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BENJAMIN PALEVSKY WORK SAMPLE FALL 2018 - WINTER 2019


NORRIS GARDEN APARTMENTS

LIHTC AFFORDABLE RENTAL HOUSING PROPOSAL Benjamin Palevsky & Ayaka Habu Professor John Landis Progressive Development February 2019


524 Cecil B. Moore Ave

Renter-Occupied Ho Income < $20,000 Rent Burdened Income $20,000 Rent Burdened

Montgo

Germa

mery Av e

Cecil B

TRACT 145 LUDLOW 5th Street

Oxfor 6th Street

10th stree

t

n

7

Jefferson

Master St

.

Girard


Population, Income, Rent Burden (ACS 2012, 2017) Diamond

St.

Rent Burden for Low-Income Households (ACS 2017)

Tract 144 Tract 145 Tract 156 TOTAL Unit Count Pct. Total Unit Count Pct. Total Unit Count Pct. Total Unit Count Pct. Total ousing Units: 807 100% 400 100% 358 100% 1,565 100% 0 246 31% 257 64% 142 40% 645 41% TRACT 156 109 14% 213 53% 116 32% 438 28% NORRIS SQUARE $34,999 68 8% 41 10% 93 26% 202 13% 56 7% 26 7% 83 23% 165 11%

America

B. Moore

n St.

ve ntown A

71.1% of all households in the neighborhoods with incomes below $35,000 were rent burdened

rd St.

n St.

Ave

Frankford Ave

TRACT 144 OLDE KENSINGTON


Norris Garden Apartments 524 Cecil B. Moore Ave

Cecil B. Moore 200’

65’

Entrance

2BR

3BR

1BR

Community Space

2BR

N 6th Street 190’

2BR 1BR 2BR

1BR

Lounge

Elevators

Laundry / Utilities

La Iglesia Pentecostal Puerta del Cielo

Parking (20 spaces)

60’

3BR

Lobby


N

N Randolph Street

Deep Affordability Levels: 20-40% AMI

Parking Entrance

LIHTC Qualified Allocation Plan (QAP)

Project Financing & Construction Costs


Cover Letter to Pennsylvania Housing Finance Agency To the Pennsylvania Housing Finance Agency, Representatives from the Asociación Puertorriqueños en Marcha (APM) 524 Cecil B. Moore Ave urge the PHFA to consider the proposed “Norris Garden Apartments” subsidized multifamily rental housing development at 524 Cecil B. Moore Avenue in eastern North Philadelphia for allocation of Pennsylvania’s Federal Low Income Housing Tax Credits (LIHTC).

Mon

5th Street

6th Street

10th stree

t

n

Germa

tgomery Why North Philadelphia? Ave The North Philadelphia neighborhoods of Ludlow, Olde Kensington and Norris Square, which once upheld Philadelphia’s reputation as the “workshop of the world,” suffered from deindustrialization and white flight throughout the second half of the 20th century. Incomes have stagnated below the city average, and many residents struggle to find quality and affordable housing. To the East, the demographics of neighborhoods like Northern LibertiesCecil B and Fishtown have changed dramatically since145 the turn of the 21st century. This TRACT wave of reinvestment and gentrification is spreading farther north into Kensington LUDLOW and west into Olde Kensington. From the west, Temple University has also beenOxfor expanding its reach into Yorktown and the area around the Temple University Regional Rail station. This rapid neighborhood reinvestment is exciting, but comes with new affordability challenges for lower-income, long-term residents. Jefferson Every investment in subsidized housing in eastern North Philadelphia pays dividends, and this proposed development Master Stof 66 deeply affordable rental units in . a Qualified Census Tract is vital to the equitable growth of these neighborhoods moving forward. Land Acquisition APM has already approached La Iglesia Pentecostal “Puerta del Cielo,” the church located adjacent to the proposed site that owns both of the lots to be incorporated in the development. It is in the interest of the church to develop subsidized housing on its land. The land can be purchased from the church forGair ard total of $248,200, which is the equivalent of $6.40 per square foot and just 2.8% of the total development cost.


Diamond

St.

n St.

ve ntown A

Finances & Deep Affordability This project is eligible for $911,275 of tax credits on an annual basis, which amounts to an NPV of $5.6 million over the 10 year term. Syndication proceeds will account for 76% of the total project cost and a $1,700,000 mortgage will cover an additional 20%, leaving just 4% to be covered by the TRACT 156 PennHomes program. The low proportion of gap financing makes the project financiallySQUARE sound and attractive to investors. Through this effective use of NORRIS financing sources, the project is able to achieve deep affordability in a highpoverty area of Philadelphia. The units will be affordable to households making between 20-40% of AMI, with median rents set at 30% of AMI. PHFA dollars will go farther in this project than in comparable proposals.

America

B. MoSocial, ore Community, Economic Benefits

Frankford Ave

There is no one better equipped than APM to develop affordable housing in this area of Philadelphia. APM has already developed 215 units of and affordable rental housing spread across seven multifamily projects in rd Stsafe . the surrounding neighborhoods, including the recently completed Paseo Verde, and continues to manage these properties and maintain their affordability. The project was imagined with families and larger households in mind; n St. 44 of the 66 units are two and three bedrooms. The designated community space on the ground floor will host APM’s Sustainable Communities Initiative (SCI) and serve as a satellite location for APM’s Employment Services program. A designated space for these social services will provide opportunities for residents TRACT 144by improving financial literacy, and as well as provide to stabilize their tenure OLDE KENSINGTON opportunities workforce development, educational programming, and community building for both tenants and the surrounding community. If this project is funded it will help alleviate the increasing housing pressure felt by North Philadelphians, and the development’s on-site programming and services will quickly cement it as a cornerstone in the Ave neighborhood. Thank you for your consideration of this proposal.


GRAYS FERRY COMMUNITY ENGAGEMENT PROPOSAL PHILADELPHIA, PA

Benjamin Palevsky, Cassandra Tompkins, Samantha Whitfield Professors Julie Donofrio & David Gould Social Impact in Practice December 2018


future action?

ODUCTION


Resources: • WCRP Listening Study • ULI Study • Kyle Shenandoah


Recommendations: • United Grays Ferry Coalition • Meaningful + Targeted Community Engag • Short Term Goals / Action Plan Appendix

CPLN 627: Social Impact in Practice Final Project CPLN 627: Social Impact in Practice Final Project


gement

CPLN 627: Social Impact in Practice Final Project


LUDLOW NEIGHBORHOOD ANALYSIS PHILADELPHIA, PA

Benjamin Palevsky, Jennifer Gutierrez & Nikhil Tangirala Professor Scott Page Site Planning February 2019


PHA redevelopment vacant industrial buildings new private development Regional Rail viaduct stray cats high litter/dumping areas


BUILDING CONDITION METHODOLOGY

A

B

C

D

F

EXCELLENT CONDITION

GOOD CONDITION

FAIR CONDITION

POOR CONDITION

VERY POOR CONDITION

brand new or no obvious defects

minor defects or deterioration

- facade in sub-par condition - worn finishes - in need of renovation

- apparent structural problems, but still standing - broken windows - potentially inhabitable

-uninhabitable - appearance suggest vacancy & abandonment for extended period of time


LUDLOW

PHILADELPHIA

32% of Families in Poverty

Single Female HH Single Male HH

23%

3% Married Couple 6%

20% of Families in Poverty

VS.

Single Female HH 13% Single Male HH 2% Married Couple 5%

LUDLOW PHILADELPHIA 41% 19%

10%

Married Couple

27% 22% Single Male HH

34%

Single Female HH


10,000 Total Pop

Population

8,000

Black Pop

74%

White Pop

6,000 4,000 2,000

62%

78%

21%

18%

7%

0 1970

1980

1990

2000

2010

2017 (ACS)

Census Year

Number of Structures

3,500

2010-2017 2000-2009 1990-1999 1980-1989 1970-1979 1960-1969 1950-1959 1940-1949 Pre-1939

3,000 2,500 2,000 1,500 1,000 500 0 1970

1980

1990

2000

2010

2017 (ACS)

Census Year

LUDLOW

PHILADELPHIA

32% of Families in Poverty

Single Female HH Single Male HH

23%

3% Married Couple 6%

20% of Families in Poverty

VS. LUDLOW PHILADELPHIA

Single Female HH 13% Single Male HH 2% Married Couple 5%

Profile for Benjamin Palevsky

Benjamin Palevsky - 2019 Work Sample  

1. Low Income Housing Tax Credit Proposal 2. Grays Ferry Community Engagement Framework 3. Ludlow Neighborhood Analysis * Please use horizo...

Benjamin Palevsky - 2019 Work Sample  

1. Low Income Housing Tax Credit Proposal 2. Grays Ferry Community Engagement Framework 3. Ludlow Neighborhood Analysis * Please use horizo...

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