Erie Refocused Development Plan For The City of Erie, Pa.

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
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
USING THIS
COMPREHENSIVE PLAN
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.
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.
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 citys residential
conditions. It identifies the root issues that are keeping Erie from being a fiscally
strong city with excellent amenities and healthy levels of demand. One of the key
findings is the observation that the city and its residents have avoided facing reality
for a long time a habit that can no longer be tolerated if the communitys actions
are to correspond sufficiently to the nature of its challenges.
Altogether,
the approach
recommended is
straight forward
and step-oriented.
STEP 1
Embrace and come

to terms with the
findings
OUTCOMES - What to Work Towards and How to Measure Progress

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

governance, the fiscal capacity of the city, and the large range of programs and
policies currently in place we have concluded that four principles stand out and,
if observed with a high degree of fidelity, will serve Erie well going forward: (1)
concentrate investments in targeted areas, (2) protect and leverage Eries assets, (3)
support and build Eries middle, and (4) reassert Eries human scale.
STEP 2
Understand the
importance of
recommended
outcomes and aim
for them
STEP 3
Adopt three
strategy zones as
recommended
STEP 4
AREAS OF WORK - Geographic Zones

Since Erie is short on resources, long on challenges, and covers nearly 20 square
miles, where do we start? After analyzing over a dozen planning areas that reflect
market conditions and recognizable physical boundaries, Erie is organized into three
strategy zones. Each zone has a particular role to play and particular strategies to
work with to realize Eries desired outcomes.
STRATEGIES AND PROJECTS - Recommended Steps to Take in

Specific Zones
What specifically should we do? The last section takes the three strategy zones and
recommends projects and priorities for each planning area and includes strategy
reference maps to assist on-the-ground decision-making. The section concludes with
an outline of activation steps that include recommendations for financing and
execution.
Tackle one project

at a time as
recommended
STEP 5
When the
unexpected arises,
formulate new
projects/strategies
always applying the
principles
Port
Acc
ess R
d
Eries Planning Areas
er
ill
e
Av
Peach St
Gl
Walker Blvd
en
Hilltop Rd
Gordon St
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
e
Av
E 33rd St
th St
W 35
Briggs Ave
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
Ch
E 24th St
Fren
ch R
St
Cochran St
W 39th St
dP
Hazel St
n
pi
W 38th St
Harvard Rd
tS
Gl
W 37th St
Maple St
W 36th St
W 40th St
Schaper Ave
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
EAST
BAYFRONT
E 7th St
W 11th St
Greengarden Rd
or
S Park Row
DOWNTOWN
Chestnut St
an
Cherry St
Poplar St
Weschler Ave
Gro
ve D
PULASKI
LIGHTHOU
E 5th St
wy
nt Pk
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
t St
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
Bird Dr
tC
on
Mcclelland Ave
ew
on
Alan Dr
er
E 42nd St
Page St
Zi
Longview Ave
Fargo St
E 41st St
Davison Ave
EAST GRANDVIEW
Marion St
Burton Ave
h St
an
Hop
eD
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.
INTRODUCTION
A CITY OF
AMBITION
Since its founding more than 200 years ago, Erie has always had its eye
on growth and expansion. A few years after he had surveyed Washington
DC, Andrew Ellicott was commissioned by the General Assembly of
Pennsylvania to survey and plan a settlement at one of the Great Lakes
best natural harbors with the expectation that a great city would grow
there and become the Commonwealths connection to North Americas
inland seas.
Indeed a great city Erie did rise from the simple squares of Ellicotts
grid. Growth came slowly at first but later quite rapidly as railroads and
industrialization brought factories, immigrants, and the realization of Erie
as a vital and busy port.
Between the end of the Civil War and
1900, Eries population more than
tripled, spurring the citys Chamber
of Commerce to commission a plan
by the great landscape architect John
Nolen. Nolen developed a plan that
would accommodate growth while
taking advantage of the regions
enviable location and natural beauty,
including a recommendation that
Presque Isle be protected as a state
park.
During the first half of the 20th
Century, Erie grew by another 150
percent, passing Scranton in 1950

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

and modernist Maurice Rotival.
Rotivals recommendations for an
arterial highway system (including
what became the Bayfront
Connector and Parkway) and
downtown modernization changed
the face of the city as it sought to
shed its sooty, industrial image for
one more suited to its next phase of
growth and prosperity.
Interrupted Expectations
Subsequently, however, growth
in the Erie region stalled and
its population has increasingly
decentralized. The City of Erie
went from housing 42 percent of
Erie Countys population in 1980
to 35 percent in 2010, and the citys
population has now dropped by
nearly 30 percent since its 1960 peak.
The response to slowing growth
has primarily been to focus on
large-scale redevelopment projects,
especially in downtown Erie and
on the Bayfront. Tens of millions of
dollars have been spent on sports
and entertainment complexes, new
waterfront facilities, and upgrades to
Gannon University, UPMC Hamot,
Erie Insurance and other community
anchors all in hopes of stimulating
a transformative level of investment
and economic activity. True, each of
these projects has contributed assets
to Erie that have improved the city
and are justifiably points of pride.
But such an approach hasnt
been enough and it wont be
enough to return the city to
a path of sustainable growth. A
more fundamental, decades-long
imbalance of supply and demand
has created a dire situation in
Erie, and it is one that cannot be
addressed by one or even a dozen
big-ticket projects if the community
does not address underlying
problems of excess and obsolete
housing supply, a missing middle
class, and a disconnect between
what downtown and the Bayfront
could be and how they currently
function. In point of fact, Erie cannot
be competitive and healthy again
and it will not grow again
until it addresses these imbalances,
shortages, and disconnections in a
comprehensive and intentional way.
10
Investments in recent years have

proven that people from across the
region want to come to a ballgame,
want to spend time at the marina, and
want to eat at a downtown restaurant.
But the average resident in the Erie
region has not shown a parallel
appetite for starting a business in the
city, making downtown patronage
part of their daily or weekly routine,
or buying and upgrading a home in
Eries neighborhoods because they lack
confidence that it makes sense to do so.
There are many reasons for this, but
declining properties in proximity to
key city assets is a major factor. Not
only does it undermine confidence
in the real estate market, but it
communicates a lack of safety which
has become the prevailing narrative
in the region. When disinvestment
becomes the norm; falling demand,
falling prices, and declining tax
revenue are also normalized. This
is why Eries big ticket projects that
individually have shown promise
remain compromised and, ultimately,
disconnected from one another.
To begin restoring confidence in Erie,
gestures that signal a real turnabout
on these and other fronts will be
necessary.
Restoring Confidence
Previous plans for the City of Erie
have all dealt with the central
challenges of their time and were
fundamentally shaped by the
prevailing theories and methods
of their respective periods. When
Erie was merely an idea, Ellicotts
1795 plan provided a survey and
a rational grid to spur settlement
and guide early expansion. When
rapid industrialization and growth
were threatening the citys quality
of life, Nolens 1913 plan provided
a framework for investing in
public services, facilities, and

environmental assets to meet the
needs of a growing population.
And when the city and its region
were being choked by traffic
congestion in a period of Postwar
suburbanization, Rotivals 1963 plan
provided direction if questionable
in hindsight on modernizing the
citys highways, downtown, and
Bayfront.
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
Eries.
Restoring confidence in Erie entails
three fundamental tasks: rightsizing, catching up, and keeping
up. Right-sizing a city slimming
down its surplus elements to
stabilize it and position it for
future competitiveness is hard
work. Why? Because when supply
is excessive, getting supply and
demand in balance requires choices,
and wise choice-making is about
trading short-term expediency
for long-term viability. When
right-sizing is done well, some
constituency will be disappointed.
The alternative business-asusual, or assuming that demand
will recover if enough time passes
or if the right combination of bigticket projects are built will not
address the root of the problem,
and therefore will never pull up the
whole city.
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 citys
outstanding assets making the citys
housing, streets, parks, and economic
opportunities highly desirable.
It is estimated that the cost of achieving
these two aims over the next ten years,
in a way that revitalizes every section
of the city, would cost more than
$600 million a level of investment
exceedingly unlikely to materialize.
Therefore, this comprehensive plan
must also be about priorities about
how to invest, where to invest, and at
what levels to achieve these two central
tasks. It is a plan that is, by necessity
and design, about tradeoffs that reflect
the communitys vision, its core values,
and the willingness of stakeholders to
live by those values.
Recent decades of public and private

disinvestment coincided with a decline in the
tight-knit sense of neighborhood that typified
the city during much of the 20th century
when many people identified parts of Erie by
church parishes, or by neighborhood business
districts such as 26th & Parade, where Pulakos
Candies was and remains an institution. To
a large extent, the social fabric of individual
residential blocks has frayed, producing
the increasingly common scenario where
neighbors are strangers to one another or
at the very least lack a sense of common civic
direction. This deficit matters because it shapes
how much trust people have in their neighbors
and leaders and how confident or willing
people feel about investing time and energy on
their block and in their city.
Restoring an ethic of reinvestment of
mutual reinvestment is fundamental to the
healthy functioning of markets but more so to
the social contracts that make markets work,
that make neighborhoods work, and that make
cities strong.
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
FINDINGS
THE STATE
OF THE CITY
Sustained population loss over half a century is a
disquieting reality one that most of Eries leaders and
residents are well aware of and wish to see halted and
reversed.
Population Trends, 1900-2010
But population loss is only the outward manifestation

of much deeper market and demographic forces that
have buffeted Erie for decades. These underlying forces
have created a city that today has thousands of vacant
housing units, a deeply eroded middle class, assets in
peril, and municipal finances insufficient to make the
investments needed to transform the citys competitive
position.
250,000
In order to determine realistic and appropriate strategies

for Erie at this moment in its history strategies
likely to spur much-needed investment and market
confidence, and to stabilize the citys population
much had to be learned about the physical and
socioeconomic state of the city. This resulted in a
comprehensive field survey of over 25,000 residential
structures, combined with analysis of federal, state,
and local datasets describing household characteristics,
property sales, crime, tax delinquency, code violations,
and many other variables.
300,000
200,000
280,566
County of Erie
178,780
Outside of City
150,000
101,786
100,000
City of Erie
50,000
0
1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 2010
Source: US Census Bureau.
The core findings from this research are central to the guiding
principles, priorities, and strategies of this plan:
Imbalance of supply and demand for all real estate, public and private
Starkly uneven quality of the built environment, especially downtown
Uncompetitive position in the regions residential and retail markets
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 Eries older residential, commercial, and
industrial buildings and infrastructure made worse by
unappealing new additions to the built environment in
Erie between 1960 and 2000.
UNAPPEALING OR UNMARKETABLE
SUPPLY
If it persists over decades, an unappealing supply of
buildings and other infrastructure sharply inhibits the
recovery of demand through the following cycle:
Price Stagnation
Property values and rents begin to fall in the weakest
parts of the city. It becomes a buyers market with too
few buyers.
Deterioration
As more and more properties become visibly distressed,
the most marginal properties become too costly to
rehabilitate.
Declining Revenue and Rising Need
As sales prices stagnate or fall, so do taxable
assessments and municipal revenues, leaving fewer
resources to maintain an aging infrastructure and
to keep up with greater demands on police and fire
services. Parks, streets, and other basic infrastructure
become noticeably tired looking, sending additional
distress signals into the market. As tax rates rise to
make up for lost value but not by enough to catch
up on deferred maintenance - the city places itself at a
competitive disadvantage with suburban jurisdictions.
Plummeting Confidence
Confidence a vital currency in any market becomes
severely shaken. Perceptions of negativity surround
the market, leading to further price stagnation,
disinvestment, and deterioration.
Correcting the supply/demand imbalance and
interrupting this vicious cycle of disinvestment requires
an intervention that confronts the imbalance directly:
reduce components of supply and boost demand.
Bringing the citys housing stock into balance is
critical and particularly challenging given the range of
neighborhood types in the city and wide variations in
physical condition and market strength.
Disinvestment
Property owners pull back on reinvesting in their
properties, sensing that the return on investment just
isnt there. Stagnant or falling rents mean smaller profit
margins and fewer improvements.
14
KEY FINDINGS
DISINVESTMENT
IN ERIE
A comprehensive analysis of the citys
dwellings in the spring of 2015 revealed just
how deeply disinvestment is influencing the
course of Eries neighborhoods. Key findings of
this analysis include:
IMPACT ON ERIES NEIGHBORHOOODS

Eries residential neighborhoods reflect the evolution
of urban America. They include small Federal-style
blocks near the center of Andrew Ellicotts historic
grid; Victorian-era mansions built within a carriage
ride of the bustling lake port; factory workers housing
hugging railroad lines and shadowed by mills where
thousands walked to their daily shifts; small colonials
and bungalows from the dawn of streetcar suburbia;
leafy subdivisions with curvilinear streets and parks;
and downtown loft apartments carved from former
commercial and industrial spaces.
In short, the housing market in the City of Erie has
tremendous variety a real asset at a time when many
buyers see value in options and authenticity.
But whatever its strengths, Eries housing market and
neighborhoods have been dangerously weakened
by decades of disinvestment brought about by the
imbalance of supply and demand.
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.
15
Eries 17 Planning Areas
MIXED
CONDITIONS
ACROSS AREAS
BAYFRONT
WEST
BAYFRONT
FRONTIER
DOWNTOWN
EAST
BAYFRONT
FRONTIER
PULASKI
LIGHTHOUSE
LAKESIDE
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

ERIES PLANNING AREAS
Although disinvestment influences the housing market
citywide, Eries neighborhoods vary considerably by
degree of distress. Some are deeply dysfunctional while
others remain among the Erie regions most desirable
places to live.
For example, the 2015 field survey found that the
Frontier planning area in the citys far northwest corner
had the most marketable housing stock in Erie. There,
70% of homes were in excellent or good condition
(receiving scores of 1 or 2). That contrasted sharply with
the Trinity Park, East Bayfront, and Little Italy planning
areas where at least two-thirds of properties showed
signs of moderate-to-severe disinvestment. In between
are several areas where the typical home exhibits a
moderate level of upkeep and where the next few
years will be critical in determining whether that homes
future is one of reinvestment or drawn-out neglect.
16
The geographic patterns revealed by the field survey of

exterior conditions are reinforced by data on vacancy
and abandonment. Data from the U.S. Census Bureau
show that five planning areas exceeded the citys
average vacancy rate of 10% in 2013. In East Bayfront
and Trinity Park, nearly 1 in 5 housing units were vacant
a large portion of which were not actively on the
market for rent or sale (an indication of abandonment).
At the same time, areas with vacancy rates near or just
above the city average experienced a spike in vacancy
over the previous decade with the notable exception of
West Bayfront and Little Italy. In areas with lower than
average vacancies, the general trend since 2000 has been
one of expanding vacancy. High levels of disinvestment
and distress in neighborhoods close to downtown Erie
but present to some extent throughout the city are
further reinforced by an examination of concentrations
of code violations and tax delinquent properties.
How each Erie home was surveyed and scored in 2015

VERY
HEALTHY
SCORE
VERY
UNHEALTHY
Best in class;
ready to sell;
top of the Erie
market
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
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
17
COMPARING
RESIDENTIAL
PLANNING
AREAS
HIGHLY
DISTRESSED
West Bayfront
Little Italy
Pulaski-Lighthouse
East Bayfront
Trinity Park
STRATEGIC The most deeply destabilizing

CONCERNS parts of the citys housing market
due to the sheer number of
vacant and obsolete housing
units and their proximity to
downtown Erie and transitional
neighborhoods. Having such
dysfunctional markets so close
to downtown blunts the impact
of recent and future downtown
investments and lowers levels of
confidence and reinvestment in
all surrounding neighborhoods.
SOCIODEMOGRAPHIC
DISTRESSED
Have a considerable influence on

downtown investments or on
the health of other major assets.
Although vacancy levels are at
the city average, they are still
too high and are dampening
reinvestment in the older homes
in these areas as expressed
by half or more of the homes
showing very visible signs of
distress.
TRANSITIONAL,
AT-RISK
Lakeside
Fairmont-McClelland
Academy-Marvintown
Arbor Heights
Still have many well-maintained

homes, but they are rapidly being
joined by distressed properties.
Without significant intervention,
these neighborhoods will continue
to lose ground over the next
ten years and may fall into the
Distressed category due to
neighborhood conditions or the
lack of marketable features such as
first-floor bathrooms and updated
kitchens.
16,398
25,035
22,948
% MINORITY
57%
30%
33%
% POVERTY
43%
37%
25%
% ADULTS WITH
BACHELORS 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%
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 citys competitiveness and
overall market strength.
A threat in these neighborhoods

will be the generational changes
in property ownership taking place
over the next ten years. If wellmaintained homes fail to find solid,
owner-occupant buyers, levels of
distress could rapidly increase.
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 Eries black
and Hispanic residents, for
example, live in planning areas
classified as distressed or highly
distressed, while only 10% of
the citys black residents live in
healthy or stable planning areas.
Similarly, while 27% of Eries
residents live in poverty, 56% of
those in poverty are concentrated
in the five planning areas
classified as highly distressed or
distressed.
While class and racial
lines have been blurring in
many neighborhoods, Erie
remains highly stratified by
these sociodemographic
characteristics.
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 citys traditional
residential patterns. That
population is, however, included
in the far right column that
represents citywide baselines.
19
UNEVEN
QUALITY OF
THE BUILT
ENVIRONMENT
ASSETS AND SHORTCOMINGS

The unappealing condition of properties and infrastructure
across the city is a key damper on demand and reinvestment.
Nowhere is this more apparent than in downtown Erie. For a
city of Eries size, the downtown has an enviable collection of
assets all of which serve as a strong foundation for making
one of the best downtowns in America and all of which
represent sizable investments of public and private resources.
And yet, these assets are juxtaposed with conditions that send
very mixed signals to potential visitors and investors and blunt
the economic impact of Eries treasures.
NUMEROUS ASSETS BLUNTED BY POOR QUALITY SURROUNDINGS
Poorly maintained
building stock
UPMC Hamot
Gannon University
Erie Insurance Office

Perry Square
Overly wide and

unattractive streets
Warner Theater
20
Erie Arena
Empty or
underutilized
storefronts
Streets that are too wide

Downtown streets were redesigned in the mid-20th
Century to handle automobile volumes that either never
materialized or that no longer exist due to the end of
downtown as the regions retail hub. As a result, many
downtown streets are too wide for the volume of traffic
they handle and their emptiness further reinforces the
perceived lack of business activity.
Streets that are unattractive
Over-wide downtown streets dont look good,
especially if they havent been paved in a while. And
this appearance is compounded by street fixtures and
furnishings (lights, crossing signals, benches, receptacles,
trees) that are missing, damaged, and poorly coordinated
a problem recognized by the citys 2010 Downtown
Streetscape Master Plan.
borrowing power to upgrade space to attract uses with

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

Downtown Erie is very linear, with almost all of its
major assets and activity generators located within two
blocks of State Street. A walk on State Street from 14th
to the Bayfront Connector generally recognized as
the north and south limits of downtown covers one
mile. Depending on ones walking speed and time spent
waiting at intersections, it can take 20 to 30 minutes. That
wouldnt necessarily be a problem if every block along
the way were vibrant and pleasant. But theyre not there
yet. If they were, it would help make a stronger sense
of transition, progression, and interest from one part of
downtown to another.
Deteriorated, cluttered-looking, or poorly
designed building stock
Downtown has many outstanding landmarks in great
condition. But many, if not most, of the buildings in
between show signs of deterioration when it comes
to storefronts, signage, windows, and architectural
details; present a cluttered or sloppy appearance; or
were designed in ways that repel or resist pedestrians.
This is made worse in front of the institutional and
medical facilities at the northern end of State Street
where the traditional downtown development pattern is
interrupted by lawns, parking lots, or blank surfaces.
Empty or underutilized spaces
In a vicious cycle, lower standards lead to lower demand,
which leads to lower rents, which leads to weaker
businesses. Eventually this can lead to either marginal
users that do not insist on quality maintenance, or worse,
empty buildings and properties.
The result is a lack of demand and a lack of capital
21
UNCOMPETITIVE
IN THE
REGIONS
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 Eries difficulty competing for households has been
more problematic than a simple look at population can
express. An examination of household income brackets
and how they changed in the city between 1969 and
2013 versus how they changed in the remainder of Erie
County over the same period (adjusted for inflation)
shows that households with discretionary income in Erie
County who have the means to invest and reinvest
in homes and neighborhoods have overwhelmingly
chosen to live outside of the city.
For example, in 1969 the 42,313 households in Erie
County that made the modern equivalent of more than
$50,000 were almost evenly split between city and
suburbs: 19,998 lived in the City of Erie and 22,325 lived
in the remainder of Erie County. By 2013, the number
of households making more than $50,000 had risen to
50,148, but they overwhelmingly chose to live outside
the city, with 36,864 (or 74%) living in the suburban and
rural towns of the county.
The shrinking of the middle and upper income brackets
in the city has happened while the number of low
income households has increased. The result: less
demand stemming from fewer people and households
22
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, downtowns retail outlook will be bleak
until the nearby surrounding areas are improved and
diversified and it is unrealistic to expect regional
demand from people driving in to shop and eat to offset
this problem.
This of course is a double-edged sword. Currently,
downtown-area households shop outside of the
downtown at Family Dollar and Wal-Mart. Capturing
this leaked spending with new discount retailers in
and near downtown would bring goods and services
to low-income households in the East Bayfront
neighborhood and would somewhat increase revenues to
the city, but would not reposition downtown to succeed.
Addressing the fundamentally weak demographic profile
of the city is the key to unlocking commercial potential.
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
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 citys
capacity to maintain infrastructure, patrol streets, and operate public schools
is weakened. City taxes, forced to counter these weaknesses, must rise and
become another dissuading factor.
For young families willing to make a go of it in the city, better educational
opportunities in the county are a persuasive reason to leave Erie when
their children reach schooling age. They too depart, becoming part of the
decades-long exodus.
Harding School, one of the citys

high-performing schools
Lower school performance and higher crime rates are both causal and
symptomatic. The cumulative effect of decisions by middle- and upperincome households to locate outside the city created a socioeconomic profile
for Erie that virtually guarantees a gap between city and suburb. Almost
any community with a poverty rate approaching 30% will have schools and
police departments fighting an uphill battle against social ills that they are
not equipped to cure.
Despite falling enrollment, tight resources, and evolving state and national
standards, the Erie School Districts data-driven optimization plan to
right-size and adaptively reuse its facilities is a model for responsible
and innovative governance of urban schools. Likewise, the Erie Police
Department is no stranger to the challenge of having to make tough choices
that deploy limited resources.
Both the Erie Schools and the Erie Police Department have much to show for
their disciplined approach to tradeoffs. Nevertheless, neither will be able
to achieve conditions on par with the suburbs until the citys demographic
profile changes until poverty becomes much less concentrated and the
city has a more equitable share of the countys middle and upper income
residents.
Erie can do much, but regional cooperation is essential. This plan

establishes guiding principles and recommends strategies that are intended
to close the demographic gap between the city and its suburbs. Making the
city and its neighborhoods highly desirable to households with resources
and options is the key to this. But surrounding communities must also play a
role by eliminating the policy barriers such as exclusionary zoning that
constrict the housing options of low income households.
24
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
Erie County Communities on the

Spectrum of Market Strength
Cranberry
(Pittsburgh suburb)
$100K
North East town.

Northwest
Harborcreek
Mill Village bor.
Harborcreek
town.
Albion bor.
Cranesville bor.
Concord
town.
Elgin
bor.
Conneaut
town.
$50K
Venango
town.
Waterford
bor.
North
East bor.
Wattsburg
bor.
Avonia
Girard bor.
Washington
town.
Millcreek
town.
Franklin town.
McKean bor.
Fairview
town.
Edinboro
bor.
King of Prussia
(Philadelphia suburb)
State College
Lawrence
Park Pittsburgh
city
Erie
city
Corry
city
T
S
E
EA
$0
0%
100%
% ofCollege
Adults Degree
with College Degree
% of Adults with
CHARACTERISTICS
Weak Market
Property values are low relative to
region
Poverty rates are unacceptably high,
often beyond a tipping point
Fiscal capacity is low
Lack of housing affordability is more
likely a function of very low incomes,
not high property values; further
affordable housing development
could undermine an already weak
market
May not be ready for many
revitalization strategies until drastic
changes take place (right-sizing of
building stock, deconcentration of
poverty, public safety initiatives)
Transitional/
Middle Market
Property values could be stable and
growing or weak
Poverty rates at a tipping point or
growing close to tipping point
Fiscal capacity exists, but might be
threatened
Housing is still affordable but upper
end of spectrum must be vigilant
Fertile ground for strategic
revitalization efforts that take
advantage of existing community
capacity
Direction of trends is critically
important
Generally, finite resources should be
focused on economic sustainability
before housing affordability
Healthy/Strong to
Very Strong Market
High or very high property values
Low poverty rates
Often suburban and/or low
density but not always
True housing affordability
problems
Interventions should focus on
social equity, affordable housing,
and economic mobility for low
income households
25
OUTCOMES
A CITY OF
GREAT
PLACES
ERIES
DESIRED
FUTURE
Addressing
the key
findings of this
Comprehensive
Plan means
working toward
a future Erie
that is highly
competitive
and financially stable one where sufficient
resources exist to achieve a high level of
maintenance for public infrastructure, where
reinvestment in private property is the norm,
and where businesses and households with
options choose to locate. That particular Erie
is an objective that can be described by three
broad outcomes.
26
Erie has a long history of placemaking, or creating

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

downtowns magnetism beautiful streets and mixeduse structures that make the city center a great place to
live, work, visit, and walk.
BAYFRONT The Bayfront becomes not just a place
of parked cars and big buildings where people come to

see the water, but a mixed-use urban experience that
leverages a world-class asset and is well integrated with
downtown and adjacent neighborhoods.
ENTRYWAYS Infrastructure on gateway corridors
and other high traffic streets is attractive and always in a

state of good repair sending a strong signal about the
citys commitment to competence and high standards.
NEIGHBORHOOD INTIMACY Interesting
and unexpected neighborhood spaces lend a sense of

identity that creates value and attracts homebuyers.
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.
attention to the following:
CONSISTENTLY WELL-MAINTAINED
PUBLIC AMENITIES
When parks, street furnishings, and other public

facilities are well cared for, the city sets a strong
example that resonates to private property owners.
PREDICTABILITY AND SAFETY, OR AN

ABSENCE OF DISORDER
Order and predictability are building blocks of
confidence and reinvestment.
HIGH LEVELS OF HOMEOWNERSHIP
Rental options are an important part of a balanced

and accessible housing stock, but a stable or growing
rates of homeownership especially in single-family
neighborhoods is a proxy for confidence and
healthy demand.
A CITY OF
ECONOMIC
STRENGTH
AND STABILITY
Cities dont create jobs, but they can create an
environment where competitive advantages exist and
where businesses operate to exploit those advantages.
In the 21st Century, this includes having an amenityrich city with a high quality of life where skilled
workers and entrepreneurs choose to live and work
(see Outcomes 1 and 2), as well as a culture that
rewards risk-taking and encourages collaboration. As
the Erie community fosters the environmental and
cultural attributes that create competitive advantages,
its economy will grow stronger, more diverse, and
more stable.
attention to the following:
Ensuring the presence of sufficient volumes of highly
flexible, locally-generated venture capital
higher in per capita quantity and greater in flexibility
than what is available in competitor cities such as
Buffalo.
A high percentage of residents with college
degrees higher than the state average.
A large and healthy cohort of young adults
larger than the citys regional share of total
population.
Presence of new and sustained partnerships in
and across various sectors.
27
MEASURING
PROGRESS
How will Erie know if its making
progress toward these broad
outcomes and becoming more
competitive and desirable?
The following are key measures
that will indicate progress.
The way to use
these metrics is ASK BEFORE ACTING
for the city and
its partners
public, nonprofit, private to ask
this question before acting:
Will our action measurably
and meaningfully help achieve
the measures described in this
comprehensive plan?
If not, they should probably not
be done.
RESIDENTIAL PROPERTY
VALUES ARE RISING
As supply and demand become more balanced and
signs of distress begin to dissipate, the marketplace
will respond by placing a higher value on residential
properties. Buyers will offer more money to compete for
good houses in desirable neighborhoods and higher
purchase prices will be reflected by higher assessments.
The taxable assessed value of Eries residential
properties should rise at an average annual rate that
exceeds inflation over the next 20 years.3
If what we are about
to do is not likely to
result in an increase
in property values, it
probably should not be
done.
ASK BEFORE ACTING
RESIDENTIAL VALUE GAP

IS CLOSING
As Eries neighborhoods become more desirable, not
only should values rise but they should regain lost
ground and close the sizable gap between city and
county home values. In 2014, owner-occupied homes in
the City of Erie had a median value that was 72% of Erie
Countys median value ($84,700 versus $117,200).
The gap should continually shrink and be fully closed
by 2040.
ASK BEFORE ACTING
result in closing the gap
between property values
in the city and in the
county, it probably should not be done.
28
REINVESTMENT BY
RESIDENTIAL OWNERS
APPROACHES NORMAL,
HEALTHY LEVELS
Lack of confidence in the citys housing market has
resulted in a considerable reinvestment deficit of
$96 million. This is the amount of money that Erie
households would be spending on housing and
home improvements if their spending behaviors
mirrored those of the average American household.
In other words, its money that Erie property
owners have available to spend but they are
choosing not to spend it on exterior or interior home
improvements.
As the market stabilizes and confidence grows, the
reinvestment deficit should shrink to $0 over the
next 20 years.
ASK BEFORE ACTING
result in promoting
measurably healthy
levels of reinvestment
by residential property owners, it probably
should not be done.
DOWNTOWN PROPERTY
VALUES ARE RISING
Downtown has been the focus of considerable
investment over the past few decades and much
more needs to be invested to make it a truly great
place. If adequate and strategic, these investments
will create a downtown where property values are
rising at a rate that will strengthen and expand the
citys financial capacity to reinvest in itself.
The taxable assessed value of downtown Erie
should rise at an average annual rate that exceeds
inflation over the next 20 years.4
GENERAL FUND REVENUES FROM

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

ASK BEFORE ACTING
result in growing the
value of Downtown
Erie real estate, it
probably should not be done.
See Appendix J.Data Notes, pg 105.

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 citys
overall share of the regions population (36%). This
means that they are choosing to live in the city at
a disproportionately high rate and mirroring
recent trends nationwide.
Concentrated poverty has long been a problem in

the Erie region one that inhibits the ability of
poor families to escape poverty and for the City of
Erie to achieve financial stability. Currently, the City
of Erie contains 36% of Erie Countys residents but
59% of the countys residents living in poverty. This
is reflected in a city poverty rate of 27% versus a
countywide poverty rate of 17%. But huge gaps also
exist within the city, where the residential planning
area with the highest poverty rate (East Bayfront,
46%) has poverty levels nearly 10 times as high as
the area with the lowest rate (Glenwood, 5%).
Members of this cohort are a critical part of the

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

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

ASK BEFORE ACTING
result in increasing
the citys share of
young adults in the
region, it probably should not be done.
30
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.
31
PRINCIPLES
A BASIS
FOR
GETTING IT
RIGHT
Countless decisions, large and small, will influence Eries
ability to realize its desired outcomes to be a great
place, to have livable neighborhoods, and to cultivate a
strong and stable economy.
Which roads to rebuild, which homes to rehab, where to bolster the presence
of police, how to shape development on the Bayfront these are just a few of
the decisions that have both immediate and lasting consequences. Many are
made in City Hall, but other decisions made outside City Hall can be equally
consequential, whether they are made by a block club leader, a small business
owner, or a college president.
If decisions that have a collective and cumulative impact on the citys longterm competitiveness are being made by so many separate public and private
entitites and individuals, how can we ensure that everyone is pulling in
the same direction with broader goals in mind? The answer is a simple,
straightforward set of guiding principles that clarify how even simple choices
can contribute to a stronger Erie.
32
A CIVIC DOS AND DONTS GUIDE FOR COLLECTIVE IMPACT
Do
Dont
Observations
on Erie
DO CONCENTRATE
INVESTMENTS IN
TARGETED AREAS
DONT DIFFUSE
RESOURCES
Downtown Erie has a very large,

linear footprint. As a result,
spreading resources across
downtown will have a limited
impact and fail to transform the
downtown marketplace. Resources
should be steered to targeted areas
to make them great and build the
demand for broader investment.
DO PROTECT AND
LEVERAGE ERIES ASSETS
DONT USE A DEFICITBASED APPROACH TO

REVITALIZATION
The magnitude of property distress,

poverty, and economic anxiety
makes it easy to fixate on and
be overwhelmed by problems.
This is why actions in Erie must
be convincingly focused on
marketable assets that the action
is strengthening or protecting. If an
action isnt clearly tied to advancing
an asset, its diverting energy and
resources from ones that do.
DO SUPPORT AND BUILD

ERIES MIDDLE
DONT INVEST ON A
WORST-FIRST BASIS
Resources to improve Erie

neighborhoods are often directed
to the most distressed areas and
are almost always inadequate to the
task. Meanwhile, stable areas get
relatively little attention and begin
to slip. Investing in the short run to
keep stable neighborhoods healthy
will do more to strengthen the citys
finances and help demand recover
citywide.
DO REASSERT ERIES
PEDESTRIAN SCALE
DONT DESIGN
FOR AUTOMOTIVE
CONVENIENCE
Recent development on the

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

period builds confidence and value
that boosts overall market demand
such as coordinating street, utility,
sidewalk, and park improvements in
specific neighborhoods each year,
rather than spending some here,
some there.
Making the citys core assets

downtown, the Bayfront, its strong
neighborhoods and institutions as
strong as possible will stimulate
demand and bolster the citys
financial position.
Erie must be desirable to the middle

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

the citys pedestrian-centered
origins. Downtown, the Bayfront,
and neighborhoods will be
recognized as great places when
they prioritize pedestrian comfort,
safety, and interest.
Spreading limited resources

ensures that nothing receives a truly
transformative level of investment. It
feels fair, but it is neither sustainable
nor effective.
Reacting to problems rather

than building on strengths leads
to a perpetual state of crisis
management and steers attention
and energy away from the citys
strengths.
Making a habit of steering

resources to the most deteriorated
infrastructure or troubled area
results in very few things being
continuously well-maintained
which dampens demand and the
citys financial capacity to make any
investment.
Development and infrastructure

that prioritizes the comfort and
speed of drivers does not make the
city more pleasant and desirable.
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 plans core principles.
Implementation of these priorities is intended to occur
in addition to the citys general fund allocations.
The City of Erie allocates over $70 million annually

toward basic city functions, including police, fire
protection, code enforcement, parks, public works,
and administration. When opportunities arise to
spend those funds in ways that align with the general
principles of this Comprehensive Plan, the city should
consider seizing them to lead by example.
EXAMPLE 1
A program is established to focus matching
grants aimed at stimulating homeowner
reinvestment in areas where a significant return is
most likely (particularly blocks that already have
demonstrable market strength or stability).
EXAMPLE 2
The city and its partners make efforts to better
connect downtown and the Bayfront a priority
recognizing that doing so strengthens two
major assets and allows Eries human scale to
re-emerge. While expensive and time consuming,
the connection is also seen as an opportunity to
demonstrate self confidence, perform decadesoverdue physical repair, and reinvest the many
dividends locally through WPA-style civilian
corps efforts, iconic architecture, and civic-level
beautification.
34
EXAMPLE 1
With resources currently allocated for code
enforcement, the city initiates enforcement
sweeps in areas identified in the plan as healthy,
stable, or transitional recognizing that disorder
and distress in those areas are the greatest
hindrance to residential reinvestment and the
competition for middle income households.
EXAMPLE 2
When the city chooses where to plant trees,
it targets its tree planting and maintenance
resources in areas where significant public or
private investments are occurring in order to
maximize investment impact.
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 plans intended outcomes
by integrating these principles into their own
programs.
The Erie Redevelopment Authority, Erie Public Schools,

the Port Authority, the EMTA, and other local and
state agencies invest millions of dollars each year in
city assets levels that often greatly exceed annual
spending by the city itself and thus have the potential
to be critical players in the realization of this plans
outcomes.
EXAMPLE 1
The Sisters of St. Joseph Neighborhood Network,
operating in Little Italy, focuses its housing
revitalization activities in concentrated areas near
citywide assets and prioritizes beautification and
blight remediation efforts along high-visibility
corridors.
EXAMPLE 2
When applicants seek funds from the Erie
Community Foundation to contribute in
some way to neighborhood, downtown, or
Bayfront revitalization, the foundation asks for
an explanation of how the project applies the
Comprehensive Plans principles and then uses
the principles to vet the grant applications.
EXAMPLE 1
The Erie Redevelopment Authority focuses
housing rehabilitation, construction, and
demolition projects in concentrated areas that
either strengthen stable blocks or that protect
critical assets.
EXAMPLE 2
A land bank, when established, prioritizes the
demolition or renovation of blighted properties
on otherwise stable blocks. In distressed
neighborhoods, it assists partners in assembling,
cleaning, and greening vacant land.
EXAMPLE 3
PennDOT and its partners modify the Bayfront
Connector to create an iconic connection
between downtown Erie and the Bayfront.
35
AREAS OF WORK
FOCUSING
RESOURCES
FOR HIGH
IMPACT
The guiding principles embedded in this plan to concentrate resources, to
focus on assets, to strengthen the middle, and to reassert the human-scale of
Erie are broadly applicable. But to have maximum impact, it is necessary
to apply them within a geographic framework that recognizes market
variations across the city and the need for strategies tailored to fit particular
neighborhoods as well as overarching city priorities.
To provide such a framework, this plan has identitified three strategy-based
categories for the citys planning areas that are based on an areas market
strength and its relationship to core city assets.
CORE
STRENGTHENING
Strategies for a Strong
Regional Core
NEIGHBORHOOD
STRENGTHENING
Strategies for Healthy
Neighborhoods
STABILIZATION
Strategies for Reducing
Neighborhood Distress
Three Focused
Strategic Areas
FRONTIER
WEST
BAYFRONT
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
DOWNTOWN
BAYFRONT
EAST
BAYFRONT
PULASKI
LIGHTHOUSE
TRINITY PARK
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
MERCYHURST
GLENWOOD
36
LAKESIDE
EAST GRANDVIEW
CORE
STRENGTHENING
WHY A CORE STRENGTHENING STRATEGY?

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

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

Distressed neighborhoods that border Eries main railroad corridor and
industrial zones need to find stability for Erie to thrive. High levels of
blight need to be mitigated, vacancy rates need to drop, vacant land
needs to be properly managed and maintained, and important assets
should serve as focal points for repositioning resources and changing
internal and external market perceptions.
This zone includes the Little Italy and Trinity Park planning areas south
of downtown, and the Pulaski-Lighthouse planning area on the east
side of the Bayfront Connector.
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
plans principles and the communitys 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 plans
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
Begin relocation
of human service
functions to
areas beyond the
central business
district
DOWNTOWN
FRONTIER
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 downtowns older properties into appealing, in-demand
facilities that meet current market needs takes considerable effort and
resources and developers willing to take a risk. Given Eries soft
real estate market, a strong set of tools must be in place to help limit a
developers risk. Without such measures, development will not occur at
the scale and pace necessary to transform downtown and to ensure that
investments in public infrastructure pay off.
EXAMPLES / TOOLS
Cincinnati Equity Fund
Established in 1995 to provide financing for market-rate housing in central
Cincinnati, the CEF has made over $132 million in loans resulting in $843
million in total development enabling projects that would not happen
without CEF involvement. CEFs products offer 2-4% interest rates, funding
for pre-development costs, and no pre-sale or preleasing requirements.
Historic Preservation Tax Credits
Almost two dozen properties in downtown Erie are currently listed on the
National Register of Historic Places, making them eligible for the 20 percent
federal income tax credit that supports substantial and historically-sensitive
renovations to income-earning properties (as well as a limited supply of
state tax credits offered by Pennsylvania). To expand the potential utilization
of this tool, in tandem with other tools, all of downtown Erie should be
nominated to the National Register, which would make 100+ additional
properties eligible to use these credits.
Historic tax credits can be utilized by the developer and their investors or
syndicated. Because syndication often involves legal and accounting fees
that are prohibitive for small projects, many developers seek out local equity
partners (individuals or companies) that have large tax liabilities and could
use the credits.
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 citys tax base and further strengthen its financial position.
Tax Increment Financing (TIF) District
An alternative, or complement, to using the citys general borrowing capacity
is the creation of a TIF district in downtown Erie. The district would use
growth in property values to finance value-enhancing improvements. Over the
life of the district, realized gains in property values would be reinvested in the
district.
Make distances within downtown more manageable by

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

functions
Many cities are struggling with the need to capitalize on downtown
revitalization efforts by transitioning traditional human service functions
away from downtown locations, where tax-exempt or underutilized facilities
should be prime targets for private redevelopment, and toward alternative
transit-accessible sites where agencies can be housed in more modern and
functional settings. While not all human service agencies should be considered
for relocation, many agencies and their clients would be better suited for
alternative facilities where operating costs and access are more favorable.
40
FRONTIER
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.
Penns Landing, Philadelphia ($250M)
Two park bridges currently span I-95 in Philadelphia to connect Center
City with Penns Landing on the Delaware River. Plans have been developed
to improve and enlarge the northernmost bridge (I-95 Park) into a sloping,
11-acre park.
Rosss Landing Park, Chattanooga ($60M)
A system of steps, ramps, and a parkway underpass provide passage from
downtown Chattanooga to the banks of the Tennessee River.
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
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
DOWNTOWN
BAYFRONT
EAST
BAYFRONT
PULASKI
LIGHTHOUSE
TRINITY PARK
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
MERCYHURST
GLENWOOD
LAKESIDE
EAST GRANDVIEW

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

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

and State would begin to change the complexion and use of the 12th Street
corridor and provide a setting that would become magnetic to entrepreneurs
in the Erie region and to further private investment in the corridors real
estate.
Tax incentives for clustering among new, relocating, and
expanding businesses
For 12th Street to be transformed over the next ten years, businesses need
to be attracted by the character of the location itself great connections
to downtown, interesting building stock, a cool streetscape but also
by incentives that make this corridor extremely compelling from a cost
standpoint. A package of inducements should be created specifically
designed to make this corridor the economic engine that it needs to be.
With the right components, the 12th Street corridor could be repositioned
to become something that represents a radical departure from traditional
economic development. From the Brookings Institution:
Conventional urban revitalization efforts emphasized the commercial
aspects of development (e.g., housing, retail, sports stadiums). By
contrast, innovation districts help their city and the region move up the
value chain of global competitiveness by growing the firms, networks,
and traded sectors that drive broad-based prosperity. Instead of building
isolated developments, innovation districts focus extensively on creating
a dynamic physical realm that strengthens proximity and knowledge
spillovers. Rather than focus on discrete industries, innovation districts
represent an intentional effort to create new products, technologies
and market solutions through the convergence of disparate sectors and
specializations (e.g., information technology and bioscience, energy, or
education).
To become a genuine innovation district, a collection of economic, physical,
and networking assets need to be present in a concentrated area. Erie is in
a good position to achieve this because of its high share of employees in
advanced industries (thanks, in large part, to General Electric). Although
much of what happens in innovation districts flows naturally from the colocation of research centers, entrepreneurs, venture capitalists, and others,
ensuring that a district emerges in Erie will require intentional cultivation
and coordination.
43
FRONTIER
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
DOWNTOWN
BAYFRONT
WEST
BAYFRONT
EAST
BAYFRONT
PULASKI
LIGHTHOUSE
TRINITY PARK
FAIRMONT-McCLELLAND
ACADEMY- MARVINTOWN
MERCYHURST
GLENWOOD
LAKESIDE
EAST GRANDVIEW
WEST BAYFRONT
West Bayfront has the potential to be one of the best urban neighborhoods in
the Great Lakes region, owing to its historic architecture, its views of Presque
Isle Bay, and its proximity to downtown amenities. Gannon University
and other community partners have been leading efforts to stabilize and
revitalize the neighborhood and have made a noticeable difference.
But as the West Bayfronts designation as one of the citys Distressed
planning areas indicates, much work is still needed to make West Bayfront a
strong market with healthy levels of reinvestment. The strategies listed here
are designed to leverage the West Bayfronts existing market strength and its
assets.
Encourage reinvestment by homeowners on stable

blocks with high leverage value
Matching grants for clustered home improvements:
Often, confidence on stable but transitional blocks can be restored through
a sense of collective reinvestment where a homeowner is improving
their home and can see that others on the block are doing the same. In this
way, reinvestment can be just as contagious as disinvestment. One way
to stimulate a sense of collective reinvestment is through a program that
provides matching grants to groups of property owners who are committed
to home exterior upgrades.
Example
Renaissance Block Challenge, Jamestown, NY, and Oswego, NY
The Renaissance Block programs in these small, weak-market cities
provide small matching grants of $1,000 to $2,000 to clusters of at least five
property owners. The grants support visible exterior improvements, such
as landscaping, painting, and porch repair. Neighbors must self-organize
and apply to the program as a group.
Particular blocks of the West Bayfront will yield greater returns
through this form of activity than others. These blocks are places where
investments that move a house from a 3 score to a 2 are most likely to
yield improvements in market value. The strategy reference map for the
West Bayfront shows where those blocks are located.
44
Financial tools for historic home renovations

Over 100 buildings in the West Bayfront are listed on the National Register
of Historic Places through the West Sixth Street Historic District, along with
numerous other buildings that have local historic designations. The presence
of the district is a tremendous marketing asset for the neighborhood and
could be used to stimulate reinvestment throughout the West Bayfront by
providing tools to assist property owners with costly renovation work.
Example
Residential Faade Improvement Program, Pittsburgh, PA
The Urban Redevelopment Authority of Pittsburgh offers a matching
grant of up to $5,000 for eligible exterior improvements that contribute to
a neighborhoods architectural fabric.
203k Rehab Loans
These federally-insured home loans allow a qualified applicant to finance
the purchase and renovation of a house in the same loan instrument. In
Erie, PNC Bank and Liberty Mortgage Corp. are FHA approved lenders.
Prospective buyers of older homes should be aware of this financing
option.
LERTA (Local Economic Revitalization Tax Assistance)
Continue the West Bayfronts designation as a LERTA target zone for tenyear graduated tax abatements on qualified residential improvements.
Advertise the program and its application process widely especially to
owners of historic homes to maximize participation and the programs
potential to spur reinvestment.
Historic Homeowner Tax Credit
Currently, Pennsylvania provides no renovation incentives to owners
of historic homes but it should, and many states do. In New York, an
owner-occupant whose property is listed on the National Register is
eligible to receive a 20% state income tax credit to offset qualifying
renovation expenses. The project must be at least $5,000 and 5% of project
expenditures must be on the exterior.
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 neighborhoods housing market. Instead, it must be used
in a very targeted way along with home rehabilitation projects to
address blighted, negative-value properties that are diminishing the value of
every other property on their block.
An efficient and systematic way of determining the future of such properties
is through the tax foreclosure process, which has hindered revitalization in
many areas by simply transferring properties to high bidders who either
lack the means or the intention to invest what needs to be invested to
properly renovate a home. Instead, the process should be used to identify
properties of high strategic value that should either be demolished or
transferred to new ownership through a much more selective process.
Example
Chautauqua County (NY) Land Bank, Demolition and Rehab
Programs
In a special arrangement between CCLB and the County Legislature,
the Land Bank identifies a few dozen high-priority properties before the
annual tax auction properties in strategic locations where selectivity
is needed to ensure the best outcome for the surrounding neighborhood.
These properties are pulled from the auction and, depending on physical
condition, are either (1) demolished or (2) transferred to a new owner
through a competitive proposal process. In the latter instance, properties
are sold to the individual or group that intends to invest the most in the
property or whose plans are best aligned with neighborhood priorities
with claw-back measures to ensure follow-through.
Invest in streetscape improvements along gateway corridors and
downtown edges
Maintaining great streets, sidewalks and bicycle infrastructure is essential to
attracting and retaining middle income households that are apt to consider
the West Bayfront for the urban lifestyle it offers. Given the areas residential
density and grid connections to downtown Erie, such investments will
have a greater impact on residential livability and marketability in the
West Bayfront than in most other parts of the city. But to have the greatest
possible impact with limited resources, infrastructure improvements should
be prioritized to areas where other public and private investments are
occurring, as well as neighborhood gateway corridors.
Consideration should also be given to creating special amenities and
facilities for pedestrians and bicycles. The Bayfront Bikeway and Bayfront
Promenade provide good starting points, but efforts should be made
to ensure that the entire West Bayfront becomes a city-wide model for
pedestrian and bicycle safety and convenience. The City and Erie MPO
should produce a Pedestrian and Bicycle Plan, similar to Philadelphias, to
guide investments in proper infrastructure. The West Bayfront would be a
wise location to begin implementation.
46
EAST BAYFRONT
FRONTIER
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 Bayfronts high levels of property distress, vacancy, and
abandonment are perhaps the most tangible expression of Eries supplydemand imbalance, as well as the class and racial disparities that closely
track neighborhood conditions in the city. These conditions cannot be
adequately addressed without a significant effort to remove blighted and
abandoned properties, as well as an equally significant effort to create the
spaces and opportunities that will make the neighborhood far more livable
for existing and future residents.
The suggested physical framework for accomplishing this is Savannahs
historic Square Plan, which is based on a system of equally-sized, evenlydistributed parks. Such a plan has a precedent in Ellicotts original grid for
Erie, which established Perry Square, Gridley Park, and a park on E. Sixth
Street in the East Bayfront neighborhood that was abandoned by the city in
the 1830s.
In essence, this work will involve the following steps all of which will
require a very high degree of planning and project coordination:
1. Identifying five-to-ten sites of about four-to-six acres each with high
levels of blight and vacancy;
2. Gaining site control via the tax foreclosure sale, donation, negotiated
purchase, or eminent domain, with relocation grants provided to all
affected households;
3. Deconstructing existing structures whenever possible to recycle
materials, and then clearing sites all through local labor and
contractors; and
4. Designing and developing high-quality public spaces and linking those
spaces to each other, to downtown Erie, and the Bayfront.
As a network of five or six new parks develops and neighborhood
livability improves, the number of vacant and obsolete housing units in
the East Bayfront will plummet and demand will begin to recover.
Utilize demolition and vacant land management as a

job development and partnership building tool
Demolition in the service of removing a single blighted property or in
preparation for a new park can be a process of addition by subtraction
for a community if the post-demolition outcomes are carefully managed.
Demolition in these cases must be used as a tool to provide valuable work
opportunities and training (in construction, deconstruction, weatherization,
and landscaping), as well as a stream of recycled materials to be used in
new-build and renovation projects throughout Erie.
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 plans 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 Eries orientation to pedestrian or human-scaled
activity?
Additionally, consider the following: Is there money for it and does
the opportunity cost make sense? Is there a feasible plan to take care
of it over the long-run? Is Erie investing in it at all, or is it a free lunch
from Washington or Harrisburg?
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
49
and stable neighborhoods where halting the spread of distress will protect
and maintain areas that are critical to the citys 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 citys numerous entryways need to be treated as marketing
opportunities that send signals to prospective homeowners or investors
and this cannot be limited to a simple welcome sign at the city line.
High-traffic, high-visibility corridors should be priorities for roadway
maintenance, infrastructure & lighting upgrades, beautification, and blight
removal.
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
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 regions core and relatively stable residential areas.
Stabilizing these distressed areas in a way that improves quality of life and
protects key city assets requires a long-term effort to bring vacancy rates
down to healthy levels, find alternative uses for vacant lots, and reinforce
the neighborhoods key assets.
Demolish vacant and blighted structures on an

opportunistic basis via tax foreclosure
Little Italy
Trinity Park
Pulaski-Lighthouse
As blighted homes in these planning areas pass through the tax foreclosure
process, avoid the likelihood of further neglect and neighborhood damage
by removing these properties from the auction, preparing them for
deconstruction or demolition, and managing the disposition or long-term
maintenance of the resulting lots.
Clean and green vacant lots, returning to functional use

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

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

Support the work of the Sisters of Saint Joseph Neighborhood Network and
other organizations. Using matching grants to aid neighborhood leaders
with projects that build identity and confidence.
51
HOW CAN ERIE BUILD A

STRONG REGIONAL CORE?
COST EFFECTIVELY
INTERVENING IN THE CORE
FRONTIER
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
kw
tP
on
r
yF
a
B
W 4th St
W 5th St
Gridley
Park
W 7th St
Lincoln Ave
hS
W 16t
W 11th St
Poplar St
12TH ST CORRIDOR
Huron S
W 16th St
W 17th St
W 18th St
St
52
Greengarden Blvd
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 Eries 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
E 18th St
53
HOW CAN ERIE

REPOSITION ITS GREATEST
RESIDENTIAL ASSET?
CORE
STRENGTHENING
DOWNTOWN
BAYFRONT
WEST
BAYFRONT
FRONTIER
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 citys highest

concentration of historic assets
mere blocks from downtown and the
waters 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
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
Fallow Land
Code Violations
Sassafras St
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

have working against them...
E 8th St
E 9th St
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 4th St
Sassafras St
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
r
yF
Ba
E Front St
W Fron
Uneriecity
w
Pk
Ore Dock Rd
Port
Acce
ss R
Although West Bayfront has a high

concentration of problem properties ...
Ba
COST EFFECTIVELY INTERVENING IN THE

WEST BAYFRONT PLANNING AREA
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
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
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
Peach St
tS
E 16th St where investment yields higher value

Blocks
Huron St
16th St
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
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
Acce
ss R
Port
Ore Dock Rd
Poplar St
Frontier Dr
Plum St
Greengarden Rd
Cascade St
Sassafras St
Myrtle St
Myrtle St
W 22nd St
W 5th St
E 7th St
West Ln
Ra
Ra
m
W 20th St
Chestnut St
Poplar St
W 23rd St
W 19th St
Raspberry St
e
Av
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
Rd
VERY
UNHEALTHY
k
2.5 - P3.0
E 5th St
nt
ro
yF
Ba
W
ai
Cr
Oakwood St
Score 1.25 - 2.5
Raspberry St
W 16th St
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
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
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
Pk
VERYE 2nd St
HEALTHY
E Bay Dr
y Fro
E Ba
Lincoln Ave
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
And while levels of observed distress are

pervasive, there are numerous stable or
strong blocks ...
W 16th St
S Park Row
W 11th St
Greengarden Rd
Lincoln Ave
Ra
Walnut St
W 7th St
W 6th St
Sassafras St
Gridley
Park
eD
th St
Cherry St
W 5th St
Chestnut St
y
Ba
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
on
tC
HOW CAN THE EAST

BAYFRONT REBUILD
AROUND ASSETS?
CORE
STRENGTHENING
DOWNTOWN
BAYFRONT
WEST
BAYFRONT
FRONTIER
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
Acce
ss R
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 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

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
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
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

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
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
Sunset Blvd
Bacon
St
ReedSt
ve Rd
Ore Dock
vin
Parade St
Rd
Gilson
E 24th St
Av
St
ckson Ave
ley
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
Acce
ss R
Mc
E 35th
PENNSYLVANIA
SOLDIERS &
E 4th St
SAILORS
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
l
Ba
ve
rA
e
ill
West Ln
W 6th St
wy
nt Pk
DOWNTOWN
St St
7th
Win
E 7th
oa
ll
Ri
iew Blvd
Hazel St
e
Av
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
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
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
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
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
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
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
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
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
VERY
UNHEALTHY
Which blocks saw homes with

W 24th St
Poplar St
r
ow healthy are
the neighborhoods?
W 20th St
4.0 - 6.0
M
RETURN
ON INVESTMENT
Wan11th St
rD
4.0 - 6.0
Gro
ve D
VERY
UNHEALTHY
hestnut St
en Rd
an
OUSING CONDITIONS
o
Robin Dr
Raspberry St
Pittsburgh Ave
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
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 citys

healthiest residential blocks
E 24t
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
W 23rd St W 24th St
den Rd
Myrtle St
W 22nd St
Raspberry St
Peach St
W 20th St

e
Av
wn
Bro
Par
W 18th St
W 22nd St
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
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
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
h
ac n
What
these neighborhoods What these
r
Pe
W 44th St have working
Fallow Land
W 20th St
E 2nd St
Uneriecity
W 32nd St
W 3rd St
8th St
W 30th St
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
W 22nd St
Gro
ve D
W 26th St
W Fron
W 6th St
W 37th St
Oxford St
Schaper Ave
or
I-79
Weschler Ave
an
Robin Dr
Pittsburgh Ave
Lincoln Ave
Seminole Dr
Frontier Dr
Ravine Dr
Illinois Ave
Beverly Dr
Colorado Dr
Gro
ve D
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
regions most desirable
residential
landscapes.
W 24th St
W 27th St
W 18th St
Niagara Pier
E 8th St
Robin Dr
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
ro
w
Pk
W 5th St
Raspberry St
W 4th St
German St
yF
Ba
Holland St
or
S Shore Dr
o
Fr
E 8th St
Fallow Parcels
an
Gro
ve D
w
Pk
t
on
W 7th St
5
Robin Dr
While Frontiers gateway corridors

are aesthetically weak and feature
creeping levels of blight
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
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
i
eA R
ve
oa
e
Av
lb
Ba
St
W 39th St
Perry St
W 42nd St
ch
ea
E4
3rd
St eac
P
E 41st St
St
E Grandview Blvd
W Grandview Blvd
Blocks where investment yields higher value
in
St
ap
Ch
Davison Ave
e
Av

Parade Blvd
Regis Dr
Brandes St
E 34th St
Wood St
Pin
g
lin
Essex Ave
40th
WE
41s St
t St
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
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
W 41st St
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
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
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
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
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
e
Av
W 34th St
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 4th St
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
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
W 17th St
W 20th St
Oxford St
E 8th St
W 16th St
S Park Row
Robin Dr
W 11th St
E 5th St
... and many blocks exhibit a strong

connection between homeowner
reinvestment and higher market value.
Sassafras St
Pittsburgh Ave
or
Poplar St
Weschler Ave
an
ro
yF
Ba
kw
tP
t Pkw
Cherry St
W 7th St
Gro
ve D
Colorado Dr
W 6th St
Oxford St
Robin Dr
W 5th St
Schaper Ave
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
ro
yF
Ba
W 3rd St
E Bay Dr
E 2nd St
E Bay
Colorado Dr
S Shore Dr
Ravine Dr
t St

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
Lincoln Ave
Seminole Dr
Frontier Dr
Ravine Dr
W Fron
W 2nd St
nt
ro
yF
Ba
W 3rd St
w
Pk
W 4th St
W 5th St
COST EFFECTIVELY INTERVENING

IN THE GREENGARDEN
PLANNING AREA
M
an
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
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
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
Av
e
Fairmount P
What these neighborh

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
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
E 33rd St
th
W 35
Parade Blvd
St
E 31st St
Mc
Marion St
Schaper Ave
c
ea
St
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
c
ea
Wood St
W 40th St
e
Av
E 22nd St
E 24th St
E 29th St
Beech Ave
W 37th St
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

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
Maple St
W 39th St
Wood St
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
Schaper Ave
Cherry St
Weschler Ave
Myrtle St
Raspberry St
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 areas mostly mid-century residential areas and its assets are
5
connected by
tired-looking commercial streets that should set a stronger tone.
W
g
ai
Cr
W 34th St
Sc
ot
er
Illinois Ave
W 30th St
ill
Beverly Dr
W 29th St
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
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
Ross St
or
Chestnut St
Walnut St
E 8th St
Gro
ve D
Poplar St
Weschler Ave
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
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
ve
ark A
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
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
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
Ri
W Lakeview Blvd
Walker Blvd
E 20th St
kin
Which
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
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
VERY
HEALTHY
E 31st St
W 36th St
VERY
UNHEALTHY
W 41st St
E 17th St
E 28th St
tS
How healthy
are the neighborhoods?
t
29th
StSt
29th
EW
E 33rd St
Cochran St
Wood St
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
W 25th St
E 25th St
W 28th St
W 30th St
St
ch
W 32nd St
17%
g
ai
Cr
Schaper Ave
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
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
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
i
ap
EAST GRANDVIEW
E 26th St
26th St
W
HOUSING
CONDITIONS
St
W 31st St
E 9th St
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
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
E Front St
WF
E Bay Dr ront St
E 2nd St
PULASKI
LIGHTHOUSE
EAST
BAYFRONT
LITTLE ITALY
Lincoln Ave
W 16th St
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
y
Ba
w
Pk
Colorado Dr
nt
o
Fr
BAYFRONT
W 2nd St
Beverly Dr
Niagara Pier
Niagara Pier
t St
S Shore Dr
ty
E Front St
W Fron
Ore Dock Rd
Port
Acce
ss R
NEIGHBORHOOD
STRENGTHENING
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
Rd
Gordon St
63
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
Elm St
French St
Mc
Holland St
Jackson Ave
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
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 14th St
W 24th St
RESERVOIR
Briggs Ave
e
Av
Ba
ve
rA
Hilltop Rd
a
bo
E 10th St

Pe
Fallow Land
e
ill
e
Av
er
W 44th St
e
Av
Fren
ch R
d
Beech Ave
Harvard Rd
W 42nd St
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
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
ac
Pe
St
W 32nd St
W 39th St
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
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
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
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
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
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
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
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
Fr
E 14th St
W 16th St
Raspberry St
Pittsburgh Ave
Lincoln Ave
West
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
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
ark
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
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

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
Briggs Ave
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


Payne Ave
West Ln
Myrtle St
Poplar St
Hazel St
Walker Blvd
4.0 - 6.0
E 16th
5%
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
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
VERY
ch
HEALTHY ea
P
ill
e
Av
er
ill
W Lakeview Blvd
W Grandview Blvd
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
64
HOUSING CONDITIONS
ve
ve
g
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%
W 37th St
W 39th St
Schaper Ave
ch
in
ap
Ch
St
Huron St
HOMEOWNERSHIP
RATE
HOUSEHOLDS
E Lake Rd
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
Pe
oa
b
al
W 42nd St
W 18th St
E 2n
AVERAGE HOME SALE $139,806E 17th St
EAST GRANDVIEW
e
Av
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
0th St
W 27th St
W 2nd St
GLENWOOD
StSt
11th
WE
11th
E 17th St
W 24th St
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
Peach St
Pittsburgh Ave
Lincoln Ave
Raspberry St
W 16th St
WEST
BAYFRONT
FRONTIER
rD
E 2nd St
S Park Row
DOWNTOWN
S
M
a
W 11th St no
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
o
Fr
Colorado Dr
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

Gordon St
kin
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
Wood St
38th St
Beech Ave
W 39th St
Pe
dP
ac
Pe
en
wo
o
Eliot Rd
Hazel St
Cochran St
St
Gl
Maple St
Liberty St
Cascade St
ac
Pe
St
h
ac
Cherry St
Ore Dock Rd
Hazel St
French St
E 26th St
Parade Blvd
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
JOSEPH
C. MARTIN
FAMILY GOLF
CENTER
W 37th St
ac
Pe
St
ai
Cr
W 34th St
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
W 23rd St
Peach St
Schaper Ave
e
Av
wn
Bro
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
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
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
w
yF
Pk Ba
nt
W
o
r
W 26th St
E 22nd St
W 24th St
ai
Cr
Devoe Ave
kw
tP
n
ro
Auburn St
Niagara Pier
Uneriecity
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
W 22nd St
What these neighbor

LIABILITIES
Tax Delinquent Parcels*

Churches
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
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
er
E4
1st
an
Rd
St
Pin
E 40th
eSt
Av
e
E 43rd St
E4
E 44th St
3rd
St
E Grandview Blvd
czbLLC
Burton Ave
Alan Dr
Roxanna Dr
Essex Ave
Zi
E 42nd St
Briggs Ave
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

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
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

W Lakeview Blvd
W Grandview Blvd
Gl
East Ave
eA
ve
Sunset Blvd
Fargo St
Page St
er
ill
P
RETURN
ON
St INVESTMENT
W 44th
Pin
tC
on
Mc

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
bo
l
Ba
Perry St
Wayne St
Hazel St
Liberty St
Reed St
Parade St
Parade Blvd
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
St
St
VERY
HEALTHY
E 33rd St
c
ea
th St
W 35
E 33rd St
W 34th St
ai
Cr
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
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
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
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
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
Port
Acce
ss R
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
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
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
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
Pe
Wood St
S
Churches
ch
1st
Wayne St
Hazel St
Reed St
Briggs Ave
bo
l
Ba
Schools (Open)
Sunset Blvd
W 42nd St
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
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
MARYSW 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
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
67
E 41st St
Davison Ave
Lake
Wayne St
Reed St
Parade St
E 2nd St
Marion St
Cochran St
Peach St
W 4th St
ro
y F St
EBa4th
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
Sassafras St
E 23rd St
E 28th St
Gl
Maple St
ai
Cr
St
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
E 18th St
E 19th St

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
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
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
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
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

czbLLC
CITY OF ERIE,
PA: Comprehensive
and Community
Which
blocks
saw Plan
homes
with
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
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
3rd
E 18th St
E 19th St
E 22nd St
Fairmount Pkwy
E 31st St
E4

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
Perry St
HOUSING CONDITIONS
h
ac
E 4St
W 39th
1st
S
Wood St
Parade Blvd
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
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
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
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
Pe
E 33rd St
ch
St
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
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
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
StSt
5th
EW
5th
S Park Row
W 21st St
ch
W 4th St
E 2nd St
W 3rd St
DOWNTOWN
E 3rd St
Ross St
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
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
E 18th St
E 19th St
Camphausen Ave
June St
Pear St
Regis Dr
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
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

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
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
38th St
Fallow Land
E 25th St
Pi
ai
Cr
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
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
E 33rd St
Polk St
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
w
nt Pk
y Fro
E Ba
ch
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
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
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
an
Rd
E 43rd St
E 44th St
E Grandview Blvd
czb
LIABILITIES
Code Violations
Churches
69
HOW CAN ERIE MAKE

THE EAST GRANDVIEW
AREA STRONGER?
Port
Acce
ss R
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
Alan Dr
Page St
Stanton St
3.0 - 3.5
Longview Ave
3rd
St
er
E 40th St
an
Rd
E 43rd St

Fargo St
E 44th St
E4
E 41st St
Davison Ave
E 43rd St
Av
e
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
Brandes St
Bird Dr
E 32nd St
E 35th St
E 37th St
Perry St
Briggs Ave
er
E 42nd St
Alan Dr
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
E 26th St
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
Longview
Ave
Parade
Blvd
W Lakeview Blvd
ley
E 19th St
Buffalo Rd
E 27th St
Eliot Rd
Stanton StHolland St
Zi

St
kin
eD
Fargo St
3rd
Beech Ave
Davison Ave
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
E 32nd St
Ch
E 28th St
on
t
E 29th StCon
Old
Ba
yfr
Gl
Brandes St
St
g
ai
Cr
33rd St
c
ea
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
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
EAST GRANDVIEW
PULASKI
LIGHTHOUSE
EAST
BAYFRONT
E 42nd St
WEST
BAYFRONT
FRONTIER
Roxanna Dr
DOWNTOWN
BAYFRONT
E 44th St
czbLLC
Franklin Ave
June St
Pear St
Regis Dr
Mcclelland Ave
Bird Dr
MCCAIN AVE
E 40th St
an
Rd
E 43rd St
Roxanna Dr
Alan Dr
E 42nd St
Longview Ave
Stanton St
Page St
Fargo St
er
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
er
E 40th St
an
Rd
E 43rd St
Roxanna Dr
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
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
Pearl Ave
Fairmount Pkwy
St
Pennsylvania Ave
n
Pi
E Grandview Blvd
Av
e
eD
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
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
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

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
71
HOW CAN ERIE

MAKE THE LAKESIDE
AREA STRONGER?
NEIGHBORHOOD
STRENGTHENING
DOWNTOWN
BAYFRONT
WEST
BAYFRONT
FRONTIER
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
Pear St
Holland St
kin
Pearl A
E 18th St
E 20th St
Elm St
Wallace St
Prospect Ave

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

E 23rd St
St
RETURN
ON2OF
INVESTMENT
Mc
72 Mc CITY
PA: Comprehensive Plan and Community
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
Ash St
Franklin Ave
West Ln
East Ave
VERY
HEALTHY
Hess Ave
E 10th St

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
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
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
Fairmount Pkwy
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
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
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
Mc
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
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 Eries
Buffaloof
most attractive gateways.
Prospect Ave
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 Roads 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
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
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
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
Longview Ave
E 37th St
Stanton St
Reed St
E 36th St
E 44th St
czbLLC
Dr
Hilltop Rd

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
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
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
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
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
E 32nd St
E 34th St
LIABILITIES
St
in
St
Marion St
e
Av
er
ill
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
c
ea
St
St
E 19th St
E 27th St
W 31st St
E 35th St
W 37th StE 37th St
Ri
tC
on
E 18th St
ne
E 33rd St
Sc
Boa
ttyf
Srton
E 12th St
E 20th St
Buffalo Rd
Woodlawn Ave
E 10th St
E 7th St
Pearl Ave

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
Lighthouse St
nt
ro
yF
Ba
Ross St
w
Pk
W 2nd St
Poplar St
Hess Ave
t St
Pennsylvania Ave
Wayne St
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
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
Schools (Open)
Churches
LIABILITIE
er
E 40th St
an
Rd
E 43rd St
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

Fargo St
Wood St
Perry St
Marion St
E 41st
St
Blocks where
investment
yields highermanvalue
R
E 27th St

Burton Ave
er
Glendale Ave
Woodlawn Ave
Ba
yfr
E 36th St
Essex Ave
E4
1st
E 40th St
Prospect Ave
E 26th St
E 34th St
E 35th St
eD
na Dr
Av
e
E 32nd St
E 37th St
Hop
Roxan
Perry St
Zi
Reed St
38th St
ley
Buffalo Rd
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
pi
a
Ch
E 37th St
St
E 35th St
East Ave
Reed St
E 30th St

Pearl Ave
E 18th St
E 27th St
E 31st St
Ash Street Blvd
E 35th St
Wallace St
W 35
E 33rd St
Mcclelland Ave
E 28th St
MCCAIN AVE
Old
Fren
ch R
d
Mar
vin
Ave
Regis Dr
ai
Cr
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
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
- 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

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
an
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
t St
W 29th St
r
Implement
the 2010 master plan for improvements at McClelland Park.
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
Mcclelland Ave
tC
on
ew
on
E 4 Fairmont Parkway and

Invest in further beautification of the median-lined
3rd
St
W Lakeview
engage residents
inBlvdits upkeep.
E Grandview Blvd
E Bay Dr
W 4th St
Glendale Ave
Woodlawn Ave
Roxanna Dr
ley
E 27th St
Pennsylvania Ave
Reed St
Camphausen Ave
Elm St
East Ave
Jackson Ave
Holland St
Gl
en
wo
od
P
Plum St
Maple St
Hazel St
St
Ch
en
Jackson Ave
kin
Prospect Ave
Fairmount Pkwy
E 33rd St
Work Swith
owners of
commercial
properties on Broad Street Enear
Buffalo Road
t
34th St
th St
h
W 35
E 35th St
t
ac
S
e
to update
and
beautify
their
highly
visible
properties.
E 35th St
P
n
pi
W 34th St
Gl
Wayne St Cascade St
Mc
Broad St
French St
Av
e
ark
Myrtle St
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
E4
1st
eA
St
E 41st St
ve
St
ve St
3rd
East Ave
Ash St
Wallace St
Peach St
Myrtle St
Sassafras St
E 21st St
E 22nd St
g
ai
Cr
Liberty St
W 32nd St
al
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
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
E 10th St
E 13th St
Huron St
W 17th St
a
bo
Penns
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
Poplar St
E 7th St
wy
nt Pk
Chestnut St
h St
E 5th St
S Park Row
y Fro
E Ba
W 6th St
Tacoma Rd
Sassafras St
h St
* In excess of $500
E 44th St
czbLLC
75
HOW CAN
ERIE STABILIZE
LITTLE ITALY?
STABILIZATION
Acce
ss R
Peach St
se St
E La
S Park Row
Payne Ave
West Ln
Peach St
Elm St
WM24th St
ck
in
ley
Av
e
Pin
eA
ve
ew
Pa
Beech Ave
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
W 35
SEt 35th St
Cochran St
Essex Ave
e
Av
St
l
Ba
a
bo
Briggs Ave
e
Av
Brandes St
Gl
en
wo
Pennsylvania Ave
Jackson Ave
Cherry St
Wayne St
St
Reed
Hazel St
E 33rd St
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
Fren St
Raspberry
ch R
d
Mar
vin
Av
Cascade St e
Gl
W 37th St
Beech Ave
Cochran St
ard Rd
St
d St
W 42nd St
W 36th St
Code Violations
CITY AOF
ve ERIE,
ve PA: Comprehensive Plan and Community
W 39th St Decision-Making Guide
A
Which blocks
with
39th St
ng
oa sawWhomes
lli
lb
a
Ri
B
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
Ch
E 31stWSt31st St
St
W 37th St
E 33rd St
th St W 34th St
W 35
St
6th St
n
pi
St
W 32nd St
Tax Delinquent
Parcels*
g
ai
Cr
W 34th St
4.0 - 6.0
Churches
E 31st St
e
Av
Score 1.25 - 2.5 2.5 - 3.0 3.0 - 3.5 3.5 - 4.0
ac
W 29th St
W 30th St
ne
UNHEALTHY
Schools (Open)Pe
St
Pi
d St
Historic W
Asset
VERY
31st St
VERY
HEALTHY
g
ai
Cr
Raspberry St
W 30th St
en Auburn St
wo
od
Pa
rk
Av
e
What these neighborhoods What these neighborhoods S E 27th St

Sc
have going
have
working against them...cott St
W 27th St for them...
ot
E 28th St
W 28th St
tS
W 28th St
t
How healthy
are the neighborhoods?
ASSETS W 29th St
W 29th St
E 29th St LIABILITIES
W 26th St
OUSING CONDITIONS
Broad
FrenchStSt
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
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
Lincoln Ave
W 18th St
rD
w
Pk
nt
E 4th
ro St
F
ay
$47,969
POVERTY RATE
Wayne St
Peach St
Frontier Dr
Little Italy has

high levels of visible
Robin Dr
Gro
vareas
eD
distress, especially in
adjacent to
r
S
M
an
the industrial
and railroad corridor
o
St
W 11th
AVERAGE HOME SALE
S Park Row
French St
Oxford St
32%
E 2nd St
Weschler Ave
W 6th St
Sassafras St
Lincoln Ave
Seminole Dr
W 3rd St
Uneriecity
HOMEOWNERSHIP RATE
wy
nt Pk
Weschler Ave
Ravine Dr
Illinois Ave
Beverly Dr
W 5th St
W 2nd St
3,212
y Fro
E Ba
Colorado Dr
W 4th St
W 7th St
W 16th St
Niagara Pier
Niagara Pier
t St
kw
yF
Ba
E Front St
W Fron
S Shore Dr
EAST GRANDVIEW
HOUSEHOLDS
Sassafras St
Hess Ave
ACADEMY- MARVINTOWN
MERCYHURST
Uneriecity
tP
FAIRMONT-McCLELLAND
GLENWOOD
7,850
Port
TRINITY PARK
ARBOR HEIGHTS
n
ro
LAKESIDE
RESIDENTS
LITTLE ITALY
GREENGARDEN
LITTLE ITALY
PULASKI
LIGHTHOUSE
Plum St
EAST
BAYFRONT
Ore Dock Rd
WEST
BAYFRONT
FRONTIER
DOWNTOWN
BAYFRONT
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
Fren
Old
Beech Ave
Peach St
Sassafras St
Camphausen Ave
Elm St
French St
Broad St
Holland St
E 24
ew
Av
e
St
What these neig

St
E 27th working
have
ag
Pennsylvania Ave
Pe
Gl
ac
en
h
wo
St
Brandes St
od
Pa
rk
Av
e
East Ave
Myrtle St
ley
E 29th St
N
Myrtle St
E 16th
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
n
pi
Perry St
ac
Pe
St
E 31st St
Pin
eA
ve
E 38th St
38th St
39th St
77
E 41st St
Fren
c
ison Ave h Rd
St
E9
Old
Pe
h
ac
E7
E 17th St
Mc
kin
W 24th St
Essex Ave
t Blvd
Gilson
Holland St
Holland St
Sassafras St
Gl St
Lighthouse
en
wo
o
West Ln
East Ave
Jackson Ave
E 31st St
W 31st St
Cochran St
bo
l
Ba
E Lake Rd
S Park Row
Payne Ave
French St
Myrtle
Cochran
St St
E 4th
33rdStSt
St
35th
Hess Ave
Chestnut St
St
Wayne Walnut
St
Eliot Rd
Ross St
Wayne St
Maple St
St
ReedCherry
St
Maple St
Reed StCherry St
Sc
ot
d
ch R
Fren
Old
Beech Ave
W 42nd St
ng
lli
Ri
E 2nd St
E 31st St
E 20th St
e
ve Plan and Community Decision-Making Guide
Av
W 40th St
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
Fallow
Land
St
W 30th
W 36th St
E 20th St
Gordon St
St
bo
l
Ba
e
Av
n
pi
Ch
W 37th St
St
Dr
nd St
ng
lli
Ri
e
Av
W 31st St
en
E 18th St
19th StRd
W
Hilltop
E 21st St
E 22nd St
e
Av
wn
Bro
E 24th St
Gl
E 22n
E 14th St
W Lakeview Blvd
ai
Cr
th St
29th St
HistoricWAssets
Huron St
W 17th St
W 20th St
tS
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
E 9thvSt
e
A
Av
ng
oa
li li
b
al
R
W B11thE St
11th St
St
h
ac
Pe
Schaper Ave
W 16th St
Lincoln Ave
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
D
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
t St
W 3rd St
wy
nt Pk
Schaper Ave
Auburn St
RavAve
ine Dr
Ellsworth
Illinois Ave
Post Ave
Beverly Dr
Colorado Dr
I-79
Oxford
St
W 37thSt
W
W 36th St
E Bay Dr
W 31st St W 2nd St
y Fro
E Ba
W 7th St
W 6th St
St St
W 5th
E 5th
W Fron
St
W 5th St
y
kw ay
W 34thPSt
B
nt
W
o
r
yF
a
BS Park Row
E 2nd St
y
w
E 3rd St
Pk
nt
W 4th St
o
E
Fr 4th St
tS
Devoe Ave
W 4th St
E 17th St
W 24th St
Sc
ot
ai
Cr
y
w
yF
Pk Ba
nt
W
o
r
Niagara Pier
Niagara Pier
kw
tP
n
ro
W 23rd St
W 25th St
Uneriecity
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
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
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
Cherry St
Poplar St
W 11th St
Wallace St
Liberty St
or
Poplar
Blvd
WalkerSt
an
Hazel St
Raspberry St
Ash Street Blvd

Hazel St
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
y
Ba
W 3rd St
Sassafras St
nt
o
Fr
E 2n
Peach St
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 35th St
E 37th St
Hop
mE
m 41
er st S
m t
an
Rd
2nd St
Briggs Ave
lan Dr
ngview Ave
Page St
eD
Zi
PinE 40th St
eA
ve
E 43rd St
Burton Ave
E 33r
Pennsylvania Ave
Jackson Ave
Ash Street Blvd

MCCAIN AVE
Ave
Tax Delinquent
Parcels*
Stanton St
Holland St
Regis Dr
ch R
d
Fren
Old
Reed St
LIABILITIES
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
Ba
yfr E 28th St
on
tC
on
n
set Blvd
St
Briggs Ave
St
kin

E 26th St
E 27th St
E 27th St
vd
ch
ood St
lvd
nset Blvd
W 42nd St
Mc
Glendale Ave
E 25th St
Woodlawn Ave
E 26th St
Marion
Old
Fren
e
Av
EPlan
CITY OF ERIE, nPA:
and Community
g Comprehensive
41St
a
W 39th
Pin
st S
lli
bo
t
i
eA
l
a
R
E 41st St
v
B
e
Davison Ave
Perry St
od
E 38th St
Beech Ave
E 37th St
Eliot Rd
ch R
e
Av
Brandes St
Gl
en
wo
Maple St
Pennsylvania Ave
Jackson Ave
Reed St Hazel St
Cherry St
Wayne St
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
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
78
W 40th St
Beech Ave
Eliot Rd
Old
Fren St
Raspberry
ch R
d
Mar
vin
Cascade StAve
St
en Auburn
wo
od
Pa
rk
Av
e
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
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

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
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
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
EAST
BAYFRONT
Port
WEST
BAYFRONT
FRONTIER
DOWNTOWN
BAYFRONT
Camphausen Ave
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
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
Burton Ave
na Dr
an
Essex Ave
Pin
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
isonOAve
ld Fr
enc
St
ac
Pe
W 39th St
E4
1st
E 36th St
Burton Ave
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
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
St
W 37th St
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
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
Chestnut St
Plum St
Ore Dock Rd
E 4th St
S Park RowF
ay
W 34th StB
W
E 3rd St
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 Parks biggest assets

Protect
Av
W 23rd St
wn
Bro
through
prioritized blight mitigation W 24th St
St
W 25th
and beautification
along
highly traveled
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
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
Wayne St
Peach St
y
Ba
W 4th St
vd
E 2nd St
W 3rd St
Sassafras St
nt
E Bay Dr
W 2nd St
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
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
Acce
ss R
GLENWOOD
Pulaski-Lighthouse has moderate-to-high

levels of visible distress throughout
ausen Ave
road St
Which blocks
saw homes with
E 22nd St
Elm St
Cranch Ave
Lighthouse St
Fairmount Pkwy
Gilson
Payne Ave
Sanford Pl
Pennsylvania Ave
Code Violations
Pearl Ave
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
E 21st St
E 20th St
Buffalo Rd
Prospect Ave
ausen Ave
E 18th St
LIABILITIES
road St
Churches

Tax Delinquent
Ethem...
12th St
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

E 10th St
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

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
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
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 ANNES
PCHURCH
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

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
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
Polk St
Myrtle St
Maple St
Cherry St
13th St
h St
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 19th St
Focusing on blight removal and proper

E 21st St
management of vacant land
will aid in
E 22nd St
stabilizing the areas healthier blocks
EWBa
y Dr
Fro
nt St
th St
E 17th St
Sassafras St
Myrtle St
Port
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

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
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.
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 Bayfronts 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
Laying the Groundwork
LITTLE ITALY
GREENGARDEN
ARBOR HEIGHTS
LAKESIDE
FRONTIER
WEST
BAYFRONT
TRINITY PARK
LITTLE ITALY
FAIRMONT-McCLELLAND
GREENGARDEN
ACADEMY- MARVINTOWN
MERCYHURST
ARBOR HEIGHTS
EAST GRANDVIEW
GLENWOOD
EAST
BAYFRONT
BAYFRONT
PULASKI
LIGHTHOUSE
LAKESIDE
FRONTIER
WEST
BAYFRONT
LITTLE ITALY
TRINITY PARK
FAIRMONT-McCLELLAND
GREENGARDEN
ACADEMY- MARVINTOWN
MERCYHURST
ARBOR HEIGHTS
EAST GRANDVIEW
GLENWOOD
EAST
BAYFRONT
BAYFRONT
PULASKI
LIGHTHOUSE
LAKESIDE
FRONTIER
WEST
BAYFRONT
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
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.
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
A. Regional Planning Context

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

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

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

planning, data-driven code enforcement, the
established of a land bank and a regional housing
court, multi-modal improvements, a more strategic
approach to development on the Bayfront, historic
preservation, and support for entrepreneurial activity
all of which have a place in this comprehensive
plan. Further, the development of the Destination
Erie plan involved a strong and extensive public
engagement process (in the city and regionally) to
shape the communitys vision and goals a process
that has done much to inform this plan.
87
B. Land Use and Zoning

Land use and development patterns in the City of Erie reflect those observed in
almost all of Americas older industrial cities (see Current Land Use Map). It has
areas that feature pre-automobile and pre-zoning building patterns (essentially,
all areas developed before the 1920s), including a mixed-use downtown,
industrial zones along railroad corridors and the waterfront (with housing
frequently nearby), and residential neighborhoods of moderate densities with
mixtures of multi-family and single-family structures. Closer to the edges of Erie
are areas that developed through the influence of zoning and generally feature
a greater separation of uses, accommodation of the automobile, and more
uniformity in built form.
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 citys zoning code gets updated, the city will
continue to evolve and so will its land uses. Given current market trends in
Erie, it is likely that hundreds of blighted structures will be demolished over
the coming 10 to 20 years as the citys most blighted properties succumb to
emergency demolitions, fires, or strategic blight removal efforts. Future
Land Use Map: Market Trend Scenario shows what would happen if all
of the lowest-scoring residential properties that were surveyed for the
comprehensive plan were removed and became vacant lots. This scenario
describes those lots as fallow land, given the present absence of mechanisms
to efficiently guide the disposition and reuse of such properties.
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
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
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
an
Rd
E 43rd St
E 44th St
Roxanna Dr
Payne Ave
Elm St
Broad St
ew
Pennsylvania Ave
N
E 34th St
Davison Ave
3rd
Prospect Ave
E 27th St
on
Burton Ave
E4
Woodlawn Ave
Ba
yfr
E 32nd St
E 37th St
eA
ve
Av
e
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
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
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
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
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
Devoe Ave
W 3rd St
ai
Cr
I-79
w
Pk
W 4th St
W 5th St
E 2nd St
Tacoma Rd
t St
wy
nt Pk
t
y
w on
Pk Fr
nt ay
ro W B
F
y
Ba
E Front St
W Fron
W 2nd St
y Fro
E Ba
or
Uneriecity
Lincoln Ave
an
Niagara Pier
Oxford St
5 8th St
Robin Dr Grov
eD
r
Residential, High Density
Community Services
Ravine Dr
Industrial
Illinois Ave
Residential, Medium Density
S Shore Dr
Residential, Low Density
Commercial
czbLLC
Gordon St
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
Sanford Pl
Cranch Ave
Franklin Ave
Downing Ave
Glendale Ave
E 26th St
Bird Dr
E 30th St
Hop
eD
Alan Dr
er
E 40th St
an
Rd
E 43rd St
E 44th St
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
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
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
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
n
lli
th St
E Lake Rd
Marion St
W 41st St
W 40th St
E 19th St
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
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
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
t St
wy
nt Pk
y nt
kw Fro
tP y
on Ba
r
yF W
Ba
E Front St
W Fron
W 2nd St
y Fro
E Ba
or
Uneriecity
Lincoln Ave
an
Niagara Pier
Oxford St
5 8th St
Robin Dr Grov
eD
r
Residential, High Density
Community Services
Ravine Dr
Industrial
Illinois Ave
Residential, Medium Density
S Shore Dr
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
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
an
Rd
E 43rd St
E 44th St
Roxanna Dr
Payne Ave
Elm St
Broad St
ew
N
Pennsylvania Ave
E 38th St
St
tC
on
S
E 33rd
Davison Ave
3rd
Prospect Ave
E 27th St
on
Burton Ave
E4
Woodlawn Ave
Ba
yfr
E 32nd St
E 37th St
eA
ve
Av
e
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
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
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
n
lli
E 19th St
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
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
Devoe Ave
W 3rd St
ai
Cr
I-79
Seminole Dr
Ravine Dr
Lincoln Ave
Beverly Dr
r
Schaper Ave
Pittsburgh Ave
w
Pk
W 4th St
W 5th St
E 2nd St
Marne Rd
or
Lincoln Ave
an
t St
Tacoma Rd
y nt
kw Fro
tP y
on Ba
r
yF W
Ba
E Front St
W Fron
W 2nd St
wy
nt Pk
Oxford St
5 8th St
Robin Dr Grov
eD
r
Uneriecity
y Fro
E Ba
Colorado Dr
S Shore Dr
Niagara Pier
Illinois Ave
Medium density residential with supportive parks and commercial,

and fallow land management and repurposing
czbLLC
Gordon St
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
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
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
Burton Ave
3rd
Prospect Ave
E 40th St
an
Rd
E 43rd St
E 44th St
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
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
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
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
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
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
Devoe Ave
W 7th St
ai
Cr
I-79
W 6th St
W 18th St
Schaper Ave
92
Ravine Dr
Beverly Dr
r
Schaper Ave
Pittsburgh Ave
W 3rd St
e Dr
Lakesid
E Bay Dr
Marne Rd
or
Lincoln Ave
an
w
Pk
W 4th St
W 5th St
E 2nd St
Tacoma Rd
t St
wy
nt Pk
Oxford St
5 8th St
Robin Dr Grov
eD
r
t
y
w on
Pk Fr
nt ay
ro W B
F
y
Ba
E Front St
W Fron
W 2nd St
y Fro
E Ba
Colorado Dr
S Shore Dr
Niagara Pier
Illinois Ave
Port
Acce
ss R
C-1 and C-4, Local/Trad. Neigh. Comm.
czbLLC
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 citys housing market and led
to deterioration of a large portion of the citys housing
stock. As is often the case in cities similar to Erie, the
areas with the most deterioration are areas where the
housing stock is older, where population density and
rental density are higher, and where property values
and rents are relatively low characteristics that result
in high concentrations of low-income and often minority
households occupying the citys least desirable housing
on the citys least desirable blocks (see supplemental
maps of population density, housing age, and property
value).
As these strategies are applied and markets stabilize,

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

and most distressed neighborhoods underscore the
levels of racial and social segregation that continue
to exist in Erie and that undermine the citys and
the regions potential to be healthy and competitive.
While this is an issue that must be addressed on
numerous levels, this plan recommends strategies that
are designed to deconcentrate poverty and address the
weak market conditions that contribute to disinvestment
and blight through (1) a focus on demolishing the most
blighted and obsolete housing to bring supply and
demand into balance and to improve quality of life in
currently distressed neighborhoods; and (2) improving
the citys appeal to middle-income households in order
to bring greater diversity and financial strength into the
city. It is strongly believed that this approach, and not a
continuation of the status quo, will result in better and
fairer housing conditions in the City of Erie.
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
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
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
an
Rd
E 43rd St
E 44th St
Roxanna Dr
Lighthouse St
Pennsylvania Ave
on
Longview Ave
3rd
Prospect Ave
E 27th St
Ba
yfr
Davison Ave
E4
Woodlawn Ave
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
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
E 16th St
Polk St
E 13th St
E Lake Rd
Marion St
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
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
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
W 3rd St
e Dr
Lakesid
E Bay Dr
Marne Rd
or
Lincoln Ave
an
w
Pk
W 4th St
W 5th St
E 2nd St
Tacoma Rd
t St
wy
nt Pk
Oxford St
5 8th St
Robin Dr Grov
eD
r
t
y
w on
Pk Fr
nt ay
ro W B
F
y
Ba
E Front St
W Fron
W 2nd St
y Fro
E Ba
Colorado Dr
S Shore Dr
Niagara Pier
Illinois Ave
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
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
an
Rd
E 43rd St
E 44th St
Roxanna Dr
Lighthouse St
E 34th St
Davison Ave
3rd
Prospect Ave
E 27th St
on
Burton Ave
E4
Woodlawn Ave
Ba
yfr
E 32nd St
E 37th St
eA
ve
Av
e
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
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
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
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
ll
Ri
W 42nd St
W 44th St
e
Av
E 16th St
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
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
Devoe Ave
W 6th St
ai
Cr
I-79
Seminole Dr
Ravine Dr
Lincoln Ave
Beverly Dr
r
Schaper Ave
Pittsburgh Ave
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
t St
wy
nt Pk
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
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
Sanford Pl
Cranch Ave
Park Way Dr
Franklin Ave
Downing Ave
Glendale Ave
E 26th St
Bird Dr
E 30th St
Hop
eD
er
E 40th St
an
Rd
E 43rd St
E 44th St
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
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
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
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
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
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
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
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
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
w
Pk
wy
nt Pk
Oxford St
5 8th St
Robin Dr Grov
eD
r
t St
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 Eries Regional
Economic & Workforce Strategy (2015) as a both a
sound summary of current economic conditions and
a solid blueprint for regional economic stabilization
and growth. This plan also recognizes that investment
decisions made in the City of Erie will have an outsized
impact in the coming years on the entire regions health
and competitiveness.
As the strategies outlined in this plan make clear,
making the citys major assets the best they can be is
central to the regions overall economic development.
Cities today must have quality-of-life amenities that
appeal to skilled workers who are highly mobile
and can choose to live and work almost anywhere.
Entrepreneurs will not choose to locate in the region
or stay in the region in sufficient number if Erie cannot
compete with peer cities on the grounds of livability
and lifestyle. Companies that need to attract and retain
skilled workers will have a difficult time doing so if the

city isnt a vital part of their recruitment strategy.
This approach isnt just about skilled workers, though.
If they are attracted to Erie and choose to live, invest,
and start businesses in Erie, they will contribute to a
more diversified and resilient economy and produce
more opportunities across the labor market. A lack
of diversity and heavy reliance on manufacturing
has been one of Eries key economic issues in recent
decades, contributing to the region losing substantial
ground on average wages as compared to wages
nationally since 1970.

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
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 Eries neighborhoods,
downtown, and Bayfront. In that light, investments in transportation
infrastructure can and must play an important role in reinforcing Eries
major assets. And because these are often among the most expensive
investments that a city or a region makes, its important to get them right.
Among the strategies in this plan that pertain to transportation

infrastructure, several pertain to strengthening the regions core. Improving
the pedestrian experience in downtown Erie, on the Bayfront, and in the
transitional space between downtown and the Bayfront will be key tests of
this plan both in terms of aligning the resources to tackle such large projects
and mobilizing multiple sectors and agencies to collaborate effectively.
The Erie Metropolitan Transit Authority (EMTA) plays an important role in

making progress towards many of the 2040 Long Ranges plans goals and
currently maintains bus routes in every section of the city (see Bus Route
Map), as well as a free Bayliner Trolley in the Downtown/Bayfront area. As
part of a multi-modal, pedestrian-centered approach to building stronger
neighborhoods and a stronger regional core, the role of EMTA should not be
overlooked.
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
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
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
an
Rd
E 43rd St
E 44th St
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
E 37th St
eA
ve
Av
e
Pearl Ave
E 19th St
Buffalo Rd
Fairmount Pkwy
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
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
Gl
Poplar St
ea
St P
ch
E 10th St
E 18th St
E 22nd St
E 23rd St
E 24th St
Sunset Blvd
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
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
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
Devoe Ave
W 6th St
ai
Cr
I-79
Seminole Dr
Ravine Dr
Beverly Dr
r
Schaper Ave
Pittsburgh Ave
W 3rd St
W 4th St
W 5th St
E 2nd St
Marne Rd
or
Lincoln Ave
an
t St
Tacoma Rd
y nt
kw Fro
tP y
on Ba
Fr W
y
Ba
E Front St
W Fron
W 2nd St
w
Pk
wy
nt Pk
Oxford St
5 8th St
Robin Dr Grov
eD
r
Uneriecity
y Fro
E Ba
Colorado Dr
S Shore Dr
Niagara Pier
Illinois Ave
Port
Acce
ss R
EMTA Bus Routes
czbLLC
Hilltop Rd
Gordon St
99
F. Infrastructure and Utilities

Basic utility systems that are well maintained are
essential to Eries long-term competitiveness. As with
other facets of the citys built environment, many
elements of this infrastructure have excess capacity
as a result of population decline, loss of industry, and
other changes in recent decades.
Works and the Bureau of Sewers should evaluate

the potential to decommission water and sewer lines
(if feasible) in conjunction with land clearance and
repurposing in fallow areas.
Eries residential and commercial electricity needs are

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

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

Pennsylvania Municipal Planning Code, this plan
recognizes that (1) lawful activities such as extraction of
minerals impact water supply sources and such activities
are governed by statutes regulating mineral extraction
that specify replacement and restoration of water
supplies affected by such activities, and (2) commercial
agriculture production impact water supply sources.
As part of overall efforts in the city to reduce

redundant supply and infrastructure, Erie Water
Acce
ss R
Sewer and Water Map

Erie Wastewater Treatment Plant
Hilltop Rd
Gordon St
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
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
an
Rd
E 43rd St
E 44th St
Roxanna Dr
Payne Ave
Elm St
Broad St
ew
Pennsylvania Ave
E 34th St
E 36th St
E 38th St
St
tC
on
E 33rd
Davison Ave
3rd
Prospect Ave
E 27th St
on
Burton Ave
E4
Woodlawn Ave
Ba
yfr
E 32nd St
E 37th St
eA
ve
Av
e
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
W Lakeview Blvd
Gl
E 12th St
E 20th St
E 26th St
Sunset Blvd
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
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
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
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
w
Pk
W 4th St
W 5th St
E 2nd St
Marne Rd
or
Lincoln Ave
an
t St
Tacoma Rd
y nt
kw Fro
tP y
on Ba
r
yF W
Ba
E Front St
W Fron
W 2nd St
wy
nt Pk
Oxford St
5 8th St
Robin Dr Grov
eD
r
Uneriecity
y Fro
E Ba
Colorado Dr
S Shore Dr
Niagara Pier
Illinois Ave
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
Eries 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
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
Davison Ave
St
Glendale Ave
E 27th St
on
E 32nd St
Burton Ave
3rd
Woodlawn Ave
Ba
yfr
E 38th St
Essex Ave
E4
Prospect Ave
E 27th St
E 37th St
eA
ve
Av
e
Pearl Ave
E 19th St
Buffalo Rd
Fairmount Pkwy
Pennsylvania Ave
ley
E 18th St
E 40th St
an
Rd
E 43rd St
E 44th St
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
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
W Lakeview Blvd
Gl
E 10th St
E 18th St
E 22nd St
E 23rd St
E 24th St
Sunset Blvd
ac
Pe
ea
St P
ch
W
St 39th St
E Lake Rd
E 21st St
Old
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
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
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
Devoe Ave
W 6th St
ai
Cr
I-79
Seminole Dr
Ravine Dr
Lincoln Ave
Beverly Dr
r
Schaper Ave
Pittsburgh Ave
W 3rd St
W 4th St
W 5th St
E 2nd St
Marne Rd
or
Lincoln Ave
an
w
Pk
Tacoma Rd
t St
y nt
kw Fro
tP y
on Ba
Fr W
y
Ba
E Front St
W Fron
W 2nd St
wy
nt Pk
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
Erie Parcels
czbLLC
Hilltop Rd
Gordon St
101
H. Environmental and Natural Resources

The importance of Eries natural setting to its
founding, its current existence, and its future
competitiveness cannot be understated. Its an asset
that, following the principles of this comprehensive
plan, needs to be protected and leveraged to the citys
full advantage.
cut dramatically due to regulation and the decline

of heavy industry along the Bayfront, Lake Erie as a
whole remains troubled by pollution from agricultural
runoff, as well as more urban sources particularly
stormwater runoff. The City of Erie participates in Erie
Countys Act 167 Stormwater Management planning
process.
The Bayfront is the citys greatest natural asset and

also its most sensitive. Indeed, the portion of the City
of Erie that runs parallel to the shoreline is classified
as a Coastal Zone by the Coastal Zone Management
Act in recognition of the need for careful stewardship.
While pollution from industrial effluent has been
As demolition activity yields a growing supply

of vacant and fallow land, Erie should consider
opportunities to leverage vacant land as a tool to store
and clean stormwater runoff while simultaneously
beautifying and repurposing parts of the city.
Flood Plains and Streams Map

FEMA Flood Hazard
Flood Zone
AE
Acce
ss R
Hilltop Rd
Gordon St
Sanford Pl
Cranch Ave
Park Way Dr
Franklin Ave
Bacon St
Downing Ave
June St
Pear St
E 26th St
Mcclelland Ave
MCCAIN AVE
Hop
Zi
eD
er
E 42nd St
Longview Ave
Stanton St
Regis Dr
E Grandview Blvd
Page St
E 41st St
E 35th St
Alan Dr
St
E 34th St
E 36th St
E 30th St
Bird Dr
Camphausen Ave
Glendale Ave
E 40th St
an
Rd
E 43rd St
E 44th St
Roxanna Dr
Payne Ave
Elm St
ew
N
Pennsylvania Ave
E 38th St
St
tC
on
S
E 33rd
Davison Ave
3rd
Prospect Ave
E 27th St
on
Burton Ave
E4
Woodlawn Ave
Ba
yfr
E 32nd St
E 37th St
eA
ve
Av
e
Pearl Ave
E 19th St
Buffalo Rd
Fairmount Pkwy
Fargo St
E Grandview Blvd
Dr
ley
E 18th St
E 27th St
E 35th St
Pin
St
kin
Brandes St
Jackson Ave
1st
Perry St
Wayne St
E4
Mc
Essex Ave
Briggs Ave
38th St
Perry St
Ash Street Blvd
E 31st St
E 33rd St
Reed St
Old
Wallace St
38th St
39th St
Holland St
Fren
ch R
d
E 33rd St
W 35
Fren
ch R
Mar
d
vin
Ave
E 31st St
East Ave
Reed St
Parade St
Holland St
E 25th St
E 28th St
E 29th St
Gilson
Lighthouse St
E 20th St
Broad St
Ash St
Wallace St
Hess Ave
Pennsylvania Ave
East Ave
Reed St
Wayne St
Holland St
German St
Ross St
Ore Dock Rd
Wayne St
Peach St
French St
Peach St
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
French St
Sassafras St
Myrtle St
West Ln
Myrtle St
Sassafras St
Myrtle St
Chestnut St
Cherry St
Walker Blvd
e
Av
en
E 12th St
E 20th St
E 26th St
W Lakeview Blvd
Gl
E 10th St
E 4th St
E 7th St
E 18th St
E 22nd St
E 23rd St
E 24th St
Sunset Blvd
ac
Pe
e
St P
h
ac
W
St 39th St
E Lake Rd
E 21st St
Parade Blvd
er
ill
W Grandview Blvd
l
Ba
e
Av
E 19th St
Old
W 42nd St
W 44th St
a
bo
E 16th St
th St
Polk St
E 13th St
E 17th St
Beech Ave
Ri
e
Av
St
h
ac St
Pe in
p
a
Ch
E 11th St
e Dr
Lakesid
E Bay Dr
Marion St
W 41st St
n
lli
W 31st St
E 8th St
E 9th St
E 14th St
tS
Cochran St
W 38th St
W 40th St
E 7th St
Gl
Poplar St
W 37th St
W 39th St
S Park Row
W 24th St
Sc
ot
Wood St
W 36th St
Hazel St
Liberty St
Cascade St
W 34th St
Hazel St
Maple St
Cherry St
W 25th St
W 29th St
Raspberry St
Greengarden Rd
Auburn St
Oakwood St
W 30th St
W 32nd St
Harvard Rd
Allegheny Rd
Ellsworth Ave
Rudolph Ave
W 23rd St
W 26th St
W 28th St
E 5th St
e
Av
W 37th St
W 25th St
E 3rd St
E 4th St
ne
Pi
Post Ave
W 27th St
W 29th St
w
Bro
ve
nA
W 19th St
St
Schaper Ave
W 24th St
W 22nd St
Plum St
W 20th St
W 21st St
Walnut St
Huron St
W 17th St
Eliot Rd
Raspberry St
Frontier Dr
W 16th St
Chestnut St
Poplar St
W 11th St
W 20th St
W 22nd St
Cherry St
Weschler Ave
W 7th St
Devoe Ave
W 6th St
ai
Cr
I-79
W 3rd St
W 18th St
Schaper Ave
102
Seminole Dr
Ravine Dr
Lincoln Ave
Beverly Dr
r
Schaper Ave
Pittsburgh Ave
w
Pk
W 4th St
W 5th St
E 2nd St
Marne Rd
or
Lincoln Ave
an
t St
Tacoma Rd
y nt
kw Fro
tP y
on Ba
r
yF W
Ba
E Front St
W Fron
W 2nd St
wy
nt Pk
Oxford St
5 8th St
Robin Dr Grov
eD
r
Uneriecity
y Fro
E Ba
Colorado Dr
S Shore Dr
Niagara Pier
Illinois Ave
Port
0.2% Annual Chance
czbLLC
Coastal Zone Management Map
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 citys
historic assets.
But if resources are limited, how and where should
support for historic preservation efforts be directed?
make decisions that affect Eries historic and cultural
resources.
Historic Assets Map

Historic Asset (National Register)
Historic District (National Register)
Hilltop Rd
Gordon St
Sanford Pl
Cranch Ave
Franklin Ave
Bacon St
Downing Ave
June St
Pear St
Glendale Ave
E 26th St
Bird Dr
E 30th St
Hop
Zi
eD
er
E 42nd St
Longview Ave
E Grandview Blvd
Page St
E 41st St
E 35th St
Stanton St
Regis Dr
E 34th St
E 36th St
Mcclelland Ave
MCCAIN AVE
S
E 33rd
Alan Dr
St
ew
tC
on
E 40th St
an
Rd
E 43rd St
E 44th St
Roxanna Dr
Camphausen Ave
Elm St
Prospect Ave
E 27th St
on
Davison Ave
St
Woodlawn Ave
Ba
yfr
E 32nd St
Burton Ave
3rd
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
Pennsylvania Ave
Jackson Ave
Perry St
Wayne St
E Grandview Blvd
Dr
St
kin
E 35th St
Pin
Perry St
Reed St
Ash Street Blvd
Briggs Ave
1st
Mc
Brandes St
East Ave
Reed St
Parade St
Wallace St
Holland St
E 33rd St
E4
Park Way Dr
Lighthouse St
E 20th St
E 31st St
38th St
ch R
Fren
38th St
39th St
Old
E 33rd St
W 35
Fren
ch R
Mar
d
vin
Ave
E 31st St
Gilson
Payne Ave
East Ave
Reed St
Ash St
Wallace St
Hess Ave
Pennsylvania Ave
Ross St
Ore Dock Rd
German St
E 28th St
E 29th St
E 7th St
Fargo St
en
Wayne St
Holland St
Holland St
Gl
Pe
en
ac
wo
od h S
Pa t
rk
Av
e
W Lakeview Blvd
Gl
Wayne St
Peach St
French St
Peach St
Myrtle St
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
ac
Pe
e
Av
E 10th St
E 18th St
E 22nd St
E 23rd St
E 24th St
Parade Blvd
er
W Grandview Blvd
ill
W 44th St
a
bo
l
Ba
W 42nd St
e
Av
E Lake Rd
E 21st St
Old
in
ill
E 19th St
th St
Polk St
E 13th St
E 16th St
e Dr
Lakesid
E Bay Dr
Marion St
W 41st St
W 40th St
E 11th St
E 17th St
Beech Ave
W 38th St
W 39th St
St
h
ac St
Pe in
p
a
Ch
Cochran St
W 37th St
W 31st St
E 8th St
E 9th St
E 14th St
tS
Eliot Rd
Poplar St
W 36th St
Hazel St
Liberty St
W 34th St
Cascade St
W 32nd St
E 7th St
W 24th St
Sc
ot
Wood St
Plum St
W 25th St
W 29th St
Raspberry St
Greengarden Rd
Auburn St
Oakwood St
Allegheny Rd
W 30th St
Harvard Rd
W 23rd St
W 26th St
W 28th St
S Park Row
e
Av
Ellsworth Ave
Rudolph Ave
W 25th St
E 5th St
ne
W 37th St
wn
Bro
e
Av
E 3rd St
E 4th St
Pi
Post Ave
W 27th St
W 29th St
W 22nd St
W 19th St
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
Devoe Ave
W 6th St
W 7th St
ai
Cr
I-79
W 3rd St
W 18th St
Schaper Ave
104
Seminole Dr
Ravine Dr
Lincoln Ave
Beverly Dr
r
Schaper Ave
Pittsburgh Ave
w
Pk
W 4th St
W 5th St
E 2nd St
Marne Rd
or
Lincoln Ave
an
t St
Tacoma Rd
t
y
w on
Pk Fr
nt ay
ro W B
F
y
Ba
E Front St
W Fron
W 2nd St
wy
nt Pk
Oxford St
5 8th St
Robin Dr Grov
eD
r
Uneriecity
y Fro
E Ba
Colorado Dr
S Shore Dr
Niagara Pier
Illinois Ave
Port
Acce
ss R
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 Bureaus American Community Survey (2011-2013).
It is based on the assumption that all property owners in Erie could spend
30 percent of their household incomes on housing, a standard definition of
housing affordability in the United States. Due to relatively low prices in
the Erie market, many households spend well under 30 percent on housing.
Using detailed estimates of spending by households in eight different income
cohorts, an accumulated gap (between what households were spending on
housing and what they could be spending) was determined.
1
Pg 15, Disinvestment is costly
The $1,200 annual loss in property tax revenue to the city is based on a
scenario where a house that is in very good condition has a market value of
$52,000 on a street with multiple blighted houses but that has the potential to
be worth $157,000 if it were on a blight-free street. This difference in value was
generated using czbLLCs comprehensive survey of housing conditions and
an analysis of average sale prices in Erie. This scenario is used to demonstrate
how blight effects market value and municipal revenues and cannot be
extrapolated or aggregated to determine citywide revenue lost to blight.
2
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.
105

Erie Refocused Development Plan For The City of Erie, Pa.

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ERIE

MEMBERS OF THE STEERING

Dr. Parris Baker

ERIE CITY COUNCIL

Karen Beck Pooley, Ph.D.

ERIE PLANNING COMMISSION

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

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

USING THIS COMPREHENSIVE PLAN

Although it is true that plans express

number of business owners in

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

In response to decades of such

FINDINGS - Current Conditions

Embrace and come

OUTCOMES - What to Work Towards and How to Measure Progress

After having carefully evaluated conditions on the ground, recent history of

AREAS OF WORK - Geographic Zones

STRATEGIES AND PROJECTS - Recommended Steps to Take in

Tackle one project

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

Eries Planning Areas

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

Ash Street Blvd

12TH STREET CORRIDOR

Early in the planning process, it was recognized

Therefore, for the purposes of data collection,

These planning areas should not be misinterpreted

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

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

percent, passing Scranton in 1950

the well-known French city planner

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

Investments in recent years have

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

public services, facilities, and

up can become feasible. Decades of

This comprehensive plan provides a

Recent decades of public and private

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

VACANT HOUSING UNITS

ABANDONED HOUSING UNITS

FEWER CITY RESIDENTS THAN

FEWER MIDDLE AND UPPER

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

Population Trends, 1900-2010

But population loss is only the outward manifestation

In order to determine realistic and appropriate strategies

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

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

IMPACT ON ERIES NEIGHBORHOOODS

Disinvestment is pervasive: 45% of

See Appendix J. Data Notes, pg 105.

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

Eries 17 Planning Areas

12TH STREET CORRIDOR

MEASURING THE HEALTH OF NEIGHBORHOODS IN

The geographic patterns revealed by the field survey of

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

How each Erie home was surveyed and scored in 2015

Can generally be counted on to hold

Properties tend to have negative

Little to no imminent risk of decline,