DRAFT JAN. 31, 2025
ACKNOWLEDGMENTS
AGENCY
Gateway Community Action Partnership
PROJECT MANAGER
Kyana Evans
PLAN ASSISTANT
Elsie Rivera
Shaquitta Davis
CONSULTANT
Interface Studio
COMMUNITY LIAISON
Second Baptist Church, WORCS
COMMUNITY CONVERSATIONS
FACILITATOR
Danielle Scott
INTERNS
Cara Piergiovanni
Jude Vernamonti
MBA FELLOW
Ronald Ngwashi
STEERING COMMITTEE
Elizabeth Moore
Anthony Clarke
Remenda Charles
Devonnae Grasty
Brianna Wallace
Bernadette Harvey
Ashley Harvey
Maria Guzman
Genesis Lopez
Une Evans
STAKEHOLDER INTERVIEW
PARTICIPANTS
NJ Department of Food Insecurity
Paulsboro Public Schools District
Paulsboro Education Association
County of Gloucester Health Department
Gloucester County Workforce Development Board
Camden Area Health Education Center (AHEC)
Rowan University Geography, Planning, and Sustainability Department
Inspira Health Network
Acenda NJ4S Program
Atlantic City Electric
Attentive Energy
Paulsboro Chamber of Commerce
Paulsboro Refinery PBF
PLANNING CAMP PARTICIPANTS
Julian Gaines
Kayden Kato
Orion Cooper
Desire Cooper
Laevion Johns
Habib Koffi
Kahlil Streeter
Kelvin Santiago
SUMMER TEEN PARTICIPANTS
Eric Scott
Chris Neff
Dasoni Scott
Khristopher Rivera
Sanai Rone
Taraji Patterson
Harry Lewis
Jeffery Taylor
Aniah Hill
Thank you!
To the many business owners, residents, students, volunteers, and city staff who engaged with this team. Your work leading events, holding space for community conversations, and showing up to share your experiences and ideas has made this plan! Thank you also to the Regional Foundation and the NJ Department of Community Affairs NRTC Program for funding and supporting the efforts to put together this plan.
PUBLIC
ENGAGEMENT & EXISTING CONDITIONS
History of the Community
Paulsboro boasts a rich history that dates back to the early 17th century. Initially inhabited by the Leni Lenape people, the area saw its first European settlement in 1623, when Dutch settlers established Fort Nassau near Big Timber Creek.The town derives its name from the Paul family, who settled near Mantua Creek in the late 17th century. Samuel P. Paul, a descendant of the original settlers, acquired a 100acre tract of land bounded by the Delaware River and Mantua Creek, establishing the foundation for the community that would become Paulsboro.1
A notable historical landmark is Fort Billingsport, the first land purchase made by the United States on July 5, 1776. The fort was intended to defend Philadelphia during the Revolutionary War and played a pivotal role in protecting river access against British forces.2
In the 19th century, Paulsboro emerged as a hub for maritime trade and industry, a status further reinforced by the construction of the West Jersey and Seashore Railroad in the late 1800s. The local economy flourished in the early 20th century with the establishment of oil refineries along the Delaware River, which became a significant driver of economic growth.
The 20th century saw Paulsboro develop a reputation for its inclusivity, strong community ties, and vibrant athletic
1 “Borough of Paulsboro History,” accessed January 14, 2025, https://paulsboronj.org/ general-info/history/.
2 “Refining Gloucester’s Revolutionary History,” Hidden New Jersey, accessed January 14, 2025, https://www.hiddennj.com/2013/11/refining-gloucesters-revolutionary.html
culture. In 1957, the Mayor’s Civil Rights Commission and Paulsboro High School introduced the Brotherhood Award, a program designed to promote goodwill and respect across religious and racial lines. The award, presented annually to a graduating senior, honors individuals who embody the principles of brotherhood and mutual respect.
Paulsboro High School, home of the Red Raiders, has been celebrated for its outstanding athletic programs, particularly in wrestling and football. The wrestling team has captured numerous Group I state championships, while the football team has won multiple South Jersey sectional titles, including record-breaking streaks. These accomplishments have solidified the school’s reputation as a New Jersey sports powerhouse and remain a significant source of community pride.3
However, the 21st century has brought significant challenges to the community. In 2012, a Conrail freight train derailed on the East Jefferson Street Railroad Bridge over Mantua Creek, releasing 23,000 gallons of vinyl chloride. This environmental disaster prompted evacuations and raised serious health concerns for residents.
3 “About Paulsboro High School,” accessed January 14, 2025, https://phs.paulsboro. k12.nj.us/about.
In addition to this incident, Paulsboro has faced socioeconomic difficulties, including high poverty rates, declining educational performance, rising vacancies, crime, and a lack of locally serving businesses and services. Despite these challenges, the community continues to demonstrate resilience and a commitment to restoring the pride of place for which Paulsboro has long been known.
I would like to see the town embrace its heritage as a river community. We should be vigilant in maintaining Paulsboro’s heritage. “ ”
Historic photo of bridge crossing the Mantua Creek.
Paulsboro Pride Neighborhood Today
The Paulsboro Pride Neighborhood is bounded by Railroad Avenue to the north, Billingsport and Berkley Roads to the west and south, and the Mantua Creek to the east. The neighborhood is bisected by Broad Street/Route 44, a state highway and one of Paulsboro’s primary commercial streets. The neighborhood falls within Census Tract 5004, and includes Block Groups 1, 2, and 3 of that tract.
Home to more than 4,000 residents, the Paulsboro Pride Neighborhood accounts for approximately 65% of the Borough’s total population of 6,213. Compared to Gloucester County as a whole, Paulsboro is a more diverse community, with 38.6% of residents identifying as African American, 18.9% as Hispanic or Latino, and 16.4% as two or more races. However, economic disparities between Paulsboro and the broader county highlight the challenges faced by local residents. The median household income in Paulsboro is $68,750, significantly lower than Gloucester County’s median of $102,807. Unemployment in Paulsboro stands at 12.7%, more than double the County’s 5.2% rate, while 8.9% of families live in poverty, nearly twice the County’s 4.5%.
Housing conditions further underscore the economic strain on Paulsboro residents. The Borough’s housing vacancy rate is 14.3%, nearly three times the County’s rate of 4.9%. Additionally, housing costs are a burden for both homeowners and renters, though renters in Paulsboro are particularly affected. While 24.3% of homeowners in Gloucester County and 21.6% in Paulsboro are considered cost-burdened, meaning they spend more than 30% of their income on housing, the disparity is far greater among renters. In Gloucester County, 49.2% of renters experience cost burdens, but in Paulsboro, that figure rises to 73.3%, illustrating the heightened financial pressure on those renting in the Borough.
1.1: Census Tracts & Block Groups 2020
Figure
DEMOGRAPHICS
Race/Ethnicity
(Block Groups 1, 2, & 3 encompass the majority of the neighborhood) (Tract is equivalent to Paulsboro Borough)
Housing Cost Burden
INCOME
Area Median Income (AMI)
$114,700
Moderate-to low-income (80% of AMI) $91,760
% of Paulsboro Census Tract Households at moderate-low income >53.8%
Low-income (50% of AMI) $57,350
% of Paulsboro Census Tract Households at low income
The Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA contains the following areas: New Castle County, DE; Cecil County, MD; Burlington County, NJ; Camden County, NJ; Gloucester County, NJ; Salem County, NJ; Bucks County, PA; Chester County, PA; Delaware County, PA; Montgomery County, PA; and Philadelphia County, PA
Source: HUD’s FY 2024 for Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA
Why Plan? Why Now?
The Paulsboro Pride Neighborhood is home to families that have lived there for generations, fostering a strong sense of community identity. However, the southern half of the community is increasingly impacted by negative trends that threaten the neighborhood’s future and the well-being of its residents. Violent crime has risen in recent years, with several high-profile incidents contributing to a growing negative perception of the community.
Residents have expressed concern about the state of their neighborhood, which is burdened by vacant lots, accumulating debris, and deteriorating housing conditions. Paulsboro has long been considered an affordable haven for working-class families seeking homeownership. However, a rise in substandard rental housing and the ongoing effects of the nationwide housing affordability crisis have shifted the community from a majority homeowner to a majority renter demographic.
The Borough’s commercial districts are also facing challenges. The recent loss of the community’s only two national pharmacy chains has compounded difficulties in accessing essential goods and services. Designated as one of 50 food deserts by the State of New Jersey, Paulsboro presents significant challenges for residents without access to a car, as traveling to services, resources, or employment opportunities can require hours by public transit, even for nearby destinations.
Once recognized as an ideal place to raise a family, Paulsboro Pride now grapples with an underperforming educational system and a lack of youth-focused activities, programs, and safe spaces, eroding this critical strength.
The Paulsboro Pride Neighborhood Plan offers a pivotal opportunity to address these challenges. Built on an extensive community outreach process involving residents, business owners, stakeholders, and youth, the Plan reflects a collective vision for the future. It provides a roadmap for the community, outlining goals, projects, and initiatives designed to meet the shared aspirations of the Paulsboro Pride community and foster a vibrant, equitable, and thriving neighborhood.
There’s no place like Paulsboro, but it has to get better. “ ”
Figure 1.2: Paulsboro Pride Neighborhood
Figure 1.3: Zoning
2015 Borough of Paulsboro Zoning Map
1.4:
2024 Field Survey
Figure
Engagement Process & Methods
The public engagement approach for the Paulsboro Pride Neighborhood Plan was designed to reach as many members of the community as possible. The primary goal of the engagement process was to understand the issues and opportunities that mattered most to residents and to identify the changes they hoped to see for the future. Outreach activities were thoughtfully planned to include community members of all ages and backgrounds, with several efforts specifically aimed at engaging young people. The Paulsboro Pride team prioritized accessibility, meeting residents where they were by attending events, visiting schools and churches, and conducting door-todoor outreach, among other methods. These activities ranged from short interactive exercises at community events to in-depth conversations at neighborhood gathering spaces.
Key highlights of the engagement process included connecting with residents at popular summer events, such as Juneteenth, Paulsboro Day, and the July 4th Parade, as well as hosting smaller pop-up activities at schools and other local venues. A series of targeted and open focus group discussions and interviews were held at multiple locations, providing additional opportunities for in-depth dialogue. To collect quantitative data, the team conducted surveys, including a Success Measures neighborhood survey, as well as specialized surveys for business owners and youth. Additional outreach efforts included the production of a video capturing what makes residents “Paulsboro Proud,” as well as kids’ camps, community cleanups, neighborhood walks, and volunteering at local events.
ENGAGEMENT BY THE NUMBERS
2,000+ People Reached in Pop Ups & Community Events
75 Community/Steering Committee Meeting Attendees
8 Interns, Fellows, and Assistants
20 Summer Youth Planning Camp Participants
1,000 Social Media Engagements
60+ Interviews and Stakeholder Discussions
75+ Open-Invite Community Conversation Attendees
350 Household Surveys Completed
150+
1.5: Outreach Locations
Figure
INTERVIEWS
During the summer months, the project team conducted interviews with 22 community residents. These interviews were led by both the project manager and summer interns. Residents were asked a series of questions about their experiences living in Paulsboro, their aspirations for the community’s future, and their suggestions for revitalization through open-ended discussions.
In addition to resident interviews, the project manager engaged with several local stakeholder groups over the course of the project. These discussions focused on the work being done as part of the Paulsboro Pride Neighborhood initiative, the community planning process, and issues that should be addressed in the final neighborhood plan.
COMMUNITY CONVERSATIONS
The project team engaged over 60 local residents through a series of community conversations held at multiple locations throughout the community which were open to all residents who wished to participate in discussions about revitalization efforts. Additionally, the team conducted focus groups with local community organizations, asking questions about their missions and perspectives on the needs and opportunities in the Paulsboro Pride Neighborhood. Each community conversation was transcribed in full and included a summary of the primary themes raised by residents.
COMMUNITY CONVERSATION THEMES
Based on all the information gathered, there is an overall feeling that there is no longer a sense of community/ neighborhood and that the pride in the town is gone. From the community conversations, the overall sentiment is that the proverbial village no longer exists, and that people aren’t as connected to the town and don’t have the same sense of pride as was once evident in the past. The sentiment from most of the participants is that the contributing factor of this could be the insurgence and increase of the transient population and lack of homeowners in town.
Changes Over Time: Participants expressed a sentiment of nostalgia for a safer, more community-oriented past. They noted increased crime, decreased community pride, and the closure of essential stores affecting everyone.
Family and Community Bonds: Many residents stay in Paulsboro due to strong family ties and a sense of community. They emphasize familiarity and comfort as key reasons for remaining despite challenges.
Challenges Faced: Issues highlighted include economic decline with businesses shutting down, inadequate police engagement with the community, and administrative leadership perceived as lacking transparency and professionalism.
Perceptions and Aspirations: There is a desire to beautify Paulsboro and to improve its image from its current negative associations to being known as a welcoming, safe town with strong community involvement and accountability.
Desired Improvements: Residents want more involvement in community affairs, youth recreational programs, increased police presence and community engagement (community policing), and improved communication from local leadership.
HANDOUTS AND DOOR HANGERS PROMOTED THE SURVEY.
NEIGHBORHOOD SURVEY
The project team developed a statistically valid neighborhood survey, which was distributed via direct mail to a random sample of residents throughout the Paulsboro Pride Neighborhood. To increase participation, door hangers and follow-up phone calls were used to encourage households that did not initially respond to complete the survey. Additional copies of the survey were made available at community outreach events for residents who wished to participate; these responses were tallied separately. To ensure inclusivity, the survey was translated into Spanish and Arabic, allowing residents to complete it in their preferred language.
First page of the paper version of the survey.
SURVEY THEMES
The survey provided insights into residents’ needs, priorities, quality of life, personal circumstances, and community challenges, asking about:
• Connection to Paulsboro: How long respondents have lived in the community and their primary reason for choosing to live there.
• Overall Satisfaction: Level of satisfaction with life in the community and specifics such as cleanliness, housing conditions, safety, and public services.
• Community Amenities: Frequency of using community resources and services, like grocery stores, healthcare, parks, and places of worship, in and outside Paulsboro.
• Desired Businesses: Types of new services respondents would like to see.
• Safety Perceptions: How safe respondents feel during the day and night.
• Community Changes: Respondents’ views on how the community has changed over the past three years and predictions for the future.
• Housing Situation: Expenses over time, affordability, and interest in ownership.
• Food Security: Frequency of insecurity, such as running out of food or using pantries.
• Access to Healthcare: Instances of being unable to afford medical, dental, or mental health care over the past year.
WHO TOOK THE SURVEY?
The survey was open to residents who resided within the Paulsboro Pride Neighborhood. Of the 1,072 occupied households, 266 households completed the neighborhood survey.
62% of responding households reported having children under 18 years old, while 38% did not have any children in the household. Among those with children, 43% had one or two children, 10% had three, and 9% had four or more.
Survey respondents primarily identified as Caucasian/White (47%) or Black/African American (35%). Smaller proportions identified as Mixed Race (9%), Other (6%), American Indian/Alaska Native (1%), or Asian (1%). Additionally, 13% of respondents identified as Hispanic, Latino, Latina, or Latinx, while 87% did not.
Survey participants were evenly distributed across most age groups, with 22% each in the 25–34, 35–44, and 55–64 age brackets. Smaller proportions were aged 65–74 (13%), while only 1% of respondents were either 18–24 or 75 and older.
31% of respondents have lived in the community for more than 30 years, and 13% have been residents for 21–30 years. 19% have lived in the community for 1–5 years, and 16% for 6–10 years, while only 3% were newcomers with less than a year in the area.
Figure 1.6: How long have survey respondents lived in Paulsboro?
How long Survey Respondents have
lived in Paulsboro
POP-UPS
Pop-up events held throughout the summer were a key component of the engagement process, offering quick, interactive activities to gather resident input on the future of Paulsboro while reaching a broad audience. These events took place throughout the summer and early fall, either by building on existing community events, such as the Juneteenth Festival, or by hosting activities at important community spaces like schools.
The activities included:
• Collaborative Map: Residents were invited to share ideas or concerns and identify key locations on a map where these ideas could be implemented.
• Spin Wheel: This interactive tool prompted conversations around key topics, including safety, public spaces, education and activities, collaboration, local businesses, and block conditions.
• “What Makes You Paulsboro Proud?” Board: A series of write-in prompts encouraged residents to document their ideas for the key topics and issues impacting the Paulsboro Pride Neighborhood.
There are people who care and are trying to make changes. This is on the incline. “ ”
Pop-up engagement materials.
THE PAULSBORO PRIDE NEIGHBORHOOD PLAN TEAM POPPED UP AT EVENTS, INCLUDING:
» BUCK ST PARK PLAYGROUND BUILD
» APRIL COMMUNITY MEETING
» COMMUNITY CLEAN-UP
» SBC AGAPE OPEN AIR MARKET
» SECOND BAPTIST RISE YOUTH EVENT
» JUNETEENTH EVENT
» JULY 4TH PARADE
» COMMUNITY MOVIE NIGHT
» LOUDENSLAGER BACK TO SCHOOL
» PAULSBORO DAY
SOCIAL MEDIA
The Paulsboro Pride Neighborhood Facebook and Instagram pages served as key platforms for sharing updates about the planning process and connecting with the community. These pages provided a direct line of communication between the project team and local residents. Steering Committee members and project staff also engaged with the community by posting to local groups and forums, asking key questions, and gathering valuable feedback from residents.
BUSINESS OWNERS
The project team drafted and mailed letters to 25 local businesses located within the Paulsboro Pride Neighborhood. The team conducted phone interviews with seven local business owners, asking a series of questions to gather feedback on their experiences owning and operating a business in Paulsboro. Additionally, the team developed a business owner survey to collect input from a broader range of local businesses within the community.
YOUTH ENGAGEMENT
During the planning process, it became evident that gathering input from youth and young adults was essential to effectively plan for the future of the community. To achieve this, the project team hosted a series of youth engagement activities to hear their thoughts and perspectives on community improvement. In addition to providing a platform for young residents to share their ideas, these activities aimed to educate them about community planning and civic engagement. The Paulsboro Pride Neighborhood Plan empowered youth to meaningfully advocate for change and actively participate in shaping the future of their community.
SUMMER YOUTH PLANNING CAMP
In the summer of 2024, ten youth aged 11 to 14 participated in a unique summer program designed to teach junior high school students about the community of Paulsboro, the significance of neighborhood planning, and how they can contribute to various projects throughout the community.
Community Planning 101 Workshop:
The students took part in a workshop focused on the fundamentals of the community planning process. The session emphasized the importance of creating a resident-driven plan and highlighted the critical role of youth voices in shaping the Neighborhood Plan. Through this workshop, participants gained a deeper understanding of why their input—and that of their peers—matters in building a better future for Paulsboro.
Community Walk:
The students also participated in a two-day community walk throughout the neighborhood. During the walk, the planning team engaged the youth in discussions about their visions and aspirations for changes in the community. The students had an opportunity to interact with residents, share information about the Neighborhood Plan, and encourage participation in the neighborhood survey. This activity allowed the youth to see their community through a planning lens while fostering direct community engagement.
Visioning Exercise:
During the community walk, the students identified a specific area in need of improvement: the public basketball courts. These courts are marred by cracks, overgrown grass sprouting through the concrete, faded paint, and litter strewn across the area. Recognizing the urgent need for cleanup, the youth dedicated an afternoon to removing trash and debris. Following the cleanup, they brainstormed creative ideas to revitalize the site, including the adjacent vacant lot that once housed a baseball field. Their vision included improved basketball courts in an enclosed space, a community pool, and a recreation facility offering exercise and activity spaces for residents.
Figure 1.7: Grade of Youth Survey Respondents
Grade of Youth Survey Respondents 10th 11th 12th 3-6th
YOUTH SURVEYS
The Paulsboro Pride Neighborhood Plan team, with support from summer interns, developed a youth survey using questions provided by Success Measures. Over 100 youth participated in the survey, offering valuable insights into their priorities and aspirations for the community.
You never know what someone’s going through behind closed doors. “ ”
PAULSBORO PROUD COMMUNITY VIDEO
PROJECT
Throughout the summer, participants in the Summer Youth Planning Camp created a video titled Paulsboro Proud. The project involved filming short clips of various community members, capturing their responses to the question, “What makes you PROUD to be from Paulsboro?” The students gathered these mini-interviews at summer pop-up events, sporting activities, and local church gatherings, engaging both youth and adults to share their perspectives.
Screenshot of the Paulsboro Proud Community Video Project.
SUMMER TEEN COMMUNITY MAPPING/
NEIGHBORHOOD CONDITIONS PROJECT
Over the course of four weeks, ten high school students participated in a project focused on surveying and documenting the current conditions of their community. The students were divided into groups, with each group assigned a specific area or block to survey. Prior to starting the project, the students attended an orientation session where they received training on how to complete the survey forms.
Under the guidance of their mentors, each group walked their assigned block, conducted a visual inventory, and recorded key issues or noteworthy observations on the provided forms. At the conclusion of the project, the entire group reconvened to share their insights and reflections on what they had observed during their time exploring the community.
Teens highlighted several key issues in the community:
• Numerous streetlights were out, leaving streets very dark at night.
• Many sidewalks were in poor condition and required repairs.
• Privately owned vacant lots were poorly maintained, with overgrown grass and litter.
• Trash and litter were prevalent on many streets.
• Potholes and damaged streets were common and in need of repair.
• Sidewalks were frequently obstructed by overgrown grass, parked cars, and other barriers.
• Vacant homes across the community were not well maintained.
• Many homes in the area were surrounded by trash and debris.
Key Findings from Engagement & Data Analysis
A CLOSE-KNIT COMMUNITY
THAT’S FRAYING AT THE EDGES
Paulsboro’s pride is reflected in the social ties of the community. 52% of people who took the neighborhood survey said the “friendliness of neighbors in the community” was good or very good in Paulsboro. For a community that has also perceived a decline in previous years of the neighborhood quality, this is a uniquely high figure and speaks volumes to the community’s historically tightly woven bonds.
Figure 1.8: Perceptions of the Recent Past & Future
Success Measures of Community Survey, 2024
Despite this history, the “Paulsboro Pride” the community has long been known for is increasingly becoming an aspirational goal for many residents, rather than a fact of life. When evaluating residents’ perceptions of the neighborhood’s recent past and future, 55% of respondents to the Success Measures Community Survey said that the community has declined in the past 3 years. Residents are slightly more optimistic about the future with 33% saying they believe the community will improve.
I’m in my 50’s and went to high school here. I’m still friends with people from high school. The tight-knit relationships created in Paulsboro are unique and powerful. Our community and relationships are extraordinary.
CHALLENGES FOR FAMILIES AND YOUTH
One of the key reasons residents who moved to, and stayed in Paulsboro over the years is the community’s reputation as a great place to raise a family. In Paulsboro, kids are the core of the community. As of the last decennial census in 2020, the child care population (under 5) makes up 7% of the community and the school age population (5 to 24) accounts for 30% of the population. However, these figures are a slight decline from where the community stood ten years prior in 2010, indicating that the share of the neighborhood’s population that is made up of families is declining.
This result tracks with issues related to kids and families heard throughout the engagement process. Overall, there is a strong desire to see more activities and places to go for kids, issues that were raised by participants of all age groups. Additionally, there is strong evidence that a lack of spaces and programs for kids is a major obstacle that needs to be addressed. The Success Measures Community Survey found that 67% of respondents leave the community to visit parks, playgrounds, or other green spaces. Additionally, when asked what types of businesses or services residents would like to see in their community, an exercise or recreation facility was one of the top three choices selected in by survey respondents among a long list of choices, something that was echoed in the pop-up engagement sessions and community conversations.
There are also strong indicators that Paulsboro has more families and children in need. Compared to the United States (23%), the most current estimate of kids living in one parent households in Paulsboro Pride is high (45%), according to the 2018-2022 American Community Survey.
Figure 1.9: Population by Age
Decennial Census 2020, Gateway CAP Neighborhood Trends Report
Figure 1.10: Houshold by Type
ACS 5-Year Estimates, 2017-2021, Gateway CAP Neighborhood Trends Report
There used to be more job opportunities for kids, especially during the summer. Now there nothing much to do.
SERIOUS CONCERNS ABOUT CRIME AND SAFETY
Concerns around crime and safety in the community have worsened in recent years. Overall, the primary concerns centered around the rise of violent crime and gun violence, persistent crime hotspots, safety walking around the community, and quality-of-life issues.
Incidences of violent crime in Paulsboro have more than doubled since the start of the pandemic, increasing from an average of 4.9 violent crimes per month in the period of Dec. 2019-2020 to 12.4 violent crimes per month during the period of Dec. 2022-2023. Clearance rates, which are a measure of crimes “cleared” or solved by police, similarly dropped from a rate of 64.8% to 51.9% during the same time period.
The serious nature of violent crimes additionally means that headline-grabbing crimes are potentially fueling perceptions, both internally and externally, that Paulsboro is a dangerous community, and not the safe and welcoming family-oriented community it was once known as.
It is important to note however that issues of safety are not only limited to the purview of policing, but can be influenced by environmental factors such as the quality and availability of safe and supportive places to go, the quality of public infrastructure, and the presence of vacant and run-down properties. The Youth Survey, which was fielded to students in 3rd through 12th grade, found that when students were asked how the community could be safer for school-aged kids, a majority of responses (65.1%) focused on aspects of the physical environment as key areas for improvement.
There was
“ ”
so much violence during covid and no communication...we felt like sitting ducks.
Figure 1.11: All Violent Crimes and Clearance Rates (2019-2023)
FBI Crime Data Explorer. Source: Reported Summary Reporting System (SRS) data from Paulsboro Police Department Data Last Updated 04/15/2024. Accessed 12/22/2024: https://cde.ucr.cjis.gov/LATEST/webapp/#/pages/explorer/crime/crime-trend
The most common safety issue highlighted by students was the need for better street lights (23.2% of respondents to the Youth Survey). A Block Conditions Survey that recorded information about public infrastructure, cleanliness, and attractiveness throughout the Paulsboro Pride Neighborhood recorded poorly maintained sidewalks and street lighting along 37% of the blocks surveyed. The highest concentrations of poorly maintained street lighting were found along the “Presidential Streets”, as well as in residential areas south of Broad Street and surrounding Loudenslager Elementary School and the Baird Ave Recreation Area.
Issues around lighting and the community’s sense of safety walking in the community were further confirmed by the Success Measures Community Survey. While 83% of community survey participants wrote that they feel safe walking in the community during the daytime, only 47% of survey participants expressed feeling safe at night time.
Figure 1.12: Perception of Safety While Walking in the Community
Success Measures Community Survey, 2024
Figure 1.13: Street Light Conditions
2024 Block Conditions Survey
QUALITY OF LIFE ISSUES, SUCH AS TRASH, VACANT
LOTS, AND BEAUTIFICATION, TAKE CENTER STAGE
Issues around trash, dumping, litter, and beautification have become increasingly urgent concerns in the Paulsboro Pride Neighborhood. Trash collection in particular is a public service that needs immediate attention. 53% of respondents to the Success Measure Community Survey ranked trash collection as Poor or Very Poor. The issue is so important to residents that many reached out to ask why there weren’t more questions on the community survey about trash and recycling services.
The Block Conditions Survey similarly found higher concentrations of trash and debris along the Presidential Streets and the commercial corridors of Broad and Delaware Streets. Both the prevalence of vacant lots and density of housing could be contributing to higher levels of trash and debris in these areas due to recent changes in how trash pickup and recycling are handled. Paulsboro residents are now limited to using a single 50-lb can for weekly trash pickup, which has led to issues
Residents also noted the prevalence of vacant lots and homes in the community as issues. According to the U.S. Census’s 5-Year 2018-2022 estimates, the Paulsboro Pride Neighborhood has a 15% household vacancy rate.
Trash and debris collected from youth community cleanup.
1.14: Waste Generated Per Week by Size of Household
U.S. EPA’s Facts and Figures on Materials, Wastes and Recycling, 2018
Figure
Figure
AN
INCREASINGLY PRECARIOUS
HOUSING
SITUATION FOR BOTH RENTERS AND HOMEOWNERS
The Paulsboro Pride Neighborhood has seen a declining homeownership rate. Between 2010 and 2020, the community’s homeownership rate dropped by eight percentage points, and resulting in a rental rate of 60%.
A high share of households (both owners and renters) in the Paulsboro Pride Neighborhood are also cost-burdened. Typically, households should spend less than 30% of their income on housing costs. Those that spend more than 30% are considered cost-burdened, and those that spend more than 50% of their income on housing costs are considered extremely costburdened. As of 2021, 38% of households in the community were cost-burdened and 13% were extremely cost-burdened.
This data on cost-burdened households was largely confirmed by the results of the Success Measures Community Survey, which found that 56% of residents (both owners and renters) in the Paulsboro Pride Neighborhood experience periodic financial instability in meeting their housing expenses.
Despite this, renters in Paulsboro, an increasingly large population, stay in the community for years (75% of renters have rented here more than 5 years according to the Community Survey) and aspire to buy homes in the neighborhood.
Figure 1.16: Change in Homeownership Rate (2010-2020)
Decennial Census 2010 and 2020, Gateway CAP Neighborhood Trends Report
Figure 1.17: Housing Cost Burden for Owners and Renters
ACS 5-Year Estimates 2017-2021, Gateway CAP Neighborhood Trends Report
Housing in Paulsboro is advertised as a pitstop. There’s not enough of anything to help encourage people to want to stay here. “ ”
A NEED FOR BETTER EDUCATIONAL
OPPORTUNITIES
Education is a key concern for many residents of the Paulsboro Pride Neighborhood. On multiple metrics, current Paulsboro students are falling behind State educational standards. Only 12.1% of Paulsboro students have met or exceeded expectations on statewide assessments for English language arts, and less than 10% have met or exceeded expectations for mathematics. The four-year graduation rate in Paulsboro is 87.3% and the five-year graduation rate is 85.2%, rates which are approximately 4% and 7.5% behind State educational standards.
As a whole, residents in the Paulsboro Pride Neighborhood have lower educational attainment rates when compared to the rest of Gloucester County. Just 16% of residents completed a bachelor’s degree or higher, compared to 23% across the County. Around half of residents have only completed high school, while 8% received less than a high school education.
Educational attainment and levels of employment are often related, and unemployment data similarly shows a disparity between the Paulsboro Pride Neighborhood and Gloucester County. The unemployment rate for the Paulsboro Pride Neighborhood was 4x the rate of Gloucester County (26% vs. 6%).
Opportunities for work within (or within a short commuting distance) of Paulsboro may also be contributing to higher unemployment rates. The two most common industries Paulsboro residents work in are healthcare and social assistance (15%) and retail trade (14%). For both industries, there are few opportunities for residents who want to work in the borough, and getting to these jobs requires long commutes by bus for those who don’t have access to a car.
They don’t see a path in life, they just see the corners. “ ”
Figure 1.18: Median Student Growth Percentile for English Language Arts (ELA) and Mathematics
State of New Jersey Department of Education. NJ School Performance Report for Paulsboro School District (15-4020), 2022-2023
Figure 1.19: Percentage of Students Who Met or Exceeded Expectations on Statewide Assessments
State of New Jersey Department of Education. NJ School Performance Report for Paulsboro School District (15-4020), 2022-2023
Figure 1.20: Percentage of Students Who Graduate High School Within Four or Five Years of Entering High School
State of New Jersey Department of Education. NJ School Performance Report for Paulsboro School District (15-4020), 2022-2023
A LACK OF LOCAL BUSINESSES, SERVICES, AND FOOD INSECURITY
Many long-time residents throughout this process have noted an absence of local businesses on the main commercial streets and the recent loss of the two national pharmacy chains (a nationwide trend) that the community has relied on. Today, 50% of the survey respondents rated the variety of goods and services available in their community as poor or very poor, and leave town for their basic services and needs like medical care, or have to go without them.
While commercial businesses can be found scattered throughout the Paulsboro Pride Neighborhood, the core concentrations of commercial activity are along the Broad Street & Delaware Avenue corridors at the east of the study area, and the Paulsboro Plaza shopping center area (and surrounding parcels) at the western edge of the neighborhood. Both face different challenges, and present different opportunities for revitalization. Properties along the Broad Street & Delaware Avenue corridors are characterized by their historic nature, walkability, and size that make them suitable for stores, restaurants, and other types of small businesses. Paulsboro Plaza was built to accommodate a generous amount of parking for the automobile-age, and for years has had excess space to fill - both in terms of building vacancies and pad sites along Broad Street that were never developed.
The lack of businesses and services is especially acute in Paulsboro for residents who don’t own a car. For purposes of illustration, a theoretical resident on Washington Street used to be able to walk 5 minutes to the CVS on Broad Street. Without a car, getting to the next nearest CVS in West Deptford on a typical afternoon (a 15 minute drive) could take anywhere from an hour or two given hour-long headways between buses and a transfer from the 455 to the 412 line. Getting to Rite Aid, located closer in neighboring Gibbstown, can take a half hour by bus compared to a drive time of 5 minutes.
Paulsboro is one of 50 communities across the State of New Jersey that an analysis by the Economic Development Authority has found to be a food desert, which looks at the absence of supermarkets, poor public transit, low internet use, and high-poverty rates. Paulsboro is the only community in Gloucester County to be ranked as a food desert by the State. More than a third of households in the Paulsboro Pride Neighborhood are experiencing food insecurity, and this number increases for family households with more children, according to the neighborhood survey.
The empty Rite-Aid is problematic. Instead of tearing down buildings, we should focus on re-purposing them.
Figure 1.21: Ground Floor Businesses along Delaware Street and Broad Street by Type Gloucester County, NJ Office of Information Technology, Office of GIS (NJOGIS) 2023, Desktop and Field Research 2024, and Google Maps 2021
The Vision Statement and Goals section of a neighborhood plan serves as a cornerstone for shaping the community’s future.
The Vision Statement provides a concise and aspirational depiction of the desired future state of the neighborhood, rooted in its unique history, character, and potential. It acts as a guiding beacon, encapsulating the community’s collective aspirations and setting the tone for all subsequent planning efforts.
Goals, on the other hand, translate the Vision Statement into actionable and measurable objectives. They provide the framework for addressing key issues, leveraging opportunities, and aligning efforts across stakeholders. Together, the Vision Statement and Goals establish a shared foundation for decision-making, ensuring that future initiatives contribute cohesively to the longterm aspirations of the community.
Vision Statement Goals
Paulsboro will be a safe, vibrant, and family-friendly community that takes the phrase “Paulsboro Pride” to heart. Together, we will foster a strong sense of belonging by celebrating our rich cultural diversity, preserving our history, and strengthening the bonds that will make Paulsboro feel like a village.
We will prioritize safety through collaborative efforts and positive community-police relations. We will create a clean, beautiful, and welcoming environment that showcases Paulsboro’s pride at every corner. By investing in educational opportunities, civic spaces, youth programs, and family-friendly amenities, we will ensure that Paulsboro becomes not only a great place to grow up but also a community where families thrive for generations.
We will improve housing, expand transit access, and support economic opportunities to make Paulsboro a place where everyone can afford a high quality of life. Through revitalized public spaces, thriving small businesses, and local shopping opportunities, we will build a vibrant local economy and a sustainable future for all. Together, we will ensure Paulsboro grows as a community where residents are proud to live, work, and celebrate life.
1. Make safety a top priority.
2. Bring back the Paulsboro Pride, and strengthen and restore the feeling of Paulsboro as a village.
3. Ensure Paulsboro is a great place for young people to grow up and a great place to raise a family.
4. Clean and beautify the community in a way that reflects the pride residents have for Paulsboro.
5. Promote stable and accessible housing options to help existing and new residents establish longterm roots.
6. Strive to make Paulsboro a community where people can afford a good quality of life.
7. Advance economic development through local businesses and services to meet residents’ daily needs.
RECOMMENDATIONS 02
GOAL 1: Make safety a top priority in Paulsboro
Crime and safety remain critical concerns for Paulsboro residents, with many expressing unease about conditions in the community. While most people feel comfortable walking in the neighborhood during the day, that sense of security declines significantly at night. Throughout the community engagement process, safety emerged as a dominant theme, with many participants identifying it as a top priority for the future of Paulsboro.
STRATEGY 1:
Foster positive police-community relations
1.1 Encourage opportunities for regular community/police interactions to build trust with residents.
1.2 Host monthly meetings between residents and police to review community safety issues and collaboratively work through solutions.
1.3 Provide a text message, 311, or similarly easy-touse anonymous service for residents to report nonemergency safety issues and improve communication with law enforcement.
1.4 Increase foot patrols around the neighborhood to deter crime in known hotspots and have a visible presence of officers at key times, such as when school dismisses and students are walking home.
1.5 Support a variety of activities that bring youth and local police together. Examples could include youth and police athletic tournaments, the existing shop-with-acop program, or simply creating more opportunities for youth-police interaction at community events.
Community Partnerships with Police Departments - Camden, NJ
The Camden County Police Department Community Policing Model, established in 2013, emphasizes community engagement through foot patrols, neighborhood meetings, and partnerships with local organizations. This approach fosters trust and transparency, and has contributed to significant reductions in violent crime and improved public perception of safety.
There’s a problem with police engagement within the community.
STRATEGY 2:
Coordinate efforts to strategically address safety issues
1.6 Improve coordination across departments by creating a committee on public safety that brings together the police, residents, and other departments to work collaboratively through safety issues.
1.7 Create a security camera incentive program for residents and businesses with an initial focus on commercial streets and blocks that are crime hot spots.
1.8 Use Crime Prevention Through Environmental Design (CPTED) to enhance lighting, maintain vacant spaces, and other safety-related physical improvements in order to improve real and perceived safety for residents walking in the community, day or night.
1.9 Regularly evaluate the effectiveness of crime prevention/safety interventions and adapt strategies as needed. Continuously gather input from residents to ensure approaches are aligned with community needs and that residents are being heard.
A young participant interacting with the spin wheel at a pop-up outreach event.
2.21: How can we make the community safer for school-aged kids?
Youth Survey (Paulsboro public school students in grades 3-12)
Figure
GOAL 2: Bring
back the
Paulsboro Pride,
and strengthen and restore the feeling of Paulsboro as a village
Paulsboro Pride has long been more than just a tagline—it is a defining characteristic of the community, reflecting its small-town feel and the strong bonds between neighbors. In recent years, however, some residents feel that this sense of pride has faded, with many believing the community has declined. Despite these concerns, there remains a sense of optimism, as some residents believe conditions will improve in the coming years.
The strength of neighborhood ties continues to be a key aspect of life in Paulsboro, with many residents praising the friendliness of their neighbors. Additionally, community connections remain an important factor in the neighborhood, with many citing proximity to family and friends as a primary reason for living in Paulsboro.
STRATEGY 1:
Celebrate the cultural diversity and rich history of Paulsboro
2.1 Incorporate the history of Paulsboro into the school’s curriculum, and provide field trips that help students see the important roles Paulsboro played in the early history of the United States.
2.2 Pursue grant funding to promote local historic tourism and storytelling. A number of Paulsboro’s historic sites have been elevated in recent years, though residents know little about Paulsboro’s history. Additionally, historic tourism could have a potential positive financial impact by bringing visitors to the community.
2.3 Host culture-focused events to celebrate the rich history of the community and its residents as a way of increasing civic pride and knowledge of local history.
We have bigger opportunities for heritage tourism because a lot of history happened here.
Local History Resources for Schools - Mississippi
The Mississippi Department of Archives and History provides a variety of resources and advice to make it easy for teachers in the state to incorporate local history into their lesson plans. Programs include:
Traveling Trunks: A trunk of active learning activities and hands-on artifacts that bring history into the classroom.
Field Trip Guides: Printable ready-to-use field trip lesson plans for visits to local historic sites designed for educators.
Mississippi History Day: A cross-curricular program with a basis in exploring state history that encourages students to apply in-depth research and critical analysis to a topic, and in a medium, of their choice.
2:
2.4 Host an all-ages Paulsboro talent show to celebrate the variety of skills and interests of residents.
2.5 Create a directory highlighting the skills and services of local residents and businesses to provide an easy-to-use directory for hiring local talent and skilled tradespeople.
STRATEGY 3:
Host a variety of events throughout the year that bring Paulsboro residents together
2.6 Host regularly scheduled events that bring the entire community together and that address identified needs, such as weekly farmer’s markets that accept federal nutrition assistance programs and increase access to fresh food.
2.7 Create volunteer and paid opportunities for residents to connect with one another and work collaboratively on small projects and initiatives that advance the goals of the neighborhood plan and tackle community issues.
2.8 Recruit younger leaders and volunteers to run and strengthen Paulsboro Day. Paulsboro Day is an important annual community event, but members of the event planning committee have decided they can no longer run the event due to their age (70-85). Recruiting a new class of leadership to continue this event with ongoing Borough support should be a priority.
Farmers Market - Akron, OH
The Summit Lake Neighborhood Farmers Market not only provides access to fresh produce in a community with limited grocery options, but also provides a weekly free event that brings neighborhood residents together.
We all love Paulsboro, but we deserve better. We could get something done and boost morale to accomplish something. “ “ ” ”
Members of the Paulsboro Education Association at a pop-up engagement event.
GOAL 3: Ensure
Paulsboro is a great place for young people to grow up and a great place to
raise a family
Paulsboro’s changing demographics show a decline in families with children, with many residents perceiving the area as less family-friendly than in the past. Spaces that are typically family-friendly, such as parks and playgrounds, face frequent issues, including inadequate restroom facilities, odors from the nearby refinery, litter, and signs of drug use, causing many families to travel outside the community for parks and green spaces. Furthermore, during a two-day community walk, local youth expressed concerns over broken streetlights, deteriorating sidewalks, and overall neighborhood conditions.
Through engagement efforts, residents consistently emphasized the need for yearround, high-quality structured activities for children and families, with youth themselves expressing strong interest in expanded programming and community events. Older residents recall a time when more programs existed for young people, reinforcing the sentiment that opportunities have diminished over time.
Invest in Paulsboro’s civic assets and public spaces
3.1 Build a community recreation center to provide a space for year-round, high quality programs and activities for youth, families, and seniors. First steps may include identifying potential sites, developing an initial cost estimate, and researching funding sources.
3.2 Provide operational and capital support that recognizes Gill Memorial Library’s role as a community hub for a variety of Paulsboro residents.
3.3 Work with the Boys and Girls Club to build programs and staff supports to appeal to tweens and teens.
3.4 Make improvements to the Baird Avenue Recreation Area, which currently has three deteriorated basketball courts and no seating, shade, or additional activities.
3.5 Resolve issues with the Kaboom Playground and add amenities at Buck Street Park.
Community Recreation Center - Chicago, IL
The FamilyPlex by Breakthrough Urban Ministries in Chicago’s West Side began in 2001 as an idea drawn on a white board by local teenagers to improve their neighborhood by giving residents a safe, welcoming place to go. 15 years later, this 42,500 sq ft facility opened its doors to provide a range of services to the community, including a preschool, art studio, gymnasium, fitness center, and a medical clinic.
Last time I took grandkids to the park, there was trash, baggies, and other things and no bathroom to use.” “
Figure 2.22: Diagram of Potential Improvements to the Baird Avenue Recreation Area
STRATEGY 2:
3.6 Start a summer playstreets program to keep youth active and engaged in the summer. A playstreets program could also be an effective way of engaging police officers in youthcentered activities. Playstreets programs often involve a federally funded meal component through state-administered programs that fund and deliver free meals to sites.
3.7 Provide financial and in-kind support to a wide variety of after-school and summer programs for youth of all ages.
3.8 Support high-quality daycare, aftercare, and pre-school programs.
3.9 Seek funding to use public school facilities for programming that happens outside of school hours. This could help a range of yearround high quality programming while efforts continue to build a dedicated recreation center.
3.10 Provide employment, enrichment, and careerdevelopment programs for youth.
What do Paulsboro youth want to see in their community?
The following are responses from students to the Youth Survey addressing the question: “Are there any activities or programs you would like to see in your school and/or community?”
Programs
• Dance
• Cheerleading
• Kickball
• Football
• Cooking Classes
• Basketball
• Summer Camps
• Soccer
• Band
• Volleyball
• Clubs
• After-School Clubs
• Tennis
• Homework Club
• Arts & Culture
• Chess
• Baking
• More Electives
• Drama Club
• Music
• Trade Programs
• Lacrosse
• Cheer Volleyball
• Bowling
• Martial Arts
• More Classes About History Of Town
• Pep Rallies Facilities & Infrastructure
• Tournaments
• Clean-Up Days
• Field Trips
• Carnivals
• Teen and Young Adult Activities
• Open Mic Nights
• Open Gym
• Rec Center
• Pool, Splash Pad
• More Parks, Better Parks
• Bigger, Better Facilities
• Safe & Clean Hangout Spaces
• Better Sports Equipment
• Skating Rink
• Repurposing Old Buildings Events
• Open Mic Nights Businesses
• Restaurants
• More stores on Delaware Street
• More stores where kids can hang out
• Movie Theater
• Repaired And Improved Streets
• Fix Tennis Courts
3.11 Start a walking school bus to make it safer for children to walk to and from school. A walking school bus is a group of children walking to school with one or more adults, and can be a safe and fun way for children to get physical activity as they travel to and from school with adult supervision.
3.12 Advocate for infrastructure maintenance (sidewalks, lighting, crosswalks) and traffic calming to make safer streets for pedestrians, especially along common routes to and from local schools. The most common walking route serving all public schools and areas of focus for infrastructure improvements are shown on the map and photos at left.
Figure 2.23: School Walking Route Improvement Areas
GOAL 4:
Clean and beautify the community in a way that shows our “Paulsboro Pride”
Basic services and neighborhood conditions remain major concerns for Paulsboro residents, with trash collection being a particularly pressing issue. Many residents have voiced frustration over inconsistent sanitation services, highlighting the need for better waste management and recycling services. Beyond sanitation, the neighborhood’s high vacancy rate has led to overgrown lots and poorly maintained properties that diminish the area’s overall appearance and livability. Commercial corridors also lack wayfinding, beautification, and placemaking efforts, though recent public art installations, such as a mural on Delaware Street, have been well received by residents eager to see visible improvements.
STRATEGY 1:
Beautify vacant lots and underutilized spaces
4.1 Start a community gardens program, prioritizing underutilized open space or vacant lots that are unlikely to be developed. Explore community garden models that are designed to grow fresh food for neighborhood residents.
4.2 Start a neighborhood clean-up initiative to supplement existing clean-up programs and target areas in-need. Currently Gloucester County’s Clean Communities program supports neighborhood clean-ups twice a year, but a locally support program could supplement this effort by targeting blocks or areas with the greatest need and engaging more community members in the effort.
4.3 Start a sideyard program, where a neighboring homeowner can acquire a vacant lot next door to their home. Priority should be given to vacant lots that are not appropriate for infill development.
Vacant Lot Program - Philadelphia, PA
Vacant to Vibrant: Communities like the Parkside neighborhood in Philadelphia have had success turning cleaned up vacant lots into fun places - hosting programming such as concerts, exercise classes, community dinners, and events in once abandoned lots.
STRATEGY 2:
Address trash, litter, and illegal dumping
4.4 Improve trash and recycling services. Considerations may include introducing bulk pickup services monthly or quarterly, allowing households to have more than one trash can, ensuring the placement of cans on trash day don’t conflict with parked cars, and reintroducing recycling pickups.
4.5 Map hotspots for illegal dumping and develop site-specific strategies to alleviate the issue.
STRATEGY 3:
Show Paulsboro’s Pride at key routes and gateways
4.6 Implement traffic calming, pedestrian safety, and beautification elements at Delaware Avenue and Broad Street, which sits at the intersection of two key commercial streets and is crossed daily by children going to and from local school.
4.7 Work with the owner of the Paulsboro Plaza to activate the parking lot using low-cost, high-impact strategies incorporating asphalt art, planters, facade improvements, and traffic calming.
2.24: Improvements to Paulsboro Plaza
4.8 Develop an ordinance that allows and supports murals and seek grant funding that supports the addition of murals and public art in high-visibility locations throughout the neighborhood.
Figure
Figure 2.25: Improvements to Delaware and Broad
“
There’s bad curb appeal on Delaware Street; it looks like a junkyard. Clean Paulsboro up! I would like to see gardens, flowers, where kids can use space.”
” “
We need to find out who owns these old boarded-up properties… We also need to see who owns/buying up all of the commercial property in town.
GOAL 5: Promote stable and accessible housing options to help existing and new residents establish long-term roots
Housing stability and affordability remain pressing concerns in the Paulsboro Pride neighborhood, where homeownership has declined over the past decade, reflecting a broader national trend. Financial challenges further exacerbate housing issues, with many residents—both renters and homeowners—experiencing periodic instability in meeting their housing expenses. Renters, in particular, face significant financial strain, with a considerable portion struggling to afford their rent, and many aspiring homeowners unable to purchase homes due to financial barriers. Additionally, the neighborhood’s aging housing stock presents challenges, as many homes require costly repairs and upgrades that can be difficult for homeowners to manage. These trends highlight the need for targeted housing policies and investment to support affordability, expand homeownership opportunities, and preserve existing homes.
STRATEGY 1:
Create support programs to help prospective homeowners and renters
5.1 Provide financial support to prospective homeowners by offering down payment assistance, savings matching programs, or low-interest loans to first-time homebuyers.
5.2 Help prospective homeowners learn the steps they need to take to own a home by providing credit counseling and homeownership education.
5.3 Create an emergency rental fund to help renters in times of crisis.
Figure 2.26: Average Home Sales Price By Year
Reinvestment Fund Analysis of NJ MOD IV Historical Database 2022
STRATEGY 2:
Preserve and rehabilitate existing housing
5.4 Create a home repair program to help with necessary health and safety upgrades. Eligibility requirements may restrict this program to those most in need, such as seniors, low-income families, etc.
5.5 Start a “Front Porch” program to address exterior home improvements, with the goal of improving curb appeal and raising property values on the block.
5.6 Address rental housing conditions through improved code enforcement.
Figure 2.27: Occupied Housing Units by Year Built
American Community Survey 5-Year Estimates 2017-2021
Paulsboro is still my community and it still means a lot to me. Moving elsewhere is not an option for me.” “
2.28:
of Strategies & Actions to Improve Housing & Block Conditions
Figure
Diagram
STRATEGY 3:
Promote infill development
5.7 Acquire vacant properties and land for infill housing development, with a focus on properties zoned for residential in the portions of the community north of Broad Street where the greatest concentration of vacant land is.
5.8 Use publicly-owned land for strategic infill development and housing rehabilitation.
5.9 Develop new affordable and market-rate housing throughout the community. Affordable units should be mixed with market-rate units so as not to concentrate poverty in certain areas.
The Fitzgerald Revitalization ProjectDetroit, MI
The Fitzgerald Revitalization Project is a community-driven redevelopment effort focused on leveraging publicly owned land to stabilize and revitalize a neighborhood facing high vacancy rates. Spearheaded by the City of Detroit, the project targeted a 100-block area in the Fitzgerald neighborhood, transforming vacant lots and abandoned homes into new housing, parks, and community spaces. The initiative prioritized strategic infill development, affordable housing rehabilitation, and the creation of green infrastructure, such as Ella Fitzgerald Park.
Regardless of where I live, I am still committed to Paulsboro.
Figure 2.29: Potential Infill Development
Sites
Overlaid with Residential Zoning Districts
Gloucester County, NJ Office of Information Technology, Office of GIS (NJOGIS) 2023, Desktop and Field Research 2024, and Google Maps 2021
GOAL 6: Make Paulsboro a community where people can afford a good quality of life
Affordability remains a pressing concern in Paulsboro, a historically working-class community where economic challenges have intensified in recent years. Unemployment in Paulsboro is alarmingly high—four times greater than the county rate. Household incomes also lag behind those in the County, limiting economic mobility for many residents. These financial struggles contribute to widespread hardship, with many residents experiencing food insecurity and delaying necessary medical and dental care due to cost.
Limited access to reliable transportation further exacerbates economic difficulties, as Paulsboro households are less likely to have access to a car than the broader County, making it harder to reach employment centers and job opportunities. Educational attainment also falls below national trends, with fewer residents holding bachelor’s degrees, creating additional barriers to economic advancement. These combined factors highlight the urgent need for targeted investments in workforce development, public transportation, and social services to support economic stability and upward mobility in Paulsboro.
STRATEGY 1:
Improve transit service to major destinations outside of Paulsboro
6.1 Work with NJTransit to advocate for service improvements to the NJ-402 bus line to close the gap between the time it takes to reach major destinations by car versus by public transit.
6.2 Support the Borough’s shuttle bus service, and explore funding sources to expand the shuttle’s service.
6.3 Connect Paulsboro to Gloucester County’s Multi-Purpose Trail System to enable residents to reach destinations across the County by bike.
“ Lots of things are far away, and it’s hard to get out of town.
Figure 2.30: Where Paulsboro Residents Work & Transit Times US Census Bureau, LEHD OnTheMap 2021
Improve access to employment opportunities and trainings
6.4 Work with the Chamber of Commerce to hold workforce development trainings and mentorship programs geared toward local job opportunities and career advancement.
6.5 Work with local colleges and universities to create accessible job training programs, with a focus on educational programs that open pathways for economic mobility.
6.6 Host job fairs in the community to connect local employers with skilled residents looking for work. This should also involve convening local employers to understand their hiring needs and what skills are in-demand for their industries.
Figure 2.31: Median Household Incomes
American Community Survey 5-Year Estimates 2017-2021, via Policy Map’s Community Profile Report of Paulsboro Pride Neighborhood
STRATEGY 3: Support neighborhoodbased social services
6.7 Explore grants and opportunities to partner with schools and local institutions to create or expand social programs serving families with children, such as food/ household pantries or laundry.
6.8 Work with partners and advocate to improve pharmaceutical access in Paulsboro. This could include the Borough’s shuttle service, telepharmacy services, collaborating with existing providers such as CAMCare, and/or attracting a grocery store with a pharmacy.
6.9 Work with local social service organizations to provide services in the community. Examples include CAMCare, Volunteers of America, and the Gloucester County Boys & Girls Club, among others.
6.10 Address food insecurity by partnering with local churches, non-profits, local farmers, and institutional partners to provide food banks and farmer’s market that accept public assistance.
Pharmacy Adaptive Reuse
(1) Station 411 (proposed) - Tarentum, PA: In 2018, Rite Aid closed its store in downtown Tarentum, PA. Unable to sell the property, Rite Aid donated it in 2019 to the Abundant Joy Fellowship Church after the pastor proposed converting it into a community center. Named “Station 411,” the center is planned to include a daycare, performance spaces, and a commercial kitchen. Since the donation, the church has been fundraising for renovations.
(2) Natural Grocers, multiple locations: Natural Grocers is a specialty grocer specializing in organic food and produce, vitamins, and dietary supplements, with over 160 locations across the country. Many of the grocer’s locations have been developed via the adaptive reuse of existing buildings, including multiple properties that were formerly major drugstore chains including CVS, Walgreens, and Rite Aid.
(3) Fitness Depot - Picayune, MS: An adaptive reuse of a former freestanding Rite Aid, The 15,000 square foot square foot Fitness Depot in Picayune, MS is a locally owned and operated gym that offers a variety of cardio and strength training equipment plus group classes and circuit workouts.
GOAL 7: Advance economic development through local businesses and services to meet residents’ daily needs
Expanding small businesses, services, and local shopping opportunities is essential to strengthening Paulsboro’s economy and improving residents’ quality of life. Many residents currently do their primary grocery shopping outside the community, highlighting a major gap in local food access. The sole grocery store in the community, the Save-A-Lot, is not a full-service supermarket and to-date does not have approval from the County to use WIC program vouchers to purchase produce from the store.
Beyond grocery access, residents have expressed dissatisfaction with the variety of goods and services available locally, noting the absence of key businesses such as a full-service supermarket, pharmacy, fitness or recreation facility, clothing store, full-service restaurant, and an urgent care or healthcare center. Addressing these gaps would not only increase local spending and economic activity but also enhance convenience and accessibility for residents, reducing the need to travel outside the community for basic needs.
STRATEGY 1:
Infill vacant commercial buildings and shopping areas
7.1 Advance redevelopment of the Paulsboro Plaza as a full-service community shopping center. Identify opportunities for either full-scale renovation or strategic infill development overtime.
7.2 Support the renovation and infill of existing commercial buildings on Broad and Delaware Streets.
If you need anything, you have to leave Paulsboro to buy it. There are no doctors in town. We need to do something about that. All the dentists have left except for one.” ” “ “
Existing conditions of the Paulsboro Plaza shopping center, which suffers from a high level of vacancy and underutilized land.
The partially vacant Underwood Office at Broad and Delaware Streets, with apartments above. This building is an example of vacant commercial buildings with excellent historic character in the Borough.
STRATEGY 2:
Provide support for new and existing businesses
7.3 Create a small business incubator to support both creators and makers working out of their home, and people with small brick-and-mortar businesses in Paulsboro.
7.4 Create a facade improvement program to support storefront improvements to local businesses. This can drive additional customers to neighborhood businesses while also improving the curb appeal of commercial streets.
7.5 Create a business owner spotlight program that highlights local Paulsboro business owners in social media, print media, and on the city’s website and email newsletters.
Figure 2.32: Facade Improvements for Commercial Buildings Can churches work with food kitchen & CAP to figure out where they can help people get benefits?
STRATEGY 3:
Redesign Broad St./Route 44 to promote foot
traffic
7.6 Redesign Broad Street/Route 44 to encourage commercial revitalization and more pedestrian activity. Broad Street, a state highway, has narrow sidewalks but excessively wide vehicle lanes, creating an opportunity to expand sidewalks that better serve the needs of local businesses and pedestrians. In the past ten years, Woodbury, NJ worked with the State to redesign their main commercial street (Broad St./Route 45) to eliminate excess vehicle lanes and add bike lanes.
Proposed Option 1
Proposed Option 2
Figure 2.33: Potential Redesign of Broad St. (near Delaware St.)
IMPLEMENTATION 03
Implementation Approach
The Paulsboro Pride Neighborhood Plan was developed under the guidance of Gateway Community Action Partnership and the Plan’s Steering Committee with the substantial input of residents, the City, community organizations, institutions, youth, and stakeholders committed to the neighborhood’s revitalization. The Plan is a guide for neighborhood revitalization with a focus on the next 5-10 years.
Immediate
next steps should include:
• Submit the Paulsboro Pride Neighborhood Plan to the Borough of Paulsboro for approval and adoption.
• Raise awareness about the Plan. Options include engaging communication methods such as developing a website and/or social media channel to share the Plan and provide details about how to get involved.
• Transition the Steering Committee into an Implementation Committee - a team of neighborhood groups, residents, institutions, and advocates ready to work with each other, the Borough, potential funders, and private partners to steer the Plan’s implementation and push for real change.
• Submit the Plan to the New Jersey Department of Community Affairs (NJDCA) Division of Community Resources for approval as a community-based comprehensive plan under the Neighborhood Revitalization Tax Credit (NRTC) program. Once approval is obtained, Gateway Community Partnership and its partners should file an application for funding for a year-
one package of proposed NRTC projects totaling up to $985,000 annually in proposed capital investments. At least 60% of the funds must be used for housing and economic development activities. Up to 40% of the funds may be used for supportive services, if applicable. If the plan receives NJDCA approval under the NRTC program, Paulsboro will be eligible for funding on a yearly basis of up to $985,000 for the next 10 years.
The Implementation Matrix shown in the following pages outlines the timeframe, potential partners, and funding for all of the strategies and actions in the Plan. It is a dynamic tool that is meant to be used as a guide for organizing and tracking the implementation progress, and should be updated as new partners and funding sources are identified.
1. MAKE SAFETY A TOP PRIORITY IN PAULSBORO.
FOSTER POSITIVE POLICE-COMMUNITY RELATIONS
1.1
Encourage opportunities for regular community/police interactions to build trust with residents
Host monthly meetings between residents and police to review community safety issues and collaboratively work through solutions
Provide a text message, 311, or similarly easy-to-use anonymous service for residents to report non-emergency safety issues and improve communication with law enforcement
Increase foot patrols around the neighborhood to deter crime in known hotspots and have a visible presence of officers at key times
Support a variety of activities that bring youth and local police together
COORDINATE EFFORTS TO STRATEGICALLY ADDRESS SAFETY ISSUES 1.6 Improve coordination across departments by creating a committee on public safety
1.7 Create a security camera incentive program
Use Crime Prevention Through Environmental Design (CPTED) to enhance lighting, maintain vacant spaces, and other safetyrelated physical improvements
1.9 Regularly evaluate the effectiveness of crime prevention/safety interventions and adapt strategies as needed
Paulsboro Police Department, Borough of Paulsboro, Residents & Business Owners
Police Department, Borough of Paulsboro
Police Department, Borough of Paulsboro, Residents & Business Owners
Police Department, Borough of Paulsboro
Paulsboro Police Department, Borough of Paulsboro, Relevant Jurisdictions & Property Owners
Paulsboro Police Department, Borough of Paulsboro, Residents & Business Owners
2. BRING BACK THE PAULSBORO PRIDE, AND STRENGTHEN & RESTORE THE FEELING OF PAULSBORO AS A VILLAGE.
2.1
Incorporate the history of Paulsboro into the school’s curriculum, and provide field trips that help students see the important roles Paulsboro played in the early history of the United States
Pursue grant funding to promote local historic tourism and storytelling
Host culture-focused events to celebrate the rich history of the community and its residents
RECOGNIZE AND PROMOTE THE UNIQUE SKILLS AND TALENTS OF RESIDENTS
2.4 Host an all-ages Paulsboro talent show to celebrate the variety of skills and interests of residents
2.5 Create a directory highlighting the skills and services of local residents and businesses
HOST A VARIETY OF EVENTS THROUGHOUT THE YEAR THAT BRING PAULSBORO RESIDENTS TOGETHER
2.6
2.7
2.8
Host regularly scheduled events that bring the entire community together
Create volunteer and paid opportunities for residents to connect with one another and work collaboratively on small projects and initiatives
Recruit younger leaders and volunteers to run and strengthen Paulsboro Day
Borough of Paulsboro, Paulsboro Day Event Planning Committee, Residents
3. ENSURE PAULSBORO IS A GREAT PLACE FOR YOUNG PEOPLE TO GROW UP AND A GREAT PLACE TO RAISE A FAMILY.
3.1 Build a community recreation center to provide a space for yearround, high quality programs and activities
Provide operational and capital support that recognizes Gill Memorial Library’s role as a community hub
3.3 Work with the Boys and Girls Club to build programs and staff supports to appeal to tweens and teens
Boys and Girls Club Borough of Paulsboro, Gateway CAP, Paulsboro Public Schools
Resolve issues with the Kaboom Playground and add amenities at Buck Street Park.
Start a summer playstreets program to keep youth active and engaged in the summer
3.7 Provide financial and in-kind support to a wide variety of afterschool and summer programs for youth of all ages
Seek funding to use public school facilities for programming that happens outside of school
3.10 Provide employment, enrichment, and career-development programs for youth 2-5 Years
Borough of Paulsboro, Paulsboro Police Department, Gateway CAP, Boys and Girls Club, Paulsboro Public Schools
of Paulsboro, Gateway
Borough of Paulsboro, Gateway CAP, County of Gloucester, Paulsboro Public Schools Chamber of Commerce, Local Employers
MAKE IT SAFER TO WALK IN PAULSBORO FOR KIDS OF ALL AGES
3.11
Start a walking school bus to make it safer for children to walk to and from school
of Paulsboro, Gateway CAP, Paulsboro Public Schools, Local Parents
3.12
Advocate for infrastructure maintenance (sidewalks, lighting, crosswalks) and traffic calming to make safer streets for pedestrians
4. CLEAN AND BEAUTIFY THE COMMUNITY IN A WAY THAT SHOWS OUR “PAULSBORO
4.1
Start a community gardens program, prioritizing underutilized open space or vacant lots that are unlikely to be developed
Start a sideyard program, where a neighboring homeowner can acquire a
ROUTES
Create an ordinance that allows and supports murals and seek grant funding that supports the addition of murals and public art in high-visibility locations throughout the neighborhood
5. PROMOTE STABLE AND ACCESSIBLE HOUSING OPTIONS TO HELP EXISTING AND NEW RESIDENTS ESTABLISH LONG-TERM ROOTS.
6. MAKE PAULSBORO A COMMUNITY WHERE PEOPLE CAN AFFORD A GOOD QUALITY OF LIFE.
7. ADVANCE ECONOMIC DEVELOPMENT THROUGH LOCAL BUSINESSES AND SERVICES
7.1 Advance redevelopment of the Paulsboro Plaza as a full-service community shopping center
DRAFT JAN. 31, 2025