commercial

Dr

Port
Acce
ss R
d

Sanford Pl

Cranch Ave

Park Way Dr

Franklin Ave

Bacon St

Downing Ave

June St

Pear St

E 26th St
Mcclelland Ave

MCCAIN AVE

Hop

Zi

eD

m

m

er

E 42nd St

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

m

an

Rd

E 43rd St

E 44th St

r

Roxanna Dr

Payne Ave
Elm St

Broad St
ew
N

Pennsylvania Ave

t

E 38th St

St

tC
on

S
E 33rd

Davison Ave

3rd

Prospect Ave

E 27th St
on

n

Burton Ave

E4

Woodlawn Ave

Ba
yfr

E 32nd St

E 37th St

eA
ve

Av
e

Buffalo Rd
Fairmount Pkwy

Longview Ave

E Grandview Blvd

E 35th St

Pin

St

ley

Pearl Ave

E 19th St

E 27th St

Essex Ave

1st

kin

Brandes St

Jackson Ave

E4

Perry St

Wayne St

Ash Street Blvd
Briggs Ave

Reed St

Wallace St

East Ave

Reed St

Parade St

Fren
ch R
Mar
d
vin
Ave

Old

Holland St

d

38th St

ch R

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

W 35

E 31st St

Mc

E 18th St

Fargo St

en

E 20th St

E 33rd St

Perry St

Peach St
French St

French St

Sassafras St

Myrtle St

West Ln
Myrtle St

Sassafras St

Chestnut St

Myrtle St

Gl

Poplar St

Cherry St

e
Av
Walker Blvd

E 31st St

W Lakeview Blvd

Gl

Hilltop Rd

E 29th St

Sunset Blvd

h

ac

Pe

e
St P

h
ac

W
St 39th St

E 25th St

E 26th St

Fren

l
Ba

e
Av

E 12th St

E 20th St

E 28th St

Old

a
bo

th St

E 10th St

E 4th St

E 7th St

E 18th St

E 22nd St
E 23rd St

E 24th St

Parade Blvd

er

ill

W Grandview Blvd

e
Av

St
h
ac St
Pe in
p
a
Ch

E Lake Rd

E 21st St

Beech Ave

Ri

W 42nd St
W 44th St

g

n
lli

E 19th St

t

Polk St

E 13th St

E 16th St

e Dr

Lakesid

E Bay Dr

Marion St

W 41st St

W 40th St

W 31st St

E 11th St

E 17th St

tS

Cochran St

W 38th St
W 39th St

E 8th St

E 14th St

W 24th St

Sc
ot

Wood St

W 37th St

Hazel St

Liberty St

Cascade St

W 36th St

Hazel St
Maple St
Cherry St

W 25th St

W 29th St

Raspberry St

Greengarden Rd

Auburn St

Oakwood St

Allegheny Rd

W 34th St

M

Schaper Ave

Harvard Rd

W 30th St

W 32nd St

E 7th St
E 9th St

e
Av

Ellsworth Ave

Rudolph Ave

W 23rd St

W 26th St
W 28th St

S Park Row

ne

W 37th St

W 25th St

E 5th St

Pi

Post Ave

W 27th St
W 29th St

w
Bro

ve
nA

W 19th St

St

Schaper Ave

W 24th St

W 22nd St

Plum St

W 20th St

W 20th St

E 3rd St

E 4th St

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

Huron St

W 17th St

Eliot Rd

Raspberry St

Frontier Dr

W 16th St

W 21st St

Walnut St

Poplar St

W 11th St

W 18th St

W 22nd St

Cherry St

Weschler Ave

W 7th St

Chestnut St

W 6th St

g

Devoe Ave

W 3rd St

ai
Cr

I-79

Seminole Dr

Ravine Dr

Lincoln Ave

Beverly Dr
r

Schaper Ave

Pittsburgh Ave

D

w
Pk
W 4th St
W 5th St

E 2nd St

Marne Rd

or

Lincoln Ave

an

t St

Tacoma Rd

M

W

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

E Front St

W Fron

W 2nd St

y

wy
nt Pk

S

Oxford St
5 8th St
Robin Dr Grov
eD
r

Uneriecity

y Fro
E Ba

Colorado Dr

S Shore Dr

Niagara Pier

Illinois Ave

Medium density residential with supportive parks and commercial,
and fallow land management and repurposing

© czbLLC

Gordon St

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

91

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

E 26th St

E Grandview Blvd

E 35th St

E 30th St

Hop

eD

m

m

er

E 42nd St

Zi

Alan Dr

Page St

Regis Dr

E3

Davison Ave

E 41st St

t
3rd S

Stanton St

E 36th St

Mcclelland Ave

MCCAIN AVE

tC
on

Bird Dr

Camphausen Ave

Elm St

Broad St

St
ew

Pennsylvania Ave

N
E 34th St

E 38th St

St

Glendale Ave

E 27th St

on

n

Burton Ave

3rd

Prospect Ave

E 40th St

m

an

Rd

E 43rd St
E 44th St

r

Roxanna Dr

Lighthouse St

Pennsylvania Ave

E4

Woodlawn Ave

Ba
yfr

E 32nd St

E 37th St

eA
ve

Av
e

Buffalo Rd
Fairmount Pkwy

Longview Ave

E Grandview Blvd

ley

Pearl Ave

E 19th St

E 27th St

E 35th St

Pin

St

kin

Essex Ave

1st

Mc

Brandes St

Jackson Ave

E4

Perry St

Wayne St

Ash Street Blvd

Briggs Ave

Reed St

Wallace St

E 33rd St

Perry St

Fren
ch R
Mar
d
vin
Ave

Holland St

d

E 31st St

38th St

ch R
Fren

38th St

39th St

Old

E 33rd St

W 35

East Ave

Reed St

Parade St

Holland St

E 31st St

Gilson

Payne Ave

Reed St
Ash St

Wallace St

Hess Ave

Ross St

Ore Dock Rd

Wayne St

Holland St

German St

East Ave

E 20th St

E 18th St

Fargo St

en

Wayne St

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

Hazel St
Maple St
Cherry St

e
Av
Walker Blvd

E 29th St

W Lakeview Blvd

Gl

E 25th St

E 28th St

Sunset Blvd

h

ac

Pe

ea
St P

ch

W
St 39th St

E 12th St

E 20th St

E 26th St

E 4th St

E 7th St

E 18th St

E 22nd St
E 23rd St

E 24th St

Parade Blvd

er

ill

W Grandview Blvd

B

e
Av

th St

E 10th St

E 21st St

Old

W 42nd St
W 44th St

b
al

oa

E 19th St

Beech Ave

l
Ri

e
Av

E 16th St

t

Polk St

E 13th St

E Lake Rd

Marion St

W 41st St

g
lin

Cochran St

W 38th St
W 40th St

St
h
ac St
Pe in
ap
Ch

E 11th St

E 17th 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

Greengarden Rd

Auburn St

Raspberry St

Allegheny Rd

W 30th St

M

Harvard Rd

W 23rd St

W 26th St

W 28th St

S Park Row

e
Av

W 37th St

W 25th St

E 5th St

ne

Ellsworth Ave

W 29th St

Oakwood St

W 27th St

w
Bro

ve
nA

W 19th St

St

Schaper Ave

W 24th St

W 22nd St

E 3rd St

E 4th St

Pi

Post Ave

Rudolph Ave

W 22nd St

Chestnut St

Huron St

W 17th St

W 20th St

W 20th St
W 21st St

Cherry St

Poplar St

Raspberry St

W 16th St

Eliot Rd

Frontier Dr

Lincoln Ave

Seminole Dr

Weschler Ave

W 11th St

g

Devoe Ave

W 7th St

ai
Cr

I-79

W 6th St

W 18th St

Schaper Ave

92

Ravine Dr

Beverly Dr
r

Schaper Ave

Pittsburgh Ave

D

W 3rd St

e Dr

Lakesid

E Bay Dr

Marne Rd

or

Lincoln Ave

an

W

w
Pk
W 4th St
W 5th St

E 2nd St

Tacoma Rd

M

t St

wy
nt Pk

S

Oxford St
5 8th St
Robin Dr Grov
eD
r

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

E Front St

W Fron

W 2nd St

y

y Fro
E Ba

Colorado Dr

S Shore Dr

Niagara Pier

Illinois Ave

Port
Acce
ss R

d

C-1 and C-4, Local/Trad. Neigh. Comm.

© czbLLC

C. Population and Housing
A large portion of the research behind this
comprehensive plan involved the careful analysis
of housing markets and conditions at the block and
parcel levels. As the “Findings” chapter of this plan
makes clear, population loss by regional migration
and suburbanization has resulted, over a period of
decades, in substantial supply/demand imbalances
that have weakened the city’s housing market and led
to deterioration of a large portion of the city’s housing
stock. As is often the case in cities similar to Erie, the
areas with the most deterioration are areas where the
housing stock is older, where population density and
rental density are higher, and where property values
and rents are relatively low — characteristics that result
in high concentrations of low-income and often minority
households occupying the city’s least desirable housing
on the city’s least desirable blocks (see supplemental
maps of population density, housing age, and property
value).

As these strategies are applied and markets stabilize,
it will be important to ensure that the city’s most
marginalized households have choices within the city
and the broader region and that existing patterns of
concentrated poverty are not simply transferred to other
locations. This comprehensive plan has been designed
to fully embrace the spirit and letter of the Fair Housing
Act and the city’s duty to Affirmatively Further Fair
Housing. It embraces the findings and recommendations
of the Erie County Regional Analysis of Impediments
to Fair Housing Choice (2015) as they pertain to fair
practices by the public and private sectors throughout
Erie County.
The four planning principles outlined in this plan, as
well as recommended strategies for each planning area,
should be considered and applied as the city and others
make decisions that affect the construction, removal,
rehabilitation of housing units.

The stark social differences between the city’s healthiest
and most distressed neighborhoods underscore the
levels of racial and social segregation that continue
to exist in Erie — and that undermine the city’s and
the region’s potential to be healthy and competitive.
While this is an issue that must be addressed on
numerous levels, this plan recommends strategies that
are designed to deconcentrate poverty and address the
weak market conditions that contribute to disinvestment
and blight through (1) a focus on demolishing the most
blighted and obsolete housing to bring supply and
demand into balance and to improve quality of life in
currently distressed neighborhoods; and (2) improving
the city’s appeal to middle-income households in order
to bring greater diversity and financial strength into the
city. It is strongly believed that this approach, and not a
continuation of the status quo, will result in better and
fairer housing conditions in the City of Erie.

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

93

Population Density Map
Erie Block Groups

1,571 - 3,999

Population per Square Mile, 2010

4,000 - 5,999
6,000 - 7,999
Port
Acce
ss R
d

8,000 - 11,999

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

E 26th St

E 33

E Grandview Blvd

E 30th St

Hop

Zi

eD

m

m

er

E 42nd St

Page St

E 41st St

E 35th St
Stanton St

Regis Dr

E 36th St

rd St

Alan Dr

St

E 34th St

Mcclelland Ave

MCCAIN AVE

tC
on

Bird Dr

Camphausen Ave

Elm St

Broad St
ew

E 32nd St

E 38th St

St

Glendale Ave

E 40th St

m

an

Rd

E 43rd St

E 44th St

r

Roxanna Dr

Lighthouse St

N

Pennsylvania Ave

on

Longview Ave

3rd

Prospect Ave

E 27th St

Ba
yfr

Davison Ave

E4

Woodlawn Ave

n

E 37th St

eA
ve

Av
e

Pearl Ave

E 19th St

Buffalo Rd
Fairmount Pkwy

Fargo St

E Grandview Blvd

E 35th St

Pin

St

ley

E 18th St

E 27th St

Burton Ave

1st

kin

Brandes St

Jackson Ave

E4

Perry St

Wayne St

Reed St

Ash Street Blvd

E 33rd St

Mc

Essex Ave

Sunset Blvd

Parade Blvd

Briggs Ave

Holland St

d

E 31st St

38th St

ch R

38th St

39th St

Old

E 33rd St

Wallace St

E 31st St

W 35

Fren
ch R
Mar
d
vin
Ave

E 29th St

East Ave

Reed St

Parade St

E 25th St

E 26th St

Gilson

Payne Ave

East Ave

Reed St
Ash St

Wallace St

Hess Ave

Pennsylvania Ave

Ross St

Wayne St

Ore Dock Rd
German St

Wayne St

Holland St
Holland St

E 22nd St
E 23rd St

E 24th St

Fren

Cochran St
en

E 20th St

E 20th St

E 28th St

W Lakeview Blvd

Gl

E 12th St

E 21st St

Old

th St

E 10th St

E 4th St

E 7th St

E 18th St

Perry St

Peach St
French St

Peach St

Myrtle St

Myrtle St

Sassafras St

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

Gl

Poplar St

e
Av
Walker Blvd

E 19th St
French St

Sassafras St

West Ln

Myrtle St

Walnut St

Chestnut St

Plum St

Cherry St

Hazel St
Maple St
Cherry St
Wood St

er

P

E 16th St

t

Polk St

E 13th St

E Lake Rd

Marion St

R

ill

W Grandview Blvd

e
Av

e
Av
W
oa
St 39th St
h
lb
Ba t eac
S P
ch
ea

ng

i
ill

W 42nd St
W 44th 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

Beech Ave

W 38th St
W 40th St

Hazel St

W 37th St

Liberty St

Cascade St

W 36th St

E 7th St

W 24th St

Sc
ot

Eliot Rd

Frontier Dr

Greengarden Rd

Auburn St

Raspberry St

Allegheny Rd

W 34th St

W 41st St

W 25th St

W 29th St

M

Harvard Rd

W 30th St

W 32nd St

W 39th St

W 23rd St

W 26th St
W 28th St

S Park Row

e
Av

W 37th St

W 25th St

E 5th St

ne

Ellsworth Ave

W 29th St

Oakwood St

W 27th St

w
Bro

ve
nA

W 19th St

St

Schaper Ave

W 24th St

W 22nd St

E 3rd St

E 4th St

Pi

Post Ave

Rudolph Ave

W 22nd St

Chestnut St

Poplar St

Raspberry St

Huron St

W 17th St

W 20th St

W 20th St

W 21st St

Cherry St

Weschler Ave

W 16th St

g

Devoe Ave

W 11th St

ai
Cr

I-79

W 6th St

W 7th St

W 18th St

Schaper Ave

94

Seminole Dr

Ravine Dr

Lincoln Ave

Beverly Dr
r

Schaper Ave

Pittsburgh Ave

D

W 3rd St

e Dr

Lakesid

E Bay Dr

Marne Rd

or

Lincoln Ave

an

W

w
Pk
W 4th St
W 5th St

E 2nd St

Tacoma Rd

M

t St

wy
nt Pk

S

Oxford St
5 8th St
Robin Dr Grov
eD
r

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

E Front St

W Fron

W 2nd St

y

y Fro
E Ba

Colorado Dr

S Shore Dr

Niagara Pier

Illinois Ave

12,000 - 21,984

© czbLLC

Housing Value Map
Erie Block Groups

Median Value, 2014
$10,000.00 - $59,999.99
$60,000.00 - $79,999.99
Port
Acce
ss R
d

$80,000.00 - $99,999.99

Dr

Sanford Pl

Cranch Ave

Park Way Dr

Franklin Ave

Bacon St

Downing Ave

June St

Pear St

E 26th St
Mcclelland Ave

MCCAIN AVE

E 30th St

Hop

Zi

eD

m

m

er

E 42nd St

Stanton St

Regis Dr

E Grandview Blvd

Page St

E 41st St

E 35th St

Alan Dr

St
E 36th St

t
3rd S

Bird Dr

Camphausen Ave

Elm St

Broad St
ew

tC
on

E3

E 38th St

St

Glendale Ave

E 40th St

m

an

Rd

E 43rd St

E 44th St

r

Roxanna Dr

Lighthouse St

N

E 34th St

Davison Ave

3rd

Prospect Ave

E 27th St
on

n

Burton Ave

E4

Woodlawn Ave

Ba
yfr

E 32nd St

E 37th St

eA
ve

Av
e

Buffalo Rd
Fairmount Pkwy

Longview Ave

E Grandview Blvd

E 35th St

Pin

St

ley

Pearl Ave

E 19th St

E 27th St

Essex Ave

1st

kin

Pennsylvania Ave

Jackson Ave

E4

Perry St

Wayne St

Reed St

Ash Street Blvd
Briggs Ave

E 33rd St

Mc

Brandes St

East Ave

Reed St

Parade St

Wallace St

Holland St

d

E 31st St

38th St

ch R

Gilson

Payne Ave

Reed St
Ash St

Wallace St

Hess Ave

Pennsylvania Ave

Wayne St

Ore Dock Rd
German St

Ross St

E 20th St

E 18th St

Fargo St

en

Fren

38th St

39th St

Old

E 33rd St

W 35

Fren
ch R
Mar
d
vin
Ave

E 31st St

W Lakeview Blvd

Gl

Wayne St

Holland St
Holland St

E 29th St

Perry St

Peach St
French St

Peach St

Myrtle St

Sassafras St

Myrtle St

French St

Sassafras St

Myrtle St

West Ln

e
Av
Walker Blvd

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

Chestnut St

Cherry St

W
St 39th St

E 25th St

E 28th St

Sunset Blvd

h

ac

Pe

ea
St P

ch

th St

E 12th St

E 20th St

E 26th St

E 4th St

E 7th St

E 18th St

E 22nd St
E 23rd St

E 24th St

Old

B

e
Av

St
h
ac St
Pe in
ap
Ch

E 10th St

E 21st St

Parade Blvd

er
ill

W Grandview Blvd

b
al

oa

E 19th St

Beech Ave

i

ll
Ri

W 42nd St
W 44th St

e
Av

E 16th St

t

Polk St

E 13th St

E Lake Rd

Marion St

W 41st St

ng

W 31st St

E 11th St

E 17th St

tS

Cochran St

W 38th St
W 40th 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

Oakwood St

Allegheny Rd

W 32nd St

M

Schaper Ave

Harvard Rd

W 30th St

S Park Row

e
Av

W 37th St

W 23rd St

W 26th St
W 28th St

E 5th St

ne

Ellsworth Ave

Rudolph Ave

W 29th St

W 25th St

E 3rd 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 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

W 7th St

g

Devoe Ave

W 6th St

ai
Cr

I-79

Seminole Dr

Ravine Dr

Lincoln Ave

Beverly Dr
r

Schaper Ave

Pittsburgh Ave

D

W 3rd St

e Dr

Lakesid

E Bay Dr

Marne Rd

or

Lincoln Ave

an

y
w
Pk
W 4th St
W 5th St

E 2nd St

Tacoma Rd

M

W

t St

wy
nt Pk

S

Oxford St
5 8th St
Robin Dr Grov
eD
r

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

E Front St

W Fron

W 2nd St

y Fro
E Ba

Colorado Dr

S Shore Dr

Niagara Pier

Illinois Ave

$125,000.00 - $197,300.00

East Ave

$100,000.00 - $124,999.99

© czbLLC

Hilltop Rd

Gordon St

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

95

Age of Housing Map
Erie Block Groups

1939 or earlier

Median Year Built, 2014

1940 - 1949
1950 - 1959
Port
Acce
ss R
d

1960 - 1969

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

Downing Ave

Glendale Ave

E 26th St

Bird Dr

E 30th St

Hop

eD

m

m

er

E 40th St

m

an

Rd

E 43rd St

E 44th St

r

Roxanna Dr

Zi

E 42nd St

Longview Ave

Stanton St

Regis Dr

E Grandview Blvd

E 35th St

Page St

E 41st St

t
3rd S

Alan Dr

St
E 36th St

Mcclelland Ave

MCCAIN AVE

tC
on

E3

E 38th St

St

June St

Pear St

Camphausen Ave

Elm St

Broad St
ew
N

E 34th St

Davison Ave

3rd

Prospect Ave

E 27th St
on

n

Burton Ave

E4

Woodlawn Ave

Ba
yfr

E 32nd St

E 37th St

eA
ve

Av
e

Pearl Ave

E 19th St

Buffalo Rd
Fairmount Pkwy

Fargo St

E Grandview Blvd

E 35th St

Pin

St

ley

E 18th St

E 27th St

Essex Ave

1st

kin

Pennsylvania Ave

Jackson Ave

E4

Perry St

Wayne St

Reed St

Ash Street Blvd

E 33rd St

Mc

Brandes St

East Ave

Reed St

Parade St

Briggs Ave

Holland St

d

Bacon St

Lighthouse St

E 20th St

E 31st St

38th St

ch R
Fren

38th St

39th St

Old

E 33rd St

W 35

Wallace St

E 31st 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

E 29th St

Fren
ch R
Mar
d
vin
Ave

E 28th St

Sunset Blvd

e
Av

en

Wayne St

Holland St
Holland St

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

Gl

t

W Lakeview Blvd

Gl

E 25th St

Perry St

Peach St
French St

Peach St

Myrtle St

Sassafras St

Myrtle St

Chestnut St

Hazel St
Maple St
Cherry St

W
St 39th St

Walker Blvd

French St

Sassafras St

West Ln

Myrtle St

Walnut St

Chestnut St

Poplar St
Poplar St

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

Old

h

ac

e
Av

E 10th St

E 21st St

Beech Ave

B
Pe

oa

b
al

E 19th St

Parade Blvd

er

ill

W Grandview Blvd

e
Av

Cochran St

W 42nd St
W 44th St

g

in

ll
Ri

E 16th St

th St

Polk St

E 13th St

E Lake Rd

Marion St

W 41st St

W 40th St

Hazel St

W 37th St

W 38th St
W 39th St

Cherry St

Plum St

W 36th St

St
h
ac St
Pe in
ap
Ch

E 11th St

E 17th St

tS

W 31st St

E 8th St

E 14th St

W 24th St

Sc
ot

Wood St

W 34th St

Liberty St

W 32nd St

Cascade St

Greengarden Rd

Auburn St

W 25th St

W 29th St

Raspberry St

Allegheny Rd

W 30th St

M

Harvard Rd

W 23rd St

W 26th St
W 28th St

E 7th St
E 9th St

e
Av

W 37th St

W 25th St

S Park Row

ne

Ellsworth Ave

W 29th St

Oakwood St

W 27th St

w
Bro

ve
nA

St

Schaper Ave

W 24th St

W 22nd St

E 5th St

Pi

Post Ave

Rudolph Ave

W 22nd St

W 19th St

Eliot Rd

Frontier Dr

W 20th St

W 20th St

W 21st St

Cherry St

Weschler Ave

Raspberry St

Huron St

W 17th St

g

Devoe Ave

W 16th St

ai
Cr

I-79

W 11th St

W 18th St

Schaper Ave

96

Seminole Dr

Ravine Dr

Lincoln Ave

Beverly Dr
r

Schaper Ave

Pittsburgh Ave

D

W 6th St

W 7th St

E 3rd St

E 4th St

e Dr

Lakesid

E Bay Dr

Marne Rd

or

Lincoln Ave

an

W 3rd St

W 4th St
W 5th St

E 2nd St

Tacoma Rd

M

W

w
Pk

wy
nt Pk

S

Oxford St
5 8th St
Robin Dr Grov
eD
r

t St

y

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

1970 - 1982

© czbLLC

D. Economic Vitality
This plan embraces Destination Erie’s Regional
Economic & Workforce Strategy (2015) as a both a
sound summary of current economic conditions and
a solid blueprint for regional economic stabilization
and growth. This plan also recognizes that investment
decisions made in the City of Erie will have an outsized
impact in the coming years on the entire region’s health
and competitiveness.
As the strategies outlined in this plan make clear,
making the city’s major assets the best they can be is
central to the region’s overall economic development.
Cities today must have quality-of-life amenities that
appeal to skilled workers – who are highly mobile
and can choose to live and work almost anywhere.
Entrepreneurs will not choose to locate in the region
or stay in the region in sufficient number if Erie cannot
compete with peer cities on the grounds of livability
and lifestyle. Companies that need to attract and retain

skilled workers will have a difficult time doing so if the
city isn’t a vital part of their recruitment strategy.
This approach isn’t just about skilled workers, though.
If they are attracted to Erie and choose to live, invest,
and start businesses in Erie, they will contribute to a
more diversified and resilient economy and produce
more opportunities across the labor market. A lack
of diversity and heavy reliance on manufacturing
has been one of Erie’s key economic issues in recent
decades, contributing to the region losing substantial
ground on average wages as compared to wages
nationally since 1970.

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.

Table of Economic Measures
Average Wage Per Job, 1969-2013, Adjusted for Inflation

52,243
US

50,000

45,000

38,448

40,000

County of Erie
35,000

2013

2010

2000

1990

1980

1969

1970

30,000

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

97

D. Transportation and Circulation
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.
Importantly, these goals are about more than just movement and
getting people and goods from one place to another. They are also about
contributing to quality of life in the City of Erie and the creation of public
facilities that strengthen the sense of place in Erie’s neighborhoods,
downtown, and Bayfront. In that light, investments in transportation
infrastructure can and must play an important role in reinforcing Erie’s
major assets. And because these are often among the most expensive
investments that a city or a region makes, it’s important to get them right.

Among the strategies in this plan that pertain to transportation
infrastructure, several pertain to strengthening the region’s core. Improving
the pedestrian experience in downtown Erie, on the Bayfront, and in the
transitional space between downtown and the Bayfront will be key tests of
this plan both in terms of aligning the resources to tackle such large projects
and mobilizing multiple sectors and agencies to collaborate effectively.

The Erie Metropolitan Transit Authority (EMTA) plays an important role in
making progress towards many of the 2040 Long Range’s plans goals and
currently maintains bus routes in every section of the city (see Bus Route
Map), as well as a free Bayliner Trolley in the Downtown/Bayfront area. As
part of a multi-modal, pedestrian-centered approach to building stronger
neighborhoods and a stronger regional core, the role of EMTA should not be
overlooked.

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

d

Transportation Map

Dr

Sanford Pl

Cranch Ave

Park Way Dr

Franklin Ave

Bacon St

Downing Ave

June St

Pear St

E 26th St

E Grandview Blvd

E 35th St

E 30th St

Hop

eD

m

m

er

E 42nd St

Zi

Alan Dr

Longview Ave

Regis Dr

E 33

Page St

E 41st St

rd St

Stanton St

E 36th St

Mcclelland Ave

MCCAIN AVE

tC
on

Bird Dr

Camphausen Ave

E 34th St

Davison Ave

St

Glendale Ave

E 40th St

m

an

Rd

E 43rd St

E 44th St

r

Roxanna Dr

Payne Ave

Elm St

St
ew

on

E 32nd St

Burton Ave

3rd

Prospect Ave

E 27th St

Ba
yfr

E 38th St

Essex Ave

E4

Woodlawn Ave

n

E 37th St

eA
ve

Av
e

Pearl Ave

E 19th St

Buffalo Rd
Fairmount Pkwy

N

Pennsylvania Ave

Jackson Ave

E Grandview Blvd

ley

E 18th St

E 27th St

E 35th St

Pin

St
Perry St

1st

Perry St

Wayne St

Reed St

Ash Street Blvd
Briggs Ave

E4

kin

Brandes St

East Ave

Reed St

Parade St

Wallace St

Holland St

d

E 33rd St

Mc

Broad St

E 20th St

E 31st St

38th St

ch R
Fren

38th St

39th St

Old

E 33rd St

W 35

Gilson

Lighthouse St

Pennsylvania Ave

East Ave

Reed St
Ash St

Wallace St

Hess Ave

Ross St

Ore Dock Rd
German St

E 31st St

E 7th St

Fargo St

en

Wayne St

Holland St
Holland St

E 29th St

Fren
ch R
Mar
d
vin
Ave

E 28th St

W Lakeview Blvd

Gl

Wayne St

Peach St
French St

Peach St

Myrtle St

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

French St

Sassafras St

Myrtle St

West Ln

e
Av
Walker Blvd

Sassafras St

Myrtle St

Chestnut St

Cherry St

W
St 39th St

E 25th St

E 4th St

E 12th St

E 20th St

E 26th St

t

Gl

Poplar St

ea
St P

ch

E 10th St

E 18th St

E 22nd St
E 23rd St

E 24th St

Sunset Blvd

h

ac

e
Av

E Lake Rd

E 21st St

Old

B
Pe

oa

b
al

E 19th St

Parade Blvd

er

ill

W Grandview Blvd

e
Av

E 16th St

th St

Polk St

E 13th St

E 17th St

Beech Ave

W 42nd St
W 44th St

g

in

ll
Ri

St
h
ac St
Pe in
p
a
Ch

E 11th St

e Dr

Lakesid

E Bay Dr

Marion St

W 41st St

W 40th St

W 31st St

E 8th St
E 9th St

E 14th St

tS

Cochran St

W 38th St
W 39th St

E 7th St

W 24th St

Sc
ot

Wood St

W 37th St

Hazel St

Liberty St

Cascade St

W 36th St

Hazel St
Maple St
Cherry St

W 25th St

W 29th St

Raspberry St

Auburn St

Greengarden Rd

Oakwood St

Allegheny Rd

W 34th St

M

Schaper Ave

Harvard Rd

W 30th St

W 32nd St

S Park Row

e
Av

W 37th St

W 23rd St

W 26th St
W 28th St

E 5th St

ne

Ellsworth Ave

Rudolph Ave

W 29th St

W 25th St

E 3rd 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 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

g

Devoe Ave

W 6th St

ai
Cr

I-79

Seminole Dr

Ravine Dr

Beverly Dr
r

Schaper Ave

Pittsburgh Ave

D

W 3rd St

W 4th St
W 5th St

E 2nd St

Marne Rd

or

Lincoln Ave

an

t St

Tacoma Rd

M

W

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

E Front St

W Fron

W 2nd St

y

w
Pk

wy
nt Pk

S

Oxford St
5 8th St
Robin Dr Grov
eD
r

Uneriecity

y Fro
E Ba

Colorado Dr

S Shore Dr

Niagara Pier

Illinois Ave

Port

Acce
ss R

EMTA Bus Routes

© czbLLC

Hilltop Rd
Gordon St

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

99

F. Infrastructure and Utilities
Basic utility systems that are well maintained are
essential to Erie’s long-term competitiveness. As with
other facets of the city’s built environment, many
elements of this infrastructure have excess capacity
as a result of population decline, loss of industry, and
other changes in recent decades.

Works and the Bureau of Sewers should evaluate
the potential to decommission water and sewer lines
(if feasible) in conjunction with land clearance and
repurposing in fallow areas.

Erie’s residential and commercial electricity needs are
currently met by Penelec, which does not maintain
generating capacity within city limits. It is noteworthy,
however, that the city’s zoning ordinance was amended
in 2010 to recognize and regulate wind and solar
collection systems, including Urban Solar Farms, in the
city’s zoning districts which may, in some areas, be a
viable reuse option for vacant land.

Erie’s water services are provided by the Erie Water
Works, which has the capacity to process 88 mgd
(million gallons per day). It is currently permitted to
withdraw 62 mgd from Lake Erie, which is more than
sufficient for the 38 mgd of water used by customers
within the city and surrounding municipalities. At
the same time, the city’s wastewater treatment facility,
which treats waste from domestic and industrial
users, is a state-of-the-art facility with plenty of
excess capacity due to the closure of large industrial
customers.

As a matter of compliance with Article III of the
Pennsylvania Municipal Planning Code, this plan
recognizes that (1) lawful activities such as extraction of
minerals impact water supply sources and such activities
are governed by statutes regulating mineral extraction
that specify replacement and restoration of water
supplies affected by such activities, and (2) commercial
agriculture production impact water supply sources.

As part of overall efforts in the city to reduce
redundant supply and infrastructure, Erie Water

Acce
ss R

d

Sewer and Water Map
Erie Wastewater Treatment Plant

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

E 26th St
Mcclelland Ave

MCCAIN AVE

E 30th St

Hop

Zi

eD

m

m

er

E 42nd St

Page St

Stanton St

Regis Dr

E Grandview Blvd

E 35th St

Alan Dr

St
E 41st St

St

Bird Dr

Camphausen Ave

Glendale Ave

E 40th St

m

an

Rd

E 43rd St

E 44th St

r

Roxanna Dr

Payne Ave
Elm St

Broad St
ew

Pennsylvania Ave

N

E 34th St
E 36th St
E 38th St

St

tC
on

E 33rd

Davison Ave

3rd

Prospect Ave

E 27th St
on

n

Burton Ave

E4

Woodlawn Ave

Ba
yfr

E 32nd St

E 37th St

eA
ve

Av
e

Buffalo Rd
Fairmount Pkwy

Longview Ave

E Grandview Blvd

Dr

ley

Pearl Ave

E 19th 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

Wallace St

Old

h Rd

38th St

39th St

Holland St

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

Hess Ave

Pennsylvania Ave

Ross St

Wayne St

Wayne St

Holland St

German St

Reed St
Ash St

Wallace St

Peach St

East Ave

E 20th St

E 18th St

Fargo St

en

Ore Dock Rd

Port

Peach St
French St

French St

Sassafras St

Myrtle St

West Ln
Myrtle St

Sassafras St

Myrtle St

Chestnut St

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

Gl

Poplar St

Cherry St

e
Av
Walker Blvd

t

W Lakeview Blvd

Gl

E 12th St

E 20th St

E 26th St

Sunset Blvd

h

ac

Pe

e
St P

h
ac

W
St 39th St

E 10th St

E 4th St

E 7th St

E 18th St

E 22nd St
E 23rd St

E 24th St

Fren
c

l
Ba

e
Av

E Lake Rd

E 21st St

Old

a
bo

E 19th St

Parade Blvd

er

ill

W Grandview Blvd

e
Av

E 16th St

th St

Polk St

E 13th St

E 17th St

Beech Ave

Ri

W 42nd St
W 44th St

g

n
lli

St
h
ac St
Pe in
p
a
Ch

E 11th St

e Dr

Lakesid

E Bay Dr

Marion St

W 41st St

W 40th St

W 31st St

E 8th St
E 9th St

E 14th St

tS

Cochran St

W 38th St
W 39th St

E 7th St

W 24th St

Sc
ot

Wood St

W 37th St

Hazel St

Liberty St

Cascade St

W 36th St

Hazel St
Maple St
Cherry St

W 25th St

W 29th St

Raspberry St

Greengarden Rd

Auburn St

Oakwood St

Allegheny Rd

W 34th St

M

Harvard Rd

W 30th St

W 32nd St

S Park Row

e
Av

Ellsworth Ave

Rudolph Ave

W 23rd St

W 26th St
W 28th St

E 5th St

ne

W 37th St

W 25th St

E 3rd St

E 4th St

Pi

Post Ave

W 27th St
W 29th St

w
Bro

ve
nA

W 19th St

St

Schaper Ave

W 24th St

W 22nd St

Plum St

W 20th St

W 21st St

Walnut St

Huron St

W 17th St

Eliot Rd

Raspberry St

Frontier Dr

W 16th St

Chestnut St

Poplar St

W 11th St

W 20th St
W 22nd St

Cherry St

Weschler Ave

W 7th St

g

Devoe Ave

W 6th St

ai
Cr

I-79

W 3rd St

W 18th St

Schaper Ave

100

Seminole Dr

Ravine Dr

Lincoln Ave

Beverly Dr
r

Schaper Ave

Pittsburgh Ave

D

w
Pk
W 4th St
W 5th St

E 2nd St

Marne Rd

or

Lincoln Ave

an

t St

Tacoma Rd

M

W

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

E Front St

W Fron

W 2nd St

y

wy
nt Pk

S

Oxford St
5 8th St
Robin Dr Grov
eD
r

Uneriecity

y Fro
E Ba

Colorado Dr

S Shore Dr

Niagara Pier

Illinois Ave

Water

© czbLLC

G. Community Facilities and Services
Community facilities and services of all types are
assets. This comprehensive plan identifies the
reinforcement and protection of assets as a key
planning principle and considers them potential
focal points for a targeted investment strategy. And,
as this plan makes clear, many facilities and services
represent quality-of-life amenities that are vital to
Erie’s potential to attract and retain strong households
and businesses.

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.

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

Police and Fire Stations, Schools and Library Map

Library

Acce
ss R

Schools (Open)

Police Department

Dr

Sanford Pl

Cranch Ave

Park Way Dr

Franklin Ave

Bacon St

Downing Ave

June St

Pear St

E 26th St
Mcclelland Ave

MCCAIN AVE

E 30th St

Hop

Zi

eD

m

m

er

E 42nd St

Longview Ave

E Grandview Blvd

Page St

E 41st St

E 35th St
Stanton St

Regis Dr

E 36th St

E3

Alan Dr

St

E 34th St

t
3rd S

Bird Dr

Camphausen Ave

Elm St

ew

tC
on

n

Davison Ave

St

Glendale Ave

E 27th St
on

E 32nd St

Burton Ave

3rd

Woodlawn Ave

Ba
yfr

E 38th St

Essex Ave

E4

Prospect Ave

E 27th St

E 37th St

eA
ve

Av
e

Pearl Ave

E 19th St

Buffalo Rd
Fairmount Pkwy

N

Pennsylvania Ave

ley

E 18th St

E 40th St

m

an

Rd

E 43rd St

E 44th St

r

Roxanna Dr

Payne Ave

E 7th St

Fargo St

E Grandview Blvd

kin

E 35th St

Pin

St

Mc

Brandes St

Jackson Ave

1st

Perry St

Wayne St

E4

Perry St

Ash Street Blvd
Briggs Ave

E 33rd St

Reed St

Wallace St

Holland St

d

E 31st St

38th St

ch R
Fren

38th St

39th St

Old

E 33rd St

W 35

Fren
ch R
Mar
d
vin
Ave

E 31st St

East Ave

Reed St

Parade St

Holland 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

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

Poplar St

Hazel St
Maple St
Cherry St

e
Av

en

E 25th St

E 4th St

E 12th St

E 20th St

E 26th St

t

W Lakeview Blvd

Gl

E 10th St

E 18th St

E 22nd St
E 23rd St

E 24th St

Sunset Blvd

h

ac

Pe

ea
St P

ch

W
St 39th St

E Lake Rd

E 21st St

Old

B

e
Av

E 19th St

Parade Blvd

er
ill

W Grandview Blvd

b
al

oa

E 16th St

th St

Polk St

E 13th St

E 17th St

Beech Ave

i

ll
Ri

W 42nd St
W 44th St

e
Av

St
h
ac St
Pe in
ap
Ch

E 11th St

e Dr

Lakesid

E Bay Dr

Marion St

W 41st St

ng

W 31st St

E 8th St
E 9th St

E 14th St

tS

Cochran St

W 38th St

Hazel St

W 37th St

W 40th St

Cherry St

Plum St

W 36th St

W 39th St

E 7th St

W 24th St

Sc
ot

Wood St

W 34th St

Liberty St

W 32nd St

Cascade St

Greengarden Rd

Auburn St

W 25th St

W 29th St

Raspberry St

Allegheny Rd

W 30th St

M

Schaper Ave

Harvard Rd

W 23rd St

W 26th St
W 28th St

S Park Row

e
Av

W 37th St

W 25th St

E 5th St

ne

Ellsworth Ave

W 29th St

Oakwood St

W 27th St

w
Bro

ve
nA

St

Schaper Ave

W 24th St

W 22nd St

E 3rd St

E 4th St

Pi

Post Ave

Rudolph Ave

W 22nd St

Walker Blvd

Frontier Dr

W 20th St

W 19th St

Eliot Rd

Raspberry St

Huron St

W 17th St

W 18th St
W 20th St

Chestnut St

Poplar St

W 11th St

W 16th St

W 21st St

Cherry St

Weschler Ave

W 7th St

g

Devoe Ave

W 6th St

ai
Cr

I-79

Seminole Dr

Ravine Dr

Lincoln Ave

Beverly Dr
r

Schaper Ave

Pittsburgh Ave

D

W 3rd St

W 4th St
W 5th St

E 2nd St

Marne Rd

or

Lincoln Ave

an

w
Pk

Tacoma Rd

M

W

t St

y

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

E Front St

W Fron

W 2nd St

wy
nt Pk

S

Oxford St
5 8th St
Robin Dr Grov
eD
r

Uneriecity

y Fro
E Ba

Colorado Dr

S Shore Dr

Niagara Pier

Illinois Ave

Port

Fire House

d

Erie Parcels

© czbLLC

Hilltop Rd

Gordon St

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

101

H. Environmental and Natural Resources
The importance of Erie’s natural setting to its
founding, its current existence, and its future
competitiveness cannot be understated. It’s an asset
that, following the principles of this comprehensive
plan, needs to be protected and leveraged to the city’s
full advantage.

cut dramatically due to regulation and the decline
of heavy industry along the Bayfront, Lake Erie as a
whole remains troubled by pollution from agricultural
runoff, as well as more urban sources — particularly
stormwater runoff. The City of Erie participates in Erie
County’s Act 167 Stormwater Management planning
process.

The Bayfront is the city’s greatest natural asset and
also its most sensitive. Indeed, the portion of the City
of Erie that runs parallel to the shoreline is classified
as a Coastal Zone by the Coastal Zone Management
Act in recognition of the need for careful stewardship.
While pollution from industrial effluent has been

As demolition activity yields a growing supply
of vacant and fallow land, Erie should consider
opportunities to leverage vacant land as a tool to store
and clean stormwater runoff while simultaneously
beautifying and repurposing parts of the city.

Flood Plains and Streams Map
FEMA Flood Hazard
Flood Zone
AE
Acce
ss R

d

A

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

E 26th St
Mcclelland Ave

MCCAIN AVE

Hop

Zi

eD

m

m

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

m

an

Rd

E 43rd St

E 44th St

r

Roxanna Dr

Payne Ave
Elm St

ew
N

Pennsylvania Ave

t

E 38th St

St

tC
on

S
E 33rd

Davison Ave

3rd

Prospect Ave

E 27th St
on

n

Burton Ave

E4

Woodlawn Ave

Ba
yfr

E 32nd St

E 37th St

eA
ve

Av
e

Pearl Ave

E 19th St

Buffalo Rd
Fairmount Pkwy

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

t

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

h

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

g

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

M

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

g

Devoe Ave

W 6th St

ai
Cr

I-79

W 3rd St

W 18th St

Schaper Ave

102

Seminole Dr

Ravine Dr

Lincoln Ave

Beverly Dr
r

Schaper Ave

Pittsburgh Ave

D

w
Pk
W 4th St
W 5th St

E 2nd St

Marne Rd

or

Lincoln Ave

an

t St

Tacoma Rd

M

W

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kw Fro
tP y
on Ba
r
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Ba

E Front St

W Fron

W 2nd St

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S

Oxford St
5 8th St
Robin Dr Grov
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Uneriecity

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E Ba

Colorado Dr

S Shore Dr

Niagara Pier

Illinois Ave

Port

0.2% Annual Chance

© czbLLC

Coastal Zone Management Map

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

103

I. Historic Cultural Resources
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.

As with most other facets of the city, historic resources
in Erie are affected by weak market conditions that can
make it difficult for the private sector to tackle historic
preservation projects without some assistance — be it in
the form of federal tax credits, property tax incentives,
grants, or other subsidies — until market conditions
improve. This plan includes strategies to make
resources available to a greater number of properties
in order to leverage the placemaking value of the city’s
historic assets.
But if resources are limited, how and where should
support for historic preservation efforts be directed?
The four planning principles outlined in this plan, as
well as recommended strategies for each planning area,
should be considered and applied as the city and others
make decisions that affect Erie’s historic and cultural
resources.

Historic Assets Map
Historic Asset (National Register)
Historic District (National Register)

Hilltop Rd
Gordon St

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

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

m

m

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

n

t

S
E 33rd

Alan Dr

St
ew

tC
on

E 40th St

m

an

Rd

E 43rd St

E 44th St

r

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

Buffalo Rd

E 38th St

Essex Ave

E4

Av
e

Pearl Ave

E 19th St

E 27th St

E 37th St

eA
ve

Broad St

ley

E 18th St

Fairmount Pkwy

N

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

d

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

t

W Lakeview Blvd

Gl

Wayne St

Peach St
French St

Peach St

Myrtle St

Sassafras St

Myrtle St

Chestnut St

Cherry St

Hazel St
Maple St
Cherry St

e
Av
Walker Blvd

French St

Sassafras St

Myrtle St

West Ln

e
St P

h
ac

W
St 39th St

E 25th St

E 4th St

E 12th St

E 20th St

E 26th St

Sunset Blvd

h

ac

Pe

e
Av

E 10th St

E 18th St

E 22nd St
E 23rd St

E 24th St

Parade Blvd

er

W Grandview Blvd

ill

W 44th St

a
bo

l
Ba

R

W 42nd St

e
Av

E Lake Rd

E 21st St

Old

in
ill

E 19th St

th St

Polk St

E 13th St

E 16th St

e Dr

Lakesid

E Bay Dr

Marion St

W 41st St

g

W 40th St

E 11th St

E 17th St

Beech Ave

W 38th St
W 39th St

St
h
ac St
Pe in
p
a
Ch

Cochran St

W 37th St

W 31st St

E 8th St
E 9th St

E 14th St

tS

Eliot Rd

Poplar St

W 36th St

Hazel St

Liberty St

W 34th St

Cascade St

W 32nd St

E 7th St

W 24th St

Sc
ot

Wood St

Plum St

W 25th St

W 29th St

Raspberry St

Greengarden Rd

Auburn St

Oakwood St

Allegheny Rd

W 30th St

M

Harvard Rd

W 23rd St

W 26th St
W 28th St

S Park Row

e
Av

Ellsworth Ave

Rudolph Ave

W 25th St

E 5th St

ne

W 37th St

wn
Bro

e
Av

E 3rd St

E 4th St

Pi

Post Ave

W 27th St
W 29th St

W 22nd St

W 19th St

St

Schaper Ave

W 24th St

Walnut St

Huron St

W 17th St

W 20th St

W 21st St

Chestnut St

Poplar St

Raspberry St

Frontier Dr

W 16th St

W 20th St
W 22nd St

Cherry St

Weschler Ave

W 11th St

g

Devoe Ave

W 6th St

W 7th St

ai
Cr

I-79

W 3rd St

W 18th St

Schaper Ave

104

Seminole Dr

Ravine Dr

Lincoln Ave

Beverly Dr
r

Schaper Ave

Pittsburgh Ave

D

w
Pk
W 4th St
W 5th St

E 2nd St

Marne Rd

or

Lincoln Ave

an

t St

Tacoma Rd

M

W

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

E Front St

W Fron

W 2nd St

y

wy
nt Pk

S

Oxford St
5 8th St
Robin Dr Grov
eD
r

Uneriecity

y Fro
E Ba

Colorado Dr

S Shore Dr

Niagara Pier

Illinois Ave

Port

Acce
ss R

d

Other Historic Assets

© czbLLC

J. Data Notes
Pg 15, Disinvestment is contagious

The $96 million annual “reinvestment deficit” for Erie was generated using
data from the U.S. Census Bureau’s American Community Survey (2011-2013).
It is based on the assumption that all property owners in Erie could spend
30 percent of their household incomes on housing, a standard definition of
housing affordability in the United States. Due to relatively low prices in
the Erie market, many households spend well under 30 percent on housing.
Using detailed estimates of spending by households in eight different income
cohorts, an accumulated gap (between what households were spending on
housing and what they could be spending) was determined.
1

Pg 15, Disinvestment is costly

The $1,200 annual loss in property tax revenue to the city is based on a
scenario where a house that is in very good condition has a market value of
$52,000 on a street with multiple blighted houses but that has the potential to
be worth $157,000 if it were on a blight-free street. This difference in value was
generated using czbLLC’s comprehensive survey of housing conditions and
an analysis of average sale prices in Erie. This scenario is used to demonstrate
how blight effects market value and municipal revenues and cannot be
extrapolated or aggregated to determine citywide revenue lost to blight.
2

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.
3, 4

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

“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.”

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

105