Policy

PACDC advocates for policies that support vibrant and diverse neighborhoods across Philadelphia that equitably meet the needs of all community members, preserve and enhance community assets, and foster a stronger city and region. Vibrant and diverse Neighborhoods are ones that:

•             Ensure that neighborhood residents and other stakeholders play an integral role in determining the future of their community;

•             Ensure that lower-income and long-term residents and other stakeholders benefit from neighborhood improvements;

•             Retain existing and attract new public and private investment, residents, and businesses;

•             Provide a range of housing opportunities to benefit households at a variety of income levels;

•             Provide local access to goods, services and jobs; and

•             Sustain a mix of incomes and ethnicities over time.

This is why we are working to advance the ideas in our Equitable Development Policy Platform, a series of recommendations for improving Philadelphia’s neighborhoods in a way that benefits all Philadelphians. Our current priority is our campaign to at least double the Philadelphia Housing Trust Fund to at least $25 million per year to address Philadelphia’s housing crisis.

To learn more about our Equitable Development Policy Platform click here.

To learn more about the Campaign to Double the Philadelphia Housing Trust Fund and how you can play a part click here.

Commercial Corridors

Corridor Manager On-Boarding Program

PACDC’s Corridor Manager On-Boarding Program helps newer corridor managers build practical skills, connections, and confidence.

New commercial corridor managers are often expected to learn on the job. This 6-month program combines intensive training, structured coaching, peer support, and access to resources to support professional development, all geared toward helping newer corridor managers learn the basics of the job.

The On-Boarding Program introduces newer corridor managers to the web of policies, programs, and people they need to know to be effective, providing a foundation in the skills and knowledge essential to success in their role. Trainings focus heavily on the core principles of neighborhood economic development, anti-displacement, and community wealth building; linkages between the broader community and the commercial corridor; and connections between their corridor management work and their organization’s broader community development goals and mission. There is a heavy emphasis throughout the training series on engaging diverse stakeholders, building relationships, and understanding the important role corridor managers can play in advancing equity in their communities.

Meet the 2023 On-Boarding Cohort

Ángel Ballesteros: Association of Mexican Business Owners of Philadelphia

For over 15 years, Ángel has worked in social and environmental development, with acute focus on educational and economic perspectives. He is passionate about creating connections and enabling collaborative opportunities among public institutions, communities, and the private sector to solve shared problems. He has experience collaborating with the Mexican authorities and international organizations, as well as organizations from different countries in Latin America, Europe, Northern Africa, and the Middle East. Ángel is also an academic in current worldwide challenges.

Aminata Sandra Calhoun: Centennial Parkside CDC

Formally educated at Antioch University, Aminata obtained her B.A. in Human Service and Master’s in Social Work and Psychology. In January 2021, Centennial Parkside CDC hired her as their Director of Sanitation and Environmental Programming. She has since worked in this position to focus on reduction of waste throughout communities and eradicating illegal dumping. She is a passionate “Transformer of Environmentally Sustainable Urban Revitalization.”

Sydney Camisa Deas: Mt. Airy CDC

Sydney joined Mt. Airy CDC as the Community Economic Development Coordinator in 2023. A Jersey native, she moved to Philadelphia in 2015 and has been doing nonprofit work for the past decade. She earned a BA from the University of Vermont and MPA from Villanova University. Prior to the CDC, her work background was rooted in a combination of fundraising and direct services. She is grateful to have the opportunity to live, work, and play in Mt. Airy, where she resides with her husband and two cats. In her free time you can likely find her in the kitchen or at her sewing machine.

Meredith Ellison: Fairmount CDC

Meredith Ellison is the new Community Business Advocate at Fairmount Community Development Corporation, focusing on growing the West Girard Business District. A Fairmount/Brewerytown resident, Meredith has previously worked as an AmeriCorps VISTA at Feast of Justice food pantry, focusing on building organizational capacity by creating and strengthening partnerships. Meredith supports the community of local business-owners on and adjacent to West Girard Avenue between 33rd Street and College Avenue, directs programming for the Greater Art Museum Business Alliance, and manages Fairmount CDC’s cohorts for the PhillyiHub local entrepreneur initiative.

Joshua Harris: Kensington Corridor Trust

Josh is an innovative design-build industry professional who began working for Kensington Corridor Trust as Construction Project Manager in June 2022. Previously as the owner of Design Art Build Co., for over ten years, Josh recently completed construction/project management for a 25-unit net positive solar apartment complex called “the building of the future” by Inquirer staff writer Inga Saffron. He also has experience in the non profit sectors working for museums and artists over his career. He was a teaching artist through the Mural Arts Program at Asian Arts Initiative as wells as an artist in residence through the Philadelphia Museum at Stetson High School and Strawberry Mansion. Josh was recently elected Treasure of the board for Taller Puertorriqueño.

Alec Hersh: City Ave District

Alec is an Urban Revitalization and Commercial Corridor manager with over 5 years’ experience in nonprofit leadership and community-based program administration. Having originally worked in theatre education, he recognized the intertwined nature of arts and downtown vitality and decided to make this his focus. He earned his MPA in Urban/Regional Planning, focusing on economic development, main street curation, small business development, and creative placemaking. In his former role with the Myrtle Beach downtown improvement district, he led the implementation of their public art policies and worked closely with the network of small businesses owners to help create a bustling community. He looks forward to bringing his passion for economic vitality to the City Ave District.

Carmen Hubbard: ACHIEVEability

Carmen Hubbard, M.Ed., is the Director of Economic Development at ACHIEVEability and she has worked in the non-profit arena for 30 years. Carmen has dedicated her career to community behavioral health and community development. Carmen is highly passionate about helping others achieve their dreams and about building wealth in historically marginalized communities.

Anthony Lugo: Greater Philadelphia Community Alliance

As Commercial Corridor Manager at GPCA, Anthony supports the Point Breeze corridor, as well as West Passyunk (between 21st-17th) and West of Snyder (between 21st-17th). Before being promoted to his current position, Anthony served as a Cleaning Ambassador for GPCA, with five years of previous experience in retail. Anthony holds a bachelors degree in Graphic and Web design, and is a lifelong Philadelphian and father of one.

Darlenyns Melos: Esperanza

Darlenys is a passionate business professional with a deep-rooted connection to entrepreneurship. Growing up in a family of entrepreneurs, she developed a strong affinity for business from an early age. Today, she is equally passionate about the community that she serves, having grown up in close proximity to the area. With a background in sales, she has gained valuable insights into the art of connecting with people. Over the past year she has been working at Esperanza, where she has forged close relationships with business owners. With an unwavering commitment to supporting the local business community, she is excited for the opportunity to contribute to their expertise and make a positive impact.

Hayoi Shang: PCDC

Haoyi Shang is a Commercial Corridor Manager at Philadelphia Chinatown Development Corporation, where she manages small business development and commercial corridor revitalization projects. She graduated from the University of California, San Diego with a double major in Political Science and Urban Studies and Planning. She earned her Master of Science in Historic Preservation from the University of Pennsylvania.

Jamar Smith: The Enterprise Center

Jamar Smith supports businesses on the vibrant 52nd Street commercial corridor in his role as The Enterprise Center’s Corridor Manager. With a background in criminal justice and social impact work, Jamar brings valuable insights from his time as an investigator at the Pennsylvania Innocence Project and the Defender Association of Philadelphia. Passionate about youth empowerment, he also served as a Supervising Worksite Monitor for the Urban Affairs Coalition, providing students with invaluable work-based skills training. He received his Bachelors degree from Bloomsburg University of Pennsylvania, where he was President of the Black Culture Society and active in Track & Field. Jamar is dedicated to fostering inclusivity and celebrating diversity in all aspects of his work.

Cheryl Wiltshire: N. 5th Street Revitalization Project

Cheryl has deep roots in the Olney community living here all her life. She often found herself leaving to go to school, shop, and find fun activities to do. It was not until joining Young City Planners Initiative (YCPI) in 2017, that she was able to see Olney for what it was: a loving, caring, and diverse community with plenty to offer. After One year of YCPI and another as part of the Olney Youth Advisory Council (OYAC), she graduated in 2019 from Olney Charter High School and continued her education at West Chester University of Pennsylvania as a Criminal Justice major with a minor in Youth empowerment and Urban Development. Despite being very busy with school Cheryl is always able to find time for volunteer work. It is this love for giving back to the community that connected her to her position as Broad & Olney Corridor Manager.

Commercial Corridor Policy Agenda

In collaboration with PACDC’s Commercial Corridor Working Group, a gathering of twenty member organizations that work on-the-ground to strengthen small businesses and neighborhood shopping districts, we released this Policy Agenda in the spring of 2017.

Download a PDF of the full Commercial Corridor Policy Agenda here.

Neighborhood commercial corridors are the economic veins of our City.  They provide jobs and offer residents local access to needed goods and services.  When safe, clean and vibrant, they attract new residents to the surrounding residential area, which can lead to revitalization of the entire neighborhood.  In fact, research shows that commercial corridors that are in “good” or “excellent” condition increase home values by 36% within ¼ mile, but poor condition corridors decrease surrounding home values.

Through federal, state and local funds, the City of Philadelphia’s Department of Commerce has invested in programs that have made a significant positive impact on our corridors.  PACDC and its Commercial Corridor Working Group (CCWG) calls on City Council and the Kenney Administration to boost investment in programs that have been effective, and implement other policies that can help create more supportive environments for corridor-based small businesses.

Make Corridors Clean, Safe, and Attractive

Corridors that are safe, free of litter, and feature quality signage, landscaping and good property conditions attract foot traffic as well as business location and expansion.

Read more here.

Support Neighborhood-Based Small Businesses

Small businesses on our neighborhood corridors provide the goods and services that encourage residents to shop local, creating jobs and generating tax revenue.

These recommendations will create a better atmosphere for small business investment and growth.

Read more here.

Strengthen CDC Capacity for Economic Development

CDCs are on the front lines of supporting our neighborhood corridors. Corridor Managers facilitate physical improvements, connect small businesses with resources and programs, market the corridors to attract shoppers and more businesses, engage the community, oversee cleaning programs, and more.

Resources for these programs are very limited, and have not increased with inflation.  Boosting support for CDCs and their economic development activity will strengthen corridors and surrounding neighborhoods.

Read more here.

Improve Communication & Coordination Between City Agencies on Corridors

Many City agencies regularly work on our neighborhood corridors, but they’re not always as coordinated with each other, with merchant’s associations, or with CDCs as they could be.  These ideas will help create stronger communication and coordination, avoiding frustration, saving time, and strengthening confidence in local government.

Read more here.

Affordable Homes for a Growing Philly

What's the Latest?

PACDC achieved a victory in our campaign Affordable Homes for a Growing Philly when Mayor Kenney signed Bill No 170678-AAA to create the Mixed Income Housing program in October, 2018.

The program allows developers to use density bonuses if they either provide affordable units on site, or pay a fee in lieu for the Philadelphia Housing Trust Fund.  Any affordable rental units provided on site must be available to households between 50% – 60% Area Median Income, and the affordable for-sale to households between 70% – 80% AMI.  A report from the Philadelphia Department of Planning and Development says that in the first year of the program, developers paid more than $2.3 million to the City in in-lieu payments, and another $5.8 million was projected for projects that received zoning permits but were not yet complete.  The program led to four homes for low-income families, with another four projected for projects in the pipeline that year.

This victory was the outcome of a multi-year effort by PACDC that also included our campaign Can’t Wait to Be Home: Double the Housing Trust Fund which led to legislation to create a Construction Impact Tax that passed Council but was withdrawn September 2018 in favor of an agreement to approve the Mixed Income Housing bill in conjunction with a commitment of more than $70 million for the Housing Trust Fund over FY19 – FY23.

What's the issue?

Archival News

June 2018: Mixed Income Housing Bill Passes City Council

In June of 2017, Bill No. 170678 to create a Mixed Income Housing Program in Philadelphia was introduced into City Council by Councilwoman Quinones-Sanchez, Council President Clarke, Councilmembers Blackwell and Johnson.  Over the past year, PACDC worked to build support for the bill among members of Council, the Kenney Administration, and other stakeholders.

The amended final version that passed Council unanimously on June 21, 2018 creates a voluntary program that provides developers with density bonuses if they set aside 10% of their units for income-restricted households.  For rental homes, households between 50% – 60% Area Median Income (AMI) would be eligible for the affordable units, and for-sale homes would benefit those between 70% – 80% AMI (check out this table  to learn about AMI income eligibility limits).  Monthly housing expenses would be limited to 30% of the income of the tenants or buyers.  The units would remain affordable for 50 years.

By providing the homes on site at the development, low- and moderate- income Philadelphians can secure quality homes they can afford in higher-income neighborhoods.  By making a payment to the Philadelphia Housing Trust Fund, funds can be used to improve our lower-income neighborhoods by creating more affordable homes or preserving or repairing existing affordable homes, and helping our neighbors who are facing homelessness.  Since the HTF was created in 2006, 75% of the funds have supported households under 30% AMI.

Check out this Op-Ed  on the legislation from PACDC’s Beth McConnell, and Rasheedah Phillips of Community Legal Services, which ran in the Philadelphia Inquirer on November 17, 2017.

June 2018: Construction Impact Tax Passes City Council!

As companion legislation to the Mixed Income Housing legislation, Bill No. 180351 was introduced on April 18, 2018 to assess a mandatory 1% Construction Impact Tax on all developments that otherwise qualify for the 10-Year Tax Abatement.  The bill was spearheaded by Councilmembers Mark Squilla and Maria Quinones Sanchez, and Council President Darrell Clarke.  Check out this Op-Ed in the Inquirer from PACDC’s Board President Maria Gonzalez.

Revenue generated from the tax would be deposited into a new sub-fund of the Philadelphia Housing Trust Fund to support preservation and repair of existing affordable homes, development of new affordable homes, and first-time home-buyer assistance programs.  The bill is projected to raise $20 million or more per year for the Housing Trust Fund, and represents a first start in returning something to low- and moderate-income Philadelphians that have subsidized the building of high-end, market rate homes and apartments through the 10-Year Tax Abatement. The tax is roughly equivalent to clawing back one year of the abatement subsidy.

A public hearing was held on Bill No. 180351 on June 6, and you can check out these articles about the hearing from PlanPhilly and Philly.com.  News coverage of the final vote in Council include the Philly.com editorial and story, and this story from PlanPhilly.  

You can read PACDC’s testimony, and that of our members, below:

Beth McConnell of PACDC

Will Gonzalez of CEIBA
Corrine O’Connell of Habitat for Humanity Philadelphia
Frederick Rivera of FINANTA
Kevin Musselman of People’s Emergency Center
Maria Gonzalez of HACE
Andrew Goodman of New Kensington CDC
Jennine Miller of Project HOME
Brandon Alcorn of Rebuilding Together Philadelphia
Majeedah Rashid of Nicetown CDC
Carolyn Placke of Philadelphia LISC

The bill passed Council on June 21, 2018 by a narrow vote of 9 – 8, and could be vetoed by Mayor Jim Kenney when Council returns from its summer recess in September, 2018.  Tell Mayor Kenney to sign the Construction Impact Tax!

Double The Housing Trust Fund

What’s the Latest?

PACDC achieved a victory in our campaign to Double the Housing Trust Fund in September 2018 when City Council and Mayor Kenney reached an agreement to direct at least $70 million to it between FY19 – FY23. As of November 2020, more than $67 million had already been transferred into the fund thanks to continued advocacy to boost that commitment to $100 million over five years. In 2020, PACDC and our allies were successful in pushing back against proposals that would have zeroed out the commitment to the HTF due to COVID-related budget shortfalls.

This victory was the outcome of a multi-year effort by PACDC that also included our campaign Affordable Homes for a Growing Philly which led to legislation to create a Mixed Income Housing program. The effort also led to the passage of a bill that would have created a 1% Construction Impact Tax for the HTF, but that legislation was withdrawn from Council in favor of the agreement to transfer City General Fund revenue into the fund.

In Fall 2020, PACDC announced our support for a new proposal introduced in City Council to revive the Construction Impact Tax in order to float a $400 million bond to spur an economic recovery by investing in affordable homes and neighborhood commercial corridors.

About the campaign

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About the HTF

The Philadelphia Housing Trust Fund was established in 2005 thanks to the efforts of PACDC and other advocates. From 2006 – 2019, it has assisted over 47,000 households in addressing a range of housing needs from the production of new affordable units, home repair and adaptive modifications for the persons with disabilities, and programs designed to prevent and end homelessness.

Intended to generate local revenue, the HTF has been a vital source of funding to offset steep federal and state cuts to housing programs. Programs supported by the HTF have been critical to Philadelphia’s low-and moderate- income residents, but the need has far outpaced available resources with waiting lists measured in years or closed entirely. Community leaders from across our city joined together starting in 2015 in calling to Double the Housing Trust Fund.

Whether it’s a single mother worried about the health of her children due to a deteriorating home, a veteran struggling with addiction who needs an opportunity to get back on their feet, a

frail senior who needs a modification to be able to remain in their home, or a family on the brink of homelessness, they can’t wait for a safe, affordable home any longer.

To learn more about the Philadelphia Housing Trust Fund, read the Ten Year Anniversary Report by clicking the image below and review more recent reports at the Philadelphia Department of Housing and Community Development website.

Click Here to Read the Ten Year HTF Report

Archival News

PACDC testifies on FY21 Budget to protect Housing Trust Fund dollars: https://pacdc.org/pacdc-testifies-before-city-council-on-the-fy21-budget-year-46-consolidated-plan-and-year-45-consolidated-plan-amendments/

Another $20 million is approved in FY20 for the Housing Trust Fund: https://pacdc.org/victory-fy20-city-budget-boosts-housing-trust-fund-another-20m/

The Kenney Administration and City Council announce how new Housing Trust Fund dollars will be spent: https://pacdc.org/kenney-council-proposal-new-housing-trust-fund-dollars/

City Council approves a package of bills that will boost funding to the Housing Trust Fund as an alternative to the Construction Impact Tax: https://pacdc.org/council-committee-approves-housing-trust-fund-bills/

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