Community Development From the Ground Up: An Innovative Approach in Baltimore’s Oliver Neighborhood
Nov. 10, 2015
#caseychat
Our Panel
Ryan ChaoVice President for Civic Sites and Community ChangeThe Annie E. Casey Foundation
Bishop Douglas MilesPastor, Koinonia Baptist ChurchCo-Chair Emeritus, Baltimoreans United in Leadership Development (BUILD)
Sean CloskeyPresidentTRF Development Partners
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Questions?
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I. Background on Oliver
II. Working With the Community
III. A Diverse Partnership
IV. Results
V. Lessons
Webinar Overview
#caseychat
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Oliver: Decades of Decline
1960s By 2000
• Jobs began disappearing
• Little if any investment flowing into community
• Middle-class residents left
• Some churches moved out of the area
• Businesses folded
• More than 1,100 abandoned homes or vacant lots
• Rampant drug dealing
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In Oliver:
• Engaged the community
• Surveyed residents
• Brought together churches
Working With the Community
Baltimoreans United in Leadership Development (BUILD):
• Long history of activism
• Success with West Baltimore homes
Rob English (second from right) and Terrell Williams (far left) of BUILD walk with residents in the Oliver community.
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Five churches:
• $1.2 million raised in the pews
Working With the Community
BUILD coordination:
• Churches purchased 200 properties (many through tax sale)
Memorial Baptist Church:
• 150 members raised $3,000 per month to acquire properties
• Total: $250,000/ 58 properties
Rev. Keene at Memorial Baptist Church.
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• BUILD: needed a partner
• The Reinvestment Fund:
CDFI with track record of
community development
• Joined forces to create
TRF Development Partners
A Diverse Partnership
+
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Strategy: Build on Strength
A Diverse Partnership
Penn Station to the west*
Johns Hopkins Medicalcampus and EBDI to the east
*Reprinted with permission from The Baltimore Sun. All rights reserved. 9
• Rebuild and create homes
• Develop a real estate market
A Diverse Partnership
TRF Development Partners strategy:
• Generate wealth for residents
• Spur new investment
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A Diverse Partnership
“The most diverse
group [of funders]
I’ve ever seen.”
Total: $9.3 million in investment capital
• TRF DP and Rouse CEO Anthony
Deering: Goal to raise $10 million
• Deering, BUILD and TRF worked
together
• Investments from 23 foundations,
banks, churches and other
philanthropic organizations
• Casey committed the final $500,000
Anthony Deering, an experienced real estate development leader.
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Training and Opportunity for Residents
A Diverse Partnership
A class at Jericho Reentry in East Baltimore.12
• 2008: First homes — modular
• Initial cost: $130,000
• Energy efficient
Results: New Homes
Preston Place, before and after.
“The first new houses in the Oliver neighborhood in half a century.”— The Baltimore Sun
• Affordable to average worker
• Row house rehabs continue
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The Reinvestment Fund (TRF) Development Project:
Results: New Homes
lots consolidated
for reuse
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vacancy rate reduced
61percent
formerly abandoned properties
redeveloped
231
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Results: New Residents
Median income of newcomers is $41,000, more than double the average income of community before the project
1/3 Preston Place residents moved into Baltimore City
2/3 relocated from within the city
1/2 Preston Place residents who relocated from city homes were from East Baltimore(including Hopkins
employees, teachers and
city and state employees)
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2006 and 2007: One home sold for more than $100,000
Results: A Stronger Real Estate Market
Since then, more than 80 properties have sold for prices higher than $100,000.
• Median price for home sales above $225,000
• Outlook strong for continued redevelopment 16
• City Arts: 17 loft-style townhomes for artists
• City Arts Apartments: TRF DP, Homes for America
and Jubilee Baltimore: 69 energy-efficient apartments
• City Arts 2: 61-unit building two blocks north of the
original City Arts building
• TRF DP: Partnering with EBDI to rehab homes
• Come Home Baltimore: rehabbing and selling homes
• Lillian Jones Apartments: low- and moderate-income tenants
Results: Leveraging Investment
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Lesson 1: Community development requires patience and flexibility.
Lessons
First homesLaunch
1990sEarly 2002
Partnership developed
2008
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Lesson 2: Engaging the community is critical to earn buy-in.
Lessons
BUILD-TRF: An unusual partnership
Gary Crum, an Oliver resident.
Rob English of BUILD talks with an Oliver resident.
Sean Closkey of TRF DP with an Oliver resident.
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Funding:
• Baltimore City: property acquisition
• Maryland Department of Housing and Community Development: closing costs and purchase assistance
• Churches and nonprofit community: other capital
Lessons
Lesson 3: Identifying innovative financingfor affordable housing should be a priority.
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Economically struggling communities will not rebound through new construction or rehabilitation alone.
Lessons
Lesson 4: Creating new economic opportunities for residents should be part of community development.
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Building From the Ground Up: An Innovative Approach to Community Development in Baltimore’s Oliver Neighborhood
www.aecf.org/resources/building-from-the-ground-up
For more information:[email protected]
Discussion and Questions
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