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

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

3. Site Overview

4. SITE CONTEXT IN EASTERN NORTH PHILADELPHIA

5. SITE CONTEXT IN EASTERN NORTH PHILADELPHIA

6. 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

7. Past Projects by APM

8. Neighborhood Context and Scale

9. •
Infill Site
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Previously developed
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Remediated brownfield
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HUD Renewable Communities Census Tract
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Existing infrastructure
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no wetlands
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no steep slopes
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no water bodies
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no agricultural land
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not in a floodplain
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no imperiled species
Site Characteristics

10. CONNECTIVITY
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244 intersections within a ½ mile radius
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763 intersections per square mile
Site Assets and Connectivity

11. 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

12. Proximity to Assets (Temple University/Regional Rail)

13. Neighborhood Pattern & Design

14. HISTORY OF PASEO VERDE

15. HISTORY OF PLANNING
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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.
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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.
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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.

16. 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).

17. TRID STUDY OBJECTIVES
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Expand the presence of the station by imprinting it on existing community spaces
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(Re) Connect and improve access by upgrading streetscape
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Change the culture of driving by providing transportation choices Increase density while protecting homeowners
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Reinforce community initiatives
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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.

18. RFP PROCESS
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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.
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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.
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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.

19. 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.

20. Total Area 215,000 S.F 120 Apartments Other Uses 30,000 S.F.

21. TOD as a catalyst for density

22. 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

23. Photo courtesy WRT
TOD as a recreational space for residents:
Accessible Green Roofs

24. Direct jobs:
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APM:(40) retained, (80) created
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PHMC:(14) retained, (8) created
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North Philadelphia Pharmacy: (2) retained, (5) created
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Property Management: (2) retained, (5) created Indirect jobs: 200-275 construction
TOD as an economic development tool

25. •
120 Apartments
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67 Market Rate (23 One Br. / 44 Two Br.) [above previous neighborhood market rate rents]
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53 Affordable (29 One Br. / 15 Two Br. / 9 Three Br.)
TOD as a market rate catalyst

26. Buildings Oriented toward Transit Changing Commuting Culture

27. Site Area 1.9 Acres
Tracking Paseo Verde’s Impact on Stormwater Management with Temple University

28. Energy
Stormwater
Materials
Energy
Indoor Environmental Quality
Tracking Paseo Verde’s Impact on Stormwater Management with Temple University

29. TOD as a model for stormwater management

30. west toward Temple
east toward APM
TOD as a stabilizing tool for Vacant Land & Creation of Pocket Parks

31. Retail 4,000 S.F. APM Services 10,000 S.F. Clinic 8,000 S.F. Cars 68 Spaces Bicycle 70 Spaces
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Health, human, community services under one roof
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Referrals to health and human services to agencies within Paseo Verde
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Healthy/Clean building materials
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Difficult to measure quality of life improvements, but positive anecdotal evidence
Human Services
Health Services
Community Space
TOD as a linkage to healthy lifestyles:

32. •
Continuous Ventilation
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Open Air Garage
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Low VOC paints, adhesives, carpets
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Walk off mats
LEED Platinum TOD as a foundation for Healthy Living
Indoor Environmental Quality

33. NEXT STEPS
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Qualitative tracking of Paseo Verde’s impacts on transit ridership with Temple University;
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Survey residents on lifestyles changes from TOD;
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Review of impact on stormwater management and diversion from built systems at Paseo Verde (with Temple and the Philadelphia Water Department), and
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Tracking real estate market appreciation from TOD catalyst.

34. Thank you!
Contact us at www.Apmphila.org
Rose Gray, Senior VP of CED
Rose.Gray@apmphila.org