Church and social spaces: grant opportunity

Holy Trinity Roman Catholic Church in Duquesne, Pennsylvania. Photo: Matthew Christopher, Abandoned America.  From "Why Are There So Many Abandoned Churches?," Atlas Obscura.

My writings on churches have been somewhat negative, shaped by my agnosticism-atheism, and my experience in DC, where many churches built large property portfolios that they didn't take care of, bought buildings to tear them down for parking, and the phenomenon of urban church closure, abetted by the high cost of maintenance and repair, alongside neighborhood change and suburban outmigration, etc.  

-- "Churches, community, religion and change," 2012/2015

Note that Washington Post columnist Perry Bacon Jr. lamented not wanting the religious part of church but still wanting the connection ("I left the church — and now long for a ‘church for the nones’" and letters to the editor, "Perry Bacon is not alone in his search for connection without church").

I am not religious, but I definitely respect the social justice strain of Christianity.  In DC, there is the Sojourners group, and also Luther Place Memorial Church (Evangelical Lutheran), which in the 1980s started leveraging their property portfolio on Thomas Circle to house people in need. There are probably more positive examples than I realize, and that's the case in many cities across the country.

Sign on what is mutual aid at the Steinbruck Center for Social Justicer at Luther Place.

I've written about third spaces ("Third Place Issues," 2024), including how church social halls helped the nascent DC punk music scene develop in the 1970s and 1980s, where social halls were the venue for all ages concerts.

Last year, Eerdman's published Gone for Good: Negotiating the Coming Wave of Church Property Transition. It asks the very good question about what do you do with church spaces, especially those serving community purposes, when a church closes?  Who picks up the slack, if anyone? (Interview)

Note that there is the phenomenon of the "non church" ex-religious building still used for community events, like the 6th and I Synagogue in DC ("Born Again," Washingtonian).  This, the Atlanta Freethought Society ("Smyrna Atheist Helps Revive 140-Year-Old Primitive Baptist Church," Patch), and the Washington Ethical Society, an offshoot of the Unitarian-Universalist Church, is probably what Perry Bacon is looking for.

That's a provocative question, making me more aware of my previous bias.  

I realized that my thinking about "the church in the city" was too narrow, and at the same time, how to translate the idea or concept of social infrastructure as laid out by Eric Klinenberg in Palaces for the People: How Social Infrastructure Can Help Fight Inequality, Polarization, and the Decline of Civic Life could use examples of religious facilities as part of the exploration into facilities and programming that could make social infrastructure real.  This is a long term writing project.

The idea of facilities and programming isn't different from my writings on how to support the development and maintenance of a local arts ecosystem.

-- "Reprinting with a slight update, 'Arts, culture districts and revitalization'," 2009/2019

Church Brew Works, Pittsburgh.

Note that one trend in church recapture in the face of abandonment has been conversion to housing ("These old Maine churches are being transformed into homes," Bangor Daily News, although DC has had instances of this since the 1980s) or other types of for profit development ("As Hundreds of Churches Sit Empty, Some Become Hotels and Restaurants," New York Times).

Like the Church Brew Works in Pittsburgh (which is pretty cool--but its creation led the Cardinal of the Milwaukee diocese to put strict restrictions on what could go into sold off church property, "What to do with a closed church? Why, you sell it, of course," AP); and we stayed in an airbnb in a converted church in Savannah once, as well).  Also see "What should we do with all of those empty churches?," BigThink.

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Because time is of the essence, I thought it would be worth bringing this up even though I'm nowhere near the stage of a review because the National Fund for Sacred Places has a small grant fund:

Apply by Mar 15, 2025 

to provid[e] technical and financial support for congregations to repair or improve the functionality of their community spaces. To apply for the grant, the space must have been originally built to be a house of worship and owned by a faith community; the congregation must be at least three years old; the property must possess historical, cultural, or architectural significance; and the congregation must be community-minded and serve nonmembers, among a few other considerations.

Scattered site buying of houses in high cost neighborhoods doesn't seem to be a good way to develop scale for a community land trust

The Douglass Community Land Trust in DC was created to ward off gentrification in Ward 8 that was predicted to occur as a response to the creation of the 11th Street Bridge Park connecting East and West of the Anacostia River.

Personally, I don't see the bridge park as a likely high velocity augur of gentrification because it isn't located near housing, on either side of the river.

It will be a trek to get to.  I think it's cool and disclosure, I was on the Design Review Committee for its initial development, but it's a lot of money and because of locational issues, isn't likely to have the impact that is predicted.

In general, my criticism of land trusts is they need to be created long before the velocity of community change is heightened and demand has been stoked in neighborhoods once ignored, like 15 years ago at least, not 5 years ago.  And that's my criticism of cities (and DC) and housing policy more generally.

There needed to be a plan, and a lot of money to fund it, around 2000, not many years later.  Although to be fair, DC has funded a fair amount of housing through its Housing Production Trust Fund.

Anyway, the Washington Post has an article, "A ‘clerical error’ could cost D.C. 65 new units of affordable housing," that the Douglass Community Land Trust is in danger of losing a $2 million grant, because of errors on the part of the DC government.

Within the article there is an interesting subsection, about how the Trust is buying high cost houses, albeit for less than market value, West of the River, as a way to build their portfolio.  I understand the sentiment, but it seems like mission creep of massive proportions, and a poor use of scarce funds.

From the article:

To provide permanent affordable housing, the trust acquires homes at a below-market rate and sells them to households earning 80 percent or below the median family income, Executive Director Ginger Rumph said. The trust also creates affordable homes by purchasing land and leasing it to developers, establishing co-op housing and partnering with construction companies. Using these methods, Rumph said, the council’s $2 million award would have financed the creation of 65 affordable units. 

With Douglass’s mission in mind, Ed Lazere, a former D.C. Council chair candidate, and his wife went to the trust in September 2022 to sell it the Brookland home they purchased in 1992. “We wanted to pass our home to someone that was like we were — people early in their career, moderate income — rather than be a part of gentrification in Brookland,” Lazere said. 

But the city didn’t disburse the $2 million as promised in March, Rumph said, and the land trust couldn’t immediately complete the sale. “It wasn’t clear to us that [the sale] was going to happen,” Lazere said. “We were prepared to sell the house at market rate.” 

The trust ended up taking out a loan to finance the purchase, Rumph said, on top of another loan it took out to buy a property in Northwest Washington. The sellers in that case were also private citizens who agreed to a sale price well below market rate because they wanted to help preserve affordable housing. The two purchases left the trust $1.2 million in debt. 

A couple million for two houses, versus what they say, that $2 million could leverage 65 houses in Anacostia.

FWIW, the book Streets of Hope: the Fall and Rise of an Urban Neighborhood, published in 1999, describes the creation of a community development corporation/land trust in the Roxbury neighborhood of Boston.  Over 30 years, the Dudley Street Neighborhood Initiative has developed not quite 300 units of housing.  That doesn't seem like a lot to me.

Pittsburgh developer backs down on opposition to ticket fee for concerts, to be used for area improvements

In my writings on stadiums and arenas ("Framework of characteristics that support successful community development in association with the development of professional sports facilities"), I was intrigued by how a community organization in the Hill District of Pittsburgh had proposed a surtax on parking at NHL hockey games, to support community improvements, as a way of mitigating the negative effects resulting from an arena in their community.

It was never approved, but I put that in the framework, as something that should be pursued everywhere.

The Hill District was "abandoned" by the Pittsburgh Penguins for a site in Downtown, but they still own and are redeveloping the property.  One of the elements will be a concert venue, and Hill District groups proposed a ticket fee for community improvements, which the developer opposed, as I wrote about in October:

-- "Parking fees/admissions fees for arenas, stadiums, concert facilities to fund neighborhood improvements: Fee proposal for Live Nation Pittsburgh opposed by developer"

Now, they've agreed to it, according to the Pittsburgh Post-Gazette, "Penguins propose $2 ticket surcharge for music venue events at former Civic Arena site."  From the article:

In addition to the letter touting the ticket surcharge and other investments related to the arena redevelopment, the package included a 101-page response to concerns that had been raised by an executive management committee that makes sure that Penguins live up to the promises and commitments they made to the community as part of the $1 billion arena redevelopment. ...

Before Tuesday, the Hill Community Development Corporation had been pushing for the $2 ticket fee as well as a $2 surcharge on each vehicle parked in the garage as a way to help fund infrastructure improvements and development activities in the neighborhood.

Buccini Pollin and the Penguins have flatly refused to impose a parking surcharge, stating it could put the garage at a “competitive disadvantage” particularly given that many such facilities are still struggling to attract customers in the age of COVID-19.

But in its letter Tuesday to the commission and others, including Mayor Ed Gainey, the team and its developer said they “are prepared to deliver an exciting new recurring revenue stream” in the form of the $2 ticket surcharge.

The letter stated that the money would be deposited into the same Hill District reinvestment fund that was the conduit for nearly $7.2 million in anticipated tax revenues advanced by First National Bank as part of the construction of a new 26-story office tower to be anchored by FNB. The money is to be used to help build up other parts of the Hill.

This is an important precedent that can be referenced by other communities.

2.  Related are admissions taxes on tickets more generally.  Groups always fight them, including nonprofit groups receiving subsidies.  They say it will discourage attendance.  I think they are a reasonable fee for the privilege of receiving public monies for the development of such facilities.

And sometimes they are the only way communities get anything back financially from arenas and stadiums.  For example, the admissions tax on the Washington Commanders NFL games is the only revenue that Prince George's County generates from the FedEx Stadium presence.

3.  General discussion about the progress of the redevelopment in dealing with community development concerns.  Interestingly, the article discusses the back and forth between the community and the development group on their provision of various community benefits, which the community says has been laggard.

The documents submitted to the Planning Commission included a 101 page response.  I haven't tracked it down yet.  It probably makes interesting reading.

4.  Privately managed public spaces.  Concern was also expressed by the community in terms of management of the public spaces on the site, which the developer plans to put into a third party nonprofit conservancy. It would be interesting for the community to suggest that the conservancy be run by the community development corporation, not the developer.

See:

-- "The layering effect: how the building blocks of an integrated public realm set the stage for community building and Silver Spring, Maryland as an example," 2012

Other models are community improvement districts and public improvement districts such as the Green Benefits District in San Francisco and other types of special assessment districts for community improvement.

The Port of Greater Cincinnati Development Authority outbids Wall Street to buy houses in Cincinnati

Arts and retail focused community development corporations.  In "Revisiting stories: cultural planning and the need for arts-based community development corporations as real estate operators" I argue that to best buy, hold, develop, and maintain arts-related uses you need an arts and culture focused community development corporation (or the city or county government) to act at the city-wide/county scale.  

The Pittsburgh Cultural Trust, the Playhouse Square Development Corporation, and Jubilee Housing of Baltimore (focused on live work housing) are particularly good examples.

In "The SEMAEST Vital Quartier program remains the best model for helping independent retail," I state that SEMAEST in Paris is probably the best example of a city-chartered authority doing this.  Their focus is on maintaining independent retail.

Transit and real estate appreciation.  Transit focused community development corporations.  Similarly, in the face of real estate price increases in response to new transit infrastructure, I've suggested that a CDC could operate similarly, wrt both commercial and residential property, specifically for the Purple Line in Suburban Maryland ("Purple Line Corridor Coalition study: Same Old, Same Old | Gentrification will result from investment in transit infrastructure"). 

Sadly, wrt the Purple Line I first suggested this in 2007.  Fifteen years later, still no action.

Historic preservation.  Same for historic preservation.  The best way to arrest the possible demolition of a property is to buy it.  Having revolving funds and other mechanisms to be able to respond quickly to do so solves the problem ("Saving urban corner stores needs public assistance: Mott's Market on Capitol Hill, Washington, DC ").  

In Cleveland, not so much lately, the Cleveland Restoration Society was a leader in buying properties, sometimes using receivership statutes to cure notorious nuisances, rehabilitating them, and selling them at a loss if necessary, as a stabilization measure. Other preservation groups have done this similarly in places like Macon, Georgia, and Galveston, Texas. 

Serendipity and opportunity. And in my writings on "transformational projects action planning," one of the points about successful wide-scale revitalization programs is that there needs to be serendipity and the ability to seize opportunities as long as they fit within the outline of the master plan ("Why can't the "Bilbao Effect" be reproduced? | Bilbao as an example of Transformational Projects Action Planning").  

1. A commitment to the development and production of a broad, comprehensive, visionary, and detailed revitalization plan/s (Bilbao, Hamburg, Liverpool);
2. the creation of innovative and successful implementation organizations (Bilbao, Hamburg, Liverpool, Helsinki);
3. strong accountability mechanisms that ensure that the critical distance provided by semi-independent implementation organizations isn't taken advantage of in terms of deleterious action;
4. funding to realize the plan;
5. integrated branding and marketing programs to support the realization of the plan (Hamburg, Vienna, Liverpool, Bilbao, Dublin);
6. flexibility and a willingness to take advantage of serendipitous events and opportunities and integrate new projects into the overall planning and implementation framework (Bilbao, Liverpool, Helsinki).
   

Two examples of serendipity come from Bilbao.  First, in getting the Guggenheim Museum to open there, after Graz, Austria rejected their proposal.  Second, once the Museum opened recognizing that in addition to the subway, they need better surface rail transit (tram/streetcar) to serve the Museum District, and they got it running within a few years--one-third of the time it took DC to open a streetcar line.

Bias for action.  I guess this presupposes that the agency is predisposed to act instead of sit around.  I've written "bias for government inaction" is a problem, that government agencies aren't always that proactive, and tend to not have much of "a sense of urgency" when it comes for a need to act.  

Winston Churchill is famous for the quote:

You can always trust America to do the right thing... after she has exhausted all other alternatives.

Now, the bias is to not act, often because of ideological grounds, and an unwillingness to come up with the money for the change, even if the cost of not acting is much more expensive.

Housing market, venture capital and single family housing as rentals.  Since the 2008 Recession, Wall Street venture capital firms have developed large portfolios of single family housing, converting the properties to rental from owner occupied.  This was facilitated by banks wanting to simplify their REO (real estate owned) portfolios created by rampant foreclosures.

Because financiers have quick access to large amounts of capital, they can generally offer better terms than any individual or small company.  This has changed the nature of the real estate market in many communities, especially weaker markets.

A home recently purchased by The Port of Greater Cincinnati Development Authority.Jeff Dean for NPR.

Cincinnati.  The Port Authority in Cincinnati, recognizing that it is chartered as a community development corporation, realized it could step in and compete against venture capital and acquire REO portfolios ("It's harder to buy a house. This city fought back by outbidding corporate landlords," NPR).  From the article:

So when that California company, Raineth Housing, went under, the Port moved to buy up its properties scattered around Cincinnati. It's a first — she doesn't know of any other public agency like hers in the U.S. that's done it — and it's risky.

Brunner says the agency outbid 12 other investors, taking on $14.5 million in debt for those 194 homes. It has since paid $2 million more toward fixing them up.

Because large institutional owners are not usually committed to local communities, they may run the properties poorly (some do, others don't), so local ownership can also be an opportunity to improve the house and stabilize the neighborhood. ...

It's a challenge to fix up homes and keep sales prices low

The Port's purchase price per home averages out to roughly $78,000. But the amount it will sell them for depends on how much it has to spend to fix them up. And once the agency was able to look inside all 194 homes, it was clear many needed a lot more work than expected.

Their intent is to keep the properties as affordable, and that ideally they can sell them to tenants.  But this is complicated by the poor condition of many of the properties.

Conclusion.  The Port Authority in Cincinnati illustrates my points about having a (1) community development corporation or similar entity already created (2) that is ADEQUATELY CAPITALIZED, (3) with the wherewithal to act when important, transformational opportunities are presented.

Parking fees/admissions fees for arenas, stadiums, concert facilities to fund neighborhood improvements: Fee proposal for Live Nation Pittsburgh opposed by developer

Updated 1/11/23 here, because the developer has acquiesced to the imposition of a ticket fee to support community improvements in the Hill District of Pittsburgh

=========

Marimba Milliones is president and CEO of the Hill Community Development Corporation. (Photo by Maranie Rae Staab/PublicSource)

The African-American neighborhood of the Hill District ("The Story Of The Pittsburgh Neighborhood That Inspired "Fences"," NTHP, "The Hill District, a community holding on through displacement and development," Public Source) in Pittsburgh was ripped apart by urban renewal.  

One of the projects was an arena for the Pittsburgh Penguins, called the Civic Arena, which opened in 1967 and was torn down in 2010.  

Wikipedia photo.

At one time, it was proposed a new sports arena would be built there, but instead other development plans are moving forward.

But at the time of the second arena proposal, in 2015, the Hill District Consensus Group made a startling proposal, that there should be a parking fee/tax on each car parked for events, as a form of mitigation, with the monies to be used for improvement projects elsewhere in the community ("A dollar a car for the Hill," Hill District Consensus Group).

It wasn't approved, but it's a concept that I refer to in "Framework of characteristics that support successful community development in association with the development of professional sports facilities" as one of many mitigation steps that should be adopted in developing broader community improvement programs associated with such facilities. 

The Hill District Community Development Corporation is proposing something similar in association with a concert facility proposal run by Live Nation ("Hill District group pitching a plan for parking and ticket surcharges at former Civic Arena site ," Pittsburgh Post-Gazette) but the developer is opposed ("Developer rips proposal for $2 parking surcharge at former Civic Arena site," PPG).  From the second article:

Mr. Buccini’s comments came in response to a proposal by the Hill Community Development Corporation to impose a $2 surcharge on each car parked in the garage and another $2 surcharge on each ticket sold at the music venue.

The Hill CDC wants to see the revenue generated by the fees redirected to other parts of the neighborhood to fund infrastructure improvements and development activities.

Craig Dunham, senior vice president of development for the Pittsburgh Penguins, who hold the development rights to the 28-acre lower Hill site, said a parking surcharge at one time was considered as a way of generating revenues for other parts of the Hill.

But he added that idea eventually was replaced by a plan to divert tax revenue generated by development on the lower Hill property to other parts of the neighborhood.

The parking surcharge could create a “competitive disadvantage” for the garage, Mr. Dunham said.

The same thing comes up all the time with such facilities.  Owners-developers oppose ticket or parking taxes saying it will reduce patronage.  Well, that's a great way to build a source of funds for mitigation, unless the owner-developer wants to pay separately, which they rarely do.

Interestingly, if Prince George's County Maryland didn't charge an admissions tax on tickets for the Washington Commanders football team they would get zero revenue from games.

As it is, concert goers pay exorbitant fees on tickets ("Why Ticket Service Fees Are so Annoyingly High — and How to Avoid Them," Money Magazine).  The likelihood of the fee being a significant hindrance is minimal, especially as it should be built into the cost of the ticket.  The big issue is the cost of tickets generally ("Collier’s Weekly: Concert Ticket Inflation Is Out of Control," Pittsburgh Magazine).

Community benefits agreement.  From the first PPG article:

The Hill CDC also is pushing for a benefits agreement known as the Community Collaboration and Implementation Plan, or CCIP, to be incorporated into the formal preliminary land development plan for the venue.

The $4 in proposed surcharges would be in addition to a proposal by the Penguins and developer Buccini Pollin Group to divert an estimated $8.2 million in parking tax revenues to other parts of the Hill to support housing stabilization efforts.

Ms. Milliones did not have an estimate on how much the surcharges would generate. But she said such funding is needed because it can cost as much as $40 million to develop just two blocks in the Hill.

She noted that the one-block New Granada Theater redevelopment on Centre Avenue will cost about $60 million. What’s more, there are about 600 acres of vacant land in an 1,100-acre neighborhood, Ms. Milliones explained.

“We have major infrastructure issues,” she said, adding that the recent award of a $11.3 million grant to refurbish the Centre business district and several nearby streets “will not fix everything.” ...

Ms. Milliones noted that the CCIP calls on the Penguins to make “commercially reasonable efforts” to identify potential revenue streams that could lead to additional reinvestment in other parts of the Hill, including a $1 per car surcharge on structured parking.

The Middle and Upper Hill already are expected to benefit from more than $7 million advanced by First National Bank in anticipation of tax revenue to be generated by development at the arena site. FNB will anchor the 26-story office tower currently being built there.

That money is to be used for projects in other parts of the Hill. But Ms. Milliones noted that the funding is not a “generous contribution” from the Penguins but a transfer of tax revenue that otherwise would have gone to the city, county, and school district.

 A Community Collaboration and Implementation Plan has been developed for the Lower Hill District.

 -- document

A similar plan was developed in association with the new Atlanta Falcons football stadium.  It's not miraculous, but it does a bunch of interesting things ("Building a Stadium, Rebuilding a Neighborhood," New York Times).

Purple Line Corridor Coalition study: Same Old, Same Old | Gentrification will result from investment in transit infrastructure

This is in response to this Washington Post article, "Purple Line study: Without help, light-rail line will bring gentrification." From the article:

The 16-mile light-rail line that will connect Montgomery and Prince George’s counties — the first direct suburb-to-suburb rail line in the Washington region — is designed to help revitalize older, inner-ring suburbs while providing faster, more reliable mass transit. Some local officials and community leaders have long worried that, without attention, rising land values and rents around the 21 stations will price out business and residents, particularly in lower-income communities in Prince George’s international corridor.

Communities most at risk include Long Branch, Langley Park and Riverdale Park, study leaders said.

 

Poster board from the 2014 meetings.

The study came from the public-private Purple Line Corridor Coalition, a group composed of government officials, community activists, nonprofits, companies and academics. The group organized in 2013 to try to prevent the kind of displacement that has traditionally followed many Metro stations and new transit lines across the country.

 Um, duh.  Transit, like roads, is designed to promote real estate intensification.  It's what you call a "priming effect."  And you want that to happen, since you're spending billions of dollars on it.  

Also see "Op-Ed in Washington Post about preserving affordable housing in the Purple Line corridor (Department of Duh)" from earlier in the year on the same topic.

 

CAF Urbos light rail vehicles will be used for the Purple Line.

This entry summarizes the transit and land use recommendations I've made over the years wrt the Purple Line, but not the CDC-related one, or the need to have a preservation initiative for existing businesses.

-- "Codifying the complementary transit network improvements and planning initiatives recommended in the Purple Line writings," 2022

In 2014, the University of Maryland College Park Public Policy School sponsored a couple of conferences about Purple Line related issues.  

The Purple Line will be a light rail connecting the east and west legs of the Red Line, north leg of the Green and Yellow Lines, and east leg of the Orange Line Metrorail lines, as well as (through transfers) the Penn, Camden, and Brunswick lines of the MARC commuter railroad.

I was kinda surprised about the conference, because they were big on examples from Minneapolis and Denver, which have light rail lines or networks, and not the DC area, which has Metrorail and at the time, almost 40 years of experience with transit oriented development.

When they discussed affordable housing initiatives in those cities I wasn't particularly impressed, both because the projects weren't all that big (especially by comparison to Greater Phoenix, also home to light rail, ("Light rail housing fund spurs 15 projects in metro Phoenix" and "Why you don't see more vacant lots along light-rail route," Arizona Republic) or well funded, not to mention that the DC area doesn't have a particularly powerful philanthropic community--the wealthy tend to focus on projects meaningful to themselves, not others, although these days, surprisingly, Amazon--developing a headquarters in Arlington County ("Crystal City Arlington as Amazon one-half of HQ2," 2018), has committed significant sums to the preservation of affordable housing ("Bowser’s affordable housing push gets a $147M boost from Amazon," "Amazon helps nonprofit purchase Arlington building for affordable housing," Washington Post).

Anyway, my initial response--which was not acted upon--is that if you want to address affordable housing in substantive ways, you need to create a bi-county community development corporation acting in the transit shed of the Purple Line in Montgomery and Prince George's Counties, to buy, hold, preserve, develop and fund affordable housing.

-- Purple line planning in suburban Maryland as an opportunity to integrate place and people focused initiatives into delivery of new transit systems"
--  "Quick follow up to the Purple Line piece about creating a Transportation Renewal District and selling bonds to fund equitable development").  

And it turns out I had written something similar in 2007!!!!!!

-- "It's time to create the "Port Authority" of Montgomery and Prince George's Counties"

That was true in 2014 and 2007, and is still true in 2022.

The biggest thing I learned from my involvement in DC urban revitalization matters was that once the velocity of development starts to change and revs up, it's too late to come up with plans, you need plans beforehand, otherwise you are reactive, not proactive and can never catch up.

The second biggest thing I learned was the need for focused and effective implementation organizations.  CDCs can be such a tool.  

On effective CDCs and economic development organizations see "The Howard and Lincoln Theatres: run them like the Pittsburgh Cultural Trust/Playhouse Square Cleveland model," 2012, and the discussion of "transformational projects action planning," "Why can't the "Bilbao Effect" be reproduced? | Bilbao as an example of Transformational Projects Action Planning." 2017.

Granted for the most part DC proper doesn't have great CDCs ("The community development approach and the revitalization of DC's H Street corridor: congruent or oppositional approaches?," 2013) with the exception of Jubilee Housing ("Building stronger community support for public/social housing," 2012) although some of the area housing CDCs, such as in Arlington and Montgomery Counties are reasonably effective.

John Fry, president of Drexel University, and universities and cities

John A. Fry, president of Drexel University, talks about the challenge of managing a university through the coronavirus. Photo: Michael Bryant, Philadephia Inquirer.

The Philadelphia Inquirer published an interesting interview with John Fry, the president of Drexel University, on his being awarded the William Penn Prize honoring civic leaders, by the city chamber of commerce ("Drexel’s John Fry talks about nurturing biotech, building University City, and why the school wants to mint more engineers"). 

He worked on urban initiatives for University of Pennsylvania, then went to Franklin & Marshall in Lancaster, Pennsylvania, as president for 10 years ("College President as urban planner," PI, 2016), then became president of Drexel in 2010. 

Rather than build on the previous president's initiatives to build a campus in Sacramento, he doubled down on Philadelphia, including such initiatives as:

• investing in the area around the campus, including in the University City District business improvement district (which does a lot of great work) and the 30th Street Station owned by Amtrak
• student retention programs--initially he called for expanding enrollment by 10,000 students, but realized they could have more effect by retaining more of the students they already had
• bought vacant property in the area, stabilizing and improving it, providing space for start ups and university expansion
• expanding the College of Computing and Informatics, not unlike then Mayor Bloomberg's initiative to create an IT school with Cornell and Technion--Philadelphia lost out on the Amazon HQ2 initiative in part because of a dearth of potential tech employees
• created a second medical campus in suburban Philadelphia
• built dorms (through a private firm) to add housing for 3,000 students
• took over the Academy of Natural Sciences and the local history museum, Atwater-Kent, so that they will still exist.

Also see "Drexel came through the pandemic better than expected. Now president John Fry is contemplating his next step," PI.

Other recent entries relevant to higher education institutions and cities are:

-- "Universities as elements of urban/downtown revitalization: the Portland State story and more," 2014

-- "Naturally occurring innovation districts | Technology districts and the tech sector," 2014

-- "Better leveraging higher education institutions in cities and counties: Greensboro; Spokane; Mesa; Phoenix; Montgomery County, Maryland; Washington, DC," 2016

-- "Revisiting past blog entries: College Park as a college town and economic development | PG County and Amazon,," 2018

-- "University President Freeman Hrabowski and an agenda for urban universities," 2021

-- "The other George Miller idea: creating multi-college innovation centers in (cities) Philadelphia | Creating public library-college education centers as revitalization initiatives," 2021

-- "HBCUs and the city: Relocating Cheyney University to Philadelphia?," 2021

-- "Howard University announces wide ranging building program," 2022

Community land trusts as models for BTMFBA: Valley Floor Preservation Partners, Telluride Colorado

BTMFBA is "pathbreaking" only in that community-initiated retail ownership programs are rare, almost nonexistent in the US.  Arts-focused community development corporations aren't completely rare, but the kind of city or county wide program of space preservation that I propose through BTMFBA seems to be unheard of.

-- "BTMFBA: the best way to ward off artist or retail displacement is to buy the building," 2016
-- "The SEMAEST Vital Quartier program remains the best model for helping independent retail," 2018
-- "A wrinkle on BTMFBA: let the city/county own the cultural facility, while you operate it (San Francisco and the Fillmore Heritage Center)," 2021
-- "Saving urban corner stores needs public assistance: Mott's Market on Capitol Hill, Washington, DC," 2022 

But land trusts, focused originally on open space and farmland preservation, and more recently, on maintaining urban affordability, have been around for decades.

-- Origins and Evolution of the Community Land Trust in the United States
-- Smart Growth and Open Space Conservation, EPA
-- Farmland Preservation and Farm Transition, USDA

PBS stations are running a documentary "Forever Wild," about how citizens of Telluride, Colorado organized to preserve their "Valley Floor," formerly mining property, which had been purchased by a billionaire who intended to develop it ("PBS picks up ‘Forever Wild’ Valley Floor documentary airing in April," Telluride Daily Planet).

We watched it the other night, on the Utah state education television channel (separate from PBS).

-- Forever Wild video

Instead of agreeing to a partial preservation program, citizens agreed through a referendum to go forward, condemn the property, and purchase it for permanent preservation.  This was controversial in part because the land is outside of the city proper, located in San Miguel County, and lobbyists for the property owner successfully got legislation passed to make the condemnation illegal, retroactively.

-- Valley Floor Preservation Partners

But they managed to raise the $50 million needed to pay for the property, and eventually the Colorado Supreme Court ruled that the legislation barring condemnation (eminent domain) was illegal.

Their fight, and the documentary definitely illustrate the lengths that people have to go to in order to initiate and succeed in community-related property purchases.

The city had in the 1990s passed a law putting funds towards land preservation.  So they set the stage to go forward.  

But it wasn't easy.  It is a good example of putting large scale programs in place proactively.

(I don't know how it happened, but Ann Arbor has a similar program, which to reduce the possibility of sprawl, buys land in the townships around the city, in order to preserve open space.

-- Land Preservation Programs, Washtenaw County
-- Greenbelt Program, Ann Arbor

Note that there is a documentary on the Dudley Street Neighborhood Initiative in Roxbury, Boston, based on the book Streets of Hope, which was published in the early 1990s.  

-- "Holding Ground: The Rebirth of Dudley Street," New Day Films

It's inspiring, although I hesitated to show it in DC, because it championed eminent domain authority for community development corporations, and DC's CDCs hadn't proven they were trustworthy enough to have that kind of power ("The community development approach and the revitalization of DC's H Street corridor: congruent or oppositional approaches?," 2013, ""Falling up -- Accountability and DC Community Development Corporations," 2005).

Surprisingly though, in 30+ years, DSNI has amassed only about 200 units of housing, which doesn't seem like all that much.

The other George Miller idea: creating multi-college innovation centers in (cities) Philadelphia | Creating public library-college education centers as revitalization initiatives

This is a follow up entry to "HBCUs and the city: Relocating Cheyney University to Philadelphia?."

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Another idea expressed by George Miller in his Philadelphia Inquirer opinion piece ("Move Cheyney University to the Navy Yard"), alongside the concept of moving Cheyney University, the nation's first HBCU, is the creation of what he calls an "intercollegiate innovation campus for other Pennsylvania schools and colleges" as an element of repositioning the city even further as a "college hub."

From the article:

The city took control of the 1,200-acre property after the Navy closed operations in 1996. There were ambitious master plans created in 2004 and 2013, but both included loads of office space. Only about one-third of the existing real estate is occupied or in development. Given the work-from-home movement created by the coronavirus pandemic, there is likely much less interest in building new office space. ...

The Navy Yard could be an intercollegiate innovation campus where STEM research is done by students from Penn, Drexel, Temple, La Salle, and other city schools, as well as by students from across the country and around the world. Penn State established a campus there, where it offers graduate business classes and corporate training. 

How about using that campus to attract students from other Pennsylvania schools for one or two semesters? They could do internships in the city, participate in research projects, and maybe take classes at the new Cheyney Navy Yard campus? 

Having such an opportunity – think of it as similar to a semester abroad, a Philadelphia semester – could be a selling point for colleges like Millersville, Lehigh, Lafayette, Franklin & Marshall, and maybe even Penn State’s main campus, even if only for summer programs.

I have had a similar idea for awhile, although my idea is somewhat different, creating an education hub focused on underserved communities with a lower level of higher educational attainment, making over public libraries into broader community educational anchors through expansion into larger facilities with spaces for colleges to offer classes, delivery of workforce education, etc.

In part, this is modeled on the Idea Store concept from Tower Hamlets borough, London.

There, public libraries have been combined with workforce education delivery, and relocated to highly visible and architecturally startling buildings in popular commercial districts ("Idea Stores Ten Years On: The next generation," Designing Libraries, “When is the Library not a library? When it is the Idea Store,” 2004, Guardian).

Other examples are where multiple colleges offer programs from the same location.  Models include how the University System of Maryland supports the "Universities at Shady Grove" initiative where 80 academic degree programs are offered by nine different Maryland state universities in a location in Montgomery County--the state's wealthiest county--which has no four year colleges based there ("Nine universities on one small campus? It’s real. It’s here. And it could be higher ed’s future," Washington Post).

And how the Community College of Denver , Metropolitan State University, and the University of Colorado Denver share a campus ("Chancellor Michelle Marks leads CU Denver to 'equity-serving' future," Denver Business Journal).  Or how Indiana and Purdue Universities have a joint campus in Indianapolis.  

Although the closest comparable example is the creation of the Union Square urban higher education campus in Greensboro, North Carolina ("A center for nursing: Union Square Campus opens," Greensboro News & Record), which is starting out focusing on nursing, but could expand to include inter-collegiate collaboration in other disciplines.  The nursing venture involves three colleges and a major health system.

There are probably other examples.

And I wouldn't limit access to only public universities.  Any university wanting to participate should be welcome to do so.

But my idea was to do this from the standpoint of equity planning and revitalizing communities, as a way to expand access to educational opportunities as an element of social urbanism and creating stronger networks of social infrastructure and civic assets.

So in how my writings on equity planning were originally focused on the East of the River community in DC, in particular Anacostia, and the Takoma Crossroads Langley Park area of Montgomery and Prince George's Counties, Maryland--ironically located about two miles from the University of Maryland College Park--those are the places I was thinking where such facilities could be created.

Another example contributing to this idea is how in Roxbury, Boston, the city built the Bolling Municipal Building, which opened in 2015, incorporating historic storefronts, as well as new construction.  While the building is mostly office space for the school system, it includes ground floor retail and meeting facilities throughout the building that are open for community use, as well as the Roxbury Innovation Center, which aims to stoke local economic development. 

Meeting facilities at the Bolling Municipal Building in Roxbury can also be used for community events.

The Bolling Building was an opportunity to do much more than it does programmatically, but it shows how it's possible to leverage a municipal facility for broader and transformational programming ("In Dudley Square, battered storefronts undermine the progress," Boston Globe).   

Another example of co-location is how the San Diego Central Library is also home to a charter school.

Or various innovative mixed use public library initiatives beyond the Idea Store, such as the Pounds Centre in Hampshire County, UK or the Drumbrae Library in Scotland ("Neighborhood libraries as nodes in a neighborhood and city-wide network of cultural assets") or my concept for a mixed use central library ("Civic assets and mixed use: Central library edition") and how the Salt Lake City central library provides "mixed use" learning and educational functions in its building, including an NPR radio station, a writing center sponsored by the local community college system, and an actively programmed auditorium.

Not just teaching, but an opportunity for colleges to do place-based research, service, and outreach.  This facility should be a two-way thing for the participating colleges.  Not just an opportunity for colleges to teach classes to area residents, but also for outreach, research, and service programs delivered by the universities, comparable to how Kent State University has its architecture and planning studio programs based in a center in Cleveland, or the University of Michigan's LSA College Detroit Initiative, which has helped to spur greater engagement of the university as a whole.  (Now other Michigan universities have created similar initiatives, but they don't work together out of a common facility.)

The George Miller concept is somewhat different aiming to stoke the city's economic competitiveness by leveraging higher education.  From the article, Miller sees this concept as an economic driver for the city and region, attracting new businesses, sparking business startups, etc., more along the lines of this blog entry, "Better leveraging higher education institutions in cities and counties: Greensboro; Spokane; Mesa; Phoenix; Montgomery County, Maryland; Washington, DC"   (2016).

That could happen through the creation of an "intercollegiate college hub" at the Navy Yard, but like my point about how just plopping Cheyney University in Philadelphia might not make a difference ("HBCUs and the city: Relocating Cheyney University to Philadelphia?"), planning for that kind of spinoff economic development takes concerted effort and steps ("Naturally occurring innovation districts | Technology districts and the tech sector" and "How the closure of a Pfizer research center in Ann Arbor, Michigan led to the development of a biotech sector there").

It's not a matter of "build it and they will come."

For more on signature university initiatives and their effect on community economic development and/or first generation college student success see these past blog entries:

-- "Freeman Hrabowski and 'urban universities," 2021
-- "Universities as elements of urban/downtown revitalization: the Portland State story and more," 2014
-- "President of Washington State University dies: fostered development of the "University District" adjacent to Downtown Spokane," 2015

and articles about the Maryland Institute College of Arts ("MICA president Fred Lazarus to retire at end of 2014 academic year," Baltimore Sun), the Arabianranta district of Helsinki, anchored by the design-focused Aalto University (""Developing Creative Quarters in Cities: Policy lessons from “Art and Design City Arabianranta, Helsinki," Urban Research and Practice, 2013), and the outsize role of Professor Robert Lang at the University of Nevada Las Vegas ("Robert Lang, who helped reshape Southern Nevada’s economy, dies at 62," Las Vegas Review-Journal).

And Philadelphia could start by figuring out why their existing universities and colleges aren't having the kind of economic impact that they desire, anchored by private schools like University of Pennsylvania (although yesterday's Washington Post has an interesting article about an agriculture business venture developed by a Penn graduate, "Fighting food waste one apple at a time") and Drexel University, state schools like Temple University, and what I have always thought of as particularly interesting private universities like the University of the Sciences and the University of the Arts, Moore College of Art and Design ("Should community culture master plans include elements on higher education arts programs?") etc.

New York City has incredible higher education institutions (Columbia, NYU and CUNY for starters) and still, former Mayor Bloomberg didn't think that was enough, and created an initiative to develop a new technology focused university on Roosevelt Island--the winner of the competition was a joint venture of Cornell University and Technion Institute of Israel ("Bloomberg Chooses Cornell to Make New York a Silicon Valley 2.0," The Atlantic).  

Interestingly too, Philadelphia was one of the earliest creators of a more focused effort to leverage the existence of its universities and colleges ("PUTTING THEIR TOWNS ON THE MAP: Baltimore and Philadelphia institutional and city planners are working together to create great college towns," NACUBO Business Officer Magazine 2005), with the aim of yes, retaining graduates and fostering their economic contributions to the city and regional economy, but it seems as if that effort has fallen by the wayside.

The University of Pennsylvania was also an early leader in investing in the community around its campus (in part as a safety measure).

Penn had one time considered moving to the suburbs, before deciding to recommit to the city.  

Former university president Judith Rodin has a book on the subject, The University and Urban Revival.

Separately, the University of Pennsylvania, Temple University, Drexel University, Amtrak, and local developers fund the University City Business Improvement District.

Conclusion.  So it's not like there isn't a lot going on with the city's universities as it is.  The question is how can it be better leveraged, for students, for the city, for the state, and that's what Professor Miller does in his interesting op-ed.

HBCUs and the city: Relocating Cheyney University to Philadelphia?

A follow up entry to this piece is "The other George Miller idea: creating multi-college innovation centers in (cities) Philadelphia | Creating public library-college education centers as revitalization initiatives."  

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HBCUs = historically black colleges and universities

Will Bunch, the awesome opinion columnist for the Philadelphia Inquirer, calls our attention to a proposal by George Miller ("Move Cheyney University to the Navy Yard") suggesting that Cheyney University of Pennsylvania--the nation's first HBCU, located in suburban Delaware County, 24 miles from Philadelphia--relocate to Philadelphia's Navy Yard and focus on educating the city's people of color from a far more convenient location.  From the article:

Cheyney, located about 30 miles from the city, is the oldest historically Black college or university in the country (though nearby Lincoln University was the first HBCU to offer degrees). 

Forty-three percent of the 1.5 million people in Philadelphia are Black or African American, and the vast majority of them do not hold college degrees. That limits their employment opportunities. Black students can attend any college, of course, but HBCUs tend to offer a greater sense of community and more support than students might find at predominantly white institutions. 

Only about 13% of Temple University’s undergraduates are African American and about 8% of the University of Pennsylvania’s students identify as Black or African American. Both schools have long-standing Black communities adjacent to their campuses, but the relationships with those communities are often tense. Those areas are among the poorest in the city. ...

Having a historic HBCU in Philadelphia would create affordable and appealing opportunities for people who might not otherwise seek higher education. That would be good for Cheyney, too.

I was thinking that was an incredibly great idea, and ruing how former mayor of Washington Anthony Williams' idea of relocating the University of District of Columbia to the St. Elizabeths campus east of the river was shot down 20 years ago ("UDC is focused on the wrong students," Forest Hills Connection). 

If you relocate it does it matter?  But then I thought, well, Baltimore has two HBCUs located within the city, albeit on the outskirts, Coppin State and Morgan State ("Morgan State University should move their architecture and planning school to Downtown/Station North Arts District"), and they aren't particularly central to the city and its ability to stoke educational attainment amongst the city's youth.  

Chicago State University was buffeted by funding issues sparked by a fight between the state's former Republican governor and the Democratic state legislature, which severely crippled the school's ability to function.

Just because you locate Cheyney in Philadelphia, if it's not capable of repositioning and becoming more innovative, and maybe with free tuition (like CUNY), would the relocation have all that much impact?  

Columbus, Ohio has just announced a program that will provide free tuition to the local community college for city school graduates ("New program offers Columbus City Schools graduates free tuition at Columbus State," Columbus Dispatch).  From the article:

The next three classes of Columbus City Schools graduates will be able to attend Columbus State Community College for free under a new initiative announced Wednesday morning. 

 "We are hoping to make Columbus the best city to learn, earn and achieve your dreams,” said Columbus City Council President Shannon Hardin. “For too many folks, they don’t see a pathway past high school. We are making a promise that we will support you in going after your dreams.” 

The program, called the Columbus Promise, is set to start with the district's current senior class and is being funded by the city of Columbus, Columbus schools, Columbus State and other local groups interested in seeing students succeed and go onto college.

In fact, the great 2018 series in the Atlanta Journal-Constitution on HBCUs had a story on Cheyney's problems, "Cheyney University: The oldest HBCU faces an uphill struggle."

I'm not sure the University of the District of Columbia is particularly noteworthy on this dimension either ("Speaking of planning for higher education: more on the University of the District of Columbia," 2012). 

And Howard University -- "The Mecca" -- is located in DC too, but doesn't necessarily have all that much impact on the city's minority student population and college attainment.  Not unlike Morgan State, it's a cloistered place separate from the rest of the city.  Plus, it has serious management issues ("‘We won’: Howard protesters reach deal with university and end month-long occupation," Washington Post).

Although cloister and location is central to Miller's recommendation that Cheyney be relocated to a central location within Philadelphia, at the Navy Yard, and as part of a broader initiative creating a special campus for multiple colleges to offer programs.

Urban universities and colleges and first generation college students.  How many city-based HBCUs and Predominately Minority Institutions (PMIs) have performed the way that City College did and does in New York City ("American Dream Machine: The City University of New York aggressively moves poor kids into the middle class.," City Journal) in educating first generation college students, contributing to the local economy (CUNY's Contribution to NYC, NYC Comptroller's Office), and boosting graduates into the nation's middle class?

There are other urban universities that had a similar place in their communities historically, although perhaps less so today, including the University of Baltimore, what is now Wayne State University in Detroit, City College of San Francisco, and Metropolitan State University in Denver, although for some cities community colleges have taken on this role, or state universities have created city units, like the University of Illinois Chicago, Cal State Los Angeles and the University of Colorado.

Not exactly the same, but some colleges like Dartmouth offer access to college classes to area high school students.  And some colleges have developed special integrated high school/college programs like the Bard College High School, which has multiple campuses.

-- Center for First-Generation Student Success
-- Degrees of Difficulty: Boosting College Student Success in New York City, Center for an Urban Future
-- "Why free community college is necessary but insufficient for true student success," University Business

HBCUs/Predominately Minority Institutions that are particularly successful.  Recently I wrote about the University of Maryland Baltimore County upon the announcement by its President that he will be retiring ("Freeman Hrabowski and "urban universities"").  UMBC has become the number one college in the country in educating minority students for entrance into graduate and professional schools.

And some of the HBCUs in Atlanta, like Spelman College ("A Culture of Success: Black Alumnae Discussions of the Assets-Based Approach at Spelman College," Journal of Higher Education), Morehouse College ("A prescription for more black doctors," New York Times), and Clark Atlanta University ("Applying IRSS Theory: The Clark Atlanta University Exemplar," Decision Sciences) have a similar kind of impact and could be models for similar initiatives elsewhere.

The AJC series reports on how Greensboro, North Carolina-based North Carolina Agriculture and Technical State University has set the stretch goal of being the best academic HBCU in the country ("A&T: An HBCU powerhouse rises in Greensboro").

Greensboro's economic development agenda is predicated in part on a focus of leveraging its multiple higher education institutions and NCA&T is a key element of the strategy ("Better leveraging higher education institutions in cities and counties: Greensboro; Spokane; Mesa; Phoenix; Montgomery County, Maryland; Washington, DC").

The University of Texas El Paso is widely known as being particularly successful for graduating first generation Hispanic students ("UTEP encouraging first-generation student success," KFOX14).  From the article:

UTEP's current initiatives are geared toward boosting retention rates by working closely with students. They include: 

• A first-generation course — UNIV 1301 — designed to prepare students for internships, employment, undergraduate research, and community-engaged learning experiences. 
• Summer bridge programs offered to entering students, freshmen, and sophomores targeted to help students continue their momentum between those years. 
• Wraparound services including tutoring, advising, coaching, and mentoring to help students successfully complete their courses. 
• First-generation peer leaders, instructors, mentors, advisors, and alumni will be accessible to students as part of the mentorship program. 
• The program will prepare first-generation students for college by helping them develop writing, communication, and critical thinking skills through a variety of methods.

The first-generation program aims to work with students through their first 45 semester credit hours and improve student retention. The program focuses on celebrating student success by fostering students’ diverse backgrounds, strengths, and skillsets.

Conclusion.  While the idea is great, it needs a lot more than simply relocating Cheyney University and plopping it down in Philadelphia to have the kind of impact that Mr. Miller believes could result.  

1.  Relocating Cheyney University to Philadelphia would only be a first step.

2.  The second and most important step is rebuilding Cheyney University from the ground up, using schools like Spelman, Morehouse, UMBC, and NC A&T as models of HBCU/PMI best practices, along with other examples of premier education attainment for first generation college students.

3.  The third step is integrating the relocated and repositioned school into the community so that it can have the same kind of effect on the minority college student population within Philadelphia specifically, the way that colleges like UMBC do, but in a less place specific manner.

4.  Ideally with free tuition for residents of Philadelphia and adjoining counties, not unlike New York State's free tuition program for the State University as well as CUNY.

Matthew King dies, leader of Harlem Park Community Development Corporation, Baltimore

When I first started in community revitalization as an avocation, I spent a lot of time comparing DC to weaker market cities like Baltimore, Pittsburgh, Cleveland, Philadelphia, etc.  

Even though DC lagged area communities like Fairfax, Montgomery, and Arlington Counties, by comparison to cities like Baltimore it was much better off.

I was always surprised to see that particularly innovative programs or "all hands on deck, we're all in this together" initiatives were more typical of the weak market communities, and not DC.

My line describing the difference is that "Because they have significantly fewer opportunities and options, these cities have a desperate willingness to experiment [innovate]" [which isn't present in DC].

Baltimore Sun image.

Dan Rodricks, a columnist at the Baltimore Sun, reports that Matthew King, the president of the Harlem Park Community Development Corporation in Baltimore, died tragically, at the age of 35 ("Death of a dreamer and doer in Harlem Park").  From the article:

Matthew King and I had hoped to get coffee together some day in one of the old rowhouses of Harlem Park. It was a little joke between us. Someone had spray painted the question, “Why no Starbucks here?” on a boarded-up, three-story beauty at Lafayette Avenue and N. Carey Street, and King, president of the Harlem Park Community Development Corp., took that as a challenge. 

Why not a Starbucks or, better, a locally-owned coffee shop in a renovated rowhouse near leafy Lafayette Square? And why not new housing? Why not new homeowners? Why not a whole Harlem Park renaissance? 

With a background in finance and real estate, King took on the tall challenge of trying to bring investment to the long-neglected West Baltimore neighborhood where he had purchased a home a decade earlier. His CDC rolled out a top-notch master plan for Harlem Park in June. I looked it over and started to believe in the possibility of the corner coffee shop and more. Why not?

According to Rodricks, the group just produced "a top-notch master plan" ("Promising plan, huge challenge: A Harlem Park renaissance in West Baltimore," Sun) for the neighborhood a couple months ago, with one of the elements being a focus on commercial district revitalization.

Empty buildings: opportunities or hindrances?

Matthew King is the kind of person I was thinking about when I made the point about desperation driven by lack of choices, a recognition that if he didn't participate in his community's improvement, maybe improvement wouldn't happen at all.

When such people die, especially so young, it can be very damaging to revitalization efforts, especially as social and community capital can be pretty limited.

By contrast, in DC, my joke is that "big government (federal), trickles down and shapes little (local) government in its image."  It's top-down, not particularly innovative, and very hard to have impact, especially if you are not part of the traditional power structure.

In Baltimore, they have fewer choices, so they can't be so cavalier about wasting people as resources.