The W Rockland St Project

What one Philadelphia city block can do to change its future.

Flying Horse Center at 5534-46 Pulaski Ave


Leave a comment

Zack Bird is the Man, and Other Thoughts About Germantown United CDC’s Sustainability Forum

We had a great time talking about neighborhood revitalization and citizen engagement projects at Germantown United CDC‘s second annual forum last week. While sharing our work was fun, it was equally cool for us to learn about other projects in Philadelphia. Zack Bird’s DIY anti-graffiti campaign was particularly inspiring, and we could relate to his remarks about why he does it (see below). After reading Inquirer columnist Karen Heller’s story about his paintings in the Wissahickon, you’ll probably want to pick up a paint brush and join him in the park, too. He has quickly achieved philebrity status in our book! We couldn’t actually wait until after the panel to tweet about him –

Twitter_aine
If you missed the program, check out Luke Smith’s recap of the event below, which includes a summary of Zach’s talk and our contribution. For more, see Germantown-based photographer Tieshka Smith’s collection of photos or check out stories in The Philadelphia TribuneNewsWorksWHYYFlying Kite, and the Philadelphia Real Estate Blog. – Aine & Emaleigh

Guest blog post by A. Luke Smith | Board Member of Germantown United CDC

About a hundred people turned out at the Flying Horse Center last Wednesday evening, May 8, 2013, to attend Germantown United CDC’s Second Annual “Forum on Sustainability,” which featured a “trade show” followed by a panel discussion where attendants learned how “it IS easy being green!”

Aine representing Tree Germantown. You want a tree, right?

Aine representing Tree Germantown. You want a tree, right?

The projector displayed a tuxedo-wearing Kermit the Frog to welcomed guests to the beautiful space at the Flying Horse Center, where various organizations and city offices engaged face to face with interested Germantowners.  Derrick Searles of the Streets Department’s Philadelphia More Beautiful Committee informed visitors that anyone can host a block cleanup and,  with just an advanced phone call,  the city will gladly come and pick up all of the trash and debris the same day.   The Sustainable Business Network recruited Germantown business owners and entrepreneurs to join the citywide network of businesses committed to the business ethos embodied in what they call “the triple bottom line,” or “Profits, People, Planet,” a concept that was repeated later during the forum discussion.  Attendees bounced between tables hosted by local urban farms like Grumblethorpe, organizations like The Food Trust dedicated to bringing that healthy fresh food to Philadelphians living without access to it, and a prison-to-work program called “Roots to Re-entry” that gives prison inmates the opportunity to learn urban farming in the prison’s rehabilitated green house.  There were too many fantastic organizations and agencies to list here (see the pre-event flyer for that).  So many, in fact, it was a challenge to get interested Germantowners to leave the tabling area and take their seats at the forum!

Once seated, the audience listened intently as each of the seven panelists shared presentations and spoke passionately for 20 minutes about their work, and the work of their respective agencies and organizations.

Keynote Speaker and discussion moderator Robert Fleming, founder of Philadelphia University’s MS in Sustainable Design Program, posed the first question to the panelists:  “Most peoples’ objective in life is to make enough money to live as comfortable as possible.  But you guys are special.  What makes you tick?”

After a moment of humble silence, acclaimed graffiti-fighting Muralist Zack Bird was the first panelist to chime in.  “I actually have a good answer to that,” he began.  “In my work for Palm Restaurants, I’ve had the chance to travel around the county building restaurants.  I spent up to a month on each job, and so I’ve gotten to know a lot of American cities.  But when I recently returned to northwest Philadelphia, I really rekindled my love affair with this place, especially with the natural beauty of the Wissahickon, and the history. I’ve found that it’s really a unique place, and I wanted it to be beautiful. And so a while ago I made a commitment to pick up litter anytime I see it.”

“At first I thought I was doing a favor to the community by picking up trash.  But I was thinking about this recently, and I’m really doing a bigger favor to myself.  Whether it’s picking up litter, or faux-finishing to restore a tagged up retaining wall in the Wissahickon, it just makes me feel great, like I’m floating on a cloud.  So I guess that’s why I do it. That’s what makes me tick.” 

Every panelist applauded in agreement to Zack’s response.

Zack Bird paints away graffiti and recreates stone.

Zack Bird might be a magician.

Then the audience queued up for questions and comments.  Audience member Lisa Hopkins of the Civic Association Southwest Lower Germantown wondered whether The Food Trust had considered bringing back something like the home economics classes she remembered from her own school days, because teaching young adults how to cook, clean, and sew could be a key to healthy, sustainable living.  While Dwayne Wharton said that his organization’s connection to schools is to help bring in healthy food, he thought the idea was a good one. Continue Reading →

Two-time Grow This Block! participant, taking it to the next level with the garden plan this year! Photo by Inga Saffron


2 Comments

Aine and Emaleigh talk do-it-yourself neighborhood revitalization at forum on sustainability, May 8

Aine and Emaleigh, co-organizers of the W Rockland Street Project, will be talking about DIY neighborhood revitalization and citizen engagement projects at Germantown United CDC‘s second annual forum on Wednesday, May, 8, 2013. Utilizing both grassroots marketing and 21st century communications tools, rocklandstreet.com – this very blog you’re reading! – tells the story of what one Philadelphia city block can do to rebuild community and change its future with a do-it-yourself spirit.

The program will be held from 6 – 9 pm at the Flying Horse Center located at 312-316 West Chelten Ave. Email info@germantownunitedcdc.org to RSVP.

Panelists include:

You should come!

If you’ve never been to the Flying Horse Center, read more about the building, which has become a multi-use community center for Germantown, housing offices, small businesses and event space.

It IS Easy Being Green. That’s true.

DIY Projects on W Rockland Street

Two-time Grow This Block! participant, taking it to the next level. Photo by Inga Saffron

The beauty of public seating. This bench was made of 3,800 recycle plastic bags! Thanks Keep Philadelphia Beautiful!

The beauty of public seating. This bench was made of 3,800 recycle plastic bags! Thanks Keep Philadelphia Beautiful!

Garden Party in the Lot Formerly Known As Vacant

An early Philly Spring Cleanup project

An early Philly Spring Cleanup project

Work AND Play.

Work AND Play.

Creative urban intervention! A sidewalk garden grows.

Creative urban intervention! A sidewalk garden grows.

 

 

400x300_Static_1


Leave a comment

Party with W Rockland St at the Philly Spring Cleanup, Saturday, April 13

Philly Spring CleanupSo you think picking up trash can’t possibly be fun? Think again! If you want to make a difference in Philadelphia and have fun doing it, join W Rockland Street Neighbors in Southwest Germantown for another exciting Philly Spring Cleanup project.

This is our fourth consecutive year W Rockland St has participated in the cleanup – in the past, we’ve cleared mounds of trash from vacant lots, built community gardens, painted vacant houses, planted flowers in the sidewalk, and more (take a look at our 2012 and 2011 projects). We call that change you can see, and we couldn’t have done it without the wonderful volunteers that join us each year. Come along and work with W Rockland St Neighbors!

2013 Spring Cleanup Goals:

  1. Help neighbors sweep the sidewalk and street along the entire block;
  2. Lend a hand in basic cleanup and maintenance of two large parcels of vacant land on the block;
  3. Repair and paint the wood fence protecting the vacant lot in the middle of the block;
  4. Help cleanup in front of vacant houses;
  5. Assist elderly neighbors in sprucing up their front yards;
  6. Plant flowers and plants in large pots and garden beds for sidewalk beautification.

 

W Rockland serves as an example of what one Philadelphia city block can do to change its future through citizen engagement, do-it-yourself spirit, and tactical urbanism. We are located between the 4800 blocks of Germantown Avenue and Greene Street, flanked by the 100 blocks of Logan and Wyneva Streets. Read more about our neighborhood improvement projects right here on our blog.

Got questions? Contact rocklandstreet@gmail.com // 215-805-8091 

Cleaning the alley during the 2010 Philly Spring Cleanup

Cleaning the alley during the 2010 Philly Spring Cleanup

Loading up the Streets Department trash truck during the 2012 Philly Spring Cleanup

Loading up the Streets Department trash truck during the 2012 Philly Spring Cleanup

Watering new pop up sidewalk gardens on W Rockland St

Watering new pop up sidewalk gardens on W Rockland St

fair-accurate


1 Comment

W Rockland St Under the Actual Value Initiative (AVI)

Now that data is available for the Nutter administration’s Actual Value Initiative (AVI), it’s time to take a look at how the city’s new property tax assessments will impact the tiny Unit Block of W Rockland Street, home to forty-six century-old row homes on W Rockland St. The estimates below are based on AxisPhilly’s property tax map, which shows how taxes would change for most properties if Philadelphia City Council passes a tax rate of 1.34% and a $30,000 Homestead Exemption.

W ROCKLAND STREET IN A NUTSHELL

  • Property types include homeowners, full house market rate rentals, row homes converted into full apartments, rooming houses, and full house subsidized rentals, which breaks down to twenty-eight owner-occupied households and fifteen rental properties (all types). Three properties are currently vacant, a new and unfortunate development.
  • The rentals are divided into: nine full house rentals (three market rate; five Section 8 – PHA/Housing Choice Voucher subsidies); two rooming house apartments (full house, not converted); and four houses converted into apartments.
  • There are six vacant lots – all maintained by block residents. St. Francis of Assisi Parish (now closed) and The DePaul Catholic School are also part of the block, at the corner of W Rockland and Greene Streets. The two properties are owned by the Archdiocese of Philadelphia.
rockland-street.jpg

View from the top of W Rockland St

WHAT AVI LOOKS LIKE ON W ROCKLAND

2013 property tax bills for W Rockland St were listed at $600 for just about every house. In 2014, every property on the block will see an increase under the new AVI.  It’s appears that property assessments are still considerably off, both on the low and high end, as property conditions vary dramatically throughout the block. I am less interested in the “actual value” per se, and most curious about tax percentages and dollar increases.

Thirty-one W Rockland St households will see property taxes increase by 91 – 112%, while fifteen households will see taxes rise by 40 – 55%, according to 2013 to 2014 estimates.

Of the forty-six total units, sixteen households were approved for Homestead Exemption, which is only available for owner-occupied properties. Those approved for exemption will see tax increases of 40 – 120%, up from 2013 with an average increase ranging from $239 – 650.

As of Feb. 21, there are thirteen households on the block that did not receive Homestead Exemption (that are not rental properties), either because the property owners were ineligible or didn’t apply. Rental and owner-occupied households not eligible for Homestead will see tax increases of 91 – 122%, up from 2013 with an average increase of $544 – 724. (You can still apply for Homestead Exemption through July 31, 2013 online or by calling 215-686-9200.)

A PMBC "Clean Block Contest" judge chats with the Elders of the community, some of the block's longest residents

A PMBC “Clean Block Contest” judge chats with the Elders of the community, some of the block’s longest residents

It is important to note that W Rockland St, located in SW Germantown, is a low-income block with many residents living below poverty level, a high number of retirees and senior homeowners, and nonworking families. Based on our knowledge of the block, it is easy to see the divide in the chart. The W Rockland St households approved for Homestead Exemption as of now are nearly all long-term residents of 20+ years, working or middle-class, and consistently engaged in block-wide civic activities. These residents would by nature and opportunity be more aware of major city initiatives, like AVI and tax relief efforts.

For neighborhood perspective, according to U.S. Census data, the median household income in Germantown is $29,849 and 28.2 % of citizens live below poverty level (zipcode: 19144).

Me and Mike. Mayor Nutter greets W Rockland St kids in 2011

Me and Mike – Mayor Nutter greets W Rockland Street kids in 2011

Since they are ineligible for Homestead, the block’s rental properties will see the highest property tax increases. It is very unclear how the rise in tax will affect rental rates, particularly among privately-owned rentals subsidized by the Philadelphia Housing Authority’s Housing Choice Voucher program. Will rents rise on W Rockland St to accommodate changes? Will the price be absorbed by the property owner or the tenant? Will PHA adjust the dollar amount of voucher assistance to accommodate rent increases? We are left with many questions on this front.

Having been woefully under-accessed for years, we agree with the reasoning behind the Actual Value Initiative, and do not think the figures above are outrageous. Still, the estimated adjustments give pause for concern considering the demographics of our community.

BY THE NUMBERS

address
property type estimated property tax % increase estimated 2014 tax rate dollar increase from 2013 rate homestead exemption (as of 2/21)
12 homeowner 55% $929 + $329 Yes
14 homeowner 55% $929 + $329 Yes
15 vacant lot
16 homeowner 40% $839 + $239 Yes
17 homeowner 121% $1,324 + $724 No
18 homeowner 46% $874 + $274 Yes
19 homeowner 122% $922 + $506 Yes
20 homeowner 113% $1,276 + $676 No
21 rental: full house 121% $1,324 + $724 No
22 vacant house 113% $1,276 + $676 No
23 homeowner 122% $922 + $506 Yes
24 rental: full house 112% $1,273 + $673 No
25 homeowner 121% $1,324 + $724 No
26 homeowner 45% $871 + $271 Yes
27 homeowner 54% $922 + $322 Yes
28 rental: full house 112% $1,273 + $673 No
29 homeowner 54% $922 + $322 Yes
30 homeowner 112% $1,273 + $673 No
31 homeowner 121% $1,324 + $724 No
32 homeowner 45% $871 + $271 Yes
33 homeowner 54% $922 + $322 Yes
34 homeowner 112% $1,273 + $673 No
35 homeowner 121% $1,324 + $724 No
36 rental: full house 112% $,1273 + $673 No
37 rental: rooming house 121% $1,324 + $724 No
38 homeowner 46% $874 + $274 Yes
39 homeowner 121% $1,323 + $723 No
40 homeowner 46% $874 + $274 Yes
41 rental: rooming house 121% $1,323 + $723 No
42 rental: full house 113% $1,276 + $676 No
43 rental: full house 121% $1,323 + $723 No
44 homeowner 55% $929 + $629 Yes
45 vacant house 115% $1,288 + $688 No
46 rental: full house 113% $1,276 + $676 No
47 homeowner 54% $921 + $321 Yes
48 homeowner 113% $1,276 + $676 No
49 homeowner 108% $1,250 + $650 Yes
50 rental: converted apartments 113% $1,276 + $676 No
52 homeowner 46% $874 + $274 Yes
54 vacant lot
56 vacant lot
58 rental: full house 113% $1,276 + $676 No
60 lot (owned by 58)
62 homeowner 113% $1,276 + $676 No
64 rental: full house 113% $1,276 + $676 No
66 rental: converted apartments 91% $1,144 + $544 No
68 vacant house 113% $1,276 + $676 No
70 homeowner 113% $1,276 + $676 No
72 rental: converted apartments 91% $1,144 + $544 No
74 rental: converted apartments 93% $1,158 + $558 No

ACTUAL VALUE INITIATIVE READING LIST. OMG!

Signe Wilkinson | The Philadelphia Inquirer

Signe Wilkinson | The Philadelphia Inquirer

TOOLS

There once was a curb...


Leave a comment

Buried in trash. Southwest Germantown has a problem.

Let’s trash talk. Philadelphia Daily News reporter Morgan Zalot has been eying Germantown. Today’s story, Germantown’s dirty secret: It can’t get rid of the trash, is no surprise.

The neighborhood has a longstanding litter and illegal dumping problem, but in 2010, Ainé and I noticed one area in particular had shifted dramatically. Had a trash bomb exploded?

We can start by squashing the blame game. It is after all The People who make the trash. Like the City, businesses and individuals have both the power and a responsibility to change litter culture. We’re trying on W Rockland St. What are Germantown’s business districts doing? What about the schools, churches, and community organizations? Lots of players in the mix… Continue Reading →

Garden Party in the Lot Formerly Known As Vacant


Leave a comment

W Rockland wins two awards in Pennsylvania Horticultural Society’s City Gardens Contest!

Recently we received a letter in the mail from The Pennsylvania Horticultural Society. It didn’t look like it was about membership (we are members!). We tore it open to find that W Rockland Street had won two prizes in PHS’s annualCity Gardens Contest, which gives Philadelphians recognition for their “dedicated and imaginative gardening skills.” Go W Rockland Street!

We’ve been thinking a lot about the impact of greening the neighborhood, with the recent murder on W Rockland Street in mind. Read on for a look at the PHS honors and our thoughts on crime and urban gardening in Philadelphia.

Beans!

2nd Place: COMMUNITY GARDEN COMBINATION

The Rockland Street Community Garden was awarded Second Prize in the Community Garden Combination category for first-year community gardens with both vegetables and flowers. This is a big achievement for the block and all the residents and volunteers that helped to transform the long-neglected vacant lot into an urban garden and gathering space. Located at 15 W Rockland at the top of the block, the garden is home to 13 raised garden beds (lucky number!), a melon and climbing vine patch, a compost bin, a floral garden, and jungle gym for kids. We broke ground and built this space on April 16, 2012 during the 4th annual Philly Spring Cleanup (learn more about the project), and its been growing and evolving ever since. One thing to note! We don’t own this land, but we transformed the eyesore anyway.

Here’s what the judges said:

“The garden has a colorfully inviting entrance and neatly laid out raised beds inside with a space set aside for socializing. It is clearly meeting its mission of creating community through horticulture. Impressive that this community has come together to build a garden on an abandoned lot. A credit to the garden creators!”

A look at W Rockland Street projects and events

Continue Reading →

Follow

Get every new post delivered to your Inbox.