From the Field

If You Want to Build Strong Communities, Stop Talking About Diversity

By Natalie Clay

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Natalie Clay is a community development, and diversity & inclusion professional in St. Louis. She most recently served as the Education and Training Manager at Diversity Awareness Partnership where she supported organizations of all sizes build more inclusive cultures.  She provided training to over 1,000 people in the areas of unconscious bias, diversity strategic planning and facilitating dialogues about diversity.  Prior to that, she worked with Beyond Housing in a variety of positions, including leading Pagedale Determined, a participatory planning process that was recently recognized by the Missouri Chapter of the American Planning Association for Outstanding Community Outreach.  Natalie has a Masters in Social Work from Washington University, and is a graduate of the CoroTM Fellowship in Public Affairs.

As I reflect on 2014, it’s hard to focus on much more than the unrest in the region.  Many people have enumerated a long list of causes that lead up to the protests and upset-lack of jobs, struggling schools, housing segregation.  The cause I observed was diversity without inclusion.

While the two concepts are often used as synonyms, they are very different.  Diversity describes our differences; inclusion is the process of the differences working together.  What I observed — and continue to observe — are diverse neighborhoods filled with different types of people who do not feel included in the processes of their local governments, community organizations, and neighborhoods.

I care about both diversity and inclusion.  But I care more about inclusion.  We are human beings with DNA that constantly reproduces in random ways.  Diversity happens without me.

As community development professionals, we need to be wary of intentional and unintentional residential segregation along lines of race, class and religion.  However, if we don’t start actively building inclusion, we will never have strong communities, regardless of who lives and works in them.

The reason we don’t have inclusive communities is because inclusion is hard.  We devote our days (and often evenings and weekends) to helping people and communities.  We are good people!  We are also human beings with biases.  And we work with human beings with biases.

It’s normal.  Everyone has biases, even when we disagree with them.  There is a lot of research about the biological reasons we have biases, but I am interested in how we counteract them to intentionally build inclusive communities.

Intentionality is the key.  Human beings are creatures of comfort and routine, and inclusion can be uncomfortable.  It requires us to let go of the paradigms we have, being open to being wrong and trying new things.

Building inclusive communities requires a multi-prong approach:

Personal:  We need more individuals talking honestly about their biases and how they are actively working to overcome them.  I’m happy to have that conversation with you about myself.  Will you join me?  A helpful tool for revealing some of the biases you may not be aware of is the Implicit Association Test out of Harvard University, which can be found at https://implicit.harvard.edu/implicit/takeatest.html.  They are free, short, and measure the degree to which you associate one idea with a group of people, thus revealing your biases.  I took the test that measures the degree to which you associate people of color with violent weapons.  It revealed that I have a slight bias towards that association.  Now, the only people I know who own guns are white, so I have no lived experience to inform that bias.  And logically I don’t agree with that bias.  But it’s still there.  Now that I know it, I have put steps in place to correct for it.

Organizational:  Build inclusive organizations.  Organizations need to define the reason that inclusion is important to their work; “because it’s the right thing to do” is not good enough.  Once defined, everyone from the Board of Directors to frontline staff need to engage in training and plan intentional steps for strengthening organizational inclusion.  Recognizing the importance of inclusion, Beyond Housing trains all of its employees on diversity.  To plan next steps, they launched an inclusions working group, comprised of staff from all across the organization in 2014.

Consistently re-evaluate how inclusive your community-facing processes are.  In the spring of 2013 I was the lead staff on a participatory planning process that used new and innovative planning processes.  I read every article about participatory planning, and talked to every “expert” around.  And when my plan (full of cool ideas, by the way) was done, I proudly shared it with residents and asked for their feedback.  I wrote some of their ideas down, implemented the ones that fit best with my plan and moved on.  Inclusive, right?  Not exactly.  We got excellent results, but a more inclusive process would have started with ideas from residents about the planning process.

In Communities:  Address inclusion directly with, and between, residents.  It is clear that weekly or monthly community events or meetings are not enough to build true inclusion.  What we need are real dialogues-not debates-about inclusion in our communities.  This fall, the Old North Restoration Group partnered with YWCA to hold a series of conversations around race.  I do not know the outcomes of the dialogues, but I’m glad to see that an organization is taking a chance.

The work of building inclusive communities is not short term.  It’s also not without conflict.  But if we are going to build a St. Louis that is stronger and healthier, we need to seriously take a look at how inclusive we, and our communities, are.

Articles in “From the Field” represent the opinions of the author only and do not represent the view of the Community Builders Network or Metro St. Louis or the University of Missouri-St. Louis.

The Northside/Southside Metrolink Extension: Crossing the Delmar Divide

By Tom Shrout

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Tom Shrout serves on the Washington, DC based Boards of the Center for Transportation Excellence and the National Association of Public Transit Advocates. In 2010 he retired after 22 years as executive director of Citizens for Modern Transit. After retirement from CMT, he formed a consulting company, Avvantt Partners LLC and has worked with community groups and local governments across the county seeking to build support for better transit systems. In the summer of 2014, he formed Missourians for Better Transportation Solutions, a grassroots campaign organization that successfully defeated Amendment 7, a proposed state sales tax increase which would have funded highway expansion in Missouri.

MetroLink is a huge success in the St. Louis region; 17 million times a year people ride it to work, education, the doctor, the airport, ballgames or home. When MetroLink opened in 1993, people from around the country came to St. Louis to learn how we accomplished this feat and what lessons they could learn from St. Louis and apply to their city. With MetroLink such a success, then why aren’t East-West Gateway, Metro, St. Louis City and St. Louis County going full tilt to add additional mileage and stations?

The last line built was the Cross-County alignment to Clayton and Shrewsbury which opened in 2006. Another extension is not in the works despite voters in St. Louis County approving a ½ cent sales tax in 2010 for operations of Metro and MetroLink expansion. The passage triggered a previously passed tax in St. Louis City. Money is accumulating at the rate of about $38 million per year but is not designated for an expansion project.

The cities that visited St. Louis to learn about our early success, such as Denver, Minneapolis/St. Paul, Dallas and Salt Lake City, started their systems well after St. Louis but now have more miles of rail and surpass St. Louis in reaping the economic benefits that occur around stations. They continue to link their regions while we remain stalled.

In the late 1980s East-West Gateway identified a MetroLink alignment that could run from Florissant Valley Community College in North County south to downtown and extend all the way to the South County Mall. This is a big expensive project, but would pay enormous dividends to the region. A higher level of study was completed in 2000 and more study on the city portion of the alignment was completed in 2008.

The planned MetroLink extension would run on West Florissant Avenue through the heart of Ferguson, offering its hard working citizens a high quality transportation option to access education and jobs, not only in downtown, but with a quick transfer to jobs in the Central Corridor of St. Louis. How many of the problems in North County we have learned in recent weeks are related to its citizens being auto-dependent? MetroLink would offer a different, lower cost option for transportation other than the automobile.

Developers who have seen this plan believe it would create development opportunities to revitalize older parts of our region, creating new housing and business opportunities that would serve the existing populations. It would also be a visible demonstration that not all St. Louis economic investment should take place in the central corridor. What’s more the new line could help integrate the St. Louis Region. It would link north to south, crossing the Delmar divide, while also linking the City with the County.

This won’t be easy; even if we start today, it will take 10 years before anyone rides on the Northside/Southside MetroLink train. Think if we had started after the last alignment opened in 2006, we would be riding in about a year. There would be a visible investment in North City and County. It would build on neighborhoods on the Southside that are already gaining strength.

It’s time for area transportation agencies and elected officials to lead on this investment opportunity. Dust off the studies that already have been completed, go to the federal and state governments and make the case to partner with local government for this much needed investment. Let’s build MetroLink, putting people to work now and in a few years taking them to work. The time is now.

Tom Shrout retired in 2010 after serving for 22 years as Executive Director of Citizens for Modern Transit. He and others have formed an all-volunteer organization, Friends of Northside/Southside MetroLink Expansion. The views expressed here are his and not necessarily those of CMT.

 

Articles in “From the Field” represent the opinions of the author only and do not represent the view of the Community Builders Network or Metro St. Louis or the University of Missouri-St. Louis.

It’s Time to Develop a Comprehensive Anti-Displacement Strategy for St. Louis

By Jennifer Allen

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Jennifer Allen is Trailnet’s Active Transportation Manger where she oversees the Neighborhood Greenways St. Louis project, helps coordinate activities for strategic partnerships, and assists with advocacy campaigns. Jennifer is an urban planner with a Master of Arts in Urban Planning from UCLA. Prior to her work in bicycle and pedestrian planning, Jennifer worked in affordable housing development. A native St. Louisan, Jennifer returned to her hometown in 2009 to be part of the exciting work to transform St. Louis into a world-class city again.


       There are many new projects happening in the city that should strengthen the local economy and enhance the quality of life for residents. The new Arch grounds, the Cortex Innovation District, and improvements to Grand Center are examples of the myriad of projects under development in the city. These projects will provide important connections and economic, environmental, and social benefits.

The question is how do we assure that revitalization projects do not become forces of displacement–neighborhood change characterized by residents being involuntarily forced out when they cannot afford their gentrified neighborhood? Displacement will chip away at one of the greatest assets of our neighborhoods – their racial/ethnic and economic mix of residents.

Anti-displacement policies are often created when displacement has reached a fever pitch after building for years. What if St. Louis developed comprehensive policies and initiatives now as a means of preventing significant displacement rather than waiting for dire consequences? These policies and initiatives could be designed to evolve over time to match the strength of the City’s market.

The research of rebound neighborhoods by Todd Swanstrom of the University of Missouri St. Louis and Hank Webber from Washington University in St. Louis (Rebound Neighborhoods in Older Industrial Cities: The Story of St. Louis) found diversity to be an asset to neighborhood revitalization in the City over the last 30 years. Overall, the City’s rebound neighborhoods have significantly higher levels of racial/ethnic and economic diversity than non-rebounding neighborhoods. But their research also asks if our rebound neighborhoods are simply in the first stage of classic displacement found in strong market cities.

In the interest of preserving the diversity of our neighborhoods, I propose that we take a proactive approach and assume some of our neighborhoods are in the first stages of significant displacement. The Community Builders Network should form a partnership with the City of St. Louis, and others, to make sure we are collecting the right data about how households are impacted by development. A series of indicators should be tracked in a regional context, such as rising rents, property appreciation rates, and rental to single-family home conversions.

The partnership should also begin collecting information on the myriad of tools used across the country to prevent displacement, and begin sifting them along a continuum of their appropriateness for weak market to strong market cities. Finally, the partnership should propose policies and initiatives that should be put in place given our weak market. Financing for local businesses, community land trusts, tightening code enforcement to avoid land speculation, workforce readiness training, and promoting homeownership for current residents are all potential solutions given the current state of our market.

Over time, our community organizations and City agencies have worked on many initiatives that have helped prevent displacement, even if they were not expressly designed to do so. What appears to be missing is a clear, unified voice warning of the potential new levels of displacement possible as we undertake major revitalization projects at a time of significant demographic shifts. What also appears to be missing is a coordinated response at a city/regional scale. The Community Builders Network should use its strong reputation and growing influence to be the visionary leader to take action on this important issue.

The death of Michael Brown has spotlighted many inequities in our region. As we work to heal them, it is our job to make sure our city’s revitalization is a source of prosperity for all–this includes providing residents the choice to stay in their neighborhoods as conditions improve.

Articles in “From the Field” represent the opinions of the author only and do not represent the view of the Community Builders Network or Metro St. Louis or the University of Missouri-St. Louis.


The New North: A Proposal for Urban Sustainability

By James Holtzman

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James Holtzman graduated from KU in 1980 with degrees in Environmental Design and Architecture. Early in his career he worked with St. Louis firms specializing in adaptive reuse and historic infill. In 1987 he began Miracle Design/Build, Inc., and, as president, he presided over architectural and development services for projects of up to 30 million and more in scope. James has been developing the concept of a sustainable and economically viable city development since 1998, concentrating his efforts in St. Louis on Fairground’s Park. In 2012, he earned a Master’s of Science in Sustainability at SLU using his work with Fairground’s Park as a centerpiece. For the last 5- years he has been involved directly in the renewable energy (RE) industry working with established industry professionals in Missouri and around the country.

According to a United Nations report on world population, 2008 was the first moment in history when more people lived in urban than in rural communities – a development tendency that stands to increase to over 66 percent by 2050. During this time, the total global population will increase from 7 billion to over 9 billion. To learn to live sustainably in an urban context therefore becomes the question of the century.

According to a United Nations report on world population, 2008 was the first moment in history when more people lived in urban than in rural communities – a development tendency that stands to increase to over 66 percent by 2050.  During this time, the total global population will increase from 7 billion to over 9 billion.  To learn to live sustainably in an urban context therefore becomes the question of the century.

Our inner cities, that only a couple of generations ago prospered and were sources of rich and varied activity, have become poster children for abandonment, loss, and stagnation.  Throughout history we have struggled to create a place for ourselves on the land.  Although our successes are in many ways epoch making, without a thorough understanding and respect for the land on which we live and depend for survival, our victories will not provide answers for future generations.

Human interaction with natural systems is one of the defining attributes of culture.  We need to craft human communities that not only acknowledge this axiom but use that knowledge as a springboard for the creation of a regenerative society.  Locally what is called for is a change of heart.  Treasuring our precious resources starting with our citizenry and continuing on through the man-made and natural resource base is the paradigm shift that we need.  There is no “waste” in nature.  The release of creative energy and increase in quality of life resultant from such a paradigm shift would be truly ground breaking and life enriching to community and environment.

Targeting the historic urban area of Fairgrounds Park in north St. Louis as a unifying green space, New North is an effort to define what a sustainable modern community could look like.  This change starts with our students and schools adopting a place-based experiential learning process focused on an urban ecological curriculum.  Our children are assets, not liabilities.  Our cities are places of community growth and empowerment, not something to be neglected and thrown away.  And our generous natural resource base is the gift and treasure on which we depend not only for our well-being but for the well-being of future generations.

Community engagement in New North could help define a new district that crosses ward and neighborhood boundaries using Fairgrounds Park as a unifying urban gathering space.  Once formed, the district will provide the structure for community improvements, starting with green infrastructure and irrigative garden cisterns on a district-wide basis.  Other improvements envisioned include urban farming, gardening, and composting, neighborhood weatherization and rehab, tree planting and horticulture, permaculture, aquaculture and eco-industrial business creation, community energy generation, and health and well care development.

For the benefit of future generations, those less fortunate, and indeed for our own individual survival, this work is necessary.  Natural systems teach us that human communities are dependent upon their environments to thrive and grow.  Locally and nationally we are comprised of sets of interdependent economic, social, and political relationships.  Our charge then is to provide incentives to create a thriving human culture within the bosom of resplendent nature Herself “…That land is a community is the basic concept of ecology, but that land is to be loved and respected is an extension of ethics.”  Aldo Leopold, The Sand County Almanac(1949).

Articles in “From the Field” represent the opinions of the author only and do not represent the view of the Community Builders Network or Metro St. Louis or the University of Missouri-St. Louis.



Affirmatively Furthering Fair Housing: A Game Changer

By Charles Bryson, Director of the Civil Rights Enforcement Agency

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Charles Bryson, II, a native St. Louisan, has a passion for community service and is dedicated to improving the quality of life for all people. His extensive career in community service includes working as a Case Manager with the Associated Catholic Charities Christopher Place Men’s Shelter, the Salvation Army Hospitality House, and for the Lutheran Family and Children Services Good Samaritan Center. He has held various leadership roles as well, serving as the Director of the Urban League Head Start Program in Springfield and the Executive Director of the Harrison Youth Center in Peoria.

Prior to his current position with Mayor Francis G. Slay, Charles was the St. Louis Area Representative for the Missouri Housing Development Commission. He then worked as the Neighborhood Development Executive and Senior Policy Advisor to Mayor Slay before becoming the Director of the Department of Public Safety of the City of St. Louis. Mr. Bryson now serves as Director of the Civil Rights Enforcement Agency, and has two beautiful daughters, Bailey and Sydney.

Sometime in the very near future, U. S. Department of Housing and Urban Development (HUD) Secretary Julian Castro is expected to sign the much anticipated Affirmatively Furthering Fair Housing (AFFH) rule.  This rule, merely by its definition, will be a game changer with regard to fair and affordable housing.

The definition contained in the rule states that Affirmatively Furthering Fair Housing “means taking proactive steps beyond simply combating discrimination to foster more inclusive communities and access to community assets for all persons protected by the Fair Housing Act.”  The rule, once signed, would require participants to work on fixing issues that have led to discrimination and segregation and that deny people opportunity.

There you have it.  HUD is tired of empty promises and wants action.  HUD has determined that the current system, including the Analysis of Impediments, is ineffective, and it must take stronger steps.  So, what can municipalities do to Affirmatively Further Fair Housing?

One of the most important ways is to disperse Low Income Housing Tax Credit and Section 8 properties throughout the community.  HUD will now require municipalities to review where the aforementioned housing stock is located, and use both the Assessment of Fair Housing and the Consolidated Plan to detail what municipalities will do to rectify the issue.  That includes working proactively with developers, private partners, and the banking community to disperse affordable housing throughout the community.

Mayor Francis Slay has proactively worked to disperse affordable housing in the City of St. Louis by placing the 51 unit affordable housing Southtowne Apartment complex was on Spring Avenue, in the heart of the South Side.

The AFFH ruling also means municipalities have to work harder to reduce the “NIMBY” (Not In My Back Yard) feeling that pervades certain neighborhoods.  I recently saw emails suggesting that a neighborhood did not want a low-income housing development in their area.  They gave the same arguments that have been part of this discussion for years:  the development is not “right” for our neighborhood; it will decrease our property values, it will bring too much traffic and crime.

While people are entitled to their opinions, municipalities must strongly meet those opinions with facts about fair and affordable housing; what benefits there are to both individuals and neighborhoods.

Frankly, the dispersal of housing will likely anger a number of people.  Some will say HUD is trying to break up concentrations of African-Americans or Latinos, diluting their voting power.  Others will say that because low-income earners live closer to downtown areas, the AFFH ruling is designed to give whites (or people with money) the downtown areas back and move blacks out to the suburbs.

HUD will counter with concerns about the need to locate housing near employment, education, and transportation while not concentrating poverty, and through government practice, segregating people by race and income.

At the end of the day, the AFFH rule is about creating opportunity for all persons, regardless of their race, income, familial status, or any other protected class.  It’s about stopping the segregation and isolation that exists.  It is about putting housing near jobs, near transportation, near education, and near recreation.  Finally, it’s about forcing municipalities to use federal resources to make a difference in the lives of all individuals and families.

Articles in “From the Field” represent the opinions of the author only and do not represent the view of the Community Builders Network or Metro St. Louis or the University of Missouri-St. Louis.


Community Builders: MOHTC Needs You!

By Christina Clagett, Organizer for Missouri Historic Revitalization Alliance

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The Missouri Historic Tax Credit, which some of us refer to lovingly as “MOHTC,” has done a world of good across the state. The benefits are numerous and many are easy to overlook. But chances are, if you see the redevelopment of a Missouri building older than 50 years, the project is likely utilizing state historic tax credits. Pause for a moment and reflect on the redevelopment projects that have transformed downtown or your neighborhood in the past decade, then envision what it felt like to walk down those streets prior.

The MOHTC is the most effective incentive for growth in economic districts across the state. Historic buildings put back into service with MOHTC have spurred surrounding development by increasing property values and local tax bases, creating thousands of jobs, and leveraging billions (with a B) in direct private investment. Newly revitalized offices in historic buildings have been especially attractive in drawing established companies, start-ups and young professionals in recent years. The character and spatial quality in these offices cannot be matched by new construction, nor can the proximity to walk or bike to established amenities and services. Vibrant communities with a healthy tax base have more money for their schools, and require less spending for social programs. The large demolition cost for historic buildings is avoided, as well as the expense of new roads and infrastructure to access greenfield properties.

The most beautiful part of this program is how it provides diversified economic development to communities throughout the state. Regardless of the community size and location, the rules and process are the same. Nearly one hundred individual Missouri towns have benefitted from the program already, and many more have the potential and need.

Because of the high initial cost to renovate a historic building compared to new construction, the MOHTC often represents the tipping point to feasibility for the developer or owner. Because of the other benefits listed above, it is in our best interest as citizens to do all we can to make sure the projects go forward.

It seems counter-intuitive that such a successful program would face severe cuts or elimination from our State Legislature, but it has been an annual event since a cap of $140M was first initiated in 2009. Supporters have succeeded in keeping the cap at this level until now, but some “Grand Bargain Tax Reform” discussions among our leadership this past summer included a proposed cut from $140M to $90M. Some people think this would be okay, that we could deal with a $90M MOHTC and no hurt too badly. This is simply not true.

The Missouri Department of Economic Development have disclosed cap-reaching authorizations of $146.6M for FY2014. Just last week at the Missouri Preservation Conference, Nathan Potter of the MO DED reported that ONE quarter into FY2015, we have already reached $50M in MOHTC authorizations. If we had the lower cap this year, we would be looking at holding up 1/2 of yearly projects immediately; queuing for an unclear time period while paying property taxes and other building expenses is NOT an option for most developers and/or financial institutions. Do we want to imagine what happens to the growth and redevelopment pace across the state in that scenario? Let’s work together to prevent a cut instead.

We have a long road to January when the Legislative session begins, and more action will be required as we go. Presently, our local and state leadership can represent our interest best by understanding the critical point we are at and the consequences for our communities and state under a weakened MOHTC. We are at capacity for MOHTC, and ANY cut will slow growth across the state, period. Each additional voice increases our chances of success. Please speak with Mayor Slay and his staff, follow up with email and hold them accountable: Urge them to publicly protect and defend MOHTC from any cut, to Governor Nixon and the State Legislature. Please contact the Governor and your MO Legislature district leadership as well, links can be found on the web. You can learn more and sign up for our mailing list at morehtc.org.

Articles in “From the Field” represent the opinions of the author only and do not represent the views of the Community Builders Network of Metro St. Louis or the University of Missouri- St. Louis.

Moving Forward in Ferguson

By Hazel Erby, First District Councilwoman for St. Louis County

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Hazel Erby became the first African American woman to serve on the St. Louis County Council when she was elected in 2004. She is currently serving her third, consecutive term. As a Council member, she held leadership positions as Chair of the County Council and the Committee of the Whole, while Chairman of the Justice, Health and Welfare Committee.

Councilwoman Erby has a long record of improving the quality of life for St. Louis County and the people and businesses she serves. She has been a resident of University City for over 40 years and has a deep understanding of the community she represents. She sponsored and passed foreclosure mediation legislation in St. Louis County.

Ferguson is America coming to terms with issues it has long ignored: an educational system underfunded and under resourced, the flight of big business and the degradation of small ones. Years of social unrest that has spawned a mental health epidemic that has buried families and communities alike. Over the last month, we’ve seen more than just tear gas and smoke bombs, we’ve witnessed America’s commitment to a first-rate sustainable future come into question.

As we move forward, we must take an honest account of our community. The engagement forward must be one that is held on two fronts. Our passion must always remain stead fast at terminating the actions of the unjust, serving as activists for awareness and education.

The path ahead must also create a new order of fiscal parity and employment opportunities.  We must utilize our current passion to fix the current mental health state of traumatized communities. This plan must call on leaders in the tech and financial sphere, to do more than just donate funds, but invest in a generation that has been long ignored. If we are going to enact the appropriate change in response to this tragedy, the plan forward must be more concise and systematic than the antagonists that wish to undermine it.

It is going to require more than generosity of time and money to right the wrongs of years of social decay. There must be a true investment with resources, education and substantial job training to restore faith in our disenfranchised youth. Over the last few weeks, this young generation has witnessed the public indict Mike Brown as being responsible for his own untimely demise. How do you raise the prospects of hope for a large group of youth that has been deemed as unworthy in death as they were in life? If we are to regain the trust of the youth, and the parents and guardians tasked in their upbringing, it is going to take a unique and committed coalition to make it happen.

We need a collective approach to rooting out the ills that are impairing the productive growth of these communities. Without a coalition of the willing and able, this fight will not only be ineffective, but in vain.

It is time that our renowned compassion cultivates not only these downtrodden spirits, but elevates the minds of those we’ve left behind. This is a call to strike down the apathy of political dogma and ignite a cause that brings all ideologies to the table to solve this great American crisis.

As the First District Councilwoman for St. Louis County, I stand ready to apply all of the resources at my disposal to be part of this collective effort.  We cannot all go off in different directions and try to fix the same problem, as we all have seen.  Ferguson is fixable, if we work together toward the same goal.  No self-appointed leaders, just people who are willing to roll up their sleeves and go to work.  We can do this!  There is an old African proverb that states, “Together the ants ate the elephant”.  Let’s go to work!

Articles in “From the Field” represent the opinions of the author only and do not represent the views of the Community Builders Network of Metro St. Louis or the University of Missouri- St. Louis.


Urban Homesteading in St. Louis

By Paul Dribin of Dribin Consulting

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For 30 years Paul Dribin worked with the Department of Housing and Urban Development in which he assumed leadership positions in the fields of Public Housing, Housing Management, Housing Development, and Section 8 housing.  While working for HUD in St. Louis, his most notable projects included the Chase Park Plaza, the demolition and redevelopment of the Laclede Town area, the Darst Webbe Hope VI project, and the Vaughn-Murphy Park mixed income development. Since retiring from HUD, Mr. Dribin has led Dribin Consulting, a company specializing in providing FHA and other financing for multifamily projects.  Dribin Consulting also performs grant writing, provides services to troubled multifamily housing, and participates as a member of a team administering the State of Missouri Neighborhood Stabilization Program.  Mr. Dribin is married, the father of two adult children, and resides in Webster Groves.

 

There is a program that would positively improve the quality of life in St. Louis City neighborhoods and place working families in homeownership.

The idea is really quite simple.  Properties in certain neighborhoods would be provided to selected homebuyers.  The properties would be provided from the Land Reutilization Authority (LRA) inventory or other sources.  The homebuyers would be households who are employed and need not be low- or moderate-income.  These households could not presently own a residential home in the city.

The purchaser would be provided with a low acquisition price and receive up to $25,000 toward the rehabilitation in the form of a forgivable loan.  The family would need to live in the property for at least five years for the loan to be forgiven.

The rehabilitation would be done by a qualified list of contractors provided by the City.  To insure high quality, sweat equity would not be allowed to substitute for professional rehabilitation.

The neighborhood, property, and homebuyers need to be carefully selected.  Properties should be in good enough condition to be repaired at a reasonable price and should be located in neighborhoods with other urban development activities going on that strengthen the area.  Homebuyers must be employed and able to qualify for the loan amount they have requested.  The rehab loan of up to $25,000 would be in the form of a soft second mortgage requiring repayment upon sale.  After five years the loan would be forgiven

Initial funding should come from donations by banks, civic groups, unions and other interested parties.   Because urban homesteading would create jobs in the homebuilding industry, construction unions may be interested in helping to fund it.  Some of the funding would be repaid.

This program can be a major tool to attract young working families to the cities, stabilize neighborhoods, and provide jobs for the construction industry.

There are several important advantages to an urban homesteading program.  First, it brings middle-income tax paying households into the city.  Several important efforts are already underway trying to do just that; this adds to the mix.  Second, it will help revitalize neighborhoods and provide the needed stabilization to add other redevelopment efforts.  Third, it will improve the tax base of the city.  Finally, the effort will help provide jobs to workers in the construction industry.

New York City has operated an urban homesteading program for years that has encouraged people to occupy and fix up vacant properties.  Cities across the country are offering incentives to retain college-educated people.  The Urban Homesteading Program is one tool that can help achieve that goal.

Articles in “From the Field” represent the opinions of the author only and do not represent the views of the Community Builders Network of Metro St. Louis or the University of Missouri- St. Louis. 

Collaboration: Promises and Pitfalls

By Dana M. Malkus, Attorney and Assistant Clinical Professor at the St. Louis University School of Law

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Dana M. Malkus is a lawyer and assistant clinical professor at Saint Louis University School of Law where she supervises students in the Community & Economic Development Clinic and teaches a transactional drafting course.  In the Clinic, Dana and her students represent both nonprofit organizations and small business entrepreneurs on a range of transactional matters including structuring and formation, operational issues, contract drafting and review, loan document review, regulatory compliance issues, and real estate matters.  Prior to her current position, she worked as an associate at Lewis, Rice & Fingersh and as a law clerk for the Honorable E. Richard Webber in the United States District Court for the Eastern District of Missouri.

Simply put, collaboration refers to two or more organizations coming together to accomplish a specific goal.  It is helpful to think of collaboration as a spectrum: Collaborations range from informal arrangements (e.g., a committee, a task force, a joint initiative, information sharing, joint purchasing arrangements, co-locating arrangements, or program coordination) to more formal arrangements (e.g., the creation of a new entity).

Common reasons for collaborations include

  • greater access to certain funding or grant streams;

  • access to the expertise of the collaborating organization;

  • an ability to increase the human resources that can be devoted to an event or cause;

  • access to an established infrastructure or positive reputation; and

  • an ability to accomplish more than the organization would otherwise be able to accomplish.

Collaborations tend to work best among participating organizations that understand and trust each other and that have closely aligned missions, goals, and core values.

While there may be benefits to collaborating, it is essential to recognize that collaboration is rarely cost-free.  For example, logistical and relational issues in the collaboration can eat up significant time and other resources (including money and reputation).  Or, the potential collaborative partner may be one who does not “play well” with others, frustrating the effort at every major step along the way.  Additionally, the collaborating organization may turn out to have less expertise or fewer resources than originally perceived.  Moreover, if the potential benefit of the collaboration is unclear—or if the collaboration is simply an end in itself (and not a means to an end)—these downsides are likely to be magnified.

The Community Builders Network of Metro St. Louis (CBN) is facilitating collaboration among CDCs in St. Louis.  Among other activities, CBN provides logistical support for potential collaborations.  Such support includes arranging and facilitating meetings, generating problem-solving options when a collaborative group gets “stuck,” and compiling and distributing meeting minutes.  CBN also makes mini-grants available to help collaborative groups pay for professional assistance (e.g., technical support, funding identification support) related to the group’s common goals.

CBN has worked to facilitate relationships among three small nonprofits working in a particular disadvantaged neighborhood in St. Louis city.  All three organizations have very small staffs and find it difficult to devote any time to thinking about or otherwise exploring potential collaborative opportunities.  At the same time, the organizations’ missions have some degree of overlap, and they believe that they share similar desires and goals for the neighborhood.  After some preliminary discussions facilitated by CBN, it was clear that all three organizations recognized the neighborhood’s need for:

  • strategic commercial development and increased employment opportunities;

  • increased and coordinated residential real estate development;

  • greater attention to neighborhood clean-up and beautification projects; and

  • more coordination among nonprofits serving the neighborhood to take advantage of opportunities for coordinated programming.

Each organization recognized that its limited resources do not allow it to respond to these needs on its own on the kind of scale needed to make a lasting impact in the neighborhood.  The three CDCs decided that the next logical step was to explore whether there may be ways of working together to address these commonly shared concerns.  With logistical support from CBN, these organizations have been meeting on a regular basis for just this purpose.

The early stage planning meetings among the three organizations might or might not have led to on-the-ground-collaboration.  In the early stage meetings, the CDCs simply committed to exploring collaboration possibilities in a strategic and organized way.  After significant discussion, the CDCs have determined that some level of collaboration makes sense and are now working to memorialize their agreement in a memorandum of understanding to set out the roles and responsibilities of each organization.  Each CDC intends to remain a separately incorporated entity under the control of its own board of directors.

This potential collaboration brings with it the possibility of the three CDCs making a much larger total community impact than what any of the organizations could accomplish on its own.  In addition, the collaboration could give the organizations access to new funding streams.  Importantly, this example illustrates that, while collaboration is not cost-free, collaboration can sometimes be less “costly” when some of the logistical and relational costs are borne by another person or entity (e.g., an organization such as CBN).

The following resources provide more in-depth explanations of the information presented in this op-ed and may be useful to both community-based nonprofits and the lawyers advising them:

Articles in “From the Field” represent the opinions of the author only and do not represent the views of the Community Builders Network of Metro St. Louis or the University of Missouri- St. Louis.


We Need to Build a Stronger Community Economic Development System in St. Louis County

By Todd Swanstrom, Des Lee Professor of Community Collaboration and Public Policy, University of Missouri St. Louis and Author of recently released Place Matters: Metropolitics for the Twenty-First Century (3rd edition); and Karl Guenther, Community Development Specialist, University of Missouri St. Louis

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The shooting of Michael Brown, an unarmed young black man, by a white police officer ignited the turmoil in Ferguson.  But the fuel that is sustaining the peaceful protests and violent outbursts was produced by longstanding racial and economic inequalities that have plagued Ferguson and many other communities in North St. Louis County for decades.  St. Louis County needs to do more to create neighborhoods of opportunity and connection for all.  To build better neighborhoods, St. Louis County needs to build a stronger community economic development system.

Clearly, race played a crucial role in the events in Ferguson but place also played a role.  Poverty is increasing rapidly across North St. Louis County and Ferguson is one of the communities where poverty is concentrating (see map).  In 2012, more than one in four residents of Ferguson were below the poverty level, more than twice the County’s poverty rate.  In some parts of Ferguson, such as the apartment complexes on the eastern side where the shooting occurred, the poverty rate is as high as 33 percent.  Concentrated poverty worsens the effects of individual poverty, undermining school performance, health, safety, and economic mobility.  Racial and economic disenfranchisement, once considered almost exclusively an urban issue, is growing in the suburbs.

The Spread of Concentrated Poverty Into St. Louis County

The Spread of Concentrated Poverty Into St. Louis County

Compared to St. Louis City, however, St. Louis County does not have as many institutions and policies in place to revitalize distressed neighborhoods.  We work with the Community Builders Network of Metro St. Louis, a coalition of community-based nonprofits.  Only six out of our twenty-eight members work in the County and only three have place-based initiatives in the County.

St. Louis County does not necessarily need more CDCs but it does need institutions with the capacity to convene the community for genuine dialogue to devise and implement neighborhood plans with the following necessary ingredients:

  1. The plan must grow out of an extensive process of civic engagement so that all major stakeholders in the community accept its goals and so the plan is rooted in local knowledge.

  2. The plan must simultaneously address the deficits and problems in the community at the same time that it leverages the assets of the area in a market savvy fashion.

  3. The plan must have the support of public, private, and nonprofit organizations, inside and outside the community, with sufficient resources to accomplish the major objectives and sustain itself over the long term.

The best example of a comprehensive community plan in St. Louis County is 24:1.  Beyond Housing is doing innovative work fostering collective action on community goals under trying conditions in the Normandy School District.  However, Beyond Housing has the advantage of an anonymous funder who has funded the staff to develop the plan as well as money to implement it.  We need many more 24:1’s in St. Louis County but where is the funding going to come from?

To its credit, St. Louis County and the Economic Partnership recently supported the formation of a new community development corporation (CDC) in Spanish Lake, an unincorporated community in far north St. Louis County.  This is a start but we need more resources and more supportive public policies if we are going to address the needs of all disadvantaged communities.

Here are a few supportive public policies St. Louis County should consider:

  1. Community Development Challenge Grants: Presently, the County spends a significant portion of its CDBG funds on small housing rehabilitation grants spread out over 70 plus municipalities. The County should pool some of its CDBG funds into Community Development Challenge Grants to fund comprehensive revitalization initiatives.

  2. Partnership with Banks: Instead of funding 100 percent of home repair projects with public funds, the County should partner with a consortium of area banks. Participating banks would fund the part of the rehab loan that homeowners would normally qualify for and public funds would pay for the rest. Potentially, this could expand public funds for housing rehab many times over and banks could get CRA credit for their lending.

  3. Land Bank: The County should establish a land bank to accept abandoned properties, clear their titles, and potentially deed properties over to qualified community-based nonprofits. The land bank should have a dedicated source of revenue, such as the penalties and interest on delinquent taxes that are used to fund the land bank in Cleveland.

  4. Align Current Spending with Revitalization Plans: We calculate that direct spending on community development in the County is only between $9 and $16 million annually, while County spending that could be coordinated with community development is over $255 million. Instead of simply repaving streets, for example, the County could coordinate with communities on complete streets projects. (Montgomery County in Maryland has developed such a program.

The St. Louis County Strategic Plan (Imagining Tomorrow for St. Louis County, 2013) recognizes the problem of declining suburban communities but, unfortunately, there are few active constituencies pressuring for more progressive community economic development policies.   Recent events in Ferguson have focused the public’s attention on race, police practices, and disadvantaged suburban communities.  We need to channel the passion rising out of the turmoil in Ferguson toward justice in the death of Michael Brown but also toward progressive public policies that help bring disadvantaged suburban communities back into the economic and political mainstream.

Articles in “From the Field” represent the opinions of the author only and do not represent the views of the Community Builders Network of Metro St. Louis or the University of Missouri- St. Louis.