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Paseo Verde: Case Study of a Mixed-Use, Mixed-Income, LEED Platinum, Transit Oriented Development in North Philadelphia 
R...
Site Overview
SITE CONTEXT IN EASTERN NORTH PHILADELPHIA
SITE CONTEXT IN EASTERN NORTH PHILADELPHIA
Our Mission: “Helping families achieve their greatest potential in life.” 
Serving Eastern North Philadelphia since 1971, ...
Past Projects by APM
Neighborhood Context and Scale
• 
Infill Site 
• 
Previously developed 
• 
Remediated brownfield 
• 
HUD Renewable Communities Census Tract 
• 
Existing ...
CONNECTIVITY 
• 
244 intersections within a ½ mile radius 
• 
763 intersections per square mile 
Site Assets and Connectiv...
CONNECTIVITY 
Regional rail station 470 feet from most remote building entrances 
29 bus stops with ¼ mile walk 
2 subway ...
Proximity to Assets (Temple University/Regional Rail)
Neighborhood Pattern & Design
HISTORY OF PASEO VERDE
HISTORY OF PLANNING 
• 
APM identified the importance of Transit-Oriented Greenway Linkages in the early 2000s. The 2002 r...
TRID & FEASIBILITY 
In 2008, this concept was further developed in a separate planning study sponsored by Neighborhoods No...
TRID STUDY OBJECTIVES 
• 
Expand the presence of the station by imprinting it on existing community spaces 
• 
(Re) Connec...
RFP PROCESS 
• 
In 2009, APM and its development partner, the Jonathan Rose Companies, responded to a City-issued RFP for ...
LEVERAGING PARTNERSHIPS 
APM, with the Pennsylvania Horticultural Society (PHS), LISC, and with a $1 million grant from th...
Total Area 215,000 S.F 120 Apartments Other Uses 30,000 S.F.
TOD as a catalyst for density
Retail 4,000 S.F. APM Services 10,000 S.F. Clinic 8,000 S.F. Cars 68 Spaces Bicycle 70 Spaces 
TOD as a catalyst for densi...
Photo courtesy WRT 
TOD as a recreational space for residents: 
Accessible Green Roofs
Direct jobs: 
• 
APM:(40) retained, (80) created 
• 
PHMC:(14) retained, (8) created 
• 
North Philadelphia Pharmacy: (2) ...
• 
120 Apartments 
• 
67 Market Rate (23 One Br. / 44 Two Br.) [above previous neighborhood market rate rents] 
• 
53 Affo...
Buildings Oriented toward Transit Changing Commuting Culture
Site Area 1.9 Acres 
Tracking Paseo Verde’s Impact on Stormwater Management with Temple University
Energy 
Stormwater 
Materials 
Energy 
Indoor Environmental Quality 
Tracking Paseo Verde’s Impact on Stormwater Managemen...
TOD as a model for stormwater management
west toward Temple 
east toward APM 
TOD as a stabilizing tool for Vacant Land & Creation of Pocket Parks
Retail 4,000 S.F. APM Services 10,000 S.F. Clinic 8,000 S.F. Cars 68 Spaces Bicycle 70 Spaces 
• 
Health, human, community...
• 
Continuous Ventilation 
• 
Open Air Garage 
• 
Low VOC paints, adhesives, carpets 
• 
Walk off mats 
LEED Platinum TOD ...
NEXT STEPS 
• 
Qualitative tracking of Paseo Verde’s impacts on transit ridership with Temple University; 
• 
Survey resid...
Thank you! 
Contact us at www.Apmphila.org 
Rose Gray, Senior VP of CED 
Rose.Gray@apmphila.org
RV 2014: Implementing Equitable TOD: Improving Lives by Rose Gray
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RV 2014: Implementing Equitable TOD: Improving Lives by Rose Gray

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Implementing Equitable TOD: Improving Lives AICP CM 1.5
Equitable TOD is more than just development near transit. It is a strategy that envelops the vision, aspirations and interests of low-income stakeholders. Equitable TOD investment provides more housing and transportation choices, new job opportunities, better schools and increased retail. Hear success stories from nonprofit leaders in three distinct market areas who have implemented TOD directly linked to improving the lives of residents with low incomes.
Moderator: Richard Manson, Program Vice President, Local Initiatives Support Corporation, New York, New York
Dean Matsubayashi, Director of Community Economic Development, Little Tokyo Service Center, Los Angeles, California
Gail Latimore, Executive Director, Codman Square Neighborhood Development Corporation, Dorchester, Massachusetts
Rose Gray, Senior Vice President CED, APM, Philadelphia, Pennsylvania

Published in: Economy & Finance
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RV 2014: Implementing Equitable TOD: Improving Lives by Rose Gray

  1. 1. Paseo Verde: Case Study of a Mixed-Use, Mixed-Income, LEED Platinum, Transit Oriented Development in North Philadelphia Rose Gray, Senior VP of Community Economic Development Asociacion Puertorriquenos en Marcha (APM) Eastern North Philadelphia
  2. 2. Site Overview
  3. 3. SITE CONTEXT IN EASTERN NORTH PHILADELPHIA
  4. 4. SITE CONTEXT IN EASTERN NORTH PHILADELPHIA
  5. 5. Our Mission: “Helping families achieve their greatest potential in life.” Serving Eastern North Philadelphia since 1971, leveraging over $148 million in investment in our community. Community & Economic Development Human Support Services Health Support Services 1970 1970 1989
  6. 6. Past Projects by APM
  7. 7. Neighborhood Context and Scale
  8. 8. • Infill Site • Previously developed • Remediated brownfield • HUD Renewable Communities Census Tract • Existing infrastructure • no wetlands • no steep slopes • no water bodies • no agricultural land • not in a floodplain • no imperiled species Site Characteristics
  9. 9. CONNECTIVITY • 244 intersections within a ½ mile radius • 763 intersections per square mile Site Assets and Connectivity
  10. 10. CONNECTIVITY Regional rail station 470 feet from most remote building entrances 29 bus stops with ¼ mile walk 2 subway stops and 35 additional bus stops within ½ mile walk Site Linkages
  11. 11. Proximity to Assets (Temple University/Regional Rail)
  12. 12. Neighborhood Pattern & Design
  13. 13. HISTORY OF PASEO VERDE
  14. 14. HISTORY OF PLANNING • APM identified the importance of Transit-Oriented Greenway Linkages in the early 2000s. The 2002 revitalization plan for APM’s target area identified Transit-Oriented Development (TOD) as an opportunity to be pursued. TOD principles recognize public transit as a community asset to be capitalized upon. • APM’s target area is very well served by bus, regional rail and the elevated train; however, these were not being utilized in an integrated fashion. • One of the strategies for improving the TOD character in the neighborhood, as identified by a 2008 study commissioned by the Delaware Valley Regional Planning Commission and Neighborhoods Now (the TRID Study), is to create better linkages between transit and other community assets.
  15. 15. TRID & FEASIBILITY In 2008, this concept was further developed in a separate planning study sponsored by Neighborhoods Now and the Delaware Valley Regional Planning Commission (the TRID study). The TRID study looked at the feasibility of creating a TOD along the SEPTA Temple University regional rail station, building on land that was underutilized and exploring the value capture possibilities should that result in designation of a Transit Revitalization Investment District (TRID).
  16. 16. TRID STUDY OBJECTIVES • Expand the presence of the station by imprinting it on existing community spaces • (Re) Connect and improve access by upgrading streetscape • Change the culture of driving by providing transportation choices Increase density while protecting homeowners • Reinforce community initiatives • Be a model by extracting short- term and long-term initiatives that can guide other neighborhoods interested in TOD and TRID. Red building footprints are new developments that increase density in TRID study area.
  17. 17. RFP PROCESS • In 2009, APM and its development partner, the Jonathan Rose Companies, responded to a City-issued RFP for the 9th & Berks site with a proposal for the development of a 120-unit mixed-use, mixed-income TOD at the & Berks site. • The $48 million project would be LEED-certified and would not only feature neighborhood retail, but also a community technology center, a federally qualified health center (Public Health Management Corporation) and APM headquarters and program offices. • APM and its partners aimed to receive LEED ND certification for the project. LEED-ND certification provides independent, third-party verification that a development's location and design meet accepted high levels of environmentally responsible, sustainable development.
  18. 18. LEVERAGING PARTNERSHIPS APM, with the Pennsylvania Horticultural Society (PHS), LISC, and with a $1 million grant from the Home Depot Foundation developed a multi-year community beautification, capacity-building and environmental stewardship strategy to strengthen the pedestrian environment by linking existing community assets such as schools, transit stops, and retail through tree planting, gateways, and other enhancements. Outcomes (2013) • APM sought funding for Master Planning • APM conducts stakeholder meetings • APM identifies additional vacant lots for stabilization along adjacent corridors.
  19. 19. Total Area 215,000 S.F 120 Apartments Other Uses 30,000 S.F.
  20. 20. TOD as a catalyst for density
  21. 21. Retail 4,000 S.F. APM Services 10,000 S.F. Clinic 8,000 S.F. Cars 68 Spaces Bicycle 70 Spaces TOD as a catalyst for density
  22. 22. Photo courtesy WRT TOD as a recreational space for residents: Accessible Green Roofs
  23. 23. Direct jobs: • APM:(40) retained, (80) created • PHMC:(14) retained, (8) created • North Philadelphia Pharmacy: (2) retained, (5) created • Property Management: (2) retained, (5) created Indirect jobs: 200-275 construction TOD as an economic development tool
  24. 24. • 120 Apartments • 67 Market Rate (23 One Br. / 44 Two Br.) [above previous neighborhood market rate rents] • 53 Affordable (29 One Br. / 15 Two Br. / 9 Three Br.) TOD as a market rate catalyst
  25. 25. Buildings Oriented toward Transit Changing Commuting Culture
  26. 26. Site Area 1.9 Acres Tracking Paseo Verde’s Impact on Stormwater Management with Temple University
  27. 27. Energy Stormwater Materials Energy Indoor Environmental Quality Tracking Paseo Verde’s Impact on Stormwater Management with Temple University
  28. 28. TOD as a model for stormwater management
  29. 29. west toward Temple east toward APM TOD as a stabilizing tool for Vacant Land & Creation of Pocket Parks
  30. 30. Retail 4,000 S.F. APM Services 10,000 S.F. Clinic 8,000 S.F. Cars 68 Spaces Bicycle 70 Spaces • Health, human, community services under one roof • Referrals to health and human services to agencies within Paseo Verde • Healthy/Clean building materials • Difficult to measure quality of life improvements, but positive anecdotal evidence Human Services Health Services Community Space TOD as a linkage to healthy lifestyles:
  31. 31. • Continuous Ventilation • Open Air Garage • Low VOC paints, adhesives, carpets • Walk off mats LEED Platinum TOD as a foundation for Healthy Living Indoor Environmental Quality
  32. 32. NEXT STEPS • Qualitative tracking of Paseo Verde’s impacts on transit ridership with Temple University; • Survey residents on lifestyles changes from TOD; • Review of impact on stormwater management and diversion from built systems at Paseo Verde (with Temple and the Philadelphia Water Department), and • Tracking real estate market appreciation from TOD catalyst.
  33. 33. Thank you! Contact us at www.Apmphila.org Rose Gray, Senior VP of CED Rose.Gray@apmphila.org

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