Dear Friends, PACDC Board of Directors We are pleased to share with you our 2013 As of 4/1/13 edition of PACDC Magazine that highlights individual achievement and the collective PRESIDENT strength of our local CDC industry which is John Chin impacting families and communities across Philadelphia Chinatown the city every day. Development Corporation VICE PRESIDENT We are continually humbled and honored Gina Snyder by the work of our members and hope you East Falls Development Corporation will enjoy learning about their accomplishments as much as we relish sharing them. As TREASURER for our work, which is informed by our members’ input, we are pleased to share with you Elizabeth Hersh the policy advancements and member services efforts that aim to see CDC work flourish. Housing Alliance of Pennsylvania This past year has been especially gratifying for many reasons: SECRETARY • “COLLECTIVE STRENGTH,” publication of the study which quantified the Rose Gray $3.3 billion local economic impact of the CDC Industry on Philadelphia ; Asociación Puertorriqueños en Marcha Marcus Allen • Strong collaboration among many toward achieving a Philadelphia Land Bank; and ACHIEVEability expansion of Philadelphia’s CDC Tax Credit Program; Michael Davidson, Esq. • Delivery of more highly-rated trainings and workshops than any other year; along Fineman, Krekstein & Harris, P.C. with a record-breaking 20th Anniversary Gala; Maria Gonzalez • Announcement of Wells Fargo as PACDC’s CDC Tax Credit Program Partner; and HACE Don Kelly • Confidence in PACDC demonstrated by the Oak Foundation’s $1 million Operating Urban Affairs Coalition Support grant over five years. Melissa Kim We thank you for your support that is enabling PACDC to have a Strong Voice in Village of the Arts and Humanities Policy, build Strong CDCs, for a Strong City. Nora Lichtash Women’s Community Revitalization Project John MacDonald Impact Services Corporation Rick Sauer. Executive Director John Chin, Board President Cicely Peterson-Mangum Logan CDC

1315 Walnut Street, Suite 1600 Sandy Salzman Philadelphia, PA 19107 New Kensington CDC Mark Schwartz Telephone: 215-732-5829 Regional Housing Legal Services Fax: 215-732-5725 Kira Strong Email: [email protected] People’s Emergency Center Website: www.pacdc.org Supporting CDCs. Strengthening Neighborhoods. YouTube: www.YouTube.com/pacdcorg Staff Rick Sauer Managing Editor: Pamela Bridgeforth Executive Director Writers: Lynn Martin Haskin, Ph.D., Pam Bridgeforth, Rick Sauer Editing: Rick Sauer, Garrett O’Dwyer Pamela Bridgeforth Art Director/Graphic Design/Photographer: Janet Gala (Gala Media Design) Director of Programs Contributors: Karen Black, Lee Huang, Don Haskin, Joe Kriesberg Suzanne Sheeder Photo Credits/Sources: 1260 Housing Development Corp., Chestnut Hill CDC, Enterprise Center Director of Administration and Human CDC, Fairmount CDC, Franklin County CDC, Germantown United CDC, Habitat for Resources Humanity–Philadelphia, Impact Services Corporation, Nicetown CDC, People’s Emergency Center, Pew Charitable Trust, Philadelphia Association of Community Development Corporations, Philadelphia Lynn Martin Haskin, Ph.D. Chinatown CDC, Tacony CDC, Tiger Productions, and Women’s Community Revitalization Project. Director of External Affairs PACDC Magazine is published by the Philadelphia Association of Community Development Corporations Beth McConnell to report on information, individuals and events of significance to community development professionals. Policy Director PACDC Magazine is distributed free of charge to members and friends of PACDC. Every effort is made to ensure the accuracy of published information. Garrett O’Dwyer Policy and Communications Associate ©2013 Philadelphia Association of Community Development Corporations Emily Hockenberry 2 PACDC 2013 Intern Contents 2013

Departments

About PACDC p. 4 Our Mission, Vision and Funders

CDCs in Motion p. 5 CDC Accomplishments

Viewpoints p. 16 Measuring What Matters: Impact of CDCs Goes Beyond Numbers by Lee Huang The Whole is Much More Than Equal... by Don L. Haskin Collective Strength Report Press Conference at Philadelphia’s City Hall, December 2012. Members Directory p. 48 Features

PACDC Membership Services p. 10 Ready, Set, Go: Helping CDCs Improve Impact

Cover Story p. 18 The Impact of CDCs Extends Well Beyond Philadelphia

Policy and Advocacy p. 21 Advocacy Transforms Philadelphia’s Community Development System; Do-It-Yourself Land Bank Kit

Do-It-Yourself Land Bank Kit p. 22

PACDC’s 2013 Awards for Community Development Excellence Winners and Finalists p. 25 Community Development Champion CDC Tax Credit Program Leaders Saluted as Community Development Champions Rising Star Award Winners Honoring Professionals Under 40 Community Leader Award Honoring Outstanding Volunteer Service Blue Ribbon Awards for Community Development Excellence: Large CDC, Small CDC, Finalists

3 Supporting CDCs. Strengthening Neighborhoods.

About PACDC Our Supporters PACDC gratefully acknowledges these funders for their leadership in supporting our efforts to A Strong Voice in Policy PACDC’s advocacy is a unifying and compelling voice in build A Strong Voice in Policy, Strong CDCs, government, business and funder forums where and A Strong City: decisions affecting neighborhoods are made. Oak Foundation William Penn Foundation Strong CDCs City of Philadelphia PACDC strengthens CDCs through professional Office of Housing and Community development, funding and networking opportunities. Development Wells Fargo

A Strong City Bank of America PACDC and member organizations build strong Beneficial Bank neighborhoods—and a strong Philadelphia—by increasing Citi Community Development housing and economic opportunities and providing Citizens Bank programs and services that sustain families and good jobs. Diamond and Associates Fineman Krekstein and Harris Local Initiatives Support Corporation M&T Bank National Equity Fund A Strong Voice in Policy National Penn Bank NeighborWorks America PECO, an Exelon Company Strong CDCs Pennsylvania Housing Finance Agency PNC Bank A Strong City Sovereign Bank/Santander Susquehanna Bank TD Bank

To learn more about PACDC, the work of its members or how to join, visit us at www.pacdc.org.

4 PACDC 2013 Supporting CDCs CDCs In Motion

CDCs in Motion is an information sharing resource highlighting the major achievements, honors, and initiatives that keep CDCs moving forward in their efforts to strengthen Philadelphia’s neighborhoods. We are pleased to share these highlights with you.

PACDC Hosts National Conferences Highlighting CDC Work PACDC is the co-host, along with the City of Philadelphia, of Investing in The Future: Unlocking Hidden Values, Reclaiming Vacant Properties, September 9 to 11 at the Loews Hotel. In addition to learning about the latest trends in vacant property reclamations, convention attendees from across the country will learn about best practices among Philadelphia From left to right: John MacDonald, President/CEO, Impact Service Corporation, Inc., CDCs. For more information, visit communityprogress.net. Governor Tom Corbett, Philadelphia Representative John Taylor; back row: City Council Members Maria Quionez-Sanchez and Mark Squilla. The International Economic Development Council’s Annual Conference, October 6 to 9 at the Marriott Hotel, will attract nearly Impact Services Corporation Hosts 1,400 economic development professionals to the city where CDC Land Bank Bill Signing innovations will be part of the 3 day showcase. For more information Legislation sponsored by Rep. John Taylor (R-Philadelphia) that gives visit www.iedconline.org. cities a new tool in the fight against blight was ceremoniously signed Women’s Community Revitalization Project by Gov. Tom Corbett in January at the headquarters of Impact Services Corporation. Act 153 of 2012 allows Pennsylvania’s munici- Building Homes and Healthy Food Choices palities to create public land bank authorities in order to efficiently WCRP received $8 million in tax credit and other financing from the acquire, manage, and develop tax-foreclosed and other vacant proper- Pennsylvania Housing Finance Agency and the city toward major ties. Attending the ceremony were, in addition to Governor Corbett renovation of the organization’s three oldest housing developments, and Representative Taylor, City Councilwoman Maria Quinoes- comprising 77 affordable apartments. Construction activities began Sanchez, Councilman Mark Squilla, and a large number of supporters. in late spring of last year and are being completed in phases over an “Vacant and abandoned properties are a major drain on our city and 18-month period. neighborhoods,” Taylor said. “They cripple property values, attract Helping to strengthen bricks and mortar developments, WCRP is in vermin, and when their owners are delinquent on taxes they force the its second year of a three year USDA Community Food Project, enti- rest of us to pay what they won’t.” This law will help the city reclaim tled Food for All. The program seeks to increase access to fresh, these properties and fight blight. The legislation, which received sup- affordable, locally grown food in Eastern North Philadelphia. port across the state, enables any county, city or borough with a popu- Highlights of the program include establishing a Farmers’ Market at lation of 10,000 or more to form a land bank to acquire and manage Fairhill Square Park (4th and Lehigh) and engaging 30 corner stores properties and prepare them for reuse. to build capacity and commitment to selling fresh produce—in partnership with The Food Trust. WCRP also continued to operate a Farm-to-Families community supported agriculture site with funding from St. Christopher’s Foundation for Children and recently moved its site to Maria de los Santos Health Care Center.

Additional funding for WCRP’s food access work comes from the Claneil Foundation. “At WCRP we realize that real community building starts with having a decent affordable home and being able to grow a healthy family. Both our construction projects and fresh food access programs are what our community has said it wants. We are so honored, with their leadership and support, to have had some encouraging results,” said Nora Lichtash, WCRP Executive Director. WCRP’s Tillmon Villanueva Townhouses.

Strengthening Neighborhoods 5 CDCs In Motion

Chestnut Hill CDC Preparing for A Festival Season Full of Fun Helping to strengthen community and build customers for both existing and new busi- Philadelphia Chinatown nesses, Chestnut Hill will be hosting it annu- Development Corporation Moves al series of family friendly festivals starting Community Center Closer to with Chestnut Hill Home and Garden Groundbreaking Festival (May 5th), Chestnut Hill Book Festival (September 22nd), Chestnut Hill PCDC has made significant progress on the Fall for the Arts Festival (October 6th), Eastern Tower Community Center project at culminating with Holiday House Tours and 10th and Vine Streets over the winter. In Germantown United CDC Sundays with Santa. “Both our local neigh- December, PCDC Executive Director John Greening and Cleaning Vital borhood residents and businesses really look Chin, traveled with Mayor Michael Nutter Commercial Corridor forward to these events each year because to China to promote the project to prospec- The Germantown United CDC is partnering they bring back long-time friends and attract tive foreign investors. In February, Citibank with the City Planning Commission, the new ones,” says Kate O’Neill, Deputy stepped up as the lead lender on the project City Department of Parks and Recreation, Director for Chestnut Hill CDC. and is working to bring a significant portion and the Pennsylvania Horticultural Society’s of its New Markets Tax Credit allocation to TreeTenders program on streetscape improve- the project. ments on the Chelten Avenue commercial corridor. The improvements include street KlingStubbins completed design and devel- tree planting, improvements to a SEPTA bus opment plans for the project. In March, stop, and the re-design of a small plaza adja- after a very competitive bid process, PCDC cent to the bus stop and Vernon Park. “We chose Hunter Roberts as the Construction are so excited about the work ahead of us. Management firm. PCDC continues to raise The community is poised for these projects funds and awareness for this transformational to help make some important advances in project, aiming for financial closing in the Germantown’s long-term revitalization,” said fourth quarter of 2013. “The partnerships Andrew Trackman, Interim Board President. formed and supporters of this project have been a critical component of our progress to date. We look forward to building on these achievements and seeing the Center become Above left:Rendering of PCDC’s Eastern Tower a truly important part of Chinatown’s Community Center; Above: Germantown future,” said John Chin. United CDC Tree Planting and Plaza Redevelopment. Right: Chestnut Hill’s Home and Garden Festival.

6 PACDC 2013 Supporting CDCs Strengthening Neighborhoods 7 8 PACDC 2013 Supporting CDCs Strengthening Neighborhoods 9 PACDC Member Services

PACDC’s Member Services Committee provides input on upcoming trainings.

Ready, Set, Go: Helping CDCs Improve Impact

PACDC provides a range Here are highlights of our key programs: of technical assistance, trainings, networking and information sharing to help Collective Strength Report our members do their work PACDC’s release of Collective Strength: The $3.3 Billion more effectively and share Impact of Philadelphia Community Development Corporations the impact of that work with was met with enthusiastic response as seen in the broad array of a wide audience. online and print media coverage. Building on these strong results, we are working to increase the reach of the report release by seeking strategic ways to have new conversations around the role CDCs are playing with a broad array of decision makers and funders. PACDC is working with Fairmount Ventures to help us View a pdf file of PACDC’s think through this component of our work for maximum results. Collective Strength Report with your smartphone. Training and Technical Assistance Since September 2012, PACDC presented eight trainings and three webinars in partnership with a range of providers to strong participant feedback. These included: a Community Leadership Institute in conjunction with NeighborWorks America (see side bar); Commercial Corridor Market Analysis with Larisa Ortiz Associates; two technical assistance sessions on Social Enterprise Development; Integrating Minority-Owned and Small Businesses into Community and Economic Development, featuring Washington, D.C.’s office of Small Business Development; a panel discussion on the expanding role CDCs are playing in educa- tion, featuring Ogontz Avenue Revitalization Corporation, Universal Companies, Philadelphia Education Fund, and Bainbridge House; Commercial Leasing; and Asset Management; as well as desk-side learning sessions on Low Income Housing Tax Credit Financing, Financing Renewable Energy Projects, and New Market Tax Credits.

PACDC’s Collective Strength Report We want to thank our partners – NeighborWorks America, Larisa Ortiz Associates, Philadelphia Department of Commerce, Local Initiatives Support Corporation, BFW Group, Blakney Hayes Architects, Cornerstone Consultants, the School District of Philadelphia, Philadelphia VIP LawWorks, National Development Council, Citi, and PECO – for their support of these trainings.

10 PACDC 2013 Supporting CDCs Information on additional 2013 trainings and networking sessions will be available online at www.pacdc.org. Anticipated sessions include: developing relationships with your representatives and senators; undertaking successful individual giving for introductory and intermediate fundraisers; an exploration of financing and launching food access pro- grams as economic development activities; passive home and commercial space redevel- opment, a practical guide for CDCs using East Falls Development Corporation’s Executive Act 135 Conservatorship; and access to a Director Gina Snyder and Tacony CDC’s Commercial Corridor Manager Alex Balloon present limited number of free and or discounted discussion points at one of PACDC’s Trainings. training slots to NeighborWorks America’s Above: PACDC Members August Training Institute. In addition to the working hard during a workshop. NeighborWorks Training Institute, PACDC is also actively engaged in planning for two Obama was an Organizer, Why Can’t I be One Too?! other national conferences coming to PACDC and NeighborWorks America Celebrate Philadelphia this Fall: the National Successful Training Reclaiming Vacant Properties Conference in When President Barack Obama made his first run for the White House, September and the International Economic his background as an organizer helped fuel conversations about the role Development Council’s Conference in organizing plays in strengthening communities and mobilizing action. In October. September, PACDC hosted nearly 50 neighborhood residents from across PACDC Wins Grant to Fund the city to continue that conversation as they participated in an at-capaci- Expanded Training and Peer ty, day-long training session on community organizing at Temple Mentoring University’s Student and Faculty Center in North Philadelphia. Thanks to a $40,000 grant from Citi The session, “Everything You Ever Wanted to Know about Community Foundation, PACDC will expand its range of Organizing and Then Some,” was led by Karimah Nonyameko-Moore, a training, peer learning and technical assis- NeighborWorks America trainer. This was the inaugural program of the tance programs for CDCs and other practi- Philadelphia Community Leadership Institute, a collaborative project with tioners to sustain and grow their capacity to NeighborWorks’ national Neighborhood Leadership Institute. Participants better serve their constituencies. Additional learned the basics of mobilizing and organizing and culminated with on-the-ground training topics planned for tools to affect change right away in their neighborhoods. Keynote 2013 range from food access programs as speaker District Attorney Seth Williams described his background as a economic development drivers to individual community organizer and how organizing helps to prevent crime. “The giving. PACDC will also develop and launch best crime fighting tool we have right now is community organizing and a pilot Peer Mentorship Initiative, pairing my office needs your help in the neighborhoods to lead the way,” said seasoned CDC staff with less experienced D.A. Williams. ones. In addition, PACDC will convene key stakeholders to explore the development of a Philadelphia Community Development Training and Leadership Institute, a collabo- rative training and technical assistance umbrella to better coordinate and institution- alize local community development capacity building efforts and build awareness of the role of CDCs in strengthening low and moderate income communities through issue convenings.

Right: District Attorney Seth Williams speaks to neighborhood leaders.

Strengthening Neighborhoods 11 12 PACDC 2013 Supporting CDC’s Strengthening Neighborhoods 13 14 PACDC 2013 Supporting CDCs Become a PACDC Member

PACDC Economic Development Training

Become a PACDC Member at www.pacdc.org 1315 Walnut Street, Suite 1600, Philadelphia, PA 19107 215-732-5829, Fax: 215-732-5725 [email protected], www.pacdc.org

Join a growing list of the city’s leading established and emerging community-based innovators and entrepreneurs. Learn from experienced colleagues and be re-energized by new voices and fresh approaches, share resources and insight, and most importantly gain a seat at the table in Supporting CDCs. Strengthening Neighborhoods. development decision-making—have your community’s voice be heard!

Strengthening Neighborhoods 15 Viewpoints

Measuring What Matters: Impact of CDCs Goes Beyond Numbers

by Lee Huang education, affordable housing, supportive homes and neighborhoods, reversing the neg- services, community and economic develop- ative property value effects they have on sur- ommunity development corporations ment, and accountability. This reduces fami- rounding residences and thus strengthening Cplay an important role in nearly every lies’ reliance on subsidies and increases their the local property tax base. neighborhood in Philadelphia. Their impact earning potential, which translates into more can be measured in lives transformed, fami- Esperanza focuses on strengthening Hispanic spending power for families and more tax lies changed, and communities restored. communities through community redevelop- revenues for local governments. These metrics remain the most important ment, workforce development, education, ones to measure. Asociación Puertorriqueños en Marcha is a capacity building, and advocacy. In Hunting Latino-based health, human services, com- Park, its work in filling supply chain gaps by But, increasingly, CDCs speak of the eco- munity and economic development non- connecting local businesses results in more nomic impacts that result from their work: profit organization serving the Philadelphia intra-city commerce, thus reducing leakage local economies stimulated, jobs supported, area. Its transit-oriented development near out of Philadelphia and increasing the multi- and tax revenues generated. At a time of 9th and Berks Streets, Paseo Verde, offers a plier effect of this business activity. economic uncertainty, high unemployment, mix of uses in a aesthetically pleasing and and distressed fiscal budgets, these positive Impact Service Corporation’s mission is to transit-proximate location, thus activating outcomes of CDCs’ work are particularly empower people in need to attain the hope, the value of vibrant public space and of welcomed. motivation, and skills necessary to reach multi-modal mobility for its users. their fullest human potential and highest Consider the work of the following PACDC Habitat for Humanity Philadelphia trans- level of personal and family self sufficiency. members, most of which I have had the forms lives and our city by building and Their job counseling and placement services pleasure of working with: repairing quality homes in partnership with have resulted in a significant increase in ACHIEVEability breaks the generational families in need. Working in areas of blight, household earnings and in local wage tax cycle of poverty for low income, single par- Habitat for Humanity restores dilapidated revenues. ent, and homeless families through higher

The Whole is Much More Than Equal...

by Don L. Haskin for Culinary Enterprises. What a great idea. Take an abandoned market, install a state-of- Impact Services started in 1974 in an aban- the-art 13,000 square-foot kitchen and you doned carpet mill. It now operates in seven have a recipe for community transforma- locations. It has a staff of 120 and provides tion—and LEED Silver certified, by the way. services ranging shopping center develop- ment to creating housing for veterans. Nice And so it’s gone over the past 20 years. work, keep at it, guys! Taken individually, these efforts are signifi- cant and their contributions to the city are Asociación de Puertorrequeños en Marcha truly noteworthy. But overall, they’ve been (APM) is about to finish Paseo Verde, a like shooting stars in a vast universe. mixed-use $48 million transit-oriented devel- Momentarily visible to Philadelphians and opment project with 144 apartments as well the larger world only if they have the good as commercial and retail space. This is in fortune to pierce the pages of that day’s addition to providing oversight and care for newspaper, pop for an instant across a TV foster children in two of Philadelphia’s screen, or flash on an Ipad or cell phone. toughest police districts, building a shopping center and creating the Sheridan St. houses, However, to carry on this celestial metaphor, the most technologically advanced houses in it hasn’t been until now that an observatory Philadelphia. Super job, APM! has turned its powerful lens on these streaks in Philadelphia’s skies to take in the totality Among its latest accomplishments is The of the community development industry’s Local culinary entrepreneur Chef Leslie Enterprise Center CDC’s $5.5 million Center

16 PACDC 2013 Supporting CDCs Volunteers rebuilding houses with Habitat for Humanity–Philadelphia. Every day, CDC staff, board members, and volunteers roll up their sleeves to make an impact on individuals, families, and neighborhoods. effect on neighboring property values, and its work in bringing individuals and families out regional economy. Every day, CDC staff, of homelessness results in cost savings for board members, and volunteers roll up their Philadelphia. sleeves to make an impact on individuals, The Enterprise Center CDC’s mission is to families, and neighborhoods. In doing so, build neighborhoods where individuals are they are also stimulating economic activity, willing, able, and organized to achieve com- supporting a wide range and large number of jobs, stabilizing and growing property values, New Kensington CDC’s mission is to mon goals. As the social and economic and generating local tax revenues. In the revitalize its target neighborhoods through development arm of The Enterprise Center, aggregate, they therefore represent a signifi- community development that is responsive the CDC operates programs that aim to cre- cant engine of positive economic impact to local needs. NKCDC’s first time home- ate sustainable neighborhoods through social within Philadelphia and throughout the buyer counseling and foreclosure prevention development and implement physical rede- Philadelphia region. services are some of the largest in scope in velopment projects that spark economic revi- the city helping to reduce the chances of talization by rebuilding infrastructure and Lee Huang is a principal of Econsult Solutions, foreclosure, which have a significant negative creating jobs. Through its youth entrepre- Inc., and the lead analyst for PACDC’s impact on neighborhoods neurship, community education, and urban Collective Strength’s Report. agriculture initiatives, it is strengthening Project H.O.M.E. empowers people to break social and commercial linkages within its the cycle of homelessness, address the struc- West Philadelphia community. tural causes of poverty, and attain their fullest potential as members of society. All of these examples reflect the positive Project H.O.M.E.’s multi-purpose service influence of CDCs not only on the lives of centers have been proven to have a positive the people they serve, but on the local and

impact on the viability of our city 331 years As positive as it was in detailing progress to after William Penn granted its charter. date, the study does not signal an end, but rather a milepost on the eternal journey of That view through the telescope was what one spot on planet Earth – a spot where Citi Community Development found irre- abandoned and affordable housing are ongo- sistible. The opportunity to help define the ing challenges, where poverty rates and Impact Services Corporation CDC heavens in a way that would capture unemployment among the underserved Job Counseling Program the imagination of an entire region and a remain stratospheric. nation in a way that would make it impossi- the Inquirer and Temple University sociolo- ble to just stare at the heavens and see noth- The Philadelphia Inquirer recently reported gist David Elsh. ing is what intrigued us. that Philadelphia has the highest rate of “deep poverty,” defined as people with The “Collective Strength” of all What emerged from the PACDC effort was incomes below half the poverty line, among Philadelphians – lead in large part by our an invaluable document called, “Collective the nation’s 10 largest cities. The annual city’s CDCs – will be required to meet the Strength: The $3.3 Billion Impact of salary for a single person at half the poverty cosmic challenges ahead. Philadelphia Community Development line is $5,700. For a family of four at that Corporations.” The research was done by level, it’s approximately $11,700. In Donald L. Haskin is Senior Vice President of Econsult Solutions. And, as the introduction Philadelphia, 12.9 percent of the population Community Development for CITI Community says, “Philadelphia’s community development or 200,000 of our neighbors live at those lev- Development and the lead funder of PACDC’s corporations are among the best and most els. Its numbers, the Inquirer said, come from Collective Strength Report. respected in the nation, and for good reason.” an analysis of the U.S. Census conducted by

Strengthening Neighborhoods 17 CDC Theory of Change

Content credit: Massachusetts Association of CDCs

18 PACDC 2013 Supporting CDCs The Impact of CDCs Extends Well Beyond Philadelphia

By Joe Kriesberg

he extraordinary achievements of CDCs in Philadelphia Tthat are documented in this publication, are impressive, While the financial and economic collapse but thankfully not entirely unique. CDCs across the United that began in 2008 has had a disproportionate States are helping to ensure that more and more families and impact on lower income families and families communities are able to participate in and benefit from the of color, it is truly scary to contemplate what nation’s slow economic recovery. would have happened but for the tenacity and talent of community developers in urban, rural While the financial and economic collapse that began in and suburban communities across the country. 2008 has had a disproportionate impact on lower income fam- ilies and families of color, it is truly scary to contemplate what larger community development eco-system. The power of the would have happened but for the tenacity and talent of com- CDC model lies in its approach. CDCs provide a vehicle for munity developers in urban, rural and suburban communities local residents and stakeholders to initiate, implement and across the country. CDCs have helped to prevent thousands steward community change by fostering a virtuous and rein- of foreclosures, stabilized struggling local businesses and forcing cycle that strengthens the local civic culture, changes helped new ones get started, provided stable, affordable rental places and ultimately transforms lives. housing to millions and provided the local capacity needed to help communities build for a better day. Change How People Work Together The first step is to change the way people in a community It is difficult to obtain reliable and comprehensive data on work together to create a functioning civic culture that the work of CDCs nationwide because there is no universally includes everyone and allows things to get done. In many agreed upon definition of which organizations qualify places, each constituency has just enough power to stop as a CDC and no centralized system for collecting data. things, but none have enough power to get things done on (A study by National Alliance of Community and Economic their own. This can lead to gridlock. Effective CDCs help Development Associations in 2010 did estimate that CDCs people in the public, private and nonprofit sector work produce nearly 100,000 homes per year.) The challenge of together. They also help address another common problem in collecting this data makes sense when one considers that the civic life of many communities – the fact that certain CDCs are defined by and shaped by their local context, so groups in the community are not always at the table – lower our nation’s CDCs are as diverse as our nation’s communities. income people, new comers, linguistic minorities, youth and That said, there is robust academic research and tremendous disabled people are generally less likely to be engaged unless on-the-ground evidence that CDCs are a critical part of the there is an intentional effort made to include them. In Boston, we are seeing the power of this model as CDCs, with The power of the CDC model lies in its the help of our local LISC office, lead comprehensive com- approach. CDCs provide a vehicle for local munity initiatives in Dorchester, Roxbury, and Mattapan in residents and stakeholders to initiate, which literally hundreds of new community leaders have implement and steward community change stepped up to reshape and redefine their neighborhoods. by fostering a virtuous and reinforcing cycle that strengthens the local civic culture, changes places and ultimately transforms lives.

Strengthening Neighborhoods 19 Fishing boats returned to Chatham Harbor after a day of commercial fishing off Cape Cod, Massachusetts.

Change Places As communities begin to come together, the physical environment in a neighborhood or community can begin to change. New hous- ing, businesses, jobs, parks, and infrastructure can provide residents with the stability, safety and access to opportunities that they need to improve their lives. CDCs have the techni- cal and financial capacity to undertake the complex development projects that are need- wealth and provide critical services to local ed to create and sustain effective local communities. On Cape Cod, the Community economies, while also creating safer and Development Partnership is helping local healthier environments for local residents. In fisherman manage new federal restrictions on Massachusetts, our members consistently pro- fishing as well as increased competition duce or preserve over 1,200 affordable homes through the Cape Cod Fisheries Trust. In each year. Often, CDCs are able to under- Western Massachusetts, the Franklin County take a series of development projects over a CDC’s Food Processing Center helps local period of years to completely transform a farmers bring their products to market. neighborhood, as the Neighborhood A key common thread to all of these success Developers have done in the Box District of stories is that they are specifically designed to Chelsea, MA. leverage the assets of the local community. By tailoring their initiatives to the local context, CDCs A key common thread to all of these are able to achieve durable success stories is that they are specifically results. Moreover, as these designed to leverage the assets of the local efforts help to stabilize peo- community. By tailoring their initiatives to ple’s lives and they gain entry the local context, CDCs are able to achieve to the economic mainstream, durable results. they are better able to partici- pate in the civic life of their

communities. Time and again, we see partici- Some of the food that is processed at the Franklin Change Lives pants in CDC programs become leaders in County Community Development Corporation’s As the place where they live transforms, peo- their communities, helping to pay it forward Food Processing Center in Western Massachusetts. ple can begin to change their life trajectories. for the next family that needs help. And the Stable housing enables adults to better com- cycle begins anew. pete for jobs or obtain the job training they Community Investment Tax Credit recently This approach is validated by the stories in need. Students with a stable home do better enacted in Massachusetts. Philadelphians this publication and by the experience of in school and have the ability to pursue their should be proud that they have known this practitioners across the country. More and dreams and talents. CDCs often complement for a long time and invested in their CDC more academic research is also coming out their placed based work with a wide variety sector through its CDC Tax Credit and other that documents the ways that improved of programs designed to help residents enter programs. The neighborhoods and neighbors neighborhoods, stable housing and economic the economic mainstream and connect to in your City are no doubt benefiting – as are security produce positive outcomes in public the regional economy. These programs can millions of others across the country. heath, educational attainment, public safety, include financial education and savings pro- and environmental sustainability. Policy Joe Kriesberg is President and CEO of the grams, homebuying classes, foreclosure coun- makers at the state and federal level are rec- Massachusetts Association of Community seling, ESOL and youth programming. Here ognizing these linkages in new programs like Development Corporations, and a frequent in Massachusetts, many of our members work Choice Neighborhoods and Promise contributor to national community development with local businesses to create jobs, build Neighborhoods at the federal level and the publications.

20 PACDC 2013 Supporting CDCs PACDC Policy & Advocacy

Above: Land Bank community briefing. Left, Pedro Ramos, Philadelphia School Reform Commission Chairman, addressing PACDC’s Annual Members Meeting.

Advocacy Transforms Philadelphia’s Community Development System

s the “go-to” organization for communi- implementation for their neighborhood the Philadelphia Housing Trust Fund, Aty development in the city, PACDC economic development initiatives. including the release of a Housing and its 100 members has built some encour- Preservation RFP resulting from our suc- • Vacant & Abandoned Property Reuse aging wins thanks in large part to the range cessful advocacy to expand Housing We worked with public officials and our of coalitions launched and partnerships Trust Fund revenues. To date, the HTF partners to “open” the City’s “Front formed. The following is a brief overview of has raised more than $80 million to Door” to streamline the process to our most recent achievements. expand local housing opportunities, acquire, maintain and dispose of vacant repair homes, and prevent foreclosure • Philadelphia CDC Tax Credit Program and abandoned properties; supported the and homelessness for more than 8,500 We worked with Councilman W. Wilson successful effort to obtain state authori- families. Goode, Jr. to expand the Philadelphia zation for local land banks; and built a CDC Tax Credit Program to 40 partner- strong citywide Philly Land Bank • Zoning Reform ship slots for CDCs and Nonprofit Alliance that is advocating for an effec- We continued to work with allies to Intermediaries that is allowing both tive Philadelphia Land Bank. finalize implementation of the City’s CDCs at the end of their initial ten-year (See Do-It-Yourself Kit). New Zoning Code and signage controls, term as well as new groups to partici- and to maintain important advances in • Philadelphia Housing Trust Fund pate. This flexible funding allows organ- commercial district zoning. We continued to play an instrumental izations to do long-range planning and role in shaping the strategic direction of

PACDC Welcomes New Policy Director

Beth McConnell started in March of this year overseeing advocacy and policy develop- ment for PACDC. With nearly two decades of experience working to address key policy issues for media and other causes, Beth brings a wealth of national and local experience to the PACDC team. Prior to her arrival, she was Executive Director of the national advocacy group, the Media and Democracy Coalition, and before that was State Director at PennPIRG overseeing a range of consumer and environmental policy efforts. We welcome her! Beth can be reached at [email protected].

Strengthening Neighborhoods 21 PACDC Policy & Advocacy

PACDC Do-It-Yourself Kit: Create a Land Bank to Solve Philadelphia’s Vacant Property Problem (Step-by-Step Instructions) By Karen Black

Are you tired of reading articles about the vacant property problem in Philadelphia that recite the problem over and over without offering a solution? Do you want action that will actually help responsible for this Will Need owners take control of vacant properties in your What You t elf Projec neighborhood? If so, read the instructions for the It Yours Do PACDC Do It Yourself Create a Land Bank to Solve the Vacant Land Problem Kit Below. Then go to A Team of Allied Organizations www.phillylandbank.org and sign on to help us. Committed to Solving Philadelphia’s Vacant Property Challenge

Good Information About What Has Worked in Other Cities to Solve Their How To Instructions: Vacant Property Problems 1) Step One: New Powers From the State Assemble Your Team Philadelphia has no greater challenge than getting its Consensus in City Council and the 40,000 vacant properties back into the hands of responsible Administration that the Current Vacant owners for reuse as homes, businesses, gardens, sideyards Management System is Broken and other uses that benefit the community. So maybe it ike You d People L Committe isn’t surprising that some of the city’s most well-respected organizations have joined together to form the Philly Land Bank Alliance. The allies are working together to make a land bank in Philadelphia a reality. The allies are: Building Industry Association, Campaign to Take Back Vacant Land, City-Wide NAC Alliance, Design Advocacy Group, Greater Philadelphia Association of Realtors, LISC, Next Great City, Penn Future, Philadelphia Association of Community Development Corporations, Pennsylvania Horticultural Society, Public Interest Law Center of Philadelphia, Regional Housing Legal Services and the Sustainable Business Network. Our website is www.phillylandbank.org.

2) Step Two: Understand What Has Worked in Other Cities to Address Thousands of Vacant Properties that Blight Neighborhoods The scope of Philadelphia’s vacant property challenge is daunting. We have over 40,000 vacant properties and 25% of those are owned by one of four public agencies. Yet last year the city only sold 54 publicly owned vacant properties, and sales haven’t exceeded 600 properties annually during the last decade, according to a Philadelphia Inquirer series by Patrick Kerkstra March 10-12, 2013. So how do other cities reactivate their vacant properties and get them back on the tax rolls? They put sole authority and responsibility for vacant properties in a land bank and systematically bring vacant properties back to market.

22 PACDC 2013 Supporting CDCs What is a Land Bank? A land bank is a public authority created to handle acquisi- tion, maintenance, and sale of vacant properties in a timely and efficient manner. Land banks have clear streamlined procedures to clear title, transfer properties to responsible owners, and acquire tax delinquent properties without risking their sale to speculators. Land banks are a best practice that more than 75 governments have adopted, including Cleveland, Louisville, Atlanta, and Genesee County, MI.

Left: Vacant land in Eastern North Philadelphia

3) Step Three: 5) Step Five: Put all 10,000 Publicly Owned Vacant Properties Into a Create an Effective, Transparent and Accountable Land Bank Quickly Land Bank First pour all 10,000 publicly owned vacant properties into a single Ensure that the land bank will be transparent, accountable to voters, agency. Create an accurate inventory and make these properties and offer predictable consistent decisions about future uses for land available to responsible owners today through a single sales process. that are consistent with the City’s Comprehensive Plan and No longer should a Philadelphia business owner or resident be accepted community plans. A quality land bank will have the required to identify the agency owner of a publicly owned property following features: and then figure out what their 40-step process is to purchase the • The central goal of the transfer of vacant property will be for property. The properties should be available for less than market productive reuse that benefits the community value where the new use will benefit the community. • Key approvals from the Administration and Council will occur 4) Step Four: upfront before a buyer incurs significant costs Gain Necessary New Powers from the State • Transparent and accountable operations that provide the Philadelphia auctions all foreclosed properties to the highest bidder public with detailed information about all property requests and has been unable to stop speculators from buying and mothballing and transfers the sites. The City has also been limited in its ability to bid on and buy foreclosed property and has a poor record of ensuring that pub- • Governance by an expert board with strong community licly owned vacant properties have clear and clean title at the time of representation sale. After a significant statewide campaign led by the Housing • Adequate funding to operate Alliance of Pennsylvania, the State legislature passed authorizing leg- islation that allows municipalities to form land banks, and the • Ability to strategically acquire privately owned vacant properties Governor signed it on October 24, 2012. The new law is important through foreclosure, donation and other means, and to assemble to Philadelphia because it offers the City new powers that it can only developable sites tap into if it creates a land bank, including: 6) Step Six: • A new expedited quiet title process Bring Properties onto the Tax Rolls and Obtain • Transfer of land from the Redevelopment Authority to a land Greater Revenues for the City and the School District bank without a redevelopers agreement Much of the debt on vacant properties in the form of delinquent taxes just isn’t recoverable. At the same time, many of these proper- • Transfer of properties without being bound by municipal ties haven’t generated any revenue for our city or schools in decades. competitive bidding requirements Let’s bring these vacant properties back onto the tax rolls today. • Acquisition of foreclosed property in a less expensive manner 7) Step Seven: Observe Neighborhoods Improving by Leaps and Bounds Picture your neighborhood as a vibrant community full of new homes and businesses and open space on formerly vacant properties. Picture how safe, and beautiful, and full of life it will be. Then join us and help make it happen. Go to www.phillylandbank.org to take action today!

Karen Black is Principal of May 8 Consulting and working with PACDC to obtain an effective Philadelphia Land Bank.

Peace Plaza at 29th Street in Philadelphia.

Strengthening Neighborhoods 23 2012 Blue Ribbon Award Winner (Small CDC) Community Ventures 2012 Blue Ribbon Award Winner (Large CDC) Habitat for Humanity–Philadelphia PACDC 2012 Gala & Awards Ceremony

2012 Community Development Champions Zoning Code Commissioners with Deputy Mayor Alan Greenberger and Eva Gladstein

From left to right: 2012 Rising Star Awardee Kevin Gray, Community Leader Sherita Glenn, and Rising Star Awardee Jennifer Rodriguez

PACDC 2013 VIP Reception

From left to right: M.A.P. Holistic CDC’s Rev. Lewis Nash with Nicetown CDC’s Majeedah Rashid, Chief Operating Officer, and Zakariyya Abdur-Rahman, President and CEO.

Above, from left to right: Rick Sauer, PACDC Executive Director, Keith Richardson, Commissioner, Department of Revenue, Carol Lawrence, Vice President, PNC Bank, John Chin, Executive Director, Philadelphia Chinatown Development Corporation and PACDC Board President.

From left to right: East Falls Development Corporation Executive Director and PACDC Board Vice President, Gina Synder, New Kensington CDC Executive Director Sandy Salzman.

24 PACDC 2013 Supporting CDCs Philadelphia Association of Community Development Corporations

Honoring Our 2013 Award Winners and Blue Ribbon Finalists

Presenting Sponsor

Block Captain Sponsors CITI Community Development Local Initiatives Support Corporation and National Equity Fund PECO, An Exelon Company Susquehanna Bank Wells Fargo

Team Member Sponsors Bank of America Beneficial Bank Citizens Bank M&T Bank NeighborWorks America-North East Region Pennsylvania Housing Finance Agency TD Bank

25 26 PACDC 2013 Supporting CDCs 2013 Community Development Champions CDC Tax Credit Program Leaders Saluted As Community Development Champions

hile some folks might have discount- Richardson agrees: “It is an Wed the potential of a small “pilot excellent program which project” to provide stable funding for CDCs, has made our city and one visionary deserves credit for creating and neighborhoods stronger.” championing it. The tax credit business Philadelphia City Councilman W. Wilson partners are diverse and Goode, Jr. introduced legislation in 2001 that include Wells Fargo, brought together businesses and community Comcast, Wallace Roberts development corporations in an innovative & Todd, Northeast Building program which provides consistent funding. Products Corp., Tenet Today, Keith Richardson, Commissioner of Health System, Duane the Department of Revenue, runs the agency Morris, Deloitte & Touche, Penn that administers the program (with help from Distributors, and dozens of others. the Commerce Department), and CEOs from Left: Keith Richardson, Commissioner of the Patterned after a state initiative, the initial diverse businesses partner with CDCs to Department of Revenue. Right, Councilman Philadelphia CDC Tax Credit Program gave support their economic development work. W. Wilson Goode, Jr 10 local businesses the opportunity to con- Collectively, they are being recognized as tribute $100,000 per year for 10 years to PACDC’s 2013 Community Development CDCs in exchange for a tax credit against long-term planning, cover operating costs, Champions. their Philadelphia Business Privilege Tax. and better serve their neighborhoods. It has From his work with the Philadelphia The funds could be used for CDC economic made a tremendous difference in CDCs’ Commercial Development Corporation and development efforts based on the specific ability to strengthen neighborhoods and add in the Commerce Department during the needs of neighborhoods. to the tax base of the City.” Rendell administration, Goode knew that With the support of PACDC, the Tax Credit This year’s awardees continue to raise the bar CDCs needed a stable source of funding for program was made permanent in 2003, and join past recipients –Partners in Zoning their economic development work. Once expanded several times to increase the num- Reform, PA State Rep. John Taylor, Judge elected to City Council, Councilman Goode ber of participants, and changed to include Annette Rizzo, Denise McGregor Armbrister was able to create the tax credit program and non-profit intermediaries supporting CDCs. and Brian Hudson. set aside 5% of CDBG funds for CDCs. Today, the program is fully subscribed, and The Philadelphia CDC Tax Credit Program “Together, both of those things helped build includes 40 partnerships slots, which consist has helped the local CDC Industry achieve the CDC Industry in the city and stabilize of 37 CDCs and three non-profit intermedi- an economic impact of $3.3 billion to the city neighborhoods,” said Councilman Goode. aries and their business partners. Each organ- and $5.1 billion to the state during the past “The CDCs were poised to flourish, and ization gets $85,000 per year for 10 years. two decades. With such strong results, lead- neighborhoods like East Falls, Mt. Airy, and According to Rick Sauer, Executive Director ers are optimistic that both the CDC Industry South Philadelphia were stabilized,” he said. of PACDC, the Tax Credit Program “pro- and the City of Philadelphia are “poised to vides CDCs with the ability to engage in flourish” even more in the future.

27 2013 Rising Stars

Paris and New York — Training Grounds for Tacony Alexander Balloon Commercial Corridor Manager, Tacony CDC

Then, following a stint at LISC, he was a con- One dedicated volunteer, known affectionately sultant for Heritage Consulting in as the “Queen of Clean,” reigns over the Philadelphia, where he “gave people lots of Golden Brooms which rest majestically in aris and New York. Consulting and plan- advice but never saw the results.” Then came Tacony’s offices when not being presented in a Pning. Cleveland and Tacony. Historic Tacony CDC. photo opp to deserving merchants. preservation and urban redevelopment. According to Balloon, “Saying ‘yes’ to Proud of these high-profile but “low cost wins,” Hoagie Trails and Golden Brooms. Torresdale Avenue business owners with good Balloon wishes he could change one thing, “I That unusual combination of places and things ideas, working to build trust with the commu- would reach all vacant property owners and get may seem unrelated unless you’ve met nity, and marketing a vision with passion and them engaged on commercial corridors and Alexander Balloon, PACDC’s Rising Star, who commitment are terrific. Changing the psy- elsewhere.” He added: “I am grateful for all is Commercial Corridor Manager for Tacony chology of the community from resignation that PACDC does for us and other commercial Community Development Corporation. and withdrawal to engagement and enthusiasm corridor managers.” is very, very rewarding.” He With an undergraduate degree in urban studies He advises other corridor attracted 17 new businesses and history from Wooster, Ohio, and a gradu- managers to work to build in three blocks. ate degree in preservation and urban redevel- passion and commitment, opment from the University of Pennsylvania, Three competing and high- develop skills for the job, be Balloon did semesters in Paris and New York ly-rated hoagie shops resilient and communicate and added internships in Akron, Cleveland, became Tacony’s Hoagie and sell the community’s Baltimore and Philadelphia to the mix. Trail – with sales increasing vision. 15%. Balloon marketed the “I loved studying architecture and historic In the future, Balloon wants trail, got media coverage, preservation in those cities, but a bad job mar- to “manage a commercial or a and the three enjoyed more ket after graduation led to work as a tour guide downtown district. It gives new customers. in Philadelphia’s Italian Market. you the opportunity to invest in a 10-year Working with immigrant populations along a After the Hoagie Trail it was “clean and safe” timeline. Sometimes it takes that long to get bustling business corridor fueled his love of and the “Golden Broom Awards.” the job done.” preservation, engagement with business own- Borrowing the idea, Balloon presented gold, Many folks bet this Rising Star will “get the ers, and tangible results. spray-painted six-foot brooms – very ceremoni- job done.” ously — to businesses throughout the year.

Tacony CDC Golden Broom Award Winning Shopkeeper and volunteers.

28 PACDC 2013 Supporting CDCs Rising Star Follows Her Dream Home to Fairmount

Rebecca Johnson Executive Director, Fairmount CDC

and private real estate developers. She launched an expanded business district excelled, and she got the job done. including Spring Garden, Francisville, Brewerytown and Fairmount. Other experiences included volunteering — hen Rising Star Rebecca Johnson says on neighborhood committees, political And, she’s willing to tackle tough issues. Wshe wants “the Greater Art Museum campaigns, and with local organizations. area to be a strong, healthy, economically Sometimes, she says, “You just have to say “Volunteering is a great way to diverse neighborhood,” there’s no reason to uncomfortable things. People need to trust meet people.” doubt her. you. To create social cohesion in a place While working at the law firm in Blue Bell like Fairmount, neighbors have to feel part Her experience in real estate law, policy and living in Fairmount, she yearned “to of the process.” development, non-profit research on crime make her home town a world class city.” and justice, negotiating, open space and “With gentrification, old and new families, Every day, she observed many opportunities – greening, municipal sewer authorities, politi- and race and class differences, there needs to and challenges — and wanted to do some- cal campaigns, nonprofit management, and be a genuine meeting of people from all these thing about them. degrees in sociology and law prepared her to groups. Girard Avenue has to be a meeting get the job done. After practicing law for three years, she field- place rather than a dividing line.” ed a call about the position at Fairmount It’s not that she hasn’t faced choices and “You also have to listen a lot. Do what you CDC. “I jumped at the chance,” challenges as Executive Director of the say you’re going to do. Johnson said. As Executive Fairmount Community Development And keep working on Director at Fairmount CDC, Corporation since 2009 and also earlier in relationships. You Johnson has used her skills, accom- her career. always must be collabo- plished much, and works hard to rative,” she added. She was lauded for her real estate work and maintain “work-life balance.” ability to deal with diverse constituencies Whether working, vol- Johnson has acquired 10 vacant when she worked for a suburban law firm. unteering, tackling properties and, in conjunction with a private For example, she did real estate work for tough issues or balancing life and work, this developer, new homes are under construc- everything from municipal sewer authorities Rising Star seems to have found the formula tion. She’s working to grow local businesses and township open space committees to the for success. and has attracted 23 new ones. She’s Pennsylvania Department of Transportation

Left to right: Vital Neighborhoods renovated home; Arts Crawl; Restaurant Week With Art.

Strengthening Neighborhoods 29 2013 Community Leader

Community Leader is True “Angel” to Her Clients

Angel Palmer Manager of the Emergency Food Program M.A.P. Holistic CDC

o hear Angel Palmer tell you about her With her quick smile and pleasant attitude, Twork, you'd think she was drawing a “Angel makes people feel comfortable and really big salary. lets them know they are in competent hands,” said Parker. Just consider her schedule. Palmer, now Manager of the Emergency Food Program at She was recently recognized by City Council We could use a few more offices and more M.A.P. Holistic Community Development President Darrell L. Clarke and Pennsylvania money, but for now we're getting the Corporation, sees 20-30 people per day every State Representative Gary Williams for her job done. day from 9:00 a.m. to 2:00 p.m. But that's loyal and dedicated volunteer service to Now, as Emergency Food Manager, she and not when her day starts. She’s the first person M.A.P. Holistic. her colleagues serve 170 clients each day. in the office every morning around 7:20 to Previously, Palmer provided community But the more she does, the better she feels. “open things up and get organized.” Then leadership through her involvement with she's joined by an office manager and the the Harrison Tenant Council and the “I feel so good when someone comes back to executive director, Ossie Parker. Philadelphia Housing Authority. me me and says ‘thanks.’ They give me hugs, thanks and they tell me how things worked Palmer is a volunteer—a very dedicated Since she began this full-time volunteer out. And they now have places to live. We one— since she joined M.A.P. Holistic in work, she has seen an increased need. help them do whatever they need,” she says. 2010. Of her arrival there, Parker said, “This work gives me a reason to get up in the “Little did I realize that I would ever find “During the past three years, there has been a morning and get in to the office,” she added. such a worker at this time in my life.” big increase in the number of people who need clothing, food, and help with emer- In a special way, volunteer Angel Palmer is The Executive Director applauds Angel gency services for their gas and electric,” getting ‘paid’ for the selfless work she does Palmer's diligence. Palmer said. We work closely with Rev. Lewis every day. “She started here as a cleaner, doing every- C. Nash, Sr., Founder and CEO of Faith and thing including emptying trash, cleaning the Advocacy Outreach. rest room, doing floors and straighten- ing up, Parker said. “She had a knack with people, and she quickly moved to Intake Counselor and now to Manager of the Emergency Food Program.”

From left to right: Sign in front of M.A.P. Holistic CDC; Feeding attendees at their monthly community meal, Veronica Anderson, Vice President of M.A.P. Holistic CDC, Evangelist Johnette Dickie-Holloman, Trustee, Angel Palmer, Manager of the Emergency Food Program, and Deacon Carlton Dickie-Holloman, Chairman of M.A.P. Holistic CDC.

30 PACDC 2013 Supporting CDCs Past Blue Ribbon Finalists and Winners The Envelope Please... 2012 2009 How PACDC Blue Ribbon Award Winners

Winners Winner Are Selected Habitat for Humanity Philadelphia Asociación Puertorriqueños The ReStore en Marcha Pradera III Homeownership Community Ventures and Tru Mark Credit Union PACDC’s Blue Ribbon Awards Francisville East recognize outstanding Finalists Finalists Office of Community achievement by community Friends Rehabilitation Program Development development corporations Strawberry Mansion –Archdiocese of Philadelphia Homeownership St. John Neumann Place that advance PACDC’s Vision: People’s Emergency Center New Kensington CDC “Vibrant and diverse neighbor- Jannie’s Place Sustainable 19125 hoods across Philadelphia that Women’s Community Ogontz Avenue Revitalization equitably meet the needs of all Revitalization Project Corporation Evelyn Sanders Townhomes West Oak Lane Jazz Fest community members, pre- Phase 2 serve and enhance com- Women’s Community munity assets, and foster a 2011 Revitalization Project Neighborhood Plan stronger city and region.” Winners New Kensington CDC Winners exemplify community Sustainable 19125 development best practices and demonstrate excellence in Big Green Block 2008 the following categories: East Falls Development Winner Corporation Project H.O.M.E. • Innovation: organization has created a new or pioneering Trolley Car Café and St. Elizabeth Phase V project or program; or approached a project or program in Gateway Center at the Bathey Homeownership Development a new and inventive way. Finalists Finalists HACE Asociación Puertorriqueños • Impact: a demonstrated capacity to have positively Lawrence Court en Marcha influenced or changed the community or population served Sheridan Street Affordable Impact Services Corporation Housing Project for the better. Aramingo Crossing The Enterprise Center CDC Philadelphia Chinatown • Leadership: a proven ability to guide, lead, or influence Walnut Hill Street Team Development Corporation the direction, course, action, or opinions of stakeholders 10th Street Plaza Impact Services Corporation Dual Diagnosis Program that results in advancement for the community or New Kensington CDC population served. 2010 Frankford Avenue Arts Corridor A committee of community development professionals reviews Winners Ogontz Avenue Revitalization HACE Corporation nominations, selects the finalists, and decides the winners Mercy LIFE Center Northwest Greening Initiative by consensus.

Roxborough Development PACDC thanks the 2013 Awards Review Committee: Paige Corporation Targeted Block Façade Carlson-Heim, TD Bank; Ronald Dutton, Wells Fargo; Karen Improvement Program Fegely, Philadelphia Department of Commerce; Andrew Finalists Frishkoff, Local Initiatives Support Corporation; Donald Haskin, Impact Services Corporation Citi; Deborah McColloch, Philadelphia Office of Housing and Hancock Manor Community Development; Elizabeth Miller, Community Design Nueva Esperanza Latin Quarter Project Collaborative; Frank Monaghan, Habitat for Humanity (2012 People’s Emergency Center Blue Ribbon Winner); Mark Schwartz, Regional Housing Legal West Powelton/Saunders Services; Stefanie Seldin, Philadelphia VIP/LawWorks; and Linda Park Plan Winfield, PNC Bank.

Strengthening Neighborhoods 31 Temple II Temple I 2013 Blue Ribbon Winner-Large CDC

1260 Housing Development Corporation Walnut Hill West and Temple I & II Walnut Hill West Walt Kubiak, Executive Director

Mission of Serving the Most these rehabs provide energy-efficient homes, “We are aware of potential “NIMBY” (not- Vulnerable Achieves 25 Years on-site security, and accessibility for disabled in-my-back-yard) concerns from neighbors of Success individuals while increasing property values about our properties and residents, but our for near-by neighbors. The majority of resi- first goal is to serve our residents and their While maintaining a relatively low profile dents have lived in the neighborhood for five needs,” said Moira Rooney, Director of for 25 years, 1260 Housing Development or more years, 85% are extremely low income Strategic Investment for 1260 HDC. Corporation has been quietly providing and single-parent households, 21% are living “However, most of the time we usually do safe and sustainable homes for the most with a disability, and 17% were formerly projects, residents move in, and the neigh- vulnerable individuals and enhancing homeless. bors are pleased that handsome properties neighborhoods. have replaced dilapidated structures.” Walnut Hill West – at 56th and Walnut Two recent projects are winning examples of Streets, 1260 HDC renovated 32 apartments Many of 1260 HDC units are equipped to the 1,575 rental homes 1260 HDC has creat- in six buildings with energy-efficient appli- address the special needs of their residents, ed across Philadelphia leveraging $125 mil- ance upgrades and a white “cool roof” system including physical handicaps. lion in public and private funding: just a few blocks from a Fresh Grocer and the Serving the most vulnerable in our society Temple I and II – the largest gut rehabilita- 56th Street El stop. Working closely with the has been 1260 HDC’s mantra from its found- tion in the U.S. to be certified under the Veteran’s Administration, Back on My Feet, ing, a quarter century ago. Starting as a LEED for Homes program at the Gold and and Gearing Up on this project, 1260 HDC demonstration project between the U.S. Platinum levels respectively – restored 98 serves a diverse but vulnerable group of indi- Department of Housing and Urban affordable rental homes in 50 historic town- viduals and households with healthy and Development and the Robert Wood Johnson houses and preserved the neighborhood’s affordable homes. An on-site Resident Foundation, 1260 HDC – and eight other sense of place. That “place” is near Temple Services Coordinator connects people with organizations -- were formed when state psy- University and its rapidly-gentrifying neigh- city services and encourages self-sufficiency. chiatric institutions were mandated to close borhoods. Despite 1260 HDC’s successful track record, and mainstream their patients. Today, 1260 Along the 1700 block of North 16th Street they prefer to operate quietly and efficiently HDC stays true to its mission. and the 1500 block of North Gratz Street, to best serve their residents.

32 PACDC 2013 Supporting CDCs Nicetown Court II

Nicetown Court I

2013 Blue Ribbon Winner-Small CDC Nicetown Community Development Corporation Nicetown Court I and II Majeedah Rashid, Chief Operating Officer

Housing Demand Exceeds Supply affordable apartments and two commercial When Corridor Puts “Nice” Back spaces in December, 2012, a standing-room- Thrilled with the response, Nicetown Court in the Neighborhood only crowd signed up on the spot for II attracted about “60% of people from the Nicetown Court I. neighborhood and 40% from all over, includ- If you build it, they will come. “We were so surprised with the reaction, we ing as far away as Norristown, Montgomery Truer words were never spoken when it didn’t know what to do,” said Nicetown County. We knew we had a another winner,” comes to the Nicetown of today. CDC’s Executive Director Majeedah Rashid. she added. Earlier in its history, Nicetown was a thriving “We had hundreds of people sign their names Teed up next is a proposed $1.5 million, neighborhood of neat, modest row homes on notepads. We’ll never do that again!” mixed use development with space for the alongside once-giant manufacturers including “Nicetown Court I immediately changed the Nicetown CDC Business and Cultural the Budd Company, Midvale Steel, Tastykake landscape of our commercial corridor, and Center with two apartments above. All this Baking and the Brown Instrument Company. leveraged Nicetown Court II, a $20 million within the context of a neighborhood eco- But as “rust belt” industries departed for development across the street from the nomic development strategy – a 10-year, resi- cheaper locations, Nicetown and the entire Wayne Junction train station,” Rashid said. dent-driven, transit-oriented plan to improve city – like others around the country – faced “And we were happy to partner with the local economy, homes and social pro- multiple challenges as the housing stock Universal Companies on both of these gramming in Nicetown. declined and commercial corridors struggled. projects.” As Rashid works to “put the Nice Back in The story is very familiar, but what happened “When we announced the first project, more Nicetown,” she shares some lessons learned: next may surprise you. than 400 people lined up down the block and Identify a mentor such as Universal, collabo- around the corner to sign up for one of the rate, have a passion about your community, When the Nicetown Community 50 townhomes. We learned our lesson; This and build capacity. “And, take advantage of Development Corporation announced a new, time for Nicetown Court II, we signed up others who can help you, like PACDC.” $10 million mixed-use development with 37 folks online,” she laughed.

Strengthening Neighborhoods 33 2013 Blue Ribbon Finalist People’s Emergency Center Lancaster Revitalization Plan Kira Strong, Vice President, Community & Economic Development ‘Making Their Mark,’ Lancaster by a $100,000 grant from Wells Fargo Avenue Neighbors ‘Take Next Steps’ Regional Foundation. While all that is very creative, there’s more. Although most neighborhoods which develop plans engage residents and local businesses in The creative place-making “Open House” the process, can you name one that also has also included interactive maps where public meetings, steering committee meet- residents could identify hot spots for crime, ings, confidential interviews, focus groups, illegal dumping, flooding and poor lighting. door-to-door surveying, and creative Residents also sent “Postcards from the place-making? Future,” helping them to imagine what Lower Lancaster Avenue could be 20 years If you don’t know, here’s a clue. The from now. And at the end of the process, “creative place-making” component of this the community was invited to a party at the neighborhood planning process used a vacant place-making “Open House” where everyone “Next Steps,” supported by a $750,000 property at 3961 Lancaster Avenue, where: received a printed copy of the plan they had implementation grant from the Wells Fargo • Residents shared their opinions five jointly developed. Regional Foundation. The branding and times over four weeks; marketing of “Next Steps” had residents “Getting the printed plan was a first for talking excitedly about a possible “arts hub,” • The temporary installation of a tarp and many neighborhood residents who were decorated bus shelters, and murals. blackboard paint on the exterior of the so very proud of what they accomplished wall drew attention to the planning together,” said Kevin Musselman, Manager For more than a decade, PEC has worked process; and of Neighborhood and Resource Planning with business owners along Lancaster Avenue for PEC. from 37th to 44th Streets to complete 29 • Passersby used chalk to adorn the commercial facades and attract 45 new building with their ideas and visions A new take on what could be a straightfor- businesses while facilitating more than $57 for the neighborhood. ward process, Make Your Mark! was an expe- million in public and private investments to rience and a success. But now there’s a sequel. Undoubtedly by now, you guessed it. transform 140 vacant properties and lots into After bringing together hundreds of neighbors 228 affordable homes. This process, labeled as Make Your Mark!, for this shared visioning process, there are is the name of the Lower Lancaster next steps—literally and figuratively. With a track record like that, it’s no wonder Revitalization Plan orchestrated by the the ideas never stop flowing. Now that neighbors have “Made Their People’s Emergency Center (PEC) and funded Mark,” they are meeting quarterly to develop

34 PACDC 2013 Supporting CDCs 2013 Blue Ribbon Finalist The Enterprise Center CDC Community Leader Program Bryan Fenstermaker, Director of Programs Neighbors Helping Neighbors homes, and worked to resolve them,” Fenstermaker explained. While that program If you’re looking for a blueprint to improve benefitted Walnut Hill, it did little to help your neighborhood, build employable indi- those workers gain more employable skills. viduals, and cultivate community leaders, Our Community Leaders Program accom- one CDC may have just the answer. plishes both.” The Enterprise Center Community directors called our Community Leaders “the This new, nine-month program has an educa- Development Corporation’s (TEC-CDC) best-prepared candidates we’ve seen.” In tional component. The curriculum includes new Community Leaders Program is getting fact, one is now employed as the front desk 20 modules and teaches skills such as rave reviews and has yielded 10 success sto- receptionist at TEC-CDC. effective communication, customer service, ries in its first year in operation. With the problem solving, community service and Having achieved success as they move into dual goals of personal development and com- service leadership. Participants also canvass year two, TEC-CDC is offering to share this munity engagement, this program seems to and survey neighbors, lead community model with others. be a win for the community and a win for meetings, and engage volunteers throughout individuals. Beyond improving its own program, TEC- the community. CDC is working to replicate the model When the program was first introduced, more “We want to build strong neighborhoods at elsewhere in the city,” Fenstermaker said. than 50 persons applied for 10 slots,” said the grassroots level, but we also want to build People’s Emergency Center and Asociacion Bryan Fenstermaker, Director of Programs at strong community leaders and employees de Puertorriqueños en Marcha contracted TEC-CDC. “We purposely wanted to keep capable of other jobs as well,” he said. with TEC-CDC to aid in starting the program small so we could accomplish similar programs. our goals.” “Out of our first group, several folks already gained employment, and the feedback has PACDC applauds TEC-CDC’s new “Many folks remember our Walnut Hill been great,” Fenstermaker said. In interviews Community Leaders Program—a winner Street Team in which residents canvassed the with local employers such as Drexel for the community, individuals, and neighborhood, identified problems with University and others, the human resources other CDCs.

Strengthening Neighborhoods 35 36 PACDC 2013 Supporting CDCs Strengthening Neighborhoods 37 38 PACDC 2013 Supporting CDCs Strengthening Neighborhoods 39 40 PACDC 2013 Supporting CDCs Strengthening Neighborhoods 41 42 PACDC 2013 Supporting CDCs Strengthening Neighborhoods 43 44 PACDC 2013 Supporting CDCs Strengthening Neighborhoods 45 Xmas City Ad to insert 1/4 page WWW.DALECO.NET 215-886-6440

46 PACDC 2013 Supporting CDCs Get Your Guide PACDC’s 2013 Community Development Resource Guide is your connection to navigating your way through numerous city agencies and community development programs.

Cntact Pamela Bridgeforth at [email protected] or 215-732-5829.

Gala Media Design

Project Management • Video for Web Graphic Design • Photography www.galamediadesign.com

Janet Gala 215-242-8024

Congratulations to PACDC and All of the Award Winners!

Strengthening Neighborhoods 47 PACDC Membership Directory CDC Members

Key 1260 Housing Development Francisville Neighborhood Development Corporation Corporation (215) 557-8484 (267) 687-7544 CDC Members www.1260hdc.org www.francisvillendc.org

Housing Development Friends Rehabilitation Program ACHIEVEability /Housing Counseling (215) 825-8800 (215) 748-8802 www.friends-frp.com www.achievability.org Social Services/Referral

Germantown Community Connection Organizing/Advocacy Asociacion Puertorriqueños en Marcha (267) 421-1763 (215) 235-6070 www.germantowncc.org www.apmphila.org Economic Development /Corridor Management Germantown United CDC Chestnut Hill CDC (267) 603-3690 (215) 247-6696 www.germantownunitedcdc.org www.chestnuthillpa.com

Getting Homes Technical Training Equal List complete as of 12/31/12 Community Ventures Opportunity, Inc. (215) 564-6004 (267) 528-8442 www.community-ventures.org

Grace Neighborhood Development Corporation Delaware River City Corporation (215) 535-3885 (215) 537-8400 www.drcc-phila.org

Greater Brewerytown CDC (215) 769-5220 East Falls Development Corporation www.brewerytownphilly.org (215) 848-8084 www.eastfalls-pa.com

Habitat for Humanity Philadelphia (215) 765-6000 The Enterprise Center CDC www.habitatphiladelphia.org (215) 895-4095 www.theenterprisecenter.com

HACE (215) 426-8025 Esperanza www.hacecdc.org (215) 324-0764 www.esperanza.us

Impact Services Corporation (215) 423-2944 Fairmount CDC www.impactservices.org (215) 232-4766 www.fairmountcdc.org

Kensington South CDC (215) 426-4261 www.kscdc.org

48 PACDC 2013 Supporting CDCs Korean Community Development Services Center Office for Community Development, Tioga United (215) 276-8830 Archdiocese of Philadelphia (215) 227-2858 www.koreancenter.org (215) 426-9422 www.tiogaunited.org www.officeforcommunitydevelopment.org

Liberty Housing Development Corporation United Communities CDC (267) 765-1500 Ogontz Avenue Revitalization Corporation (215) 467-8700 www.lhdcorp.org (215) 548-5950 www.ucsep.org www.oarcphilly.org

Logan CDC Universal Companies (215) 302-1604 People’s Emergency Center (215) 732-6518 www.logancdc.org (215) 382-7523 www.universalcompanies.org www.pec-cares.org

Mantua Community Improvement Committee Village of Arts and Humanities (215) 382-6242 Philadelphia Chinatown Development (215) 225-7830 www.mcic1.org Corporation www.villagearts.org (215) 922-2156 www.chinatown-pcdc.org Mayfair CDC Women’s Community Revitalization Project (215) 332-4414 (215) 627-5550 www.mayfaircdc.org Philadelphia Neighborhood Housing Services, Inc. www.wcrpphila.com (215) 476-4205 www.phillynhs.org M.A.P. Holistic CDC Wynnefield Overbrook Revitalization Corporation (215) 787-0933 (610) 660-1241 Project H.O.M.E. www.wynnebrook.org (215) 235-3110 www.projecthome.org N.E.T. CDC (267) 441-0899 Yorktown CDC www.netcdc.org (215) 769-0225 Roxborough Development Corporation www.yorktowncommunity.org (215) 508-2358 www.roxborough.us New Kensington CDC (215) 427-0350 www.nkcdc.org South Philadelphia H.O.M.E.S., Inc. (215) 334-4430 www.sphinc.com Nicetown CDC (215) 329-1824 www.nicetowncdc.org St. Peter’s Community Development Corporation (215) 877-9411 www.spcdc.wordpress.com Northwest Philadelphia Interfaith Hospitality Network (215) 247-4663 www.philashelter.org Tacony CDC (215) 925-3788

Strengthening Neighborhoods 49 Associate Members

Key Allied Construction Services Citizens Bank (215) 884-0500 1-800-4Business www.allied-altman.com www.citizensbank.com Associate Members

Community Design Collaborative Housing Development/Project Planning BFW Group, LLC (267) 266-1612 (215) 587-9290 www.bfwgroup.net www.cdesign.org Social Services/Referral

Advocacy/Membership Organization Delaware Valley Regional BWA Architecture + Planning Economic Development Fund (215) 923-2420 (215) 531-7450 Other Professional www.bwa-architects.com www.dvredf.org

Banking/Financing

Ballard Sphar, LLC Diamond and Associates (215) 864-8855 (215) 732-3600 www.ballardsphar.com www.diamondandassociates.com

Diversified Community Services Bank of America (215) 336-5505 1(888)-Business www.dcsphila.org List complete as of 12/31/12 www.bankofamerica.com

Domus Beech Venture Corportion (215) 849-4444 (215) 763-8825 www.domusinc.net www.beechinterplex.com

East River Bank Beneficial Bank (267) 295-6420 www.thebeneficial.com www.eastriverbank.com

BluPath Design, Inc. Fairmount Ventures (267) 519-3504 (215) 717-2299 www.blupath.us www.fairmountinc.com

The Bridge Foundation Fineman, Krekstein & Harris, P.C. (610) 924-kids (215) 893-8717 www.thebridgefoundation.us www.finemanlawfirm.com

Capital Access FirsTrust Bank (215) 551-2000 (800) 238-BANK www.capitalaccessinc.com www.firstrust.com

Citi Community Development Greater Philadelphia Chamber of Commerce 1-877-528-0990 (215) 545-1234 www.citibank.com www.greaterphilachamber.com

50 PACDC 2013 Supporting CDCs Greater Philadelphia Cultural Alliance National Penn Bank Regional Housing Legal Services (215) 326-9460 (610) 369-6408 (215) 572-7300 www.philaculture.org www.knby.com www.rhls.org

Homeownership Counseling Association NeighborWorks America Right Sized Homes, LLC of Delaware Valley (212) 269-6553 (215) 370-6043 (215) 731-1723 www.nw.org www.right-sized-homes.com www.hcadv.org

PNC Bank Scenic Philadelphia Housing Alliance of Pennsylvania (1-888) PNC-Bank (215) 731-1796 (215) 576-7044 www.pncbank.com www.publicvoiceforpublicspace.org www.housingalliancepa.org

PECO Energy Company Sherick Project Management Innova (215) 841-5640 (215) 627-8877 (215) 336-0440 www.exeloncorp.com www.sherickpm.com www.innovaservices.com

Philadelphia Corporation for Aging SmallGirl Development, Inc. KSK Architects (215) 765-9000 (215) 620-7583 (215) 790-1050 www.pcaphl.org www.ksk1.com South Kensington Community Partners Philadelphia Industrial Development Corporation (215) 427-3463 Kitchen & Associates Architects (215) 496-8020 www.ksnac.org 856-854-1880 www.pidc-pa.org www.kitchenandassociates.com Sovereign Bank 1-877-SOV-Bank Philadelphia VIP/Law Works Kramer+Marks Architects www.sovereignbank.com (215) 523-9550 (215) 654-7722 www.phillyvip.org www.kramermarks.com Suquehanna Bank Philadelphia Youth Network 1-800-311-3182 Local Initiatives Support Corporation (267) 502-3726 www.susquehanna.net (215) 923-3801 www.pyninc.org www.lisc.org

TD Bank Preservation Alliance of Greater Philadelphia 1-888-751-9000 M&T Bank (215) 546-1146 www.tdbank.com (215) 956-7080 www.preservationalliance.com www.mtb.com

Urban Affairs Coalition Public Interest Law Center of Philadelphia (215) 851-1705 MaGrann Associates (215) 627-7100 www.uac.org (856) 813-8780 www.pilcop.org www.magrann.com

Wells Fargo Rebuilding Together Philadelphia 1-800-956-4442 Marcus Reinvestment Strategies, LLC (215) 568-5044 www.wellsfargo.com (267) 209-0450 www.rebuildingphilly.org

Wilson Associates Murdock Investments, LLC (610) 645-5392 (215) 219-6963 www.murdockinvestment.com

Strengthening Neighborhoods 51