FAQs on Dormont Junction Station TOD

This isn’t a sudden decision. It is the result of years of community planning and studies:

• 2019: A neighborhood plan was created with resident input to map out how the site could look. [2019 Dormont Junction Station Area Plan]
• 2021: Dormont updated its zoning rules to allow for bigger, multi-family buildings near transit and to protect affordable housing. [2022 Dormont Development Code Excerpt]
• 2024: A study proved the project makes financial sense. [2024 Project Feasibility Study]*
• 2025: The project was officially woven into Dormont’s long-term growth plan. [2025 Dormont by Design-Dormont Comprehensive Plan]

* A copy of this study is forthcoming.

The concept plan was just that – a concept. It was prepared by AECOM with the borough, PRT (then the Port Authority) and the South Hills Area Council of Governments (SHACOG).

The purpose of the document was to evaluate whether the surface parking lots could support mixed-use, high-density residential and retail space. Based on that study, those concepts were used to update municipal zoning rules that allowed multi-family development and density near transit hubs. This concept also became part of Dormont’s long-term growth strategy and was incorporated into the 2025 Master Plan.  

In very general terms, when the RFQ and RFP were issued, it invited developers to submit proposals for a long-term lease of the 2.5 acres for a mixed-use community hub featuring structured parking and residential space.

No. The Borough of Dormont and PRT will not sell the land. Instead, they will use a long-term lease. The public keeps permanent ownership of the property, stays in control as the landlord, and gets a steady stream of lease income.

No. The June 1, 2026 vote did NOT approve construction or final designs. The only thing that it did was allow the borough to enter into an Exclusive Negotiation Agreement (ENA). This agreement sets aside a 6-to-24-month window to do intensive safety testing, financial checking, and community design meetings. If the project doesn’t meet Dormont’s strict standards during this trial period, the project won’t move forward.

The full responses will be public record (subject to certain redactions of potential proprietary information) once the Exclusive Negotiation Agreement is finalized.

In April 2025, and consistent with PRT’s Board-adopted Joint Development Procedures (located on PRT's website here), Dormont and PRT jointly released a Request for Qualifications (RFQ) looking for development teams that we would be interested in working with on a potential project. 

Three of four proposers were invited to submit proposals. One response was received.  The other two proposers indicated that the timing of the project did not align with their resources being focused on other projects.   

An evaluation committee comprised of PRT staff, Dormont staff, and the Allegheny County Economic Development Department reviewed and interviewed Pennrose and determined they were qualified development partners with a potentially viable development project proposal and made a positive recommendation to proceed into the next step of PRT’s JD Procedures - negotiations for an Exclusive Negotiation Agreement (ENA) with them.

The categories used to evaluate the RFP response can be seen below:

Criterion 1: Project Understanding and Concept

Description of the Respondent’s plan to abide by the development approach goals and project design parameter goals described in this RFDP, and overall viability of the vision presented by the developer. Approach should address PRT’s and the Borough’s goals for this development, including but not limited to long-term control of the land, maximized land value, and transit-oriented building programming. Key Question: is the project aligned with PRT's station area plan, TOD Guidelines, and project goals?

Criterion 2: Organization Expertise and Experience

Demonstrated organizational history of past performance with successful TOD(s) of similar scope and complexity, and collaborative work with public sector landowners to ensure successful project outcomes. Respondents are able to provide descriptions of financing approaches for comparable, recent projects. Respondents are able to provide financial information that demonstrates corporate health and that the Respondent is clear of any concerning business practices. Key Question: Does the team have the capabilities and experience to successfully execute the project?

Criterion 3: Financial Feasibility/Financial Plan

Overall thoroughness and soundness of the financial plan for the project including market and financial feasibility, approach to securing debt and equity financing, and financial capacity. Key Question: How feasible is the project, and how likely is it to be successfully implement?

Criterion 4: Financial Offer

The financial offer will be evaluated as follows: Value to PRT of All Guaranteed Ground Rent Payments including Commencement Payments, Base Ground Rent, and any Escalation.

o Participation Rent and Capital Event Participation. Proposals will be scored on the relative financial offer based on the share of gross receipts for Participation Rent and Capital Event Participation. Key Question: How financially beneficial is the total combined return of this project for PRT and the borough?

PRT and Dormont held an open competition starting in April 2025. Four teams applied to the request for qualifications. Three developers were provided the request for proposal. Ultimately, only Pennrose, LLC submitted a final bid. The other two teams dropped out because they didn’t have enough staff at the time due to other projects in the region.

It can be. An Evaluation Committee set up to review submissions determines that. In this case, they concluded that Pennrose’s proposal was responsive.

A significant amount of time and resources have been put into the already completed RFQ and RFP process, and the Evaluation Committee concluded Pennrose’s proposal was responsive. Accordingly, the process will continue to move forward until a final decision is made, or the project is abandoned.

TODs are associated with very complex and time-consuming solicitation and agreement drafting and negotiation processes. If this project does not move forward, PRT has indicated that it will not have resources in place to go through the process again with any expectation that there would be a different result. If efforts at the Dormont site are unsuccessful, PRT anticipates refocusing its efforts to other locations in Allegheny County based upon its TOD priority areas. 

The borough has made no decision as to whether it would put out another RFP for just its parcel.

The ENA that is currently being drafted will include accountability measures and holds the development team to certain timelines and milestones throughout the course of the project. The pre-development schedule is still being drafted but will be included in the final executed ENA.

Yes. As the current plan proposes to add housing, any new residents would pay earned income tax to the borough, school district, and county at levels required by law.

Projected amounts will be generated during the design process.

No. Although PRT and Dormont will retain ownership of the land, taxes will be levied on the value of the building(s).

No. The only thing that the borough has done at this point is vote to enter into an Exclusive Negotiation Agreement (ENA). This agreement sets aside a 6-to-24-month window to do intensive safety testing, financial checking, and community design meetings. That ENA has not been finalized.

It is not yet known how project design and funding will shape who is eligible for the affordable units. The development process will incorporate public input through an engagement process and share this information as it is determined. 

The project, as proposed, will increase the number of residential units in Dormont. The 2018 station area plan involved considerable public engagement with the intent that the proposed development would meet the needs of current and future Dormont residents. Engagement through the rest of the project will support these goals.

During the design process, it is anticipated that Pennrose will conduct a traffic study that will show the anticipated impact on local traffic patterns. This will be reviewed by PRT and the borough before the design is finalized.

While the final concept is still in development, the goal is to better connect West Liberty Avenue with Dormont Junction Station. There is a significant elevation change between the two, and this site presents an opportunity to reduce this with ramps and other accommodations throughout the site.

The RFQ included the following language around accessibility goals:

“Despite its central location, Dormont Junction Station is somewhat disconnected from Dormont’s primary commercial corridor, West Liberty Avenue, due to its position at the bottom of a hill. PRT and the borough seek to ensure that station area infrastructure accommodates those with specific needs, such as those with disabilities, senior citizens, those traveling with infants or small children, and those traveling with groceries or other goods. Example concepts of connecting the station to West Liberty Avenue can be found in the Station Area Plan.

Respondents are strongly encouraged to commit to providing a fully public and ADA-compliant connection from West Liberty Avenue to Dormont Junction Station. This connection should ideally include an elevator to ensure accessibility for all individuals. By prioritizing this commitment, respondents will contribute to creating an inclusive and accessible transit environment for the community.”

Additionally, the Dormont Junction Station Improvement Project will include sidewalk upgrades and accessibility improvements at the station itself and along Raleigh Avenue. Updates on that PRT project can be found at: https://engage.rideprt.org/dormont

Right now, there are 106 surface parking spaces spread across the two lots. The developer has proposed building a modern underground parking garage with 162 spaces. This is a net gain of 56 spaces. Traffic flow will be designed alongside PennDOT to prevent backups on West Liberty Avenue.

Residents pointed out that 56 new spaces might not be enough to share between residents, shoppers, and daily transit commuters. This is a top priority for the negotiation phase. The current plan is just a concept, and traffic studies and community workshops will decide exactly how spaces are shared and protected.

No, they are two separate projects. 

The Station Improvement Project is a fully funded public project to rebuild the actual train platforms, fix lighting, and make the station fully accessible (ADA compliant). It is 90% designed and ready.

The land is currently a parking lot with little to no stormwater management. Whatever is built there will need to be designed to have a stormwater management system that is in compliance with Dormont’s stormwater ordinance. This will be addressed during the design phase.

Studies show that bringing more residents right next to a business district actually boosts sales. New ground-floor shops are planned to be built, and adding hundreds of neighbors steps away from current restaurants, salons, and offices provides steady foot traffic without relying entirely on outside drivers.

This will be part of the ongoing conversation.

We anticipate increased tax revenue due to earned income tax paid by any new residents in accordance with Dormont, Keystone Oaks, and Allegheny County tax laws.

Benefits to the borough will be very reliant on how – and if – this project moves forward. There are a number of potential benefits:

• Commercial & District Vibrancy: The plan includes space for new stores on the ground floor, which could help revitalize the south end of West Liberty Avenue.
• Improved Site Connectivity & Public Spaces: Right now, the hill up to the T-station is incredibly steep and completely inaccessible for wheelchairs or parents with strollers. Paved, gradual public switchbacks and ramps will address this and improve accessibility around the transit station. Plans also incorporate additional open space in the borough.
• Tax Base Growth & Increased Revenue: As a municipality that is functionally built out, TOD represents a key opportunity for the borough to grow its tax base and generate increased municipal revenue and financial returns that could decrease the tax burden of existing residents.
• Expanded Housing Options & Affordability: TOD projects help provide a diverse range of housing types to accommodate young adults, families, and seniors looking to downsize. Senior housing, in particular, is of great need in the borough allowing residents the opportunity to remain in the borough but in a place that is more manageable and better suited to their needs as they age.
• Parking and Transit Integration: Development plans integrate underground parking and accommodate park-and-ride spaces to preserve transit access and manage local parking needs. This plan is also providing opportunity for Dormont Council to review parking opportunities across the borough and to consider options that are beneficial to all residents to ensure that their parking is protected and available.