Confused about the new property tax system? Curious about how your property taxes or rent will be affected by the Actual Value Initiative (AVI)? There’s a good opportunity to learn more and have some of your questions answered at a neighborhood meeting on the property tax overhaul that will take place this Wednesday, March 13, at 7 p.m. at the Griffith Hall of the University of the Sciences (Woodland Ave & 43rd St). The meeting is organized by Cedar Park Neighbors, Garden Court Community Association, Spruce Hill Community Association, Walnut Hill Community Association, and Woodland Terrace Homeowners Association.

The meeting will include: a representative from the Office of Property Assessment (OPA), Councilwoman Jannie Blackwell’s Office, Dr. Kevin Gillen, Economist, University of Pennsylvania, Patrick Kerkstra, journalist, moderator.

The AVI was devised as a way to make the tax burden more fair citywide: Some residents’ property taxes are going up, others are coming down. The initiative included a mass reassessment of the city’s building stock.

Spruce Hill residents are invited to attend a second meeting to guide future development decisions in their community. This Action Planning Workshop will be held at 6:30 p.m. on Wednesday, Feb. 27, at the Wilson Student Center on the campus of the University of the Sciences (42nd & Woodland).

The session will again be led by Jennifer Hurley, a professional planner hired by the Spruce Hill Community Trust. Residents will be asked to confirm their community vision, brainstorm about ways to make it a reality, and plan next steps.

This meeting follows up on one in December that drew an unexpected turnout of about 90 people who were asked to indicate their likes and dislikes about directions that development could take in Spruce Hill. Hurley has taken that material and pulled it together in a presentation that may be viewed on the Spruce Hill Community Association’s website.

The Spruce Hill neighborhood boundaries run from Market Street to Woodland Avenue, 38th Street to 46th Street.

For more information about the planning workshop, contact Barry Grossbach, chair of the trust, at b.grossbach@gmail.com or at 215-349-7825.

About 90 people participated in the first meeting about the future development of the Spruce Hill neighborhood. (Photo from Spruce Hill Community Association’s Facebook page).

Life in West Philly may soon become a little sweeter. A popular Philadelphia ice cream and frozen dessert shop, Little Baby’s Ice Cream,  has revealed plans to expand into West Philly and already has chosen a Cedar Park location. The property where the new Little Baby’s Ice Cream parlor is proposed is at 4903 Catharine Street, which is the old Fourth River Signworks property.

This Thursday, Feb. 21, the Cedar Park Neighbors Zoning Committee and the owners of Little Baby’s Ice Cream will review the proposed plans to convert 4903 Catharine Street into a takeout ice cream parlor/restaurant on the first floor of the property at a zoning meeting, which will begin at 7:15 p.m. at Calvary Center (48th & Baltimore). Vacant spaces are proposed on the second and third floor of the property. Residents are invited to the meeting to provide their feedback on this issue before a hearing at the Zoning Board of Adjustment scheduled on March 13 at 5:00 pm at 1515 Arch St.

If the proposal is approved by the ZBA and if everything else goes according to the plans, the new shop, titled “Little Baby’s Ice Cream Cedar Park Embassy,” will open in the early spring 2013.

Little Baby’s Ice Cream specializes in handmade, small-batch Philadelphia style ice cream and non-dairy and vegan frozen desserts, as well as handmade cookies and milkshakes.

It’s no secret: property taxes for many in West Philly, especially in gentrifying neighborhoods, will increase beginning next year. Some will see dramatic increases under the city’s new Actual Value Initiative (AVI), which is designed to rectify disparities in assessed home values.

Check the assessed values of nearly every plot in the city using the clickable and zoomable map below.

Some estimates put the number of property owners who will see an increase at about 60 percent. Most of those will be modest increases. But residential properties on some blocks will see their taxes double – or more. For example,  property taxes on the east side of the 400 block of 51st street could rise as much as 270 percent. A caveat is in order here. Although the assessed values are right, the map is based on a 1.34 percent tax. City Council will set the actual rate in the spring and will also consider relief measures for the hardest hit property owners.

Property owners can also appeal assessments (see “AVI tools and resources” below).

Property owners will receive new assessments this week by mail, but the assessments are already accessible online thanks to the city’s efforts to make home values transparent. The clickable map below produced by the non-profit news and information organization Axis Philly shows the new assessed values. The darker the red, the higher the likely increase. If the property owner received a homestead exemption, that should be noted on the map.

Obviously, it’s too early to predict how these new values may impact neighborhoods. Part of the appeal (and higher sale prices) of homes in “up and coming” neighborhoods in the city like Fishtown, Graduate Hospital, Powelton Village and University City were low property taxes. So the tax increases themselves will likely impact sale prices (and “actual value”).

For property owners who live within the Penn Alexander catchment, the new assessments come on the heels of an announcement from the School District of Philadelphia that the school will implement a kindergarten registration lottery. The school has already said that spots in the elementary school are not guaranteed for new children in the catchment.

Many renters could also see a bump, depending on what type of property they live in. Many large apartment complexes will see a drop in assessed value and their taxes, while homes converted into apartments are more likely to see an increase.

Large commercial properties will likely see the biggest drop. Taxes on the CVS property at 43rd and Locust, for example, could drop as much as 20 percent. But many properties that house small businesses will not fare as well.

How will the new assessed values impact you? Will it drive people and businesses out of your neighborhood?

The clickable map (press “collapse” to reduce the size of the search window):

AVI tools and resources:

• Pew Report: The Actual Value Initiative: Overhauling Property Taxes in Philadelphia.
• Appeal your assessment
• AVI Calculator
• Newswork.org’s Taxipedia.

 – Mike Lyons

OK, honestly we thought Philadelphia2035 was going to be kind of corny – an online game where players answer questions about everything from the kind of zoning they want in their neighborhood to what kinds of stores they would support. But it turns out to be interesting, mostly because you can see the way others from the neighborhood are thinking about these issues. The big bonus is that you can help raise money for a local cause.

Basically, it’s an inventive way for planners to get public input – in this case from people living in the University/Southwest planning district – while giving a little something back.

Here’s how it works:

• Click on the link and take a minute or two to make an online profile.

• Proceed to the first “mission.” There are three missions in all and each includes about a dozen questions. The current mission lasts another six days and you can leave and come back to the game and it will remember where you were. So you could do just a couple of questions a day.

• Answer questions and explain your choices (these explanations are what makes the game interesting). Example: Do you wish your neighborhood had more shopping? Which of the following would you like to see added to your neighborhood? (everything from a hardware store to a Target is included).

• When you complete and post your answer you get some virtual coins (more on that later).

• You can also read replies from others playing the game and comment on their replies. Example: “For everyday errands in the neighborhood, it’s difficult to find a post office (or post box!), hardware store supplies, and sometimes even groceries. I would not advocate for big box stores (such as Lowes or Home Depot) in the neighborhood, but more small businesses and selection would be ideal. Smaller specialty grocers would also be a great thing to have more of in the neighborhood.”

For those of you who want a little more room to sound off, there is a “soapbox” area where people are raising questions about public transportation and even public toilets. Example: “I believe they provide a valuable service, but the trolleys along their surface routes cause persistent traffic issues. Isn’t there a better way?” Gulp.

Once you finish you can donate your coins to the cause of your choice. So far the Greening Lea initiative is the runaway leader. Other causes include Neighborhood Bike Works, the Kingsessing Recreation Center and the University City Arts League.

The plot at 4812 Baltimore Ave, the site of the proposed building (image from Google Street View).

Plans for a new apartment building at 4812 Baltimore Ave will be revealed tomorrow (Thursday, Jan. 17) at a community meeting that will be held at The Calvary Center (801 S. 48th St). The owners of the property, Diversified Realty Ventures, have submitted an application to the Philadelphia Zoning Board of Adjustment (ZBA) and applied for a permit to build a new, 4-story structure with a roof deck. The building will have a small commercial store front on the 1st floor and five apartments above.

The lot where the building is currently proposed is home to a few garden plots, but is otherwise vacant. The builder needs a variance because of the proposed structure’s height. The building would house five apartments with a total of nine bedrooms.

At the meeting, the owners will present drawings of the proposed building and answer any questions the community may have.

The meeting will begin at 7 p.m. in the Calvary Center’s basement (entrance through 48th street side door).