The Arbor-Verde Developers

Helena Lilley | Carolina Martinez | Jonathan Vehlow | Anthony Simonetti

The Arbor at East Falls

Development Proposal prepared for James Mascaro

Sustainable Residential Development 4300 Ridge Avenue, Philadelphia PA

August 5, 2015

Development Proposal The Arbor at East Falls 2

Table of Contents Executive Summary………………………………………………………………………………………………….....….….3-‐4

Company Profile…………………………………………………………………………………………….........................5

Development Team………………………………………………....................……………………..……….......….….5

Introduction...............................................................................................................................6

Objectives............…………………………………………………………………………………………………......……...…7

Project Overview…………………………………………………………………………………………………......…….…...8

Site.........................................................................................................................................9-‐14

Owner Project Requirements ..............................................................................................15-‐17

Zoning...................................................................................................................................18-‐20

Development Proposal Elements.........................................................................................21-‐27

Market Analysis....................................................................................................................28-‐37

Sustainability........................................................................................................................38-‐48

Financial Strategies..............................................................................................................48-‐52

Conclusions...............................................................................................................................52


Executive Summary Team Our highly accomplished development team comprised of one construction manager with a background in architecture and three sustainable designers with various backgrounds in business, real estate, architecture, and policy writing will ensure that The Arbor will not only be an eco-‐friendly, aesthetically pleasing addition to the community but an economic destination as well. Project Overall The Arbor at East Falls is a sustainable mixed-‐used complex located in the Northwest section of Philadelphia. The Arbor will be comprised of four mixed-‐use four story buildings totaling 115,000 square feet, 90,000 square feet retail space, and 30,000 square feet of underground parking structure. The LEED Gold complex will consist of 100 rental units that include both market rate and affordable rate units. Residential construction price estimates will be $160/SF totaling $14.4 million. Retail construction estimates will be $125/SF, which equates to $3.13 million. Underground structured parking will be $95/SF coming out to S2.85 million. We are seeking LEED Gold, which costs around $80,000. The project totals $26,690,220. Shopping and dining on the ground floor will allow for commercial opportunities that will be supported by the existing community and the readymade customer base within housing in upper floors. The Arbor will provide a Public Courtyard, Community Garden and Dog Park that will create a meeting point for its residents and neighbors. Verde Developers will comply with all C2 Philadelphia zoning codes that pertain to the site as well as the East Falls Overlay. A variance for a height increase will be requested from the zoning board and we will comply with all the requirements regarding lighting and façade. Development Site Centrally located, the Rivage sits on 1.68 acres at Ridge Avenue and Calumet Street in the heart of East Falls. Kelly Drive; the backbone of Fairmount Park flanks the southern edge of the site making it a very desirable location. The blighted area is comprised of a concrete lot and a vacant structure; nonetheless the existing infrastructure is in place to support development. The adjacent neighborhood consists of Ridge Avenue’s commercial corridor, which includes takeout restaurants, insurance companies, and light retail. Some businesses are struggling and The Arbor will bring the boost that East Falls needs to


stimulate growth and business in the neighborhood. In addition to the commercial segment, a small residential neighborhood exists which contains both owner and tenant occupied residences. Opportunities East Falls is an up and coming neighborhood with a burgeoning main street scene. The previously developed Rivage site is nestled right in the heart of the area and has premier access to restaurants, parks, universities, and gorgeous river views. The existing public transportation options include several Septa bus routes and Regional Rail access within walking distance. I-‐76 and Route 1 are easily accessible from Ridge Avenue. The Arbor will be marketed toward students and young professionals who prefer the quiet outskirts of the city yet still want to have direct access to it. We will provide both market and affordable housing opportunities for persons of all economic backgrounds. Competition The Arbor will be a unique addition to the East Falls neighborhood. No complexes of this caliber exist within the area. The closest competition is Dobson Mills apartments on Ridge Avenue & Scotts lane about a mile from the site. Dobson Mills does not provide sustainable principles in its design and has limited commercial/retail options. We will attempt to corner the market as an eco-‐friendly micro community within East Falls. Marketing towards a different demographic than Dobson Mills, the Arbor will emphasize sustainability in design. Sustainable Development The Arbor will strive for LEED Gold. The LEED program provides a framework for developing a sustainable building that will provide benefits to the residents, community, and environment. Locally sourced materials, photovoltaic solar panels, energy efficient washers/dryers will be will be part of our building design. Storm water management strategies will include rain gardens and underground cisterns. Green space on the rooftops of the buildings will unite affordable living with green building space. The public space between the complex will be tree-‐lined, providing a canopy and a respite for residents and inclement weather. Utilizing sustainable techniques will initially increase the cost of production, however, the return on investment will be seen in higher rents and a quicker lease up.


Company Profile VERDE Developers is a multidisciplinary development company dedicated to designing environmentally focused buildings. Located in Philadelphia, Pennsylvania VERDE Developers was founded in 2015 by four graduate students looking to provide eco-‐friendly sustainable solutions for architecture. The design approach of the company is to create a sense of inclusion with nature and community as well, integrating the projects to the surrounding neighborhood and providing meeting spaces. Project Team Helena Lilley A Pennsylvania native, Helena has been working for the real estate firm Long & Foster since 2008. She is currently attaining her M.S. in sustainable design with her focus on developing real estate. Her knowledge of the area and zoning codes makes her an irreplaceable asset to our team. She is active in the community as a Design Committee Member of the neighboring Roxborough Development Corporation and was a key player in the reinstated Roxborough commercial corridor zoning overlay. Carolina Martinez Our resident architect and designer hailing from Mexico City, Mexico, Carolina has experience within the industry working for one of the largest and most successful architectural firms in Mexico. She has a vast knowledge and experience LEED certified buildings. Her ability to design functionally efficient buildings is only rivaled by her ability to create aesthetically pleasing buildings. Jonathan Vehlow Originally from Chicago, Illinois, Jonathan’s background is in English. He is currently studying to receive his M.S. in Sustainable Design with a focus in sustainable systems and landscape design. He is able to integrate and implement sustainable and eco-‐friendly systems into both new and pre-‐existing buildings. Anthony Simonetti The construction manager of our operation, Anthony comes from an architectural background. Bridging the gap between design and construction, his knowledge of both these fields allows him to budget and schedule a project in a realistic fashion.


Introduction

Kelly Drive flanks the southern border of East Falls, creating an ideal location for residents and visitors alike. Fairmount Park creates a natural boundary, along with major transportation and commercial arteries. The charming neighborhood is bordered by Fairmount Park and major transportation thoroughfares, which provide an easy connection to the surrounding city. These features instill a unique sense of place, but also hinder outsiders’ awareness and familiarity with the neighborhood. East Falls is a hidden gem. With the development of The Arbor at East Falls, Verde Developers aim to build upon and compliment the surrounding area, creating a

new living, dining and retail option adhering to the LEED Gold standard of building. Our design emphasis is focused around usable spaces that serve as meeting points, destinations, and shared workspaces, where residents of diverse backgrounds and lifestyles can interact. The Arbor at East Falls will cater to a more walkable neighborhood in order to enrich the existing businesses and residents while avoiding any displacement. The incorporation of sustainable principles guides our development and will serve as an eco-‐friendly example to become interwoven into the fabric of the community.

Source: flicker


Objectives Verde Developer’s goal is to provide a destination that both compliments the surrounding area and retain its own identity as a key focal point in the neighborhood. Through a labor-‐intensive design process including a Charrette with the East Falls community our team has achieved just that, creating a mixed-‐use residential/commercial complex that is both efficient and aesthetically pleasing called The Arbor at East Falls. We look to engage and engender the surrounding communities by providing a welcoming gateway destination between East Fall’s parks, residential, and commercial districts. We strive for a holistic approach. In doing so we focus on four objectives: ● High Quality of Life: We will promote a livable, accessible, vibrant, and active place for existing

and new residents to live, work, and play in a happy healthy way. ● Sense of Place: Building on the proximity to Fairmount and existing neighborhood assets, we

will reveal a hidden unique gathering place where residents and visitors can safely interact ● Integrated: Integrating the pillars of sustainability, the development of The Arbor is intended to

promote the social, economic, and environmental sustainability of the neighborhood. The Arbor will provide spaces and places for new and existing residents to work and gather, while providing a safe space for visitors to interact with the neighborhood and support locally owned businesses.

● Equity: We plan to ensure that all people have the opportunity to live at The Arbor and affordable options will be offered. We will strive for the best design standards that measure economic, environmental and social equity benefits.


Project Overview The Arbor at East Falls will be comprised of four mixed-‐use four story buildings totaling 115,000 square feet of residential and retail space. The LEED Gold complex will consist of 100 rental units that include both market rate and affordable rate units. The development will be comprised of four separate buildings that will be named accordingly to the Arbor theme: Maple, Oak, Birch, and Willow. The Maple building will hold the Affordable Rate units. It will be comprised of 25 studio, one, and two bedroom units on three floors. The street level will offer retail opportunities, community development, as well as educational and assistance organization. A designated location will be shared and available for community meeting space, or as a price controlled rental space for organizations to hold conferences, informational sessions, or courses on topics such as energy efficiency. Oak, Birch and Willow with consist of market rate apartments on three floors. Each building will offer studio, one, and two bedroom units. The ground floor of all the market rate buildings will be occupied by local East Falls/Philadelphia businesses. With over 20,000 square feet of retail space available in the three market rate buildings, and a readymade customer base within housing on upper floors, local entrepreneurs will clearly see the benefits in establishing new cafes, bistros, clothing boutiques, and other service related businesses. The mixed-‐used development will promote jobs in the area and help East Falls boost its commerce. Community space will be in three designated areas: a dog park, community garden, and courtyard. These areas will not only provide needed amenities for resident families, but also serve as locations residents can utilize to commune and connect. We designed these areas to be able to serve both the market rate and affordable units in order to nourish an integrated community thus increasing the social equity of East Falls.


Site Inventory & Analysis

The current Rivage site is urban blight. It’s comprised of a vacant building and a large unkempt parking lot surrounded by a chain link fence. This area holds potential to add to the burgeoning community that surrounds it. With a close proximity to downtown transportation lines, the Schuylkill river trails, and East Falls restaurant district, the Rivage is an ideal place to develop a mixed-‐use residential/commercial complex.


• Site located just off the banks of the Schuylkill River between Ridge Avenue and Kelly Drive. • Five different bus routes have stops on both Kelly and Ridge just a few steps from the site that

provide access to surrounding neighborhoods. • East Falls Train Station (Manayunk/Norristown line) is located .6 miles northeast of the site. • Wissahickon Transportation Terminal which provides access to satellite neighborhoods is

located to the northwest of the site on Ridge approximately one mile away. • The Schuylkill River Trail pedestrian path along Kelly Drive is located within walking distance. • Interstate 76 and Route 1 have onramps both accessible from Ridge Avenue less than one mile

away. • All of these transportation options provide access to surrounding neighborhoods

and downtown Philadelphia. • Fairmount Park, one of the largest city parks in the United States is located just south of the

site, accessible over the East Falls Bridge. • The bustling Manayunk neighborhood is accessible from both Kelly Drive and Ridge Avenue. • East Falls is an up and coming Main Street area and restaurant district is located a few blocks

from the site.


The Schuylkill River Trail can be found on both sides of the river running along both Kelly and Martin Luther King Drive; the latter can be accessed by use of the East Falls Bridge. The Manayunk/Norristown railway located less than one mile away. All these options provide access to downtown Philadelphia and surrounding neighborhoods.


Existing Conditions

Picture 2. Ridge Ave and Merrick Road

Site Picture 1: Corner Ridge Ave & Calumet St


Site picture 4. Kelly Dr.

Site picture 3. From Kelly Dr. and Calumet St.


Site picture five: Arial view from Kelly drive

Site picture 5: Aerial view from Kelly drive

Site picture six: Arial of Merrick facing the site

Site Picture 6: Aerial from Merrick facing the site


Owner Project Requirements

Overall building size (sf) 4 buildings= 115,000 sq ft

Functional Uses: Mixed use Affordable Rate Housing-‐ Building 1 Market Rate Housing-‐ Building 2,3 & 4 Ground Floor retail

Occupancy Requirements: Sizes per uses:

Use 1 -‐ Retail: 25,000 sq. ft. (total 4 buildings) Building One 5,000 Building Two 7,500 Building Three 5,000 Building Four 7,500

Use 2 -‐ Studio/Efficiency: Use 3 -‐ 1 Bedroom: Use 4 -‐ 1 Bedroom with Den: Use 5-‐ 2 bedroom Use 6-‐ 3 bedroom

475 sq. ft. 750 sq. ft. 900 sq. ft. 1250 sq. ft. 1450 sq. ft.

Building Features: Special Concerns/Uses

HVAC HVAC systems including furnaces and air conditioners designed to conserve energy and save money. Air filtrations systems, humidifiers, and dehumidifiers help keep indoor quality healthy and clean.

Electrical We can incorporate a state of the art system that uses a grid to save energy and money. New power cell tech can keep us independent from outside sources while also giving back to reduce costs.

Façade/Envelope In keeping with the community character, the facade will include brick along with other sustainable materials. We would want the structure to attract potential renters. Having energy efficient lighting, a design that draws the eye and glass that not only looks good but also serves to reflect a certain amount of light so the building won't get too hot.

Other We will also have an art piece that reflects upon the structure we end up making.


Quality Requirements/Product Type

In an attempt to protect the health of the residents, we will commit to using 100% eco-‐friendly materials indoors and when possible outdoors. Special attention will be taken on interior materials such as no voc & non-‐carcinogenic materials.

Sustainability Objectives:

Energy Efficiency The project will be net zero energy. This goal will be achieved by passive strategies such as building orientation, facade shading, green roofs, efficiency glass, and envelope. The active system that will be used in the project will be: Solar energy as PV arrays for electricity and solar water heat installation

Lighting Efficiency The lighting system in the building will be designed to guide the user to save energy. Locating in strategic locations will avoid the use of lighting. All fixtures will be LED which will save on the energy. Occupancy sensors will be installed in electric rooms, mechanical rooms, and storage areas. Daylight sensor use in commercial areas will avoid the use of lighting during the day. The installation of shelves on the facade will allow light to reflect inside the rooms

Indoor Environmental Quality

The main goal of the interior design will keep with the users’ satisfaction and will primarily be achieved through climate control. One strategy will provide all rooms with operable windows so the user can adjust interior temperature. The HVAC system will be installed on the floor allowing the air to be exhausted as the warm air elevates, thus creating a microclimate. The interior will seek to fulfill biophillic concepts by bringing nature into the interior of the building.

Water Efficiency We will attempt net zero water usage, while complying with the Philadelphia water treatment laws. Low flow fixtures, gray water from sinks and showers will save on water usage. Rainwater collection from non-‐pervious surfaces will avoid rain water runoff and will be used for landscaping

Materials Local materials will be used as much as possible in an attempt to support the local economy and avoid energy wasted on transportation. Special attention will be taken on interior materials such as no voc & non-‐carcinogenic materials.

Operations & Maintenance Property management company will handle all leasing and maintenance issues. Maintenance staff to maintain and care for the vegetated areas including the green roofs.

Other Key Goals The sustainability goals will be measured by achieving LEED gold certification. This international benchmark will allow users to recognize the building as environmentally driven. Additional goals include creating a sense of community among the users with amenities in indoor and outdoor areas. Areas commonly forgot such as hallways and stairways will also be spaces that allow for public interaction among neighbors and


friends

Budget Considerations: Site Cleanup. Design Fees. Owner Contingency .FF&E. Swing Space Costs. Underground. Parking. Landscape Design. Green Roof

Project Schedule: Feasibility Phase Programming Phase Schematic Design Phase East Falls Development Corporation Design Development Phase Pre-‐construction Phase Construction Phase Closeout Phase

Other Owner Restrictions/Limitations

Maximum Building Height: 55’ Maximum Width Building Frontage on Ridge Avenue: 100’ Minimum Occupied Area: 55,599 sqft Minimum Side Yard: 5 ft Minimum Bicycle Parking Spaces:51 Minimum Off-‐Street Loading Spaces:4 Maximum Width of Curb Cut: 20 ft

Community Requirements Our goal is to positively impact the community by turning a blighted lot into a place to live, work, and play. The development is intended to build upon and compliment The East Falls Development Corporation (EDC) master plan. Our intent is to connect with the Wissahickon Station by creating a new transit oriented development along with other sustainable investments. We plan to protect, enhance, and promote the East Falls neighborhood and it’s surrounding areas.

Accessibility Requirements The design will meet all ADA requirements ensuring equitable access for all building occupants and visitors. All systems requiring routine maintenance will be accessible to ensure proper operation and maintenance.

Security Requirements In order to protect the safety of the residents, a security system with 24/7 surveillance will be enabled. In addition to the security system, gates at both entries (Calumet Ridge-‐ Ridge & Merrick) will have attended security personnel to guarantee safety.

Aesthetics Requirements To keep with the neighborhood character, brick façade will be used along with other sustainable materials. All commercial interior and exterior with echo the residential for a cohesive feel. All lighting will be visually appealing and will not permit the use of neon lighting or signage

Applicable Codes and Standards

The buildings shall be designed to comply with Philadelphia zoning code for commercial mixed use. LEED Gold standard will be achieved in the design.


Zoning

Verde Developers will comply with all C2 Philadelphia zoning codes that pertain to the site. In addition to Philadelphia codes, East Falls has an Overlay that aims to guide development, provide continuity for businesses, and maintain the community aesthetic. These guidelines entail regulations on height, facades, parking, and lighting. A variance for a height increase from 35 feet to 45 feet will be issued from the zoning board. We will comply with all the requirements regarding lighting and façade. The parking falls within the by-‐right uses and we will comply with all regulations. To reduce traffic congestion, a new traffic

lane at Ridge Ave & Calumet Street will be constructed to widen the street. Our landscaped design will address the Kelly Drive, which mandates a berm to be constructed for site protection from flooding and erosion. In addition to our landscaped area at Kelly Drive and Calumet St, we will have an art installation at the entrance. Our goal is to enhance the development standards in which the East Falls Development Corporation seeks to address within its Overlay.


Zoning Matrix Use permitted proposed proof parking (private) yes yes 14-‐303 C2 2n + 14-‐

1400

commercial yes bakery, groceries,books? 14-‐303 C2 2b

residential yes 1/2 apartments 14-‐303 C2 2a Uses restaurant yes yes 14-‐303 C2 2p Farmers Market yes yes 14-‐303 C2 2f Laundry (residential use) yes yes 14-‐303 C2 2u Bulk & Area Regulations required proposed proof occupied area <80% comply 14-‐303 C2 4a open area >20% comply 14-‐303 C2 4b Building Set Back Line Min 25ft on Kelly comply 14-‐1616 6b Side yard Min 5ft refer to 14-‐10412 comply 14-‐303 C2 4d Rear Yard Setback 9ft comply 14-‐303 C2 4g.2 Rear Yard Area 344ft2 +100ft2 per family after 3 comply 14-‐303 C2 4g.3 Stories Height Regulations 35ft or 3strs 45ft 4 flrs request variance 14-‐303 C2 5a Off Street Loading (OSL) 1 per -‐100,000-‐150,001 sq comply 14.4091 OSL dimensions Off Street parking no no 9-‐600(f)1 Off Street parking, handicap no no 9-‐600f Parking Stall Size 8.5x18ft comply 14-‐1400 3a Parking Stall Size 8.5x18ft smart car spaces 6x10ft 14-‐405 (4)-‐A2 Bicycle racks entry way for required # of spaces same 14-‐405-‐d2 Signs yes i guess? 14-‐1616 10 total allowed SF 3ft2/ft frontage comply 14-‐1616 10d Sign Height 6ft if free standing <150ft if

iluminated comply 14-‐1616 10e.1.c + 14-‐303 c2 8e

cornice ht >25ft comply 14-‐1616 5a


curb cuts, number Prohibited on Kelly 1 every 100ft comply 14-‐1616 8c

curb cuts, width Max 20ft comply 14-‐1616 8c

Building Width <100ft on Ridge comply 14-‐1616 7a.1 Garage required proposed proof accessory garage permitted 14-‐1402a

driveway & aisle no more than 25% of total garage area same 14-‐403 9(a)1

Parking retail 1 per 1000 gsf 0.5 residential 1 per dwelling 150 14-‐1402 (a)1 Handicap Pkg required proposed proof retail/office 1 1 14-‐1401-‐3 residential 5 5 14-‐1401-‐3 parking lot van 19 19 14-‐1401a Misc required proposed proof

landscape street minium 18ft wide landscaped area along entire frontage area of Kelly Drive

18ft wide landscaped area 14-‐503(2)(b)

landscape interior lighting lighting

trash enclosed trash storage area located within building or on building lot

comply 14-‐1616 9a

bikes required proposed proof Class 1 1 per every 3 parking spaces 3 per every 3 parking 14-‐1401i Signs sf allowed accessory signs permitted 14.410-‐(1)a non-‐accessory not permitted 14.410-‐(3)i


Design Proposal

The design proposed for the new apartment complex at the previous Rivage site will be environmentally oriented, embracing the three branches of Sustainability: Planet, People and Profit. The Arbor at East Falls will be more efficient by saving energy, water, and using non-‐harmful materials. It will include the neighborhood to create a community friendly meeting space, and it will be economically affordable for both the developer and the end user (utility bills). Four separate form the complex with an interior courtyard for public use. The courtyard will serve as an area for ground floor commercial use as well. The separation between buildings will allow people to walk through the complex, shortening the distances created by mega block cities like Philadelphia. The south part of the complex will respond to its natural surroundings with a vegetated berm and a rain garden on the lowest area of the site, these strategies will serve not only for aesthetical purposes but will help with storm water retention and flooding problems.


Rain garden

Plan Views Ground floor -‐ Retail

The first floor of the complex will be dedicated to retail, adding a variety of uses to the community. Coffee shops, restaurants, gym, laundry service, and a grocery store will be among said uses. All shops and the courtyard will be accessible for the whole community, providing a meeting space with a small covered area for events. On Kelly Drive, there will be an outdoor terrace using the required vegetated berm as landscape to be used by restaurants and coffee shops. The main car access will be through Ridge Avenue, providing access to residents and visitors to the underground parking which will serve as a loading dock for commercial needs.

Loading

Shaded event area

Underground Parking access

Central Courtyard

Terrace Vegetated Berm


Maple

Willow

Birch

Oak

The three residential levels will include studio, one, two, and three bedroom apartments, which will target the diverse community of East Falls. The apartment size will remain the same in each building, but larger apartments will be on the corners. The rental prices will be higher on the exterior façade of Oak and Birch due to the views of the City and Schuylkill River. Maple building will have a laundry room, laminate floors and quartz countertops. Oak, Birch and Willow will have a washer/dryer in each unit, wood floors and granite countertops.

Floors 2-‐4 Residential


Underground Parking The complex will have two levels of underground parking: The lower level will be designated for residents, this way a secure access can be assured. 150 spots will make for 1.5 per dwelling unit; this will serve guests as well. The first level will be for commercial use and community. We realized that there is an existing need for parking space in the surrounding areas where street parking is not enough. 135 spots at this level will serve this income opportunity as well as retail visitors.

Calu

met

St

Ridge Ave


3D Views

View from Kelly Drive and Calumet Street

Interior Courtyard


View from Ridge Ave.

Interior Courtyard


Art piece – shaped as a water drop and made out of wood it symbolizes nature in community

Shaded even area


Market Analysis Demographics

East Falls residents are proud of their community and want to enjoy all the perks that come with living close to Center City. The East Falls Master Plan is designed for the current and future residents to promote sustainable growth within the entire East Falls area. As a result, the following demographic profile is for East Falls area as a whole. The entire East Falls neighborhood is 1.45 square miles with a population of 14,493. The median age of the population is 31 years. Within the past decade, East Falls has seen an increase in residents

between the ages of 18 – 34, making it a growing center for younger professionals. Currently, 40% of its residents fall between these ages (eastfallsdevelopment.org). For many of East Falls residents the median household income is almost double for that of Philadelphia ($53,228 vs. $30,746). East Falls is centrally located between Center City and the suburbs, making the neighborhood attractive to working families. East Falls median income is over 75,000 and many of the residents have a college degree or higher (eastfallsdevelopment.org).


Rental Market The most recent comparison of rental data reveals a strong residential rental market. Rentals are up compared to Philadelphia County. Even more promising results have been seen in the average marketing period for a rental listing. Overall, the market is prime for investment and development, and investors can feel secure in knowing the market has been consistent (city-‐data.org).

Median rent in 2011: East Falls: $891

Philadelphia: $691


Rental Comparisons Included in the rental comparisons are both single unit rentals and apartment buildings. In order to grasp a true understanding of the rental market both types of units were considered. Our findings reveal that single style apartments and houses do not offer the same amenities and will not target our demographic


Apartment Buildings

Sherman Mills Sherman Mills is located in East Falls just off Kelly Drive near the Route 1 and Ridge Avenue interchange. This community is comprised of loft style apartments with an eclectic style. Due to the distinct nature of loft style living, we do not feel Sherman Mills lofts are in direct competition with The Arbor at East Falls.

Loft Style Square footage Price

Unit 1632 1,727 $1,790

Unit 1634 1,500 $1750

Unit 1322 724 $1,275 Shermanmills.net

Dobson Mills

Located in East Falls and less than a block from Kelly Drive. Based on the comparison of rental units within one mile of the site; all amenities, utilities and location were considered; Dobson Mills is most comparable in pricing The Arbor at East Falls.

dobsonmills.net


Rental Prices for The Arbor Maple: Affordable Rate Housing Bedrooms Square footage Rental Price Studio 475 sq ft $895 One Bedroom 750 sq ft $1495 Two Bedroom 1250 sq ft $1995 Oak and Willow: Market Rate Housing Bedrooms Square footage Rental Price Studio 475 sq ft $895 One Bedroom 750 sq ft $1495 One Bedroom w/ den

900 sq ft $1795

Two Bedroom 1250 sq ft $1995 Birch: Market Rate Housing Bedrooms Square footage Rental Price Studio 475 sq ft $895 One Bedroom 750 sq ft $1495 Two Bedroom 1250 sq ft $1995


Transportation Analysis The site is accessible by both Septa Bus and Regional Rail as well as Indego bike share. Although the primary mode of transportation is by vehicle and we aim to modify this substantially. By utilizing the access to the bus, rail and bicycle the project plans to interconnect East Falls with Wisshahickon transfer station, Manayunk and Roxborough. This focus on transit access will provide the vehicle from which investors can spawn opportunities for sustainable growth and development.

Bus Lines: • 61 – 9th market to Manayunk • R – Henry Ave-‐Midvale and Wissahickon Transportation Center to Frankford Transportation Center • K – Ridge Ave -‐Midvale to Arrott Transportation Center The Wissahickon Transfer Station is nearby as well Two Regional Rail stops provide access to East Falls. (eastfallsdevelopment.org)


Transportation Map

Commute times to Philadelphia Center City


walkscore.com Transportation times

Distance traveled in 20min by: Bicycle

Distance traveled in 20min by: Walking


walkscore.com

Distance traveled in 20min by: Bus

Distance traveled in 20min by: Car Walkscore.com


Community Services The Arbor at East Falls is conveniently located a short distance from several diverse services. Residents could easily run most errands on foot or bicycle since the community has excellent biking lanes and will be soon included in the Bike Share program. As shown in the previous map, the site also has accessibility to public transportation such as 5 bus lines and 2 rail lines. The variety of uses around the site makes it the perfect spot to live, work, and play.

walkscore.com


Sustainability The apartment complex will be designed around sustainable strategies, some of the passive applications responding to the local climate and other active devices, such as solar PV arrays, to help the residences be environmentally aware. To fully achieve sustainability the building will be LEED Gold certified, which will decrease energy, water usage, and waste. LEED certification will increase the market value of the property; users nowadays seek for this type of credentials in buildings and studies show that LEED certified buildings are occupied up to 98%. These sustainability strategies will be implemented: Passive Strategies

• East – West Orientation will minimize heat gain during sun lowest hours. • Use of external shading will block the sun during the summer when the sun is higher, and will still allow the rays to heat during the winter low sun angles. • The courtyard will be shaded to create a comfortable outdoor space

Water Efficiency

• Green Roofs will contribute to the storm water management of the site, as well as provide recreational areas with great views for residents.

• Rain garden will serve as storm water management as well as flooding prevention, and will give a nice view of the complex from Kelly drive. • 40% water use reduction through low-‐flow fixtures installed in all units. - Reuse of rainwater collected from impervious surfaces for WC and landscape.

Energy

• High performance building envelope, creating an interior microclimate keeping a comfortable indoor temperature and humidity with less HVAC usage.

• High efficiency mechanical systems, which will save C02 emissions and utility fees. • Programmable thermostats in each unit. • Sub-‐meters for electrical utility. • ENERGY STAR® lighting and appliances. • Solar panels.

Indoor Air Quality • Low-‐VOC paints, primers and finishes. • High efficiency operable triple glazed and low-‐E windows. • Green Label carpets.


LEED Scorecard + Backup files

LEED v4 for BD+C: New Construction and Major

Renovation VERDE developers Project Name: The Arbor at East Falls Date: 16-Jul 15 Y ? N

1 Credit Integrative Process 1 1

2 4 16 Location and Transportation 16

16 Credit LEED for Neighborhood Development

Location 16 1 Credit Sensitive Land Protection 1 2 Credit High Priority Site 2 5 Credit Surrounding Density and Diverse Uses 5 5 Credit Access to Quality Transit 5 1 Credit Bicycle Facilities 1 1 Credit Reduced Parking Footprint 1 1 Credit Green Vehicles 1 7 1 0 Sustainable Sites 10 Y Prereq Construction Activity Pollution Prevention Required 1 Credit Site Assessment 1 1 Credit Site Development - Protect or Restore

Habitat 2 1 Credit Open Space 1 2 Credit Rainwater Management 3 2 Credit Heat Island Reduction 2 1 Credit Light Pollution Reduction 1 8 0 0 Water Efficiency 11 Y Prereq Outdoor Water Use Reduction Required Y Prereq Indoor Water Use Reduction Required


Y Prereq Building-Level Water Metering Required

1 Credit Outdoor Water Use Reduction 2 4 Credit Indoor Water Use Reduction 6 2 Credit Cooling Tower Water Use 2 1 Credit Water Metering 1 1

6 9 3 Energy and Atmosphere 33

Y Prereq Fundamental Commissioning and Verification Required

Y Prereq Minimum Energy Performance Required Y Prereq Building-Level Energy Metering Required Y Prereq Fundamental Refrigerant Management Required 3 3 Credit Enhanced Commissioning 6 9 6 Credit Optimize Energy Performance 18 1 Credit Advanced Energy Metering 1 2 Credit Demand Response 2 2 Credit Renewable Energy Production 3 1 Credit Enhanced Refrigerant Management 1 1 Credit Green Power and Carbon Offsets 2

5 0 5 Materials and Resources 13 Y Prereq Storage and Collection of Recyclables Required Y Prereq Construction and Demolition Waste

Management Planning Required 5 Credit Building Life-Cycle Impact Reduction 5

1 Credit Building Product Disclosure and Optimization - Environmental Product Declarations

2

1 Credit Building Product Disclosure and Optimization - Sourcing of Raw Materials 2

1 Credit Building Product Disclosure and Optimization - Material Ingredients 2

2 Credit Construction and Demolition Waste Management 2

16 0 0 Indoor Environmental Quality 16 Y Prereq Minimum Indoor Air Quality Performance Required Y Prereq Environmental Tobacco Smoke Control Required 2 Credit Enhanced Indoor Air Quality Strategies 2 3 Credit Low-Emitting Materials 3


1 Credit Construction Indoor Air Quality Management Plan 1

2 Credit Indoor Air Quality Assessment 2 1 Credit Thermal Comfort 1 2 Credit Interior Lighting 2 3 Credit Daylight 3 1 Credit Quality Views 1 1 Credit Acoustic Performance 1

0 0 6 Innovation 6 5 Credit Innovation 5 1 Credit LEED Accredited Professional 1

0 0 4 Regional Priority 4 1 Credit Regional Priority: Specific Credit 1 1 Credit Regional Priority: Specific Credit 1 1 Credit Regional Priority: Specific Credit 1 1 Credit Regional Priority: Specific Credit 1

65 14 34 TOTALS Possible Points: 110

Location and Transportation Credit – Surrounding Density and Diverse Uses This credit will be achieved by the great diversity of existing uses surrounding the site.


Credit -‐ Access to Quality Transit The site has access to 5 bus lines and 1 regional rail line in less than 5mi.

Commute times to Philadelphia Center City


Credit -‐Bicycle Facilities The project will achieve this credit providing 2.5% of retail visitors with short-‐term bike racks. For residential, the project will follow the 4 spaces min per building, totaling 12 spaces for guests. Long-‐term bicycle storage will be provided for 30% of the buildings residences. No showers for public use will be provided since the commercial use is mainly short stay shopping. Said bike racks will be strategically located in the entrance to the buildings, 100 yards away from either Ridge Avenue or Kelly Drive. Designated bike lanes are less than 200 yards on Kelly Drive and they connect to the bike lane grid of Philadelphia. East Falls is considered for next phase of Philly Bike Share program Indego, which will benefit the growing and maintenance of the biking infrastructure. Credit -‐ Reduced Parking Footprint This credit will be achieved by not exceeding the Philadelphia code for parking spaces. (One space per dwelling units) and locate the entire parking structure underground. This will minimize the total footprint of the project, decrease the amount of impervious materials, and will help to decrease the heat island effect. Apart from the spaces designated for wheelchair use, there will be spaces for car pool and 5% of spots for alternative fuel cars in preferred locations. Sustainable Sites Credit -‐ Site Assessment Site analysis was engaged early in the of the project process. This will alow the architects to use the existing infrastructure and orient the buildings correctly. Credit -‐ Open Space 35% of the space is open in the project. Most of the open space is on Kelly Drive facing the Schuylkill River used by a vegetated berm, rain garden and terrace, and the rest is in the courtyard, allowing the complex to have its own microclimate because of the vegetation and shade, also helps to provide natural lighting to all the apartments. Half of the rooftop space on each building will be used as a vegetated roof garden for the residents. All the plants and trees used in the landscape will be native to the region.


Credit -‐ Rainwater Management The project has a rain garden in the lowest area of the site where the water naturally flows. This garden and the green rooftop are designed to collect storm water and help replenish the water basin. The water collected by impervious surface, such as stone and tile in the outdoor corridors, will be stored in an underground cistern and will be used for landscape irrigation and water collection discharge. These strategies will help to mitigate the effect of a flooding event. Credit -‐ Heat Island Reduction

- All parking will be underground. - 50% of the roof will be vegetated, 50% will be covered by energy generation systems. - Impervious materials will be light colored and high albedo (SR 0.33).

Credit -‐ Light Pollution Reduction The site will be internally illuminated and all signage for retail will be regulated to be not more than 200cd/m3 at night. Since the site is located in a LZ3 the up light fixtures will be U3 and the percentage above horizontal will be 3%. No upright lighting or will be permitted. Lighting boundaries will be closely monitored on Kelly Drive for vegetation and animal life on the Schuylkill River. Water Efficiency Credit -‐ Outdoor Water Use Reduction

- Native species require less maintenance. - 100% of landscape need will be satisfied by rain water. - Drop irrigation systems will be installed for better water efficiency.

Credit -‐ Indoor Water Use Reduction - High efficiency devices and low flow fixtures will be installed in private and public spaces. - Waterless urinals will be installed in commercial areas. - Rain water will be treated and re use for wc flushing. - 40% reduction from baseline.


Credit – Cooling Tower Water Use This credit will be achieved by using 20% of recycled water for cooling towers and installing high efficiency HVAC systems. Credit -‐ Water Metering

- Meters will be installed in all buildings and outdoor areas. - Tracking of collected water and water use. - Data will be shares with USGBC for 5 years

Energy and Atmosphere Credit – Enhanced Commissioning

- The project will have an Operation and Maintenance Plan - The verification process will include: Manual updated and delivery, Operator training and

effectiveness, seasonal testing. - Review of building operations will be performed 10 months after completion. - An ongoing commissioning plan will be developed. - Thermal envelope will be included as part of commissioning and ongoing plan.

Credit – Optimize Energy Performance Energy model will be done using eQuest, this program shows graphic and numerical outputs of savings comparing a regular building against the strategies used to achieve energy reduction. This process will comply with ASHRAE 90.1-‐2010 Credit – Renewable Energy Production Solar array on roof tops (50% of area) will generate up to 5% of the buildings energy requirements. Credit – Enhanced Refrigerant Management

- No use of CFC refrigerants. - Used refrigerant will be ODP zero and GWP of less than 50. - 15% or less store-‐wide annual refrigerant emission rate. - A leak test will be conducted using Green Chills guideline.

Credit – Green Power and Carbon Offsets

- 100% of the buildings remaining energy (not harvested by solar means) will be purchased from Green Power.


Material and Resources Credit – Building Product Disclosure and Optimization -‐ Environmental Product

- Materials used for the construction of the buildings, especially indoors, will be specified and acquired from certified providers who can prove the verified extraction and sourcing of the material, as well as the list of ingredients, chemicals and substances used in the production.

Credit – Building Product Disclosure and Optimization -‐ Sourcing of Raw Materials - Local and ecological extractions. - Reduced harms from extraction and manufacturing. - Third party verified companies. - Measure the bio-‐ based material, wood products, reuse and recycled materials. - Materials purchased and extracted within 100 miles of the project site.

Credit – Building Product Disclosure and Optimization -‐ Material Ingredients

- Obtain materials data: o Manufacture inventory o Name and Chemical Registration Number o Health Product Declaration o Cradle to cradle o Any other USGCB approved certification

Credit – Construction and Demolition Waste Management - A construction and waste plan will be implemented. - Materials such as wood, metal, brick, and carpet will be salvaged and diverted from landfill.

Revolution Recovery, a locally based company dedicated to reuse and recycle construction materials, will collect the materials.

Indoor Environmental Quality Credit – Enhanced Indoor Air Quality Strategies

- Comply with ASHRAE 62.1-‐2010 for air intake and ventilation. - Natural ventilation provided in all spaces.


Credit – Low-‐Emitting Materials - All paint, adhesive, sealants and carpets will require proof of manufacturing, material and

chemical list and no VOC certification by third party.

Credit – Construction Indoor Air Quality Management Plan - Develop an indoor Air Quality Plan. - Meet Control Measure Guidelines from SMACNA IAQ Occupied buildings. - Install a return grill during construction and install the final design filtration prior to occupancy. - No tobacco within 25feet of entrance during or after construction.

Credit – Indoor Air Quality Assessment

- Test air quality to show airborne contaminants not exceeding: o Formaldehyde: 27ppb o Particles PM10: 50micrograms/ m3 o TVOCs: 500 micrograms/ m3 o Carbon monoxide: 9ppm o Ozone: 0.075ppm o Particles PM2.5: 15 micrograms/m3

Credit – Thermal Comfort

HVAC and envelope will meet ASHRAE 55-‐2010 and individual controls will be provided in all residential rooms and 50% of retail.

Credit – Interior Lighting Individual controls will be provided for 100% of residential rooms and 90% of retail, they must allow for 3 levels or scenes. All fixtures will be LED and the spaces will meet the required luminance ratios. Interior lighting will be modeled to achieve efficient results with proper fixtures for each space.

Credit – Daylight A sunlight simulation model will be run to achieve 75% of natural lighting. The computer model will show no more than 10% of sunlight exposure. Occupied rooms will count with glare control. Credit – Quality Views 75% of occupied rooms will have direct line of sight to outdoors through vision glazing, this views will include flora, fauna and sky, movement and close objects.


Credit – Acoustic Performance - HVAC background noise will meet 2011 ASHRAE handbook chapter 48 table 1. - HVAC noise levels will meet ASHRAE 2011 Applications handbook table 6. - Meet sound transition STC local code, reverberation times according to room type and masking

systems will not exceed 48 Dba. Financial Analysis Budget Our design encompasses 115,000 square feet of residential and retail. It includes a 90,000 SF residential fit out, a 25,000 SF retail area and an additional 30,000 SF for an underground structured parking garage. Residential construction price estimates is $160/SF, the total residential cost will be $14.4 million. Retail construction price estimates at $125/SF, which equates to $3.13 million. Underground structured parking estimates at $95/SF for a total of S2.85 million. We are seeking LEED Gold certification, which costs averages in $80,000. The complete project will total $26,690,220. On the Pre-‐Construction Phase, permits will be acquired for building, additional budget and team reviews will be scheduled, finalized drawings and funding will be submitted so we can get approval for construction. The Construction Phase will demo the area, grade the site for the building construction. Once the designed building is constructed we can work on the checklists to ensure everything is complete, then do a final clean. Lastly, the Closeout Phase will consist of project managers completing a final walkthrough of the building and examining the punchlist, getting the building leased up and submitting the O&M Manual to finalize the project. Overall, the project may take approximately three years to complete.


Schedule Using Microsoft project, we laid out a detailed plan for the construction of The Arbor at East Falls. Starting with a Feasibility Phase, we will have a team acquire zoning and entitlement information, do market research, analyze the site, make a budget, and start design. Moving on to the Programming Phase, we will focus on attaining LEED Gold benchmarks in our design, working concepts, seeking funding for future investments and finalizing a schedule. The Schematic Design Phase will follow with our team finalizing the designs and concepts, hiring qualified general contractors, working on a proposed budget to assure the project stays on pace. All the previous phases can be concurrently worked on with EFDC Phase. This entails having a team attending community meetings and sending out public notices to make sure we don't incur any problems with building in the area. We will work in tandem on the Design Development Phase and hold Charrettes to facilitate design development; analyses, budgets and team reviews will take place. Since our individual teams will be working on different phases of the development, we will all assemble toward the tail end of the project saving us time and money.


Conclusion In summation, Verde Developers proposal for The Arbor at East Falls is an ideal development project for the neighborhood as a sustainable retail and residential complex. Our strategically designed complex will fit the aesthetic of up and coming East Falls, complementing the surrounding community. Our strict adherence to codes, sustainable based design principals, well planned development schedule, and valued relationship with local community leaders make The Arbor at East Falls a wonderful investment opportunity.

The Arbor-Verde Developers

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