Gentrification of Codman Square Neighborhood: Fact Or Fiction?

Home , Bowdoin Street, History of Boston, Savin Hill

ﬁ ti n of Codman Square Neighborhood: Fact or Fiction? Gentri ca o Challenges and Opportunities for Residential and Economic Diversity of a Boston Neighborhood

A Study of Neighborhood Transformation and Potential Impact on Residential Stability

A Publication of Codman Square Neighborhood Development Corporation 587 Washington Street Dorchester Boston MA 02124 Executive Director: Gail Latimore

Gentrification Blues

I woke up this morning, I looked next door — There was one family living where there once were four. I got the gentriﬁ-, gentriﬁcation blues. I wonder where my neighbors went ‘cause I Know I’ll soon be moving there too.

Verse from the song ‘Gentriﬁcation Blues’ by Judith Levine and Laura Liben, Broadside (Magazine), August, 1985, issue #165

Report Credits: Principal Researcher and Consultant: Eswaran Selvarajah (Including graphics & images) Contributor: Vidhee Garg, Program Manager, CSNDC (Sec. 6 - HMDA Analysis & Sec. 7 - Interviews with the displaced)

Published on: July 31, 2014 Contact Information Codman Square Neighborhood Development Corporation 587 Washington Street Dorchester MA 02124 Telephone: 617 825 4224 FAX: 617 825 0893 E-mail: [email protected] Web Site: http://www.csndc.com Executive Director: Gail Latimore [email protected]

Gentrification of Codman Square: Fact or Fiction?

Challenges and Opportunities for Residential and Economic Diversity of a Boston Neighborhood

A Study of Neighborhood Transformation and Potential Impact on Residential Stability

A Publication of Codman Square Neighborhood Development Corporation 587 Washington Street Dorchester Boston MA 02124 Executive Director: Gail Latimore

Codman Square, Dorchester

ii CONTENTS

Abbreviations

Acknowledgments

Executive Summary

Introduction 1

1. Context: Studying Neighborhood Change and Housing Displacement 4

2. Gentrification: Regional and Local Factors Behind the Phenomenon 8

3. Changing Socio‐Demographic of the Codman Square Community 13

4. Housing Stock, Housing Market Trends, and Residents 26

5. Overview of Development Projects in the Planning District of Dorchester 33

6. Mortgage Applicants (Residents & Property Owners) and Outcomes 38

7. Lessons of Experience and Community Strategies 44

8. Conclusion: Strategic Response of Codman Square to Challenges of Neighborhood Change 81

Appendix 83

i. References ii. Glossary iii. Decennial Census and American Community Survey (ACS) iv. BRA‐Approved Development Projects in Dorchester i. ABBREVIATIONS

ACS Data - American Community Survey Data

BRA - Boston Redevelopment Authority

CDC - Community Development Corporation

CSNDC - Codman Square Neighborhood Development Corporation

DND - Dept. of Neighborhood Development

FFIEC - Federal Financial Institutions Examination Council

HMDA - Home Mortgage Disclosure Act

MassDOT - Massachusetts Department of Transportation

MBTA - Massachusetts Bay Transportation Authority

NDC - Neighborhood Development Corporation

T.O.D - Transit Oriented Development

iv Acknowledgments

1. Prof. Jim Campen, Emeritus Professor of Economics, University of Massachusetts, Boston

- For providing the Home Mortgage Disclosure Act (HMDA) data and the handbook for data users.

2. Laura Delgado, Senior Research & Dev. Analyst, Dept of Neighborhood Development -(City of Boston)

- For pointing to the DND reports and providing some of the data sets on housing

3. Susanne Belovari, Ph.D. Archivist for Reference and Collections, and her staff, Tisch Library, Tufts University for helping with access to student thesis

4. Molly Simpson of the Warren Group for facilitating the purchase of the Warren Group data on property sales

5. The following Directors and staff of Community Development Corporations and Foundations

- For taking time to give interviews and for sharing their insights, lessons of experience and suggestions with reference to housing displacement and preventive strategies

i. Syvalia “Val” Hyman III, Exec. Director, United South End/Lower Roxbury Dev. Corp. ii. Richard Thal, Exec. Director, Jamaica Plain NDC iii. Donna Brown, Exec. Director, South Boston NDC iv. Bob Van Meter, Exec. Director, Boston LISC v. John Meacham, Community Organizer, City Life/Vida Urbana

6. A special thank you for the residents who were displaced from their homes (moving out or moving into Dorchester) for their interviews. (They wish to remain anonymous.)

v. Executive Summary

There is irrefutable evidence from urban observers and research studies that regional factors are behind a clear shift of population to the core cities of metropolitan areas in the US and Massachusetts in particular—for reasons of economic opportunities, amenities, energy efficiency and life style choices. Such a demographic shift is skewed towards younger generation—students and young employees who want convenient residential facilities, proximity to transit and locations of work. These trends impact the housing market and local services and define the characteristics of neighborhood change in Boston vis-a-vis gentrification. Massachusetts has taken an impressive lead in investing more on campuses and facilities, transit modernization, and upgrades to road networks. Such investments have also created conducive factors for population growth, reversing decades of suburban flight. Metropolitan Boston is widely recognized as one of the fastest gentrifying regions in the US. This is clearly reflected in Boston—the core city known for its competitive advantages of educational and medical Institutions. The demand generated by the new residents spills-over to the neighborhoods and communities as already experienced in the neighborhoods of Jamaica Plain, the South End and South Boston and many other surrounding cities and towns—Cambridge, Somerville and Medford. Neighborhood residents and community leaders claim that gentrification and its consequences of housing displacement are more frequent and escalating. But responses by way of public policy and neighborhood actions to mitigate displacement and make development have not been adequate. Codman Square neighborhoods in Dorchester, a historic and diverse residential community is located within walking distance of Ashmont-Peabody Red Line station which has been transformed into a transit node integrating Carruth Transit Oriented Development (TOD) and extensive investment on modernization of nearby Red Line stations. Moreover, the Fairmount Indigo Commuter Line to Readville is slated to emerge as a smart growth corridor connecting most of the neighborhoods in the southern parts of the city with downtown Boston. Many other development projects in the pipeline offer extensive potential of economic activity to the area and the prospect of rising quality of life for residents and small businesses alike. In the wake of this transformative phase, incidents of housing displacement have been reported as experienced by this study's interviewees. The incidents though few, coupled with major investment trends have aroused the fears of impending gentrification and unaffordable housing for many of the area households. Certainty and the magnitude of this trend will be reflected in the changing socio-demographic profile of the community. In a comparative socio-demographic assessment involving Codman Square Service Area, its most distressed sub set, the Study Area, and the Boston city, there is no compelling evidence of gentrification in Codman Square warranting concerted action against displacement. But the investment trends and signs of neighborhood change point to an impending transformation that may lead to significant displacement. As a proactive step, Codman Square Neighborhood Development Corporation (CSNDC) is committed to community stability and diversity. Interviews with leaders in other communities—Jamaica Plain, South Boston and the South End offered useful lessons from similar experience and on the need to be prepared to deal with issues of displacement. In the formulation of responsive strategies, CSNDC has identified success factors as well as road blocks to ensure investments and outcomes are equitable as the tide rises. Most importantly, in the absence of affordable housing and equitable development, leaders and displaced families emphasized, many of the residents living below or near poverty level, will have serious impacts of increasing housing costs and eventual involuntary displacement. Considering the income diversity, CSNDC area requires more housing for low- and moderate-income groups. Dorchester ranks first in terms of total housing stock for any neighborhood in Boston. As revealed in the analysis of housing stock and sousing sales data, the proportion of affordable housing is much lower in the area, ranking 10th among neighborhoods. A compelling need to expand the inventory of affordable housing is thus imperative.

Mortgage Applicants (Residents & Property Owners) and Outcomes: (Vidhee' to fill in here. Few lines would do)

As a strategic response to neighborhood change and to deal with housing/business displacement, CSNDC will develop its professional capacity to evaluate investment impacts and deal with any disruptive outcomes to the community. Moreover, CSNDC will strategically position itself within the framework of decision-making for the area so that it has a role in policy formulation and to ensure there are equitable development outcomes necessary to sustain the Codman Square an economically vibrant neighborhood and a community of diversity.

vi Introduction

Codman Square Neighborhood Development Corporation (CSNDC) is committed to a resident-oriented development, greater community stability and a sustainable quality of life.

In recent years, the largest neighborhood of Boston, Dorchester has received its own share of burdens caused by the mortgage crisis, particularly housing foreclosures. But the neighborhood has bounced back with resilience, thanks to a variety of forces at play and in-flow of investments from both the public and private sectors. The area is witnessing a wave of revitalization with transit facilities such as the Ashmont Subway Station and enhanced Dorchester Ave Corridor. The Carruth Transit Oriented Development (TOD) will be an effective prototype for other Boston neighborhoods if it succeeds as an integrated transit/residential cluster based on smart growth, environmental health, and energy efficiency. Moreover, the Fairmount Indigo Line of the MBTA, widely recognized as a smart growth corridor, is expected to generate various economic and cultural multipliers. Fairmount Line Initiative is a significant collaborative approach involving the State, the City Hall, Foundations, CSNDC and several other CDCs of Dorchester to harness the energies of leaders, residents and stakeholders to create a better Dorchester. But the mantra has been an affordable Dorchester for a mixed-income community. As part of upgrades and modernization of MBTA's transit services, the Talbot Subway stop has already been in operation for several months and residents are just beginning to use the facility. Indications are that Dorchester will have a network of transit infrastructure that reduces commute time and makes trips to places of employment, shorter and easier. Dorchester is changing.

CSNDC has been hearing some voices of concern from residents and community leaders who see a trend in the displacement of families, who were compelled to move elsewhere priced out of a rising housing market or condo conversion. There are numerous stories and discussions on the rising cost of housing in the neighborhood and the exclusion of long-term residents from unaffordable developments. Jessica or Alicia (whose interviews appear later in the document) tell their story of involuntary relocation to Weymouth or from Roxbury to Dorchester. With more anecdotal evidence and also lessons from others' experience that revitalization, in spite of its economic benefits, requires close monitoring to ensure that it is not a prelude to gentrification and the residents are not compelled to move elsewhere. CSNDC is aware that there are other neighborhood organizations and leaders making their best efforts to address such issues. As these incidents of displacement and clamor for action keep adding up, CSNDC wants to ascertain the situation within and around Codman Square in a factual manner and through conversations with many of the stakeholders. Instead of any hasty action, CSNDC wants to objectively examine the costs and benefits to the neighborhood. Any constructive follow-up requires such an analysis of facts, collaborative discussions and a collective approach for actionable decisions and course- correction. The preconditions quoted in the following paragraph are applicable to Codman Square.

"Gentrification commonly occurs in urban areas where prior disinvestment in the urban infrastructure creates opportunities for profitable redevelopment, where the needs and concerns of business and policy elites are met at the expense of urban residents affected by work instability, unemployment, and stigmatization." (Slater, 2012)

CSNDC believes that the community is open to all and welcomes all. But we have two sides to our story of Dorchester in transformation. In the absence of strategic intervention, the community faces the inconvenient truth that some of the young households may pay unaffordable costs to call this place home and some of the long-term residents may be even forced to leave.

1 Scope and Purpose of this Study

This is not an in-depth research study, but a compendium of facts, comments and observations to ascertain the facts of gentrification and residents' fears of displacement. In making an informed assessment of the dynamics of community change in Codman Square, the study looks at three important aspects: a. What are the socio-demographic shifts - local and regional, and their impacts of rising housing market on Codman Square - on the residents, community institutions and the neighborhood? b. When determined to stay, however, households will be compelled to find incomes and resources to sustain their homes. Unfortunately, housing costs particularly leases, rents, mortgage costs and tax assessments become more burdensome. Are the mortgage-finance institutions helping the eligible residents and home-owners to buy, improve or refinance their homes? In the aftermath of recent foreclosure trends, Dorchester may have generated a negative response from the financial institutions. c. More than mere statistics and income levels, there are lessons of experience from residents and leaders who provide POVs of qualitative information. While listening first-hand to personal stories of displacement and fears of losing a home, CSNDC is interested to know how other communities have dealt with the situation. Using structured interviews, CSNDC has compiled a wealth of observations, ideas for and success stories of other community leaders and displaced families - a knowledgebase that can help formulate effective measures for Codman Square.

The CSNDC study is therefore driven by the purpose to help the organization better understand the impact of investment and the transformative trends, within the context of Codman Square, its larger neighborhood of Dorchester, and the core city of Massachusetts State - Boston. Such a hierarchical context is critical to ascertain the nature of urban changes in the local neighborhood within a larger regional setting. As a main outcome, the analysis will assess the factual basis of displacement and provide strategic information and guidelines to formulate a development strategies to address housing displacement, increase the affordable housing inventory and strengthen local economic opportunities. Such a neighborhood-wide task is by no means simple. But through community vision, collaborative action and with the cooperation of the City, the State and the Foundations, a community can raise the quality of life and the vitality of the neighborhood and ensure the households can still call Dorchester home and, more importantly, create an inclusive and affordable place for all.

Gail Latimore

Executive Director Codman Square Neighborhood Development Corporation July 2014

Fig. 1.0 The Geographic Context of Codman Sq. NDC Service Area

Charlestown East Boston

Central

Back Bay/Beacon Hill Allston/Brighton

Fenway/Kenmore South End South Boston

i. Boston Harbor Islands

Roxbury Harbor Islands Dorchester Jamaica Plain

Massachusetts Codman Sq. Service Area BOSTON Roslindale West Roxbury Mattapan

ii. Boston &

Hyde Park Planning Districts

iii. Codman Square NDC Grove Hall Service Area Columbia Rd Codman Square occupies Geneva Ave a central location Franklin Park in relation to some of

Fields Corner the lowest income A Red Line - To Braintree neighborhoods in Boston. The area has a rich history and a vibrant community, Codman Sq. NDC ServiceWashington St Area predominantly people of color. Talbot ShawmutA CSNDC

Codman Sq.

Blue Hill Ave Norfolk St Dorchester Ave Ashmont St Transit Line Oriented Development Peabody Sq. Ashmont Carruth A TOD

Fairmount

Morton St GallivanA Blvd.Cedar Groove

CSNDC Service Area Area with more urgent Investment needs 1/2 Mile (Study Area) AdamsA St River St A A 3 ¹ 1.0 Context and Methods: Studying Neighborhood Change and Housing Displacement

Even a casual browsing of out or prevented from residents in creating a new urban literature on moving into certain neighborhood fabric as was neighborhood change leads geographic areas because of the case in urban renewal to numerous contentious the prohibitive costs and and many other arguments and analyses - limited household earnings. "revitalization" efforts. West some ideological, some It is this geographic End, North End, the South others objective, and many component, along with End and Copley Place others speculative. Purpose restricted economic represent such a change, of this section is to set the opportunities, that makes which caused waves of conceptual basis of gentrification-related displacement denying the neighborhood change in an displacement a problem." traditional residents the objective manner and to (Levy, Comey, Padilla, 2006) place they belonged to. outline the methodology of Many Boston neighborhoods Unfortunately the list this study of community such as Jamaica Plain and the continues with other parts of change and to facilitate the South End have gone the city and the neighboring formulation of effective through phases of cities of Somerville and strategies to mitigate gentrification and continue Cambridge as well. As a housing displacement and to be most-sought after by matter of operational explore equitable young urban professionals definition, gentrification development for the and families. Media reports herein after will be seen in Codman Square community. now point to South Boston terms of "The process by and East Boston where which higher income 1.1 Neighborhood Change gentrification is well households displace lower Urban investment relates to underway because of the income residents of a places and people and attraction of waterfront neighborhood, changing the generates a differential properties and proximity to essential character and impact. There are both transit and locations of flavor of that winners and losers—in terms entertainment. neighborhood." (Kennedy & of different types of burdens Leonard, 2001) and benefits from a flow 1.2 Gentrification: Boston's community-investment. experience, definition, its In an urban setting such as Similar to disinvestment and indicators and impacts Boston with its cluster of flight of families in the past, History of Boston educational and medical now as an inversion, there is neighborhoods has been at institutions, mobility of an influx of investment, the center of narratives on households and residents enhancement and the entry community change in terms takes place at all times—for of new residents who are of class, race, small business education, new jobs, better often at higher incomes than and community institutions, apartments, group homes, the traditional residents. and above all residential etc. Increasingly, Boston has Consequences can be costly. displacement. History also become a peerless city of reveals the role of public student dorms and young "As housing prices increase, policy and also the role of households associated with lower-income households private investment that educational and medical are at risk of being pushed priced-out "original" establishments. But on-

4 campus housing is not suburban families, students strategic action. But the most keeping pace with student and professionals who see critical geographic slice that enrollment and there is a the advantages and needs priority attention is spillover of mostly young amenities as a great boost. along Talbot Avenue on the residents into nearby This is discussed in detail in West of Washington Street. neighborhoods, wherein not the next section. Throughout this study the enough vacant units are following three comparative awaiting them. Such a 1.3 The Methodology of levels of geography are used: situation dictates that Codman Square Study (Please see Fig. 1.0) somebody should move i. Quantitative Data elsewhere, often the - Includes US Census data, a. CSNDC Service Area traditional resident or tenant Reports of Dept. of The boundaries of the CSNDC who cannot pay the asking Neighborhood Development Service Area as follows: rate. When the forces of (DND) -City of Boston, East - Dorchester Ave housing market take over, proprietary real estate sales South - Morton Street and the stability and diversity of data (purchased from the Gallivan Boulevard the neighborhood are Warren Group), public West- Blue Hill Ave compromised. There are also domain home mortgage North - Columbia Road and homeowners who take disclosure data (HMDA) and Geneva Ave. advantage of the rising home a selection of web-based The above boundaries values and move to cheaper publications and data from include 11 Census Tracts (US places. the Urban Institute, Census 2010). The Service Brookings Institute, Pew Area falls within two postal And the signs and fears of Research, Urban Land zip codes - 02121 and 02124. gentrification are rife. It is Institute, the American imperative that community FactFinder, BRA, MBTA, and b. The Study Area organizations and residents MassDOT. The Study Area is (a subset of ascertain how far the fears of the Service Area) sandwiched gentrification are not merely ii. Qualitative Data between Washington Street fears but facts of reality. That - Includes interviews with and Blue Hill Avenue. It is the answer the study seeks Boston's community leaders comprises 7 Census tracts to find with reference to and also displaced members (US Census 2010) which have Codman Square in detail and of households. Several media predominantly low-income its larger Dorchester reports provided some of the residents of mostly Planning District in general. more recent analyses and Caribbean ancestry. (Fig.2.0) highlights on gentrification While such trends are seen in and its underlying socio- c. Boston City a single neighborhood, they demographic forces. For reasons of comparison, are triggered at a regional citywide average of data is scale firstly as demographic iii. Geographic Units of used. Moreover, Boston city changes and life-style Comparative Analysis is the regional center for choices. During the last The service area of Codman financial services, health care decade there has been a Square Neighborhood and educational institutions heightened awareness to the Development Corporation, and a thriving hospitality reversal of fortunes in the herein after referred to as industry with a host of central cities which have CSNDC (or CSNDC Service entertainment services that become more attractive to Area) is taken as the focus of make it an urban magnet investors, select businesses, our concern and area for with ripple effects.

5 Fig. 2.0 CSNDC Service Area Showing Boundaries of the Study Area and the 2010 Census Tracts

Boston City CSNDC Service Area & Study Area and Planning Districts (in 2010-Census Tracts)

Charlestown East Boston

Central Seaver St Back Bay/Beacon Hill Allston/Brighton

Fenway/Kenmore South End Columbia Rd Adams St South Boston

Bowdoin St Roxbury Jamaica Plain Dorchester Geneva Ave CSNDC Area Detail Roslindale West Roxbury Mattapan 901 Park St Franklin Park

Hyde Park 919 Fields Corner 920

Blue Hill Ave Washington St

Harvard St 924 CSNDC Dorchester Ave k 922 Talbot Ave 923

Harambee Park Codman Sq. Ashmont St Shawmut 1002 Norfolk St Relevant 2010 Census Tracts

1005St Washington

Peabody Sq. Study Area CSNDC Service Area

Milton Ave Ashmont Station 1002 901 901 919 919 920 1003 1004 Fairmount Line 922 Morton St Gallivan Blvd. 923 923 924 924 CSNDC Study area 1001 1001 1002 1002 CSNDC Service Area 1003 1003 ¹ 1004 Note: The Census Tracts have blue &/or red boundaries ¼ Mile 1005 MATTAPAN Sq. Adams St

6 1.5 Socio-Demographic indicators of change In examining the nature and extent of gentrification the following statistical data (the first nine are from US Census and the 10th from the Warren Group data (Proprietary real estate data) are used:

1. Racial Composition & Ethnicity Change in composition to a higher percentage of Whites, particularly Non-Hispanic Whites

2. Race of the Householder

As above

3. Age Composition

How far the age characteristics are skewed towards a younger age group?

4. Household Size

When the households are young and predominantly of single persons, the average household size of the community tends to be smaller.

5. Year Householder Moved into Unit

A higher percentage of households moving in recent years indicates a process of community in transformation.

6. Housing Tenure and Vacancy Rate

When a higher proportion of households comprises tenants, though it is a matter of household choice, points to a higher rate of mobility.

7. Educational Attainment for the Population 25 Years & Over

Increase in the percentage of Bachelor's Degree & above indicates the arrival of young employees.

8. Occupational Characteristics

Increase in the proportion of managerial & professional occupations shows class variations of residents.

9. Median Household Income (Adjusted for inflation)

Increase in household income points to an upward shift of the community. Such a shift unless related to the long-term residents suggests the changes in income groups.

10. Rising Median Sales Price of homes and increasing level of refinancing

Increasing demand for the housing units leads to appreciation of values, which is an incentive to refinance home improvement. Rising Median sales price is indicative of the appreciating value and a seller's market. Refinancing is also an indicator of consumer confidence.

Before examining the socio-demographic characteristics, it will be interesting to look at Boston's prominence as a gentrifying city and also familiarize with some of the regional strengths and trends, such as a new generation of young adults from the suburbs moving to core-cities. 7

2.0 Gentrification*: Regional and Local factors behind the phenomenon

Gentrification, though viewed lost population to emerging After decades of big businesses essentially as a local phenomenon suburbs which offered a host of leaving the city for the suburbs, U.S. of community change, many of family-oriented amenities, school firms have begun a new era of their causal factors are driven by choices and "quality of life". Now corporate urbanism. Nearly 200 cultural trends, employment the demographic traffic has made Fortune 500 companies are locations, transit infrastructure, a U turn back to the city in (See side Box) and household currently headquartered in the top increasing numbers, comprising choices of a much larger urban 50 cities. Many others are staying particularly of young adults for community. Some of the put in the suburbs but opening high- reasons of convenience, underlying causes of investment profile satellite offices in nearby opportunities and life style and residential choices are partly cities, sometimes aided by tax 2.0 Gentrification*: choices. regional and even generational, breaks and a recession that Regional & Local factors behind the phenomenon which are not within the exclusive tempered downtown rents. And 2.2 Growing Core-Counties control of local communities. upstart companies are following USA Today identifies the suit, according to urban planners. 2.1 Back to the City growing population of core The bottom line: companies are Even without extensive research counties and a significant under pressure to establish an urban studies, simple demographic population decline in the presence that projects an image of analysis and review of current outlying counties as indicative dynamism and innovation. literature on urban trends point to of a demographic shift towards a historic reversal of what has central cities. (See Fig. 2.2) "The showcase headquarters of the been a relatively predictable past, the beautiful suburban pattern of urban and metropolitan Core Counties & Outlying Counties campuses—that's a very obsolete growth in the post war US 2006-09 2010-2013 model now," said Patrick Phillips, characterized by flight to the Core counties 2.90% 2.70% CEO of the Urban Land Institute, a suburb. But the situation has Outlying counties 3.60% 1.90% land-use think tank. dramatically changed. TIME magazine aptly calls "the suburban Data: USA TODAY, March 27, 2014 fringe has now shifted to what Fig 2.2 BACK TO THE CITY The Wall Street Journal, Dec. 4, 2013 planners call the urban core.” From Outlying County to Core City Calling this phenomenon "Back to the City", USA Today points to US Census data that show population 1.9% 2010-2013 growth shifting to the core 2.7% counties of the USA's 381 metro areas, since the economic recovery began in 2010. For most of post-war decades core cities 3.6% 2006-09 2.9%

0.0% 2.0% 4.0%

Outlying counties Core counties

* Ruth Glass, British sociologist, coined the word "gentrification" when she saw changes in Islington, London. (But the word has assumed different meanings and implications over the years): "One by one, many of the working class quarters have been invaded by the middle class - upper and lower ... Once this process of 'gentrification' starts in a district it goes on rapidly until all or most of the working class occupiers are displaced and the whole social character of the district is changed" (Glass, 1964) 8

2.3 Higher Population Growth Rates in Central Counties of Massachusetts

Among the counties in Massachusetts, Suffolk County (the core-county) which includes Boston city experienced a sharply higher rate of growth of population over the decades (Please see Fig. 2.3). Fig. 2.3 InterCensal Growth Rates 1980 to 2010

Selected Counties of Massachusetts 60% 53.0% 50%

40%

30% 26.1% 20% 19.1%

10% 4.7% 0% 2.1% 3.9% 1980 1990 2000 2010 -10% -11.6% -20% Barnstable Bristol Essex Hampden Hampshire Middlesex Norfolk Plymouth Suffolk Worcester

The core counties such as Suffolk Fig. 2.4 Counties of Massachusetts State County, which includes Boston city - the administrative, financial, and economic core of the region, show significantly higher growth over the decades in comparison to other counties, some of which have declining growth rates. Such disparate growths that make Boston an attractive location have created a variety of gentrification- related consequences in Boston city and the metro area not seen in a generation. This demographic trend and changing lifestyle choices of a new generation must be factored in to fully understand the changes that we see in

Dorchester, South Boston, Jamaica Plain and elsewhere.

2.4 Highest Ranking Gentrifying Cities (First five of 55 Largest US Cities)

Late last year (2013) many of the media sources such as Wall Street Journal, NPR, and the Huffington Post highlighted the news story of Boston being ranked as the first among gentrifying cities in the US. The source for such reports was the study by Daniel Hartley, Research Economist at Federal Reserve Bank of Cleveland. He analyzed home price appreciation in previously low-price census tracts of the Metro area to identify those with high gentrification rates. The study has, however, generated both enthusiastic supporters and also dissenters.

"Housing prices are a good measure of gentrification since they provide a summary of the various amenities in the neighborhood. Changes in neighborhood amenities such as increases in school quality or decreases in crime should be reflected in changes in neighborhood home prices. Looking at the 55 largest US cities in 2000 shows that the share of neighborhoods that fit my definition ranges from 17 percent in Seattle to 95 percent in Baltimore. The number of neighborhoods that did actually gentrify by 2007 is smaller. Though all cities

experienced some gentrification, most saw less than a third of neighborhoods with the potential to gentrify do so. Four cities saw significant shares of the neighborhoods that could gentrify, do so: Boston (61 percent), Seattle (55 percent), New York (46 percent), and San Francisco (42 percent). In Boston, the gentrifying neighborhoods represented about a fourth of the entire city’s population. In other cities, the proportion was much smaller."

Hartley, Daniel, Gentrification and Financial Health, Federal Reserve Bank of Cleveland, 2013, P1

Table 2.4 Highest Ranking Gentrifying Cities (First five of 55 Largest US Cities)

Rank Metropolitan Low-price census City’s low-price tracts City’s total number of Statistical Area (MSA) tracts in the city (those that gentrified tracts that gentrified with below-median MSA home value)

1 Boston 43% 61% 26% 2 Seattle 17% 55% 9% Fig.3 2.3 BostonNew MSA York City 40% 46% 18% 4 San Francisco 31% 42% 13%

5 Washington, D.C. 55% 35% 19% Source: Hartley, Daniel, Gentrification and Financial Health, Federal Reserve Bank of Cleveland, 2013

10 Fig. 2.5 Boston MSA 2.5 Hartley Report Finding

The Boston Metropolitan One of the key findings of Hartley study Statistical Area (MSA), many is that there are beneficial outcomes of times larger than Boston City, comprises 5 counties in gentrification to residents and to those Massachusetts & 2 in New who move out. The excerpt, given below Hampshire. Such a large area contradicts the real life events with towns & cities of varied experienced (though fewer) in Codman socio-economic ranks may not be adequately similar to the Square or in South Boston that conditions of Boston city. households are compelled to move Reports in the media did not elsewhere because of rising costs or lack clearly refer to the geographical of affordable alternatives in the area of MSA. community. But not with a high credit

score.

Boston-Cambridge-Quincy, MA-NH "Another way to cut the data is to compare movers and Metropolitan Statistical Area Definition: nonmovers across gentrifying and nongentrifying neighborhoods. The 2007 Metropolitan Statistical Area is Interestingly, there is a slightly larger increase in credit comprised of Essex, Middlesex, Norfolk, score (1.5 points more) associated with residents of the Plymouth, and Suffolk counties in Massachusetts and Rockingham and Strafford counties in New gentrifying neighborhoods who moved to a different Hampshire. neighborhood relative to those who lived in a gentrifying neighborhood but did not move. So it appears that, on average, movers are even slightly more positively (Source: US Census) affected by gentrification than nonmovers."

Hartley, Daniel, op.cit. (Emphasis added)

But Jason Happ questions the basis of Hartley's evidence of credit scores: "It turns out a credit score cannot be calculated for someone with no accounts. The Equifax website delineates what sorts of trade lines get computed in determining this information: “Trade lines are your credit accounts. Data furnishers report information on accounts you have established with them such as the type of account (bankcard, auto loan, mortgage, etc.), the date you opened the account, your credit limit or loan amount, the account balance and your payment history.” Equifax customer service also confirmed how people without traditional accounts cannot have a credit score.

If someone does not have a credit card, nor a car loan, nor a mortgage, nor a bank account, then they cannot be included in the data provided by Hartley’s research for the Federal Reserve." Jason Happ, (in Streetvibes, 2013) (Emphasis added)

11 2.6 Some Explanatory Factors

There is a generational shift to the city, drawn by economic opportunities, educational What is driving urban gentrification? facilities and cultural facets.

Studies suggest that "Today’s The best explanation is that it is the bounce-back from urban decline. For Youth Drive Less and Use Transportation Alternatives much of the 20th century cities across the rich world lost population thanks to suburbanisation. The rise of commuter railways and then the automobile More" (Frontier Group, 2012). made it easier for wealthy people to move out of city centres to bigger, more spacious suburban homes. Pollution, rising crime rates and poor public As major facets of such shifts, schools gave them ever more reason to go. But in recent years these trends there are demographic cohorts have reversed. Cities in the Western world are, for the most part, cleaner, such as Generation Y (Born less criminal and better managed than they were 30 years ago. In New York between 1980 and mid 1990s) are City, for example, the number of murders fell from 2,200 per year in 1990 to seen as the most economically 414 last year. Social changes are also working against the suburbs and in active and a new face of influential favour of cities. University-educated young people—of whom there are population, immigrants and more each year—are getting married and having children ever later. students who make their choices Childless people tend to value the vibrancy of cities more than they care for locations of residence, learning about having enough garden space for a trampoline. And in much of the rich and work. (See box -What is world, fewer young people drive now than did twenty years ago, which driving urban gentrification?) makes them more likely to want to live in places served by good public-

Without delving deeper into transport systems. growing nation-wide awareness, The Economist - Sep 16th, 2013, by D.K. regional contexts and reasons, it is more relevant to examine the fears and facts of gentrification in Dorchester and Codman Square in particular as part of changing face The next section is a brief analysis of Boston. of the changing socio- demographic of the Codman Square community to see how far the transformation has proceeded

on the basis of the indicators

listed in Section 1.

Generation-Y (or Millennials) shaping the urban life and its core locations

In addition to class distinctions, one of the most defining demographic change, similar to Baby Boomers, is attributed to the Generation Y (young adults born between 1980 and mid 1990) moving in large numbers to the core cities.

Demographers see Generation Y as the most significant age group (as the baby boomers are retiring) that will shape

the form and functions of the workplace, institutions, housing, cultural scene and even political views in cities and neighborhoods.

They are estimated to make 75 Million of the US population and play a key role in a multi generational neighborhood, consumer market and the workplace.

12 3. Changing Socio-Demographic of the Codman Square Community

Having seen Boston as one of the leading urban areas of gentrification at the national scale, this section looks at the demographic changes at a community level in Dorchester's Codman Square to identify any clear trends in terms of the indicators listed earlier. This is a comparative analysis of three nested geographies: Boston, CSNDC Service Area and its sub-set ,the Study Area. The socio-demographic profile with reference to two time frames will help establish the extent and pace of change and determine their impacts on communities and families: change in income, racial/ethnic mix, occupational categories, etc. Such impacts can profoundly transform communities as was the case in Washington D.C. (See box)

Washington - This city, the country’s first to have an African-American majority and one of its earliest experiments in black self-government, is passing a milestone. Washington’s black population slipped below 50 percent this year, possibly in February, about 51 years after it gained a majority, according to an estimate by William Frey, the senior demographer at the Brookings Institution. The shift is passing without much debate, but it is leaving ripples of resentment in neighborhoods across the city, pitting some of the city’s

long-term residents, often African-American, against affluent newcomers, most of whom are white, over issues as mundane as church parking and chicken wings….

On H Street, Pamela Johnson, an African-American who owns a small storefront building, said her property tax bill had more than tripled in the three and a half years since the city began building a streetcar system that she said she never wanted. She said that she could not afford to pay and that she was one of several dozen owners in danger of losing their properties in a tax sale.

New York Times, July 17, 2011

A note on the use of data from US Census: To compile the demographic and housing characteristics in the three geographies, the Decennial -SF1 data for 2000 & 2010, and American Community Survey (ACS) data for five year estimates are used. Decennial- SF1 data are 100% counts and are more reliable than the ACS counts which are based on a relatively small sample and a different methodology including periods of reference (Decennial Census is a snapshot on a particular day whereas ACS is a continuous enumeration for a period such as one year.) As suggested by the Census Bureau, the ACS data used in this section relate to two comparable five year periods (From 2006 to 2010 and 2008 to 2012), which as the years suggest, have significant overlap thus making inferences fairly limited. The selection of ACS data, however, offers the advantage of looking at more recent trends.

13 3.1 Population Change

i. Total Population

Fig. 3.1a Population Change In both the CSNDC Fig. 3.1a Service Area and the Study Area, Census 2010 marked a population decrease from Census 2000. The ACS data (Estimates) for the two study areas, however, indicate modest increase from 2010. In contrast, Boston city maintains a

steady increase of its population size since 2000.

Fig. 3.1b Population Change

Fig. 3.1b The CSNDC Area shows a markedly high decrease in population by 7.2% in contrast to a much smaller decrease of 1.7% in the Study Area and a 2.3% increase in Boston.

3.2 Racial Composition & Ethnicity

Racial composition of the community remains the most significant indicator of diversity and inclusiveness. Historical factors and social forces explain the character of racial and ethnic make‐up at any particular time. However, any spike or drop in the racial/ethnic make-up of residents can indicate a variety of factors at play including gentrification, displacement or even career mobility.

14 While displacement by gentrification is a class issue with middle- and upper-middle income groups moving into traditionally working-class and low income communities (Glass, 1962), it has very obvious racial implications as a high proportion of the people of color and immigrants belong to low-income categories. Thus central city neighborhoods, such as Jamaica Plain, South End and East Boston, once known as places of racial minorities and Latino residents, and also South Boston have gone through substantial gentrification and housing displacement.

Fig. 3.2a Racial Composition

Over 75% of the resident population in the Study Area is African American. One of the fastest growing ethnic groups is the Latino community that has increased from nearly 5,000 in year 2000 to 6,500, an increase of 22%. However, there is a minor decrease in their percentage from 79% to 77%.

Looking at the ACS data, there is a steady increase of Non-Hispanic White Residents in the Study Area. Even though in the Study Area the increase is from 630 to 1054, it's a significant increase of over 60%, in contrast to the trend in Boston (a minor drop from 47.7% to 47.9%) and the CSNDC Service Area.

Fig. 3.2b Non-Hispanic Whites (ACS Data)

15 3.3 Age Groups

Changing age groups provide an important gauge for the demographic changes of the community and have significant implications to the social fabric. But the changes seen here, both in the Study Area as well as the Service Area are mostly in keeping with the Boston citywide trends with a markedly higher proportion of 18 to 44 year olds hovering around 51%. Age group has a significant implication to housing demands. There is also some concern that a higher proportion of college students are moving into neighborhood apartments. One community leader quipped that some of the market rate housing is grabbed predominantly by students.

Fig. 3.3 Age Composition

16 3.4 Race/Ethnicity of Householder

The charts include only those major races and Latino whose numbers are significant enough for comparison. Note the data are from the 100% sample of US Census for 2000 & 2010.

In the study Area, the most significant increases have taken place for the Latino householders. Also noteworthy is the increase of non-Hispanic whites from 1.5% to 2.0%. In contrast, African American householders show a 2% decrease from 80%.

The city has gained households mostly by way of Latino residents while non-Hispanic whites decreased by 4%. African Americans show a 0.5% increase. Except for the very minor decline for Non-Hispanic whites, the CSNDC is almost identical to the study area. Interestingly, the Study Area shows 0.5% increase in householder who are nonHispanic whites.

Fig. 3.4 Race/Ethnicity of Householder

17 3.5 Housing Tenure a. Occupied Units Owner-occupancy is a key factor contributing to neighborhood stability and community strength. Renter-occupancy, depending on the tenants and housing characteristics can pose a significant constraint on the quality of the neighborhood in the absence of tenants' involvement in community affairs. It is interesting to note that the highest percentage of renters is in the Study Area hovering a little higher than 60%. It is also striking to see that while the owner-occupancy has declined with more units falling into vacant category, the critical question is what will happen to these vacant units?

Of the three geographies studied, with approximately 70% of the occupied units in rental (Study Area), it is easy to see how tenants are vulnerable to rising rents. One important aspect of high percentage of tenants is that it is an indication residents are in the community for a shorter period of time, a characteristic often associated with gentrification. But in Codman Square it is also a matter of affordability that the economic circumstances of the residents do not permit owning a home and are content with a rented home.

Fig. 3.5a Housing Tenure

While CSNDC Service Area shows a decrease in the percentage of home-ownership, and the Study Area shows a marginal increase whereas Boston's percentage increased by nearly 2% from 32.2 to 34%. Of the three geographies, the Study Area has the highest proportion of renters at 71.0%. b. Housing Vacancy Rate

Between the time periods compared here in the graph, there is a higher vacancy rate in the Study Area and Service Area. The high vacancy rate of predominantly large housing units may be lead eventual conversion into condos.

Fig. 3.5b Housing Vacancy Rate

18 3.6 Household Size

Gentrifying areas have relatively smaller household sizes because the households are predominantly those of young professionals and students. National demographic trend, as has been the case with major cities, has continued to indicate that the household sizes are getting smaller. Nevertheless, looking at the charts for three geographies, the Household Sizes have remained relatively the same. The most noticeable variation is the smaller Household Size in Boston due to the high proportion of college students and other single person households such as the elderly.

Fig. 3.6 Household Size

19 3.7 Householder Moved Into Unit ACS Data Fig. 3.7a Year Householder Moved into unit Year Householder Moved into Unit

In ascertaining the mobility of households, the charts compare ACS data for 2006-10 & 2008-12 to see "When did the householder move in?" A relatively stable neighborhood will have comparatively smaller percentage of households moving in recent years. However, the time period is relatively short to make more reliable inferences.

Fig. 3.7b Year Householder Moved into unit In all three geographies, there is no striking difference indicating low/high proportion of residents moving in. In this context, the Service Area is almost identical to the Study Area. Perhaps the mobility of people takes place in relatively equal proportions of arrival and departure from the areas.

Fig. 3.7c Year Householder Moved into unit

3.8 Educational Attainment ACS Data

In view of the lack of housing elsewhere, particularly closer to college campuses, college students are some of the first groups to move into Boston neighborhoods, such as Fenway-Kenmore, South End and Allston-Brighton. (In some areas of Boston, one of the interviewees reported that market rate housing in mixed-income developments are taken mostly by college students.) Such a demand for student apartments has an impact on the local rental housing market. Reflecting this trend, residents of gentrifying areas show an increasing level of educational attainment of college and graduate school degrees among its residents. But this situation is not clearly evident in both the Study Area and the CSNDC Service Area. It should be noted that the time gaps between the comparative periods of ACS estimates are not adequate for observing any change.

Fig.3.8 Educational Attainment

Boston clearly stands out in high school graduation and, more specifically, in college graduation rates. The citywide trend is a reflection of the concentration of educational institutions and the college students and better high school graduation rates in other neighborhoods in contrast to the Codman Square area.

3.9. Median Household Income - Adjusted for Inflation (Constant Dollars) (ACS Data) Household Income is one of the best measures of the economic well-being of the household. As evident from the trends, the difference in Median Household Income has continued to remain high (25% more) for the city average in comparison to the Codman Square area. Considering the Study Area, the Service Area is nearly 15% higher and Boston is 50% higher. In terms of constant dollars shown in the graph, Boston shows a slight decrease in income. (Such a minor difference may well be attributed to the margin of error in the ACS Estimates.)

Fig. 3.9 Median Household Income (Constant Dollars)

Table 3.9 Median Household Income*

Study Service Boston Area Area Area 2006-10 $35,497 $40,180 $53,798 2008-12 $37,281 $42,370 $53,615

* Adjusted for Inflation (Constant Dollars)

3.10 Gross Rent ACS Data

Rising rent is one of the prime indicators of tenants being priced out of the lucrative housing market. In the absence of effective increases in household income, a significant number of traditional residents are likely to voluntarily seek alternatives to reduce housing costs.

Most of the tenants in the study area paid rents in the middle and lower categories of rent classes. But that situation has changed in 2012 with a higher proportion paying very large amounts as rents.

Fig. 3.10.Gross Rent

3.11 Gross Rent as a Percentage of Household Income ACS Data

The issue of affordable housing is determined by the rent/mortgage burden on the household and is expressed in terms of the household income spent for housing. Public policy often maintains 30 to 33% of the household income is the maximum amount an average household can spend. In making an assessment of households burdened by such unaffordable expense on housing, the Study Area and the CSNDC Area have nearly 50% of the households spend over 35% of the income on housing closely followed by Boston at 43% of the households. The situation is a clear reflection of the need—for more affordable housing and also a critical strategic intervention to maintain diversity and housing stability.

3.11 Gross Rent as a Percentage of Household Income

3.12 Occupational Characteristics ACS Data

Another characteristic is the changing occupational categories of the residents, often higher proportions of employment in managerial and professional jobs. With reference to three leading job types studied here,- Management, Services and Sale & Office, Boston dominates the management jobs while the Study area and the CSNDC show relatively modest gains in management jobs and appear almost identical in the three job types. Over 1/3rd of the jobs are in the service sector for the two study areas.

Fig. 3.12 Occupational Characteristics

3.13 Poverty Level ACS Data

The percentage of population below poverty level has stayed around 25% in the Study area as well as the CSNDC Service Area, with noticeable reductions in recent years. However, Boston average is significantly better with no clear decline between 2000 and 2010 at approximately 21%. But the two study areas show a decline of 5 percentage points during the same period.

Fig. 3.13 Percentage of Population Below Poverty Level

Some of the findings can be summarized as follows:

1. CSNDC Service Area experienced significant loss of population (7.2%) and there was a comparatively smaller loss (1.7%) in the Study Area. The ACS data (Estimates) for the two study areas, however, indicate a modest increase since 2010. Even though the Study Area is a sub-set of the Service Area, there is a substantial disparity in indicators such as population growth, racial composition, housing vacancy, and poverty level.

2. African Americans make the highest proportion of the study areas wherein their percentages show a slight decline and also in Boston. Non‐Hispanic Whites in the Study Area increased from 2.2% to 3.4% between 2006‐2010 & 2008‐2012 and there is no statistically significant increase in the Service Area, contrasting with a minor drop for the city

24 as a whole. It will be interesting to verify whether the decrease in the number of African Americans was due to voluntary relocation and their homes being sold to moving in Hispanic community whose numbers have increased overall.

3. In terms of age composition, both the Study Area and the Service Area are similar to Boston's citywide trends except for the markedly higher proportion of 18 to 44 year olds hovering around 51%.

4. In the Study Area, the most significant increases have taken place for the Latino householders. Also noteworthy is the increase of non-Hispanic whites from 1.5% to 2.0%. In contrast, African American householders show a 2% decrease from 80%.

5. While CSNDC Service Area shows a decrease in the percentage of home-ownership, while the Study Area shows a marginal increase whereas Boston's percentage increased by nearly 2% from 32.2 to 34%.

6. The Household Sizes have remained relatively the same. The most noticeable variation is the smaller Household Size in Boston due to the high proportion of college students and other single person households such as the elderly.

7. There is a similarity in all three geographies with no striking difference by way of any particular period indicating low/high proportion of moving in.

8. Boston clearly stands out, in both high school graduation and college graduation rates. The citywide trend is a direct outcome of the number of educational institutions and better high school graduation rates in other neighborhoods.

9. In relation to the Study Area, the Service Area is nearly 15% higher and Boston is 50% higher in terms of median income. In terms of constant dollars Boston shows a slight decrease in income.

10. Most of the tenants in the study area paid rents in the middle and lower categories of rent classes. But that situation has changed in 2012 with a higher proportion paying very large amounts as rents.

11.The Study Area and the CSNDC Service Area have nearly 50% of the households spend over 35% of the income on housing closely followed by Boston at 43% of the households.

12. Management, Services and Sale & Office, among the three areas studied here, Boston dominates the management jobs while the Study area and the Service Area show relatively modest gains in management jobs and appear almost identical in the three job types. Over 1/3rd of the jobs are in the service sector for the two study areas.

13. Poverty level has declined in contrast to Boston where the rate remains nearly the same.

On the basis of demographic changes there is no overwhelming evidence to substantiate a clear trend in gentrification of Codman Square. Nevertheless, considering the nature and extent of development investment, particularly transit facilities, the neighborhood may see more tangible evidence in the next few years. With this backdrop of demographic changes, the next section looks at the context of Dorchester in relation to the volume of sales and median sales price for years 2010 and 2012. The section provides a comparative overview of Boston neighborhoods (Planning Districts) based on impressive data reports published by the DND of Boston City. A summary of sales and refinancing for the Service Area and the Study Area based on Warren Group data at the Census Tract level provide a more detailed view of the market activity.

25 4. Housing Stock, Housing Market Trends, and Residents

Hi Everyone,

My husband and I are considering purchasing a home in Dorchester to start and raise a family. I have heard that Dorchester is gentrifying which makes buying there more appealing. Has anyone heard this? We are looking in the Ashmont area on the west side of Dot Ave. Is this specific area gentrifying? Is it relatively safe?

Thanx.

City-Data Forum (Forum on the Internet) On Dorchester Gentrification (Boston, Cambridge, Somerville: real estate, renting, condos)

The changing dynamic of the local In responding to the demand for Housing market is a critical, property market in an upward apartments, in a neighborhood perhaps the central characteristic, trend has been extensively studied with a large proportion of housing indicative of the on-set of and documented based on the stock with floor areas, condo- gentrification and its slow impact concept of "Rent Gap". As Neil conversion becomes a more on long-term residents. Higher Smith explains, "Researchers have feasible early option. Now there is home prices, rents and costlier analyzed the phenomenon of a new group of buyers who are leases reflect the upward trend, appreciating property values for likely to be individuals or smaller raise affordability levels and the area and also observed that households who may be detached create changes that will gradually property developers see a rent from the neighborhood's family- spread throughout the gap and take the next step to based social fabric. This is an neighborhood. Bearing the brunt reap potentially high profits to be inescapable reality in demand- of an upward market are made in place of low- or driven urban locations with residents, tenants, and small- subsidized rents."(Smith 1987) potential for high density and business owners. On a more There is also demand side analysis profitable development. And the critical trend, most of the which identifies some of the community organizations must affordable units begin shifting to factors behind gentrification such explore ways of drawing in diverse market rates and even higher level as specific demographic groups, group of households to strengthen of condo-conversion sets in. retirees or households seeking community stability and civic amenity-rich core-city engagement. neighborhoods and the response of investors. As trends suggest in terms of new developments and amenities, Thus locations with depressed Codman Square housing market property values during stages of cannot be seen in isolation from distress become more valuable as the larger Dorchester new amenities and attractions neighborhood of which it's an create development potential for important part. the property market and investors.

26 4. 1 An Overview of Trends in Boston neighborhoods. Fig. 4.1a This section on housing sales is a comparative view of all the Planning Districts of BRA. The sales indicators used here are: Sales volume and median sales price for years 2012 and 2013 as compiled by City's DND. Dorchester, the largest neighborhood in Boston not surprisingly ranks high on sales volume. It is critical to monitor the trends in the housing market over the next years to effectively gauge the dimensions of gentrification and formulate suitable strategies to deal with issues of displacement.

Fig. 4.1b

Fig. 4.1 UNITS SOLD 2012-2013 ALL SALES 2012 2013 %Chang ALLSTON/BRIGHTON 585 724 24% BACK BAY/BEACON HILL 769 635 -17% CENTRAL 604 732 21% CHARLESTOWN 450 526 17% Fig. 4.1c DORCHESTER 736 808 10% EAST BOSTON 246 286 16% FENWAY/KENMORE 192 213 11% HYDE PARK 288 281 -2% JAMAICA PLAIN 498 522 5% MATTAPAN 159 154 -3% ROSLINDALE 353 424 20% ROXBURY 301 367 22% SOUTH BOSTON 931 970 4% SOUTH END 648 706 9% WEST ROXBURY 420 453 8% CITYWIDE 7,180 7,801 9% Data: DND, City of Boston

The median sales price in Dorchester is relatively low Fig. 4.2a and slightly ahead of neighborhoods such as East Boston, Mattapan and Roxbury. But such a price level, with a variety of investments entering the neighborhood and the advantages of transit and quality housing can bring in a healthy diversity but also certain risks of displacements.

Fig. 4.2b

Fig. 4.2 MEDIAN SALES PRICE 2012-13 ALL SALES* 2012 2013 %Change ALLSTON/BRIGHTON $285,000 $335,000 18% BACK BAY/BEACON HILL $644,000 $730,000 13% CENTRAL $654,750 $712,500 9% Fig. 4.2c CHARLESTOWN $470,000 $525,000 12% DORCHESTER $274,600 $325,000 18% EAST BOSTON $240,450 $319,500 33% FENWAY/KENMORE $359,950 $380,000 6% HYDE PARK $258,000 $291,000 13% JAMAICA PLAIN $398,000 $440,000 11% MATTAPAN $229,000 $296,000 29% ROSLINDALE $310,000 $340,000 10% ROXBURY $249,000 $296,000 19% SOUTH BOSTON $420,000 $465,000 11% SOUTH END $610,000 $667,750 9% WEST ROXBURY $356,500 $379,900 7% CITYWIDE $383,000 $427,500 12%

* All Residential types Data: DND, City of Boston

28 4.3 Volume of Refinance & Sales CSNDC Service Area ‐ 2010 to 2013

The trend lines illustrate the is more pronounced, perhaps increasing volume of sales and reflecting the drop in consumer refinancing early in the decade but confidence and lack of incentive to gradually falling over the three any home improvement in a very year period from 2011 to 2013. inclement financial environment Fig. 4.3 Volume of Refinance & Sales The decreasing rate of refinancing particularly after the mortgage/ (Data Source: Warren Group) foreclosure crisis that seriously

impacted Dorchester.

CSNDC Service Area The decreasing rate of Volume of Refinance & Sales - 2010 to 2013 refinancing is more 800 pronounced, perhaps 600 reflecting the drop in consumer confidence 400 and lack of incentive to 200 any make-over in a 0 very inclement 2010 2011 2012 2013 financial environment . Refinance Sales

4.4 Annual Change in Comparative Median Sales Price From 2010 to 2013

The chart shows changing median $100,000 from 2010 to 2013 that phase is literally over. And sales price of all types of housing though significantly lower than with the type of development for the four geographic areas: in Boston's average. The flat nature investments discussed in Section 5 contrast to Dorchester, median of Dorchester market may be seen and significant gains in market sales price of the two geographies as a long hang‐over of the serious confidence, Dorchester may enter - the Service Area and the Study phase of foreclosures (Dorchester a phase of neighborhood change area, are showing substantial price was most adversely affected in with inevitable ramifications to increases of approximately terms of home foreclosures.)but Codman Square.

Fig. 4.4 Annual Change in Median Sales Price Median Sales Price From 2010 to 2013 The graph shows $400,000 significant increases in median sales price in $300,000 the CSNDC area in contrast to Dorchester $200,000 neighborhood as a whole. $100,000 2010 2011 2012 2013 Study Area Service Area Dorchester Boston

29 4.5 Trends in Sales & Refinance by Census Tract (2010 to 2013) CSNDC STUDY Area Fig. 4.5a Trends in Sales & Refinance

CSNDC Study Area Sales & Refinance 2010-13 -Per Census Tract by % of Housing Units 15% 13.8%

10.9% 10.8% 10.8% 10% 7.2% 7.7% 6.7% 6.3% 6.5% 6.3% 5.6% 5.5% 4.6% 5% 2.8%

0% 901 919 923 924 1001 1002 1003 % HU Refin. % HU Sold

4.5 Trends in Sales & Refinance by Census Tract (2010 to 2013) CSNDC Service Area Fig. 4.5b Trends in Sales & Refinance CSNDC Service Area Sales & Refinance 2010-13 - Per Census Tract by % of Housing Units 25% 19.2% 20%

13.8% 15% 12.7% 12.3% 10.9% 10.8% 10.8% 8.7% 10% 7.7% 7.2% 6.7% 6.5% 6.9% 5.7% 6.3% 5.6% 5.5% 6.3% 5.5% 4.6% 5% 3.7% 2.8%

0% 901 919 920 922 923 924 1001 1002 1003 1004 1005 % of HU Sold % of HU Refin.

The line graphs for the Study Area & the Service Area represent variations in sales‐refinance activity by Census Tract. Tracts 922 & 1003 show substantial % of refinancing. With certain familiarity with the residential characteristics, neighborhood and field staff will be able to identify the reasons and the status of transactions.

30 4.6 Overview of Affordable Housing In Dorchester Fig. 4.6

Central to any strategy to counter the impact of gentrification on low- and moderate-income requires a sustainable inventory of affordable housing to mitigate the effects of rising housing costs and the risks of displacement. Dorchester has 14% of the neighborhood housing categorized as affordable by Dept. of Neighborhood Development (DND), City of Boston. The proportion of affordable housing units in Boston falls within the middle range in terms of their distribution among the Planning Districts.

Fig. 4.7a

4.7 Affordable Housing Units By Planning Districts Fig. 4.7 Affordable Housing Units By Planning District Source: DND, City of Boston Number % % of Boston Back Bay/Beacon Hill 1,046 6.0% 2.0% Hyde Park 892 7.0% 1.7% West Roxbury 1,349 10.0% 2.6%

Roslindale 1,485 11.0% 2.8%

Allston/Brighton 4,010 13.0% 7.7% Fig. 4.7b Dorchester 4,796 14.0% 9.2% Fenway/Kenmore 2,060 14.0% 3.9% East Boston 2,435 15.0% 4.7% Central Boston 2,849 16.0% 5.5% Mattapan 2,588 19.0% 5.0% South Boston 3,434 19.0% 6.6% Jamaica Plain 4,570 26.0% 8.8% Charlestown 2,326 30.0% 4.5% South End 7,139 41.0% 13.7% Roxbury 11,220 45.0% 21.5% TOTAL 52,199 100%

4.8 A Case for More Affordable Housing in Codman Square

Three factors are reinforced by the above data with reference to Dorchester. a. Dorchester has the largest housing stock for any neighborhood in Boston. b. However, it ranks among the lower half of the neighborhoods in terms of the proportion of affordable housing units. c. Dorchester's share of affordable housing is well below the share of Roxbury and the South End, where already significant trends in gentrification have been reported.

With some of the distressed residential blocks located in Codman Square there is a strong need to stabilize the community and ensure the affordability levels are maintained.

5.0 Overview of Development Projects in the Planning District of Dorchester

In recent years Dorchester area has seen a variety of public sector investments: most importantly MBTA's modernization of Red Line and the in-progress Fairmount Indigo Line, BRA's Initiative for Dorchester Ave Corridor, collaborative projects such as Carruth Transit Oriented Development, and a number development investment by private entities. Undoubtedly the amount of investment and their outcomes will revitalize the neighborhood emerging out of a phase of housing distress. In reversing the trend, however, some of the investments such as transit upgrades to Ashmont and the Fairmount line will make the area more attractive and more convenient to residents and the workforce. While it is not feasible to assess the impacts of development projects in a technically adequate manner in this report, the community needs to be aware of the scope and location of new development projects to better understand their implications.

Fig. 5.1 Summary of Project Benefits: Please see Appendix iii for a matrix on floor-area, unit - mix, use & parking spaces of the Development Projects. In Brief: Total Floor Area (SF): 871,892* Commercial & Institutional: 73,000** Parking Spaces: 331 Housing Units: 875 Affordable housing: 125 (*17,000 SF Upgrades) (**57,000 SF Upgrades)

33 5.1 Summary of BRA-Approved Development Projects in the Planning District of Dorchester

252-254 Adams St 1 Lower Mills Apartments 6 St.Kevins Redevelopment 10 Building Size: 18,000 sq ft 2262 Dorchester Avenue 516-530 Columbia Road Uses: Rental/Residential Land: 61,097 sq ft Land Sq. Feet: 116,516 sq ft Residential Units: 15 Building Size: 127,934 sq ft Building Size: 97,000 sq ft Parking Spaces - 14 Uses: Rental/Residential Uses: Rental/Residential Demolition of the existing four Capital improvements by the Boston 80 units of affordable housing in three structures at the site and the Housing Authority at the existing buildings construction of a new four-story Lower Mills Apartments at 2262 residential building containing fifteen Dorchester Avenue, which includes Talbot Commons - Phase I 11 units and 14 parking spaces 177 units. 14 New England Avenue Land: 19,815 sq ft 9 BANTON ST. 2 Lucky Strike Residency Project 7 Building Size: 24,015 sq ft Land: 18,188 sq ft 289 Adams Street Uses: Rental/Residential Building Size: 31,667 sq ft The proposed mixed used building Construction of 18 affordable rental Uses: Residential includes 4 commercial spaces, 22 housing units including 3 dedicated Renovation of entire front of building units of residential artist live/work spaces;. all affordable, into 24 residential units with 50 apartments (19 market rate and 3 (60% AMI or below); with 7 parking parking spaces on first floor. affordable), and 14 Off-Street parking spaces spaces. The building will Bethel Baptist Church 3 be a 3-story wood-frame structure at THE FOUR CORNERS-UPPER 157 Stanwood Street the corner lot of Park, Adams, and WASHINGTON PROJECT 12 Land:14,000 sq ft Lincoln Street. The building will be 324 Washington Street Building Size: 38,000 sq ft constructed above grade. The first Building Size: 49,758 sq ft Uses: Institutional floor will be four (4) commercial Uses: Rental/Residential Bethel Baptist Church Ministries spaces; the second and third floor will Construction of 35 residential units in proposes to demolish the existing be 22 rental residential apartment two buildings and 3,200 SF of ground garage on the site and to construct an units. There will be paved parking floor for commercial use. approximately 23,436 gross square for14 Off-Street parking spaces. foot, 3-story place of worship and UNIVERSITY PLACE RESIDENCES 13 community center NU Life Development 8 150 Mount Vernon St 71-79 Brunswick St and Land: 184,816 sq ft BOWDOIN STREET HEALTH CENTER 4 400-402 Blue Hill Ave Building Size: 170,000 sq ft Project Description: Land: 15,118 sq ft Uses: Rental/Residential BIDMC 2013 IMPA/Small Project Building Size: 24,712 sq ft 184 residential units and 83 parking Review proposes the Bowdoin Street Uses: Residential/Retail spaces Health Center Addition Project - Residential Units: 16 includes interior renovations of Proposal calls for the construction of WHITTIER PLACE 14 approx. 4100 SF addition for 10 townhouses along Brunswick St 60 Southern Ave expanded outpatient clinical space and 6 residential condominiums Land: 56,000 sq ft including a Wellness Center. above a ground floor retail space with Building Size: 39,000 sq ft 16 parking spaces. Uses: Rental/Residential HERB CHAMBERS 14 affordable rental units within an AT 75 MORRISSEY BLVD 5 OLMSTED GREEN LENA PARK CDC existing apartment building and 15 Land: 97,739 sq ft AND BROOKE CHARTER SCH 9 affordable rental units in 4 new Building Size: 27,706 sq ft 156 American Legion Highway buildings for a total of 29 units and 20 Uses: Retail Land: 114,124 sq ft parking spaces The proposal calls for the renovation Building Size: 57,000 sq ft of the existing building onsite for use Uses: Education 25 William T. Morrissey Blvd. 15 as a new Herb Chambers Certified Proposal calls for the renovation of Land Sq. Feet: 102,366 sq ft Pre-Owned BMW Dealership. the existing 57,000SF structure; upon Building Size: 220,000 sq ft completion, 49,000SF of space will be Uses: Rental/Residential used by the Edward Brooke Charter 278 residential units in two buildings School and 8,000SF of space will be and 143 parking spaces. dedicated community space for the Lena Park CDC

34 5.2 Fig. 5.2 Source: FTA, Livable and Sustainable Communities

Fig. 5.3

36 5.4 Development Impacts a. Of the 15 development projects listed, 10 of them are for residential purposes with a significant number of rental units with a substantial percentage of affordable housing. Some of them have integrated retail spaces to promote small businesses. Full details of the projects are not available to ascertain their economic, housing and parking significance. Approximately 1.0 Million sq.ft. of floor area will be available which will include nearly 900 housing units. Some retail and institutional expansion and significant number of parking spaces are also included. Projects of such a varied scope will create substantial change and create, a critical ingredient of investor confidence the neighborhood has not seen in decades. b. While Fairmount Indigo Line ($230 Million) will boost transit-ridership, only time will reveal how the stations on Talbot Ave and Geneva Avenue evolve into nodes of a high-volume transit corridor. c. Carruth Transit Oriented Developments (TOD) ($53 Million):

i. Transit Oriented Developments (TOD) are seen as smart growth/energy policies that effectively integrate residential facilities with retail stores near transit stops thus providing cost and time saving for both the riders and the transit administration.

ii. Some of impact the studies on TODs elsewhere find that residences within the close proximity of TODs appreciate in property value.

iii. There are instances where real estate associations and transit authorities collaborate to facilitate the construction of the TOD for mutual advantage of marketing, operational efficiency and, of course, profits.

iv. Increasing environmental concerns, travel times and fuel costs are matters of priority for the younger generation of transit users. Such a preference has found an enthusiastic customer base among younger age groups whom sociologists call, "Generation Y".

v. TOD has been implemented only selectively in the Boston Metro area and Ashmont Station and the Carruth development take pride as pioneers in Boston's neighborhood revitalization.

The range and scope of development projects and their multiplier effects will gradually bring in several economic and community benefits. Invariably it will reflect in the form of an upward movement of the housing market. Consequently there will be a need to "Balancing the revitalization of neighborhoods while reducing the risk of displacement of low-income families poses a challenge for city officials and housing practitioners. " (Levy, 2006)

CSNDC will aggressively move forward to channel the impacts to revitalize Codman Square's community economic base and also take steps to stabilize the community.

37 6. Mortgage Applicants (Residents & Property Owners) and Outcomes

-An Analysis of Home Mortgage Disclosure Act (HMDA) Data for CSNDC Service area

Borrowers of color have a higher s hare of foreclosures and less access to credit. However, the latest (2009) HMDA report reveals far-reaching and highly disturbing mortgage trends for people of color, especially when viewed in conjunction with existing data. African-American and Latino families are less likely to receive sustainable home loans; they pay more for the mortgages they do get; they are more likely to experience foreclosure; and, as a result, the gap in homeownership is rapidly growing

wider between white families and families of color.

Center for Responsible Lending, 2010

6.1 Home Mortgage Disclosure Act (HMDA)

For this section of the research, we analyzed HMDA data sets from 2008 through 2012. Among other information, the data set contains information about home purchases, home purchase pre‐approvals, home improvement, and refinance applications for 1 to 4 unit and multifamily dwellings.

The intent in analyzing HMDA data stems from concern about the housing credit needs of residents in the study area, and where the credit has been provided by financial institutions over the past five years. For the purposes of our study, we focused on information about loan requests made, accepted and denied based on two categories – (1) Race and (2) Income of applicant. Based on the demographic study presented earlier in this document, we are primarily concerned with identifying the credit needs and responses of financial institutions to the Black and White population in the study area.

6.2 Analysis of HMDA Data

Figure 4.1 below shows the total number of loan applications made each year from 2008 through 2012 in the study area. Not surprisingly, the number of loan applications (for home purchases, home improvements, and refinancing) decreased sharply from 2008 to 2011; the number of loan applications fell by more than 50% in this four‐year period. The figure shows a slight increase in loan applications from 2011 to 2012 – this trend also mostly correlates with information about economic growth in the same period.

38 Figure 6.1 Loan Applications made by Year from 2008‐2012

Year No. of Loan Requests 2008 874 2009 577 2010 437 2011 401 2012 486

Loan Requests by Year 1000 900 874 800 700 600 577 486 500 437 401 400 300 200 100 0 2008 2009 2010 2011 2012

In the next step of this analysis, we observed loans originated and denied to Black and White populations in the study area. It is important to note here that the HMDA data set has separate categories for (1) Loans approved but not accepted, (2) Application withdrawn, and (3) File closed for incompleteness. For our purposes, we have focused only on (1) Loans originated and (2) Loans Denied. The difference between acceptance and denial rates for Blacks and Whites was the greatest in 2008, at the height of the economic recession. The gap closed in the following 1‐2 years, but as we see from the two figures below, the gap has started to increase again, particularly since 2011. Once we obtain HMDA data for 2013 and add it to this analysis, we will get a clearer picture of the trends in acceptance and denial rates of loans for Black and White populations. As can be seen from Figure 4.2, the percentage of loans originated/accepted for the White population consistently remains higher than that for the Black population. Conversely, a higher percentage of Blacks are denied loans than are Whites; moreover, the difference between denial rates is higher than the difference between loan origination rates for the two races.

39 Figure 6.2 Loans Originated, categorized by race from 2008‐2012

Percentage of Loans Accepted By Race and Year Year Black Acceptance Rate White Acceptance Rate 2008 29% 39% 2009 42% 44% 2010 43% 45% 2011 48% 48% 2012 49% 51%

Percentage of Loans Accepted by Race and Year 60% 51% 48% 50% 44% 45% 39% 40% 48% 49% 42% 43% 30%

20% 29%

10%

0% 2008 2009 2010 2011 2012 Black Acceptance Rate White Acceptance Rate

Figure 6.3 Loans Denied, categorized by race from 2008‐2012

Percentage of Loans Denied by Race and Year Year Black Denial Rate White Denial Rate 2008 50% 38% 2009 34% 32% 2010 34% 31% 2011 33% 27% 2012 34% 28%

Percentage of Loans Denied by Race and Year 60% 50% 50%

40% 34% 34% 33% 34% 30% 38% 32% 31% 20% 27% 28% 10%

0% 2008 2009 2010 2011 2012 Black Denial Rate White Denial Rate

40 Next, we looked more closely at the information about loans that were denied. With an aim to better identify the population that is in need of housing credit but does not seem to have access to it, we parsed the data by income category and race. As we see in the figures below, there is no discernible trend from year to year for loans denied to the White population in our study area. However, the trend for loans denied to the Black population remains somewhat similar from 2008 through 2012, for the various income categories. The denial rate for moderate income Blacks remains consistently high for the five‐year period, ranging between 31% ‐ 45% of loan applications.

Figure 6.4 Loans denied in 2008, by race and income category

Percentage of Loans Denied - 2008 By Race & Income Category Income Category Blacks - Loans Denied Whites - Loans Denied Low Income 15% 15% Moderate Income 31% 16% Middle Income 35% 37% High Income 14% 24% Highest Income 4% 6% Not known 1% 2%

2008 - Percentage of Loans Denied by Race and Income Category 40% 37% 35% 31% 30% 24%

20% 16% 15%15% 14%

10% 6% 4% 1% 2% 0% Low Income Moderate Middle High Income Highest Not known Income Income Income Blacks - Loans Denied Whites - Loans Denied

41 Figure 6.5 Loans denied in 2009, by race and income category

Percentage of Loans Denied - 2009 By Race & Income Category Income Category Blacks - Loans Denied Whites - Loans Denied Low Income 14% 16% Moderate Income 43% 39% Middle Income 35% 3% High Income 7% 16% Highest Income 0% 3% Not known 2% 23%

2009 - Percentage of Loans Denied by Race and Income Category

50% 43% 39% 40% 35%

30% 23% 20% 14%16% 16% 7% 10% 3% 3% 0% 2% 0% Low Income Moderate Middle High Income Highest Not known Income Income Income

Blacks - Loans Denied Whites - Loans Denied

Figure 6.6 Loans denied in 2010, by race and income category

Percentage of Loans Denied - 2010 By Race & Income Category Income Category Blacks - Loans Denied Whites - Loans Denied Low Income 29% 11% Moderate Income 33% 22% Middle Income 24% 26% High Income 7% 19% Highest Income 2% 19% Not known 5% 4%

2010 - Percentage of Loans Denied by Race and Income Category

35% 33% 29% 30% 24%26% 25% 22% 19% 19% 20% 15% 11% 10% 7% 5% 4% 5% 2% 0% Low Income Moderate Middle High Income Highest Not known Income Income Income

Blacks - Loans Denied Whites - Loans Denied

42 Figure 6.7 Loans denied in 2011, by race and income category

Percentage of Loans Denied - 2011 By Race & Income Category Income Category Blacks - Loans Denied Whites - Loans Denied Low Income 17% 30% Moderate Income 42% 5% Middle Income 24% 20% High Income 15% 15% Highest Income 0% 15% Not known 3% 15%

2011 - Percentage of Loans Denied by Race and Income Category

50% 42% 40% 30% 30% 24% 20% 20% 17% 15%15% 15% 15%

10% 5% 3% 0% 0% Low Income Moderate Middle High Income Highest Not known Income Income Income

Blacks - Loans Denied Whites - Loans Denied

Percentage of Loans Denied - 2012 By Race & Income Category Income Category Blacks - Loans Denied Whites - Loans Denied Low Income 28% 24% Moderate Income 45% 48% Middle Income 19% 12% High Income 1% 4% Highest Income 1% 4% Not known 5% 8%

2012 - Percentage of Loans Denied by Race and Income Category

60% 48% 50% 45% 40% 28% 30% 24% 19% 20% 12% 5% 8% 10% 1% 4% 1% 4% 0% Low Income Moderate Middle High Income Highest Not known Income Income Income

Blacks - Loans Denied Whites - Loans Denied

4.3 Conclusion from HMDA Data Analysis (To be written up after discussion)

43 7. Lessons of Experience and Approaches

7.1 Stories of Displacement and friends, and a trip that home until I was able to get a Interview 1 would usually take her 15 bigger apartment. It was in Jessica Haddon minutes to the doctor would my price range, and then, my (Name changed) take her 2 hours. Despite rent went up $400 within a these inconveniences, she year. This was last year, tried to make it work; but 2012‐2013, somewhere in she eventually realized that between there. I moved out what she saving in rent, she in the summer, in May 2013. was spending on gas and other items. Why did you move out of At the end of 2013, she Dorchester, what were the moved to Mattapan – to the reasons? home of a friend’s mother I moved to Mattapan who had spare rooms. because my rent was The only reason she can reasonable, and then it went afford the rent, she says, is up $400. I never really because it’s someone she wanted to move out of Jessica is a 24‐year old single knows. It’s not her ideal Dorchester because I’m so mother currently living in living situation but it will close to everyone, but Mattapan. She was born and have to do for now. She has Mattapan wasn’t too bad brought up in the Four changed residences several because my grandmother is Corners area in Dorchester in times in the last year, while there. If I could have, I would her parents’ home. Her first looking for an affordable have stayed in Dorchester apartment was in Hyde Park, apartment in Dorchester, just because my daughter’s but she moved back to her and she continues to do so. school is in Dorchester; it’s parents’ house when the The interview below closer to the highways, in apartment got too small for describes her struggles in the order for me to get to work. her daughter and her. She search, and her take on A lot of my friends have did find an apartment in her Dorchester as a place to live. actually moved out of price range, but soon after Dorchester, out of the rent increased by $400 Before you moved out of Massachusetts, period, within one year. After Dorchester, where were you because it’s a little too looking high and low for living and for how long? expensive. You know, affordable apartments to Before I moved out of everybody is just graduating rent, she was forced to move Dorchester, I lived in the college, everyone’s fighting to Weymouth in the summer Four Corners area; I was for the same jobs that pay of 2013. there since birth, for 22 like nothing, so…well, it’s The apartment in Weymouth years. I lived in my parents’ definitely not nothing but it’s came at a price – it was home; when I moved into my not enough. moldy, the commute to first apartment, it was a work, to her daughter’s one‐bedroom in Hyde Park. I school, to the doctor, and have a daughter so as she everything else she knew grew, it got too small. So I was too far away. Jessica felt moved back into my parents’ disconnected from her family

44 Did anybody known to you And do they work in your own house could be also leave Dorchester to Boston? about $1,000; I know other towns? Yeah, they work in Boston. because I dealt with that as My sister moved to Brockton well. When I lived in first; her rent was Oh, so they have to Mattapan, I had oil and I significantly less; she didn’t commute every day. didn’t really get much want to live in Brockton, but Yeah. assistance. I was able to get she couldn’t find anything in People with me at work live emergency fuel but once Boston. She had an in New Hampshire and drive that was gone, I was on my opportunity to move to in every single day and I’m own; and I had to fill it up Atlanta with her boyfriend’s appalled, but they do it, twice. father’s family and obviously, everyday, because the cost it’s a lot cheaper there to of living, cost of registering Twice a year? rent and also to own, so she and insuring your cars, it’s all Actually, the water ran off of went with that. too much. the oil, so yeah, you would My friend moved to DC when Everything costs so much – have to fill the tank at least she went to college to car, rent – I wish things were twice a year. Or at least Howard University. She came free, living should be free; whenever you could just so back home, worked for a everybody has to live, so why that it’s never dry. little bit, and found that it do we have to pay to live was too expensive, so she here? I say it all the time, “I What factors led to your went back. She was initially wish I didn’t have to pay to decision to move to living with her mother, but live”. It’s so hard to save Weymouth? What did you moved out and got an because everything is so lose by way of convenience, apartment; it was too expensive – you have to eat connections etc. when you expensive so now she’s back but food is expensive, you moved out of Dorchester? with her mother. She can’t have to clothe but clothing is I moved to Weymouth for come back here because I expensive. the money. It wasn’t THAT guess, it’s more expensive much less expensive, but I here now than it is there. What are the didn’t have to pay for Honestly, those are probably house/neighborhood heating etc. However, it was the two closest people to characteristics that are too far from Dorchester, me, and they’re not here. important to you when you which is my daughter’s move? school, and from Are there other friends of When I’m looking to move, Charlestown which is where I yours that have moved out the most important things work. I would have to fill my for the same reason that that I look for would gas tank everyday and I can’t you did, in Massachusetts? probably be heating and afford to do that, can’t afford Yeah. A lot of my friends live things of that nature, to pay my rent, it's just way in Brockton, Avon, and because that’ really too much. So that just Randolph. Randolph is very expensive. A lot of houses in obviously couldn’t work. So expensive actually, it’s not Dorchester generally are now, I’m back in Dorchester; cheap. But Avon, Brockton, older houses which have oil well, I’m actually back in Lynn, Revere, you know, heating, so it’s a lot more Mattapan, but I’m living with North Shore and South expensive because my boyfriend’s mother Shore. depending on if you work, because she has a house. I you may not be able to get have my own space there, assistance for fueling. To fuel but I don’t want to live there,

45 I would rather live You said that you miss Dorchester is just so local somewhere on my own but Dorchester and that you and in the middle, and you it’s just way too expensive. miss everything about it. can get to it like *snaps Can you tell me a little more fingers*. For me, it’s I understand. Are you paying about that? You said that like Downtown Boston – rent? you’ve grown up here, so everywhere I need to go, I’m Yeah, I pay rent. you obviously miss your right in the middle. But in And is it significantly lesser friends and family Weymouth, I just feel so far than what you would have connections here, but if you away. had to pay at your previous could be a little more place in. specific? And I’m sure a part of it is Mattapan? Umm….food, corner stores. also that you felt far away Oh yeah! Definitely! Grocery stores in Weymouth from your family and are a little cheaper, but I friends? Do you miss Dorchester? know what I’m looking for Yeah, I felt like nobody was I absolutely miss Dorchester, here versus there, because going to come visit, nobody absolutely. I miss everything everything is different – would want to. I didn’t really about it, like having all my Weymouth is not really that ask anybody, I wasn’t there friends who are here, my diverse. that long. work – it’s easier for work; There’s diversity here, there it’s easier for my daughter’s are more people, different How long were you in school, just in general. All of neighborhoods, and different Weymouth? our doctors are in Boston. people. In Weymouth, it’s I was in Weymouth for three The travel is just a little bit across‐the‐board one type; months. But I couldn’t too much from Weymouth to which makes it hard when it continue to do that. Boston. comes to your food, cooking, and things that you’re used So are you still on the What are the prospects of to. You have to travel all the lookout for a new place in you returning to way to Boston to get [these Dorchester? Dorchester? things] which is ridiculous. Absolutely, but it’s so I just want to be back to And the fact that my doctors expensive, ridiculously what I know, and that would and everything is in Boston. expensive. mean having the support of For example, from here to people that I know here; and my doctor’s is a 10‐15 And do you think it’s got that would probably be it minutes drive, maybe half an expensive steadily over the seeing that I am a single hour on the T, if that. I miss years or have rents spiked mother. I do have a all of that. When I’m in up suddenly? boyfriend but we both work, Weymouth, if I know that I I feel like it did suddenly so we’re all over the place, have a doctor’s appointment, spike up, but that might just ALL the time. So yeah, that I have to leave three hours have to do with the would probably just be it. early to make sure that I economy. People are make it in time; then there’s losing their houses; and I So you have the support of traffic on the highway, and understand but I feel like your parents and others it’s just ridiculous. I used to that just makes it harder for here to take care of your get off at 6:30 in the evening middle‐class working people daughter? and I didn’t get home until 8 or low‐class working people Yeah, that’s absolutely right. o’clock, because it used to be like myself. I don’t make rush hour on [Route] 93. much money but I can’t

46 afford to pay $1,300 on rent too soon. But if I give myself that point, did you hunt and then utilities, because by until March, and I save around more in these the end of the month, that’s and look steadily, then neighborhoods? ALL of my money, and I can’t maybe not Dorchester, but I did, and I found that afford to pay for my somewhere in the Mattapan is becoming daughter to go to school. I surrounding areas, I might pricey, but I guess it depends can’t afford to pay my car find something that is on the quality of their loan, and I NEED my car. I reasonable, and what I need, homes; they are well taken can’t afford groceries; I can’t as far as my commute. care of which is why they do get public assistance, so it’s increase the rent. But the just… What are these home that I was in, there neighborhoods near were a lot of things that And do you think this is all Dorchester that you’re weren’t taken care of, so I over Dorchester or only in referring to? didn’t see $1400 being particular neighborhoods? For me, particularly, I would necessary for it. All over Dorchester; I looked say Mattapan, Roslindale, So, I thought, “Ok, maybe I’ll ALL over Dorchester, and not so much Roxbury. get a roommate”, but again, everywhere and probably From what I’ve heard, isn’t I’m very personal so I the least expensive Roxbury……very expensive. couldn’t do it. And I have a that I’ve seen is maybe Actually, Roslindale is quite child, so I didn’t want to do $1,300 and that’s a lot of expensive too – Roslindale, that. So I moved to money. That’s the LEAST Jamaica Plain – but I think Weymouth, to a landlord expensive for a 2‐bedroom you can find reasonable stuff who didn’t really care about which is what I need. I there. A lot of places in his property, and there was wanted to go smaller, and Dorchester that are decent mold, and it was just gross. maybe I can find something are mice‐infested, and have for $1,000, but I have a mold. I have allergies, my You mentioned that you’re 5‐year old daughter and a daughter has eczema, and still searching and you’ve boyfriend who would you never know what that looked for apartments in the probably be around. So, could trigger. I want to find past – how do you look for what’s best for me is to try to quality, so that’s why I don’t it? wait and figure it out, but want to rush myself into I look for apartment listings – things are just changing so anything, I’d rather find I check craigslist. If I happen drastically that you never quality at a reasonable price. to see a “For Rent” sign, I will know what the situation is Because if it’s not [good] call and inquire, but I haven’t going to be. quality, you don’t want to seen anything that’s worthy stay there because of all of what they’re asking for. And how long do you think those reasons. So that’s Or, not even in a decent it might be before you find a probably why I’m in the enough neighborhood. place of your own in position that I’m in right Dorchester? now… Have you ever, by Even if it’s a personal goal word‐of‐mouth, found that you’ve set? So, you said that you would something or asked them to I need to be very persistent look in Mattapan and be on the lookout? in my search and wait [till I Roslindale. When you were Yeah, I have; I ask my parents find something]. I wanted to looking for a place last year all the time. I ask my cousin give myself until March, but I when your rent went up and who is a homeowner. But feel like that might even be you moved to Weymouth, at

47 places that are reasonable every neighborhood in are taken. And in terms of the people Dorchester. But in the that you see, the residents particular neighborhood that And do you know who whether renters or I grew up in, it’s see they’re taken by? As in, homeowners, do something‐say something, people like you? Are they you think that make up has and that’s just how it’s older? changed over time? always been. And I’m sure Older people, normally. Or Where my mom lives, that that’s how it will always like, mid‐life – like 30s, 40s; absolutely not, the people be. So, I definitely miss that. I some families, some are not. are exactly the same. There know that I could sit on my hasn’t really been very porch all night and if my You’ve lived in Dorchester many move‐outs and mom’s not home, somebody all your life – can you tell me move‐ins, except for one is going to tell her, “She was a little bit about how you’ve house – I think it’s just one of outside all night, she was seen it change over the those houses where misbehaving”, you know? I years? And what are your people move in, move out, like that, and you don’t have thoughts about those move in, move out. But it that everywhere. changes? doesn’t happen very often. Honestly, I’ve seen a lot of Other than that, all You said that there are some change for the better as far the people, at least on my neighborhoods of as neighborhoods are Mom’s street, they are all Dorchester that you don’t concerned – they are a homeowners and they have feel particularly comfortable lot cleaner; they weren’t so all been there watching me in? Can you tell me which bad growing up but they are grow up from a baby on up. ones those are and why? a lot cleaner, seems like And I feel very safe there That would probably be they’re putting a lot more than I would elsewhere. down Norfolk area, I think parks, and play areas into Honestly, my fear of moving it’s too congested, too many place. They’re taking care of is not knowing who I live people and not enough the streets better, making with or my surroundings and space. My mom’s street, sure that they’re well lit, surrounding people. For there’s probably five houses street signs. There’s food some reason, I just don’t on the street, 2 on hers and within walking distance; trust it. I know plenty of maybe 3 or 4 on the other. there are things that you people whose homes have All in all, it’s not tight but all want growing up as a kid – been broken into; some are the people, we’re all close you want to go to the nail not even broken into, the knit. And because it’s so salon, there’s a nail salon; door’s been pushed in like congested, you don’t have you want pizza, there’s a somebody waited, space, you don’t really get to pizza shop; you want someone you know, know people, and some Jamaican American food, somebody around you, or people are just in and out. there’s a Jamaican maybe even your I’m not interested in that. restaurant, Hispanic management company. restaurant, things like that. That’s another thing that I’m Is there anything else you’d Things that weren’t there are waiting for – I’m waiting to like to share with me about there, and things that have find something by your story? been there are still there word‐of‐mouth of somebody I just want to come back that haven’t really changed that I do know so that I can home, but it’s just so much but it’s just something feel comfortable, because I expensive! that’s good to still see there. don’t feel comfortable in

48 You moved out of says, but it isn’t Roxbury, it friendly. She soon realized Dorchester because it was isn’t home. that any place in Roxbury too expensive, but if that Alicia always had dreams of that met her expectations could be fixed, would buying in the Roxbury area was outrageously expensive; you move back to whether it be Fort Hill or “for a decent 3‐bedroom in Dorchester? somewhere else. She Roxbury, I couldn’t find I would move back in a saw the early signs of ANYTHING under $2,500”. heartbeat, yes. I would fly demographic change and Unlike most others in a back. displacement of residents similar position, she was way back in the early‐mid fortunate enough to find a 1990s, when low‐income house in Dorchester through

Interview 2 residents were being urged a friend, at a reasonable to move to Brockton, but she rent. She had never imagined Alicia Lafountain “just didn’t believe it”. that she would have to move (Name changed) Before she had her son in out of Roxbury, and it took 2007, Alicia lived in an some hard decisions on her apartment and it suited her part to move to Dorchester. needs, but post‐2007, she In her words, “I couldn’t pass thought that she might be it up. The rent was lower outgrowing it. The recession than what I was paying, it hit soon after, forcing her to was a 3 bedroom in a duplex, not disrupt her housing in a house. So I moved there situation. In 2009, though, in November 2013”. she noticed that her rent was As she’s beginning to adjust increasing slightly. That, to to the change, she misses the her, was one of the signs that conveniences she had in people were finding some Roxbury – from ease of Alicia is a 43‐year old single value in Roxbury. She noticed transportation to other mother currently living in her neighborhood changing – personal conveniences. She Dorchester. She was born new homes were being built, used to be able to walk to and brought up in Roxbury, old homes were being the T stop in a few minutes, but moved out in 2013 when remodeled and sold at prices was a short car ride from rents escalated beyond never before heard of. That’s work and her church; she’s affordable levels. After when her worst fears were no longer close to her looking for apartments in confirmed – something was barber, cleaners, bank. It’s several parts of Roxbury, and definitely changing there. definitely going to take some realizing that they were far Between 2011 and 2013, her getting used to. She more expensive than her rent had increased by almost concluded on a note budget allowed for, a friend $250 – that is when she expressing her recommended a decided that she had to disappointment with what family‐owned house in move out, because rents Roxbury has come to be, and Dorchester that was up for would continue to increase. her opinion that it will be rent. Her priority was to find a much like the South End in a After some deliberation, place to live that would be few short years. Alicia moved into the house an improvement on what she The interview below with her son in November had then; she had a son, so describes her attitude and 2013. The space is great, she she wanted to be in an area perceptions about the that was walkable and changes in certain

49 neighborhoods in Boston, working at a job that had me converted it to a condo and and her personal struggle to traveling a lot at the time; I sold it for $300,000. As I was find a house, neighborhood traveled most of the years watching that happen, I and community that her son between 1999 and 2004, so thought to myself, “Oh oh, can grow up in and have the being in that apartment something is happening”. same opportunities that she worked for me. I had my son Around 2009, my rent began did growing up in Boston. in 2007, and slowly thought, to slowly creep up, and “Ok, I might be outgrowing between 2011‐2013, my rent Why don’t we start by it”. But then the recession increased by $200‐250. I having you give me a brief happened, and I decided that knew then that that was my account of your story and I’ll I had to stick there, no last year there because the delve into my questions matter what, because I rent would continue to after? wasn’t going to be able to creep. I paid that amount of Sure. buy. Soon after that, money for that year, but was I was born and raised in probably in 2009, I noticed steadily trying to find Roxbury, I’m 43 going on 44. my landlord creeping up on somewhere to live. And I thought that if I was going the rents, and I thought, because I had my son, I really to leave Roxbury, I was going “There’s DEFINITELY some wanted it to be an to leave Massachusetts, I value that people are finding improvement on where I was NEVER imagined that I would in Roxbury”. I noticed my living. I didn’t necessarily live anywhere else. I always neighborhood changing; want to be in an apartment had dreams of buying in the there was a rooming house building, but I wanted it to Roxbury area whether it be that had gone for be an area that was walkable Fort Hill or somewhere else. I approximately $800,000, and friendly. And worked in the CDC world for which was absolutely everywhere in Roxbury that a while, in various places, unheard of! was like that, whether it was and I thought I saw this There was another house a house or an apartment, coming, but I just didn’t that had gone up on my was outrageous! For a believe it. I remember the street, it was one of those decent 3‐bedroom in moments where there were brownstone houses. I grew Roxbury, I couldn’t find people knocking on our up on Alaska Street, right off ANYTHING under $2,500. I tenants’ doors, and saying, of Blue Hill Avenue, happened to be talking to a “Come move to Brockton, somewhat in the Dudley friend and she owned a we’ll give you a Section 8 Street area. That street was duplex in Dorchester with certificate”. Oh yes, I the demarcation between her parents who had decided remember all those days. I DSNI etc. One of those that they wanted to remember organizing our brownstones went for downsize because they were tenants to say, “No, we’re approximately $500,000, and retiring. She said that they not leaving”; this was way I thought, “What is going on! were looking to rent, they back in 1993‐94. And who is moving in?” didn’t want to necessarily So, I could see it coming, and These were white families, sell and asked if I would I thought, “I’m going to these were people coming in consider taking it. And I organize, I’m going to do and developing these thought, “Oh my god, I don’t what I need to do but houses. Someone else had know if I want to live in they’re not going to push me started developing a Dorchester” but after some out of Roxbury”. I lived in an house somewhere around hard discussion with friends apartment building; it was 2006‐2007; it was one of the and family, I decided that I ok, I was happy. I was biggest houses on the street, couldn’t pass this up. It was

50 less money than what I was place where it is. I honestly quickly pushed out of the paying, it was a 3 bedroom in feel that in the next 2‐3 South End into Roxbury, and a duplex, in a house. And so I years, it’s going to be very they lived in a place called didn’t pass it up. So I moved much like South End, I really Maison Court which is a part there on November 30 believe that. Yeah, as part of of the beginning of [2013]; its right off of this study, I’ve been reading Dorchester, right off of Gallivan Boulevard. a lot of journal articles, Seaver Street. That’s where I I’m adjusting; I definitely newspaper articles, etc. and was brought when I was a miss Roxbury, I miss the that’s what I’ve been seeing. newborn, but quickly, we conveniences of Roxbury. I You said that it was this way ended up on Alaska Street. I live at the split of Morton since the 1990s, we’re now a don’t have memories of and Gallivan, so, it is good twenty years from living anywhere else but somewhat convenient but then. Alaska Street. not AS convenient. I used to be able to walk down and get When you were looking for Why did you move out of to Dudley and Ruggles within a place before you moved Roxbury? What were the seven minutes from my into this house in reasons? house. I was only a fifteen Dorchester, and you found I think that the only reason minute car ride away from that rents were nothing less why I left Roxbury [was work, WITH traffic. My than $2,500 for a because of the rapidly church is in West Newton 3‐bedroom, what would you escalating rents]. but I was right off the have thought would have Thankfully, I’ve never been a highway, so I could get there been a reasonable rent? victim of a crime there, I’d door‐to‐door in fifteen I was willing to pay upto never been mugged, never minutes; traveling to the $1,700 or $1,800; $1,800 was been violated personally. I airport was also easy. the top of my mark. These knew others who had, but I I have not yet traveled to the were small units, and it was had NEVER been violated airport from the new place not what I had envisioned I personally, so it wasn’t a but I do wonder how much it would be paying. So I was safety issue for me. It wasn’t will cost me to and from the never going to pay $2,500, any of that. It was airport! ANYWHERE. For me, it’s heartbreaking to leave. I built So it’s those conveniences more of a principle. If I’m a community around me that that I sorely miss. I miss my going to pay above $1,800, I I miss a LOT. own personal conveniences – might as well go and buy and I got to go down to Roxbury pay mortgage and it’s done, If rents were reasonable, to get my son’s haircut instead of paying into this would you move back? because that’s the only black hole. Which makes Absolutely, yes. barber that I trust, the perfect sense, I agree. stores, my banking, my Do you see yourself moving cleaners, all of the things, I How long were you living in back to Roxbury? just miss them. When I think Roxbury? I would love to, but I think about it, I feel, “Oh my god, I I was there my whole life. that at the rate that it’s am not that close anymore”. I was born and raised there; I going, I won’t be able to. So there’s an adjustment lived on that street. My I don’t know if I’ll ever get there. mother is from North used to this. I honestly don’t I’m disappointed that Carolina, when she came to feel like I will. There will be Roxbury has gotten to the Boston, she lived in the some adjustments that I’ll South End, and then was make but I’ll always long to

51 go back. I think unless the I’m just done”. He’s raised to know the neighborhood bottom falls out of this, his kids there, and he said to really well. There were which I don’t see coming, [I me, “I’m just done, I’m people that had been there wouldn’t go back]. Roxbury is NEVER going back”. And I for generations upon going to be the place to be, said, “No no, you can’t say generations; they all lived in with the City coming in, that”, but he’s adamant. He the same house which just putting municipal buildings feels betrayed by it all and I got passed on along the there. They’re getting stricter get that, I DEFINITELY get the generations. You don’t find on the residency laws – if feeling because I feel similar that in these communities; you work for the City, you but my stance is not so you just don’t, it is a rarity to have to live in the city, etc. strong that I wouldn’t go find it. It is very calculated, it They’re looking at that a bit back if presented with the is very calculated. It started more closely, so the opportunity. in the 1960s and 70s with the need for those areas will be South End. higher. And, landlords and So do you think this is a Somebody finds value in it others are just going to…I deliberate move, a and says, “Oh oh, I bet I don’t want to say ‘take “calculated” move, whether could make a lot of money”. I advantage of’ because I don’t it’s by the city or some other have friends that grew up in want it to seem negative on parties? homes in the South End, that their part; I probably would Yes, it is absolutely are going for millions of do the same thing, I hope calculated. When I think dollars in sales. Millions! And that I wouldn’t but if the about it, there’s South End, it boggles my mind to think opportunity presented itself, South Boston, Roxbury, that the South End has I probably would. Jamaica Plain, and probably grown to the place it has. what we’re seeing is the very Jamaica Plain is not Did any of your friends or early signs in Dorchester, all much different. In the relatives move out of of these neighborhoods. It mid‐late 1990s, I was Roxbury for the same seems to be following a managing property on reasons? geographic pattern. Mission Sumner Hill; there were I had a couple of friends that Hill is in there too. Look at people there who had paid were renting at Fort Hill, and the route that it’s coming, oh $1 for a house. My boss had the thing that was happening absolutely! This is absolutely paid a dollar for her house; at Fort Hill was that med calculated. In my opinion, she bought this house in students were staying in who’s getting the short end the late 1980s. She paid a Boston with all these of the stick is people of color. dollar for her house, because incentives for them to stay. You shift them here, then it was in an area that nobody And landlords decided, “Oh, you shift them there, then wanted to live in; this was on there’s no way I’m going to you shift them again, and Paul Gore Street. Now, when pass up this opportunity”, so you make it impossible for you think of Paul Gore they were raising them to live decently. And Street, you think, “Oh my the rents and [that lead to that impacts communities of god!” elders moving out]. So yeah, color the most. In my eyes, You’ve got all these beautiful I know a couple of friends we are really the most storybook homes, people that left Roxbury. displaced people, when it bought these homes for a One particular friend is just comes to the city of Boston. dollar. angry. He and I grew up Look at areas of Dorchester – In the late 1980s! It’s not together in Roxbury. He said, I used to manage the Baker that far back… It’s not that “You know what? I’m done, Chocolate Factory and I got far back. She bought it in the

52 late 80s; she and her the South Shore. There are husband rehabbed the Where do you think people some that are moving up to house. That was a chore back are moving to? I know New Hampshire; I’ve known then, of course. But now if you’ve moved to a lot of people, family they sold that house, they Dorchester, but what members, that moved up to would probably get about a about your friends and New Hampshire. And some million dollars for that house. others? of them still work in Boston. A DOLLAR investment! People are moving to Dorchester; parts of And they commute Wow! Dorchester where it’s everyday? And, THAT was so calculated, available. Dorchester is one Yeah, and they’re willing to it was SO calculated; the of the largest neighborhoods take it. Now, with the history of red lining, and all in the city, actually IS the commuter rail, it’s a smart that. For me, that was just largest neighborhood in the move. Along with the another form of redlining, city. There are opportunities transportation options, one and look at who they were opening up in some areas – thinks, “Why wouldn’t I offering those opportunities for example, the area that move up there and spend a to because “they were trying I’m in now, Gallivan thousand dollars for a great to make the community Boulevard, that whole area place, as opposed to living in livable”. back there, those the city?” They’d say things were opportunities are opening So yeah, this move to the happening in New Orleans; up. When I was growing up, South Shore, the way South I knew New Orleans, my those were areas that people Shore, Fall River and New brothers and sisters of color lived in for Bedford, Brockton, grew up there. When Katrina generations but now, the New Hampshire has been the happened, it flooded the families in those areas, as in trend; Nashua in particular, communities away. And Roxbury, are selling those because it’s so close to the who’s coming to the houses for a bunch of Massachusetts border. communities now and buying money, cutting their losses The ones who can afford to the houses for next to and leaving. So, some stay in the city will go to nothing? Or are taking the families are getting these Dorchester; it is still the land by eminent domain? opportunities. place that feels open These are wealthy families, The low income families are for us in this sort‐of lower well, wealth‐IER families getting the opportunities to middle class place, you anyway. So, Treme looks live in places like New know. Jamaica Plain is very different, New Orleans Bedford, Fall River, definitely not a place that I looks so different, it FEELS Brockton; it was always like see friends going right now, different. that. There was this HUGE but Dorchester is. It’s painful to watch, it’s move to Brockton that really, really painful to watch changed that community When you moved to the city change the way it is. completely with low income Dorchester, you were It’s not as diverse as we’d families. And they’re selling it looking for particular like to think it is, it is a very as, “Oh you can raise your characteristics of your segregated city. child, look at the parks, look house and your I get that feeling; I recently at this, look at that”. So I neighborhood given that moved to Boston, and I think that they’re moving to you had a young child with definitely get the feeling that the outskirts of the city, but you, do you think that it’s very, very segregated. in particular, communities in

53 the house and three bedrooms where my look around in other neighborhood you’re living son can have a playroom, neighborhoods in in now match up to those decent sized rooms, all of Dorchester? Did you find expectations? that. something at your price Yes, it far exceeds my point? expectations of what I It’s probably too soon to ask Yes, I did look around in thought I was going to get or think about this, but do other neighborhoods. There for the money, to be honest. you see yourself living in were four areas in which I I’m living in a duplex – Dorchester for a long time? had a real estate agent upstairs, downstairs, three A part of me still wants to be looking, and she would send bedrooms, shared small back in Roxbury; that will me listings everyday. She backyard – there’s a bus stop probably always be. I’m asked me to give her four right at the corner, and the giving myself five years, and neighborhoods – so I gave Fairmount Line is right up the then I’ll reevaluate myself. her certain areas of street. So there are Dorchester, I told her there conveniences. So there are some personal were particular areas Mattapan and Hyde Park goals in mind? that I didn’t want to be in. were the areas that I really I think so, yes, just to She was looking in areas of wanted to look at. One of the reevaluate. I’m living in a Dorchester, Mattapan, Hyde reasons why I moved into house that is family‐owned, Park and Roslindale. Dorchester, I would say 80% the family is downsizing, and Roslindale is another of it was because I wanted to it’s an older couple. There community that I would be closer to my mother who are so many variables in that; consider moving to, if I can moved to Mattapan, and so I don’t know whether afford it. I was finding great two, to be closer to my son’s they’re going to want to places, but not at this price school. My son goes to a move back, I don’t know point, and not the space that private school in Readville, so whether their daughter will I wanted. At my price my commute from Roxbury want to take the place, point, I was finding two to Readville is a long or something else. There’s so bedrooms that needed a lot commute! It’s worth it, but many variables that I’m up of work. This was a turnkey it’s long. I was trying to against, that I have to for me. To find a turnkey, decrease my commute; if I consider; it’s always in the three bedroom house, with a was going to move, I was back of my head. backyard, washer‐dryer, I going to be in Hyde Park. So I I personally don’t think that I was not finding that at my got this happy medium will be able to go back to price point, even in where I am really close to my Roxbury, so I probably will Dorchester. mother, I’m literally a two move further south – minute drive away, and Dorchester, maybe Mattapan And you think that one of ten minutes to my son’s proper, or Hyde Park or the reasons that you struck school. I cut about fifteen Readville. My goal is to be in gold was because you know minutes from my commute Milton, I love Milton, that the homeowner? to my son’s school. So, for very early stage of Milton, Absolutely. the money, I think it far before you get to the deer That’s really interesting. I exceeds my expectations. I and all that (laughs). Milton interviewed someone else have a great place – it’s got is the area I would love to be last week – she’s managed to beautiful hardwood floors, in, if I had to move out. find a place in Mattapan and washer‐dryer, downstairs, Before your friend offered the only reason why it’s basement storage area, this place to you, did you affordable is because she

54 went through someone she grew up there, I organized prostitution that was going knew, otherwise it’s tenants there from the on, on Blue Hill Avenue. impossible to find time I was 12 – 13, so it was And that is still an issue. something. Impossible! I a loss of community for me. It is still an issue there. It had would have never ever found And I don’t think that this slowed down for a little this space. People walk into neighborhood I’m in now is while, but then it ramped my house now and exclaim, going to be a community for back up again. “Oh my god, I can’t believe me necessarily. So I think The other gain for me is that it!” And I count it as nothing that the biggest loss for me is my family and friends, for but a blessing, it was an the loss of community. the most part, live in the absolute blessing that I got southern part of the city. My this. It was divine Do you see any gains in mom, my closest friends, and intervention, I don’t pretend Dorchester over Roxbury? community outside of my it’s anything else. You can be specific about local community live in the the area you’re living in. southern part of the city, so I I’m glad you found Yeah, I guess, I definitely see am closer to them. I have something! the gain of being on this two friends, I moved right Oh my god, so am I! quaint little street, being into their neighborhood, I’m sure that when you have right off of Gallivan these are people that I see a son or a daughter, there Boulevard, it is very nice to and talk to almost every day. are so many things to be in that kind of So it is nice to be closer to consider when you move. neighborhood. To be in the them, it’s nice to not be ALL Yeah, and I’m paying for city, but still not always the way down Blue Hill school, and all of that, so…[it feel like you’re in the city. Avenue. I’m getting more adds up]. I probably would You look out, and there’s not visitors because they have bit the bullet and an apartment building to be don’t have to go more than 5 stayed another year, but that seen. That kind of feel, it minutes. That’s a gain for was HUGE bullet for me to feels really different for me. me, that really is a gain for bite. For me to go to almost And it feels really nice to be a me. $1,800 in my old place – it part of that. was a 2 bedroom, hadn’t So, that’s the kind of gain, to You saw the early signs in been painted in twenty be honest. It’s interesting. Roxbury starting way back in years; any improvements I’ve always lived on streets the 1990s, are you seeing that were made, I made where –on Alaska Street – it something similar in them. So there was no way I was a haven, literally. We Dorchester? Or hearing could have managed with didn’t have crime on our something from people who that. street, there was never have been in Dorchester anything major that longer? What did you lose by way of happened on that street, You know, it’s funny. I convenience, connections much unlike the street worked in Dorchester, in etc. when you moved from beside us. To get any Lower Mills at the Baker Roxbury to Dorchester? excitement, we’d have to Chocolate Factory. That was The biggest thing, of course, look over the other side, in the late 1990s, and I saw is just the convenience of it. I either way, we were right off the change in the mentioned the airport, all of of Blue Hill Avenue. neighborhoods. I saw the that. The biggest loss for me The biggest thing we had shift of people again in this is the loss of community. I issue with was the middle class, particularly

55 families of color, coming that studied, there’s an early into the three‐family house way. indication that something is with her two sons, and I see something happening in shifting in Dorchester, in “lived there primarily Dorchester now, I’m not sure THAT area of Dorchester. because it was family” and what though. I’m not sure Something is shifting, I’m not “paid under‐market rent”. As what, I’ve not observed it sure what that is. And Gail a single mother of two, long enough to really see it. alluded to it when she and I she could not afford market For the most part, when I talked, that the communities rate rent when she was look at the street that I’m on, are changing. You know, younger. Or even now. In it appears to me that these Melville Park has always 2011, when her aunt decided are families that are going to been what it is, and you to sell the house, Caroline stay; they’re not necessarily come down, and Lyndhurst knew that she and her family leaving, but I think that given Street, the lower part of could not afford to buy it. It the opportunity, somebody Lyndhurst, most of the upper was then that she started is going to go. It will start, part of Lyndhurst… So, looking for apartments/ you know. But to be honest something is changing, I’m homes to rent, unsure of with you, I don’t know. just not sure, I can’t put my whether she would be able finger on it yet. But THAT’S to continue to live there. She That’s fine, but I thought I’d what I’ve noticed. was shocked to see the ask, because you said that change – in rents and you’d been observing this neighborhoods that she’d for a really long time. Interview 3 thought were affordable just Yeah, yeah, I’m definitely Caroline Gable a few years back. seeing [something], I think I (Name changed) Knowing that she would have mentioned this to Gail – the to now pay market rate rent, interesting thing that I’m Caroline sold her car and seeing is this Fairmount Line. some other things, to be able I take my son to school, and I to afford rent. She had get on the Fairmount line at certain criteria for Readville; I first started doing neighborhood quality when that last year. And last year, I she was looking for a home – could actually get on the she wanted to live in a place train, and see all people of where she had easy access to color on the train, the whole the train, easy access to line. But now, I’m watching a grocery store or a more, particularly white Laundromat (if she needed families get on at Fairmount, Caroline is a single mother one). Most importantly, she get on at Morton Street, currently living in Fort Hill, wanted to be in a getting on at Talbot Avenue. Roxbury, with her two neighborhood where her Talbot Avenue is the one I teenage sons and her teenage boys could walk watch the most – and that mother. home safely at night. If she has changed. I don’t know if Caroline spent her was going to pay more they’re driving in and adolescent years at her money where she lived, she parking, or something else, I aunt’s house in Dorchester, did want to have more don’t have any idea. But I am and returned as a renter in conveniences too. noticing the change. 2000 to spend the next After looking for homes in If there is an early indication decade there. She moved the neighborhood she’d lived to me, nothing that I’ve in for the past decade, she

56 realized that she either (1) can’t afford to be where you market rate rent, things like couldn’t afford the rents or are; that’s hard”. also having a car wasn’t (2) didn’t qualify for The interview below outlines going to work for me, so I got apartments she could afford her story and her personal rid of a car and some other because of her credit history. take on the changing things, so that I could afford Caroline ended up moving to demographics in the city market rate rent. I also a very small 3‐bedroom of Boston. wanted to live in an area that apartment in Fort Hill, I could get to the train easier; Roxbury in December Why don’t we start by the bus line where I lived 2011. The only reason why having you give me a brief earlier was horrible, it was she could afford to move account of your story and I’ll the 28, and it was always there was because the delve into my questions packed and crazy. So, living apartment was owned by after? on a train line was mportant. the friend of a friend who I used to live on Abbott Ease of getting to a grocery was willing to work with her Street; in a house that my store, and a Laundromat, credit rating. He also agreed aunt owned. I spent my if I needed one, those things to adjust the rent upward adolescent years there, I were important when I then over a period of time, so that moved there with my mother was looking for the next she could gradually work it in 1993 when I was 17, and place that I would live. into her budget. She and her lived there till I was about I’d looked in the family like their new 21. I moved out for a little neighborhood I was in, neighborhood, but the space bit, and then moved back in because I had been there for in the apartment is highly 2000 when I was about 25. so long, and it was (1) just constrained. She realizes that Then I was there until 2011. because of my own credit it’s not a permanent It was a three family house, history – some apartments I solution, and with two and I lived there primarily liked and could make a way teenage boys, she is because it was family, and I to afford, I didn’t get it concerned about being able paid below market rent. I because of my credit rating to find a place that would be have two children, and I’m and (2) I just genuinely safe for her boys while also single, so market‐rate rent is couldn’t afford to have lived not burning a hole in her not really something I could in other apartments, in the pocket. afford, especially when I was neighborhoods that I would Caroline is aware that some younger. And even now, I have wanted my teenage of the conveniences she struggle to afford it. Then, boys walking home at night. enjoys in her new my aunt retired and decided So, safety and ease of access neighborhood are due to the to sell the house, and my to the T [were important], fact that it’s gentrified, and family and I weren’t really in because I work downtown, that is a matter of deep a position, financially, to buy so I decided that if I HAVE to concern to her. She is excited the house. That’s when I move, and I HAVE to pay to see that people in knew that we at least more money where I live, Dorchester are beginning to needed to start looking then I at least wanted think about quality of life, because we weren’t sure to have a little bit more but at the same time, she who was going to buy it, and convenience of not having to worries “that the people that if we would still want to be take a bus AND a train to get have been there won’t be tenants there. to work. able to [enjoy that]. I’d looked in the general So, those were some of the Whenever the amenities Dorchester area, but I also things that were going on start to change, then you knew that now having to pay when I made the decision to

57 start looking, and I ended up apartment that I could Abbott Street, it was starting moving to Roxbury, only afford, either in the same to create some restrictions really because it was a friend neighborhood or in the for them that was really of a friend who was willing to general area. Perhaps about the neighborhood, and be ok with my credit rating somewhere around Ashmont not about their esponsibility. not being great, but knowing because I definitely was I thought, “They’re getting that I had a history of paying looking to be on a train line. older; teenagers in other my bills. And he worked with But when I looked at the parts of our city and other me on the rent at least for criteria of where I wanted to parts of our state can freely the first year, because I was be, I either couldn’t afford be teenagers”. So another clear with him, “I was paying that area, or I could have reason for being more open a thousand dollars a month possibly afforded it but then about moving away from for rent, now I have to pay I didn’t get the apartment where I had been for so long $1,300‐$1,400. So if you can because of my financial was, as they were getting gradually let me increase, I history. older, their safety. can work my budget”. You mentioned that you My son had been robbed at moved to Roxbury and you the bus stop about a year So that was really the got the contact through the and a half before we moved. beginnings of the search and friend of a friend. I’ve And just some different the decision to leave. interviewed two other instances where safety was And when was this? people and they said the an issue and/or police I moved in December of same thing. It seems to me harassing them; being boys 2011. that that’s becoming the of color in a neighborhood norm in terms of being able where other young men of So it’s been a little while? to find something color are harassed, they Yeah, I’ve been gone for a affordable, because began to experience some of little over two years. someone you know, either that too. So that was some of directly or indirectly, is it. Also, the convenience and How long were you living in ready to work with you in price, and someone willing to Dorchester before you terms of rent. Were there take a risk. Having essed‐up moved to Roxbury? any particular housing credit is a risk for As a person paying rent, and/or neighborhood homeowners, and I was a about 10 years. And before characteristics that you young single parent. I had to then, I had lived there as a were looking for, especially make some decisions about teenager for about 3‐4 years. given that you have two bills at times in my life that teenage boys? don’t afford me a great So you weren’t born there… Yeah, safety was a huge credit score, but I am Yeah, I grew up more in the piece for me, and ease of responsible for and take care Upham’s Corner area. transportation for them to of paying my bills. And it is get where they needed hard for someone that Why did you move out of to go. At the time, my son doesn’t know you, they’re Dorchester? You mentioned went to school down near going on whatever that one of the reasons was Back Bay, so train line access criteria they’ve set for rent, but do you think there was important. making the decision. were any other reasons to Knowing that they were Yeah, and they’re not it? getting older, it was really necessarily wrong either. I think I would have stayed in about their safety. Even No, no. So, I think those were Dorchester if I had found an when we were living on the bigger reasons. I had to

58 move, and then I had to look for apartments in Savin Hill, I’m really intrigued by what somewhere and it was an and they were reasonable you said about market rate opportunity to try and look and affordable; I was even neighborhoods, and Savin for something that would fit considering buying a house. Hill not being a market rate better. But ten years later, it was neighborhood back in 2000. NOT the same Savin Hill. It Have you noticed that in Were there any specific was much more expensive. other neighborhoods of neighborhoods in So it was interesting, I hadn’t Dorchester as well? Dorchester that matched looked for apartments in a Well, I would say the your criteria? And were really long time to see how Ashmont Hill area always had these neighborhoods that much things had changed. been sort of a special you particularly wanted to neighborhood in Dorchester. live in? That’s interesting. And did I used to have a cousin that Yeah, I’d looked around you find that the owned a house on Ashmont Ashmont station, and then, I demographic make‐up of Street, probably in the late don’t know what it would be the neighborhood had 1990’s‐early 2000’s. It was a called in terms of changed as well? You can nice street, but driving down neighborhood, but going to talk about areas other than it now, it does remind you the left of Dorchester Savin Hill too, if you’d like. more of what you see on the Avenue, going further down Yeah! There were more other end of Ashmont Hill a towards Lower Mills, young professionals in the little bit more. I had gone to but not as far as Lower Mills, area than when I had been see an apartment in that those areas. And I was looking for apartments ten area, and they had put in looking for places that just years before. some great amenities, so felt more residential. Earlier, it was probably more that they could get about My son had gone to the families and more families $1,750 for a three bedroom. Murphy School in that had been in the And it was a small three Dorchester, on the other side neighborhood for a really bedroom. Where I lived in of the Ashmont Hill area. long time. And in certain my aunt’s house had a BIG That was another areas, because it was not far backyard, so I was also used neighborhood where he had from the Upham’s Corner to an enormous amount of friends, so I’d looked over area, [there were] new space and had only been there also just for his own immigrant families as well, finding apartments that are social life, and to be closer to because it wasn’t a market matchboxes. friends. rate neighborhood yet. And I looked in the area Yeah, so when I looked this And is your current around Abbott Street as well. time, even the apartments apartment…? I looked at an apartment on were [swankier and had Really small, it’s barely a a small street off things] like granite three bedroom, the third of Glenway, and also one on counter tops, definitely bedroom is probably just a Park Street. So I’d looked marketing to folks that half bedroom. It’s very small. around in that general area, would be able to afford and then also the Savin Hill $1,700‐$1,800 a month for a Oh! So does it meet your area. three‐bedroom. Those were space needs? It was interesting because in some of what was available No, I had to downsize quite a the early 2000’s, when I was and I decided that I couldn’t bit! When we moved, some first moved back to my swing that. furniture didn’t even fit, so it aunt’s house, I had looked was a HUGE transition, and

59 sometimes, even now, I least $1,300‐$1,500 for the wire, and we needed to find think, “Oh my god, I’m really space I needed, especially something. still here!” with my mother moving with How do your boys feel about us. And it was hard to find, it Now that you’ve been there the change? was definitely hard to find a for a little over two years, They LOVE the location, they three‐bedroom or how does it compare when don’t like the space because four‐bedroom in THAT price you look back at your time they have the small room, of range. No matter what in Dorchester? What do you course (laughs). My mom neighborhood, even in think are the gains in ended up moving with us as neighborhoods that I Dorchester versus Roxbury, well, because she couldn’t wouldn’t want to live in. or vice versa? afford to live on her own Then, when I would find I miss my street; living at that point, either. them, either they weren’t big somewhere for a long time, enough, or the neighborhood you end up getting to know So where in Roxbury are you wasn’t somewhere that had your neighbors, while now? some of the accessibility that shoveling and all the winter I live on Center Street, right I needed, or, I just didn’t get activities you have to do in a next to Roxbury Community the apartment. I knew I neighborhood with College. couldn’t go over $1,500, neighbors. I miss my because I also didn’t want to neighbors. It was what I How do you feel about the be homeless for not being knew, if that makes sense? neighborhood? able to make the rent. I’ve realized that I don’t feel I like the neighborhood, The apartment that I ended as connected in the because I can walk to the up finding was for $1,300 a neighborhood that I’m in train. I recently started month. He gave me space for now, and that’s partly running, and there’s an six months to start at $1,200 because my lifestyle has actual path that you can run and then move up. He was changed too; I travel a lot for on, and the neighborhood is originally asking for $1,400; work, so home is just where I pretty active. For example, we still haven’t quite got to lay my head at times. But I during the summer, they the $1,400 level, which has now have to make an effort have jazz on the grass, and been helpful for me. And it to plug in, so this summer, I some [other activities], really is only because we did. And then I realized that I which were unexpected realized we know each other had more friends that lived finds. through friends and he was in the neighborhood too, so willing to do that. As long as that was nice. But I miss just Was it easy, or was it hard, he can make his mortgage, the comforts of where I was, to find an apartment or a and have a little bit of and I had more family in the house at your price point cushion if he needs to repair general area than I do where when you were looking? stuff, that was important for I am now. I would say that It was hard across the city, him. So we were able to the flipside is that the things for me to find [what I do that. I enjoy about where I am needed]. I had a 4‐bedroom now, unfortunately, is really apartment for a thousand That’s awesome! because the neighborhood dollars at my aunt’s house. I Yeah, I’m definitely blessed has been gentrified. knew I was not going to find to have it, because it was that, and then I decided that, getting tight and my aunt Oh yeah? with making some budget had actually sold the house, Yeah. decisions, I could afford at so it had gotten down to the

60 Can you please explain that can’t afford to be where you become….I wouldn’t say he a little bit? are; that’s hard. But I think, was stalking me, but had I live in the Fort Hill area, to my family would have become definitely obsessed which everyone says, “Oh my deserved those same with talking to me, and god!” because I really would amenities too! engaging with me in ways not be able to afford to live Yeah, I understand. That’s that didn’t make me feel there. I genuinely enjoy the the premise of our research! safe. I remember going to diversity of the It makes me think – how can the police station because I neighborhood because you make transformation in knew that he had come to where I lived in Dorchester a community and still make the backyard, and some was definitely mostly Black space for the families that neighbors had to and Caribbean, American have been there and “encourage” him to leave. Black and Caribbean Black. deserve those same changes And I remember that in their But Fort Hill is different. I in the neighborhood mind, because the “other” don’t know how else to say without being cost out? crimes that they dealt with it. It has nice amenities, I And that’s exactly the were more serious, I have two trash days! I question that we are asking remember the things that remember going to ourselves, and wondering if were very important to me neighborhood meetings and there’s a toolkit of sorts we not being that important to asking for two trash days can put together to address them. when I lived on Abbott this question. It’s very For me, that had begun to be Street because I knew other pertinent in today’s times. a shift and I asked myself, neighborhoods had two Yes, yes, definitely, as our “Do I WANT to be in a trash days. And it makes a city is continuing to change neighborhood where I can difference! You know, quite a bit. tell them my son was robbed possums and rodents, and all Yeah. I’m pretty new to and they don’t really do of that. It’s cleaner; there’s Boston; it has that feel where anything about it? Do I want an expectation for people it’s a big city, but it’s still to be in a neighborhood who want to walk through small, it’s diverse and there’s where I’ve been in a the neighborhood. People so much going on. hit‐and‐run car accident on enjoy walking where I live I was thinking this morning, Talbot Ave, and I had done now. People take care of before you came in, “Other more of the investigation their house, and there’s not than the fact that my aunt work than they had?” And junk sitting in the front yard, sold the house, my son had been in the car. and would probably call the did I move because I HAD to So well, some of those cops if you did [have junk in move, or were there parts of things were my challenges the yard], at this point. me that WANTED to move around not only safety but So that’s different. And too?” the way in which Boston things that I’m excited about And I would say, about a year Police Department handled for some of the changes in before my aunt said she was residents that had [me Dorchester is that people are going to sell the house, my thinking]. I think if I’d called starting to think about son got robbed at the bus and said that someone had quality of life a little bit stop going to school, and stabbed me, or shot me, I more. But I worry that the that was hard for me. I had would have got a different people that have been there had couple of different response. I deserve to be won’t be able to [enjoy that]. instances; we had a neighbor safe and my kid deserves to Whenever the amenities who had had some mental be safe at a bus stop. To be start to change, then you health issues, who had just told to write a report

61 and I’m the one who was Roxbury are the overall way that I don’t necessarily calling to follow up and safety of teenagers. see in other areas. And I am there was no sense of But when the weather is NOT a suburban girl. urgency around something nice, I DO go for walks in my Even when I was REALLY that was important to me. neighborhood, and I seriously considering moving, THAT began to make didn’t…well, I would as my sons became me feel like I wanted to walk to Franklin Park and go teenagers, I didn’t want leave. for walks [in my old to live in the suburbs. It’s neighborhood]. So I LOVED been hard trying to figure Dorchester? Or just that that, I do REALLY out what’s the right area? miss that. You know what? environment for them. That area. And consider THAT is what I really miss, I The things I love about the [moving to] other parts of ABSOLUTELY miss being able city, and even the things that Dorchester. to walk to Franklin Park; my I love about the areas of Then, when I actually had to kids learned how to ride a Dorchester that I would have activate on that idea, was bike there, we’d go sledding loved to live in, are being when I realized that I there. So I DO miss that, in able to walk to probably couldn’t afford to addition to my neighbors, in mom‐and‐pop diners or café live in the other parts of terms of things that I miss. for food, and I LOVE that. My Dorchester that I wanted to About my day‐to‐day living, I son still goes back to live in. do enjoy that I’m not as Dorchester when he’s angry living where I live right hanging out with his friends. And do you feel safer in the now, if that makes sense. I’d I loved being in a space area that you’re in now? In gotten to a place where I where he could walk and be Roxbury? really was frustrated, both around the friends that he I wouldn’t say “safer”, I feel between police harassment grew up with, those things safer probably but I wouldn’t of my sons and feeling that were important. say my sons feel any safer because of the other safety I could get food from other because it’s issues, my concerns just cultures’ within a ten‐fifteen right next to Jackson Square, weren’t as important. minute drive, for the most between two gang territories part, from Dorchester. And I – Heath Street and Academy Do you see yourself living do see it as a hub, it’s huge; Homes. I watch my sons where you’re living right and it IS a hub, you can navigate, move through the now for a long time, or do navigate from there to a lot city in a way that saddens you think you’re going to of me, because I think I don’t move back to Dorchester or different places. I love to have to navigate the world somewhere else? meet up with friends and that way. They’d rather walk I’m not sure. I’d say right eat, and I love going to my to the Roxbury Crossing T now, I am where I am but I friends’ houses. So I like the stop than go to the Jackson T think both professionally and ease of being in stop, where both gangs life may lead me outside of neighborhoods where other would come for the city, in the next year or people would choose to live transportation; it’s an easy two, probably. in too. walk, so it’s not that bad. So I I probably would still stay in What did you lose by way of would say, my concerns Boston, I love Boston. I really convenience when you for city neighborhoods do. My friends are here, my moved out of Dorchester? across either Dorchester or family is here. And I actually GAINED some opportunities are here, in a convenience. Where I lived,

62 especially to take public Hill Ave, not as much. I could rent, I started noticing that transportation, I could take a get to a liquor store or a change in the mid‐2000s, bus either to Ashmont or to corner store but not when I heard the early starts the Orange line, but the bus necessarily a grocery store. of “Ooh, wait, I could get a lines themselves [were bad]. I think parts of the Codman house for MUCH cheaper They definitely were starting Square CDC’s radius have there!” and “I could live to get better; they had changed a lot and other parts there and fix it up and sell started putting more buses are still struggling, I would it”. Even some of my friends on the bus line 28, and say. Where I was living, it had bought during they’d started doing the was more homeownership that time period, and they longer buses but I did not, on my street, so it was definitely have flipped more and I still don’t, like taking always a pretty good space than one house in the area, the bus. Being able to to be in, and people took because you know, who walk to the station and get care of what they needed to wouldn’t? (laughs) on the train, that’s just take care of. But the minute easier. So I GAINED a you walked up to Blue Hill Right, that’s what the boom convenience of walking to a Ave, there was still some was about, after all. train, but where I was, it was blight. A lot of people benefited in nice to have bus options, if When would you say you Dorchester from the boom that makes sense. I could started seeing these changes but now people are have gotten on the 22, or I in Dorchester? struggling because now their could get onto the 28 and I Really, I would say they houses aren’t worth as much could go in either direction. I started during the housing as they would have hoped it would say that it is still a boom, in the late 1990s‐early would be. But as it’s on the pretty convenient and easily 2000s. More people were come‐up, the market right accessible neighborhood if selling their multi‐family now is a renter’s market, so you’re trying to get units and more people were people are doing those small anywhere in the city. buying in the neighborhood things for their units to because you could get it for a be able to charge more. The What kind of changes, if decent price, and then the bones of the house are still any, did you observe in cost of housing went up. The the same, but you add some Dorchester while you were area that I was in, there were nice amenities, and put some there, or even more long‐term hardwood floors and polish now? homeowners; my aunt had them up, some of that stuff. The street I lived on, or in owned her house since the People have DEFINITELY that general area, it’s still mid‐1980s, and then she was done some of that stuff to changing but it wasn’t as retiring and moving south, so make the rental market a many changes on that she sold her house, and viable market. end. I have watched Codman made an enormous [profit]… Square emerge as a what she paid compared to What are the prospects of neighborhood now in a what she made when she you returning to commercial district, and sold her house. Dorchester? that was nice. It was actually More people started seeing If my income changed, I nice to see, and to be able to the neighborhood as an would actually love to live in connect to and be a part of. income opportunity. With Dorchester. If my household But I would say on my end, multi‐family units, buying income were higher, I would because I was closer to Blue them and then fixing them probably live around up and charging market rate Ashmont station, because of

63 ease of access, but also understanding what it means “I’m here because I HAVE to because my family and when neighborhoods begin be here”. friends, I have a lot more to change, a little bit more; From a quantitative connections in that area. and so, support for residents perspective, as the data will So do most of your family around that would be probably show, a lot of and friends live in important, not just financial residents are living in homes Dorchester? literacy but engaging them that cost more than a Yeah. At this point, I’m over in understanding what’s specific percentage of their the rental market, because changing in their household income, and so you’re at the whim of costs neighborhood. many people are a paycheck that just don’t line up with I would say that I definitely away from NOT paying other the space you get, or any of was not as involved in bills. For example, not taking that stuff. If I could one day neighborhood organizing care of some other bills afford to buy something, I stuff, or some of that. It because they are trying to would definitely buy in wasn’t because I wasn’t that make sure that they can take Dorchester. sort of person, some of it care of their rent. So there is was work commitments and the engaging of residents, Do you have any friends or family commitments, I was but it’s a city level issue too, family who have had to pretty busy. But I would say where to even get assistance move out of Dorchester for in the last five years that I for housing or helping with the same reasons that you was there, I didn’t rent, you’ve got to be SO did? necessarily go to poor. So you’ve got the Not that I can think of. But I neighborhood association working person who is really will think today and send meetings and some of those struggling and there aren’t a them your way, if I can think kinds of things. I don’t even lot of supports for them to of someone. Most people know if that existed in my not sink. I have watched that moved, they moved out immediate area; and if it did, that, especially in the 2008 of the city for other reasons. I definitely didn’t know crash, just watching people where it was. I knew of ones really struggle. I have friends Is there anything else you’d closer to Park Street and who are in their 30’s who are like to share with me about other areas, but in that single that are living with this? general area around Abbott roommates; and who wants When you were saying that and Blue Hill, I wasn’t aware to be thirty and living with some of the thoughts are, of it. roommates? Just to be able “Are there toolkits to be So I think, some of that work, to stay in neighborhoods that created or things that just helping the current feel like neighborhoods is the organization should residents get more hard. consider in terms of connected so they also I think it’s really thinking supporting residents that have more value for where across the life span and the are still there?” I definitely they live. I think it’s one thing neighborhood and quality of don’t know all of the kinds of when you’re living life of young families, so for programs, but I think that somewhere because you feel children, do they feel even just helping residents to stuck there, and it’s another comfortable sending their understand [the situation]. I thing when you’re choosing kids to the playground? Part think that if I had done more to live there. Helping them to of what helps neighborhoods to understand my financial think about what they want, thrive IS being able to have situation and even just and feel like they want to be young adults and there, and not just because professionals wanting to live

64 there; but to want to live struggling with being able to it. I’m definitely going to go there and to be able to have that. back and talk to our lead afford to live there are So yeah, my biggest organizer about this. I never different things. I work in the recommendation, is thought about this nonprofit sector, and as good engaging even the current difference between as I may ever be, I am never residents around, “What do “WANTING to live going to have an income that YOU need to stick and stay? somewhere and HAVING to is going to make space for What do you want us to live somewhere”, and I me, as a single person AND know? What do you want think that that can either also enjoy vacations, etc. The the folks that are trying to make or break a American dream is not keep the neighborhood neighborhood. I know it always easy. It’s hard when affordable to know?” sounds dramatic, but it is you’re living in poverty, but what it is. So thanks a lot for there is illusion of, “you work At CSNDC, we’re starting a bringing that up, it’s hard, and you keep a good, campaign where we’re going definitely helpful and I really steady job, you should be to go door‐to‐door and appreciate your able to afford to enjoy life” speak to residents. It’s not recommendation. and I think that a lot of got off the ground yet but people in Dorchester are we have been talking about

65 7.2 Lessons of Experience

Community organizations and many of the activists have been at the forefront of fighting any eviction and displacement of families and households as a consequence of gentrification. We talked to them to capture their insights, success stories and challenges. The activists, leaders and organizations are associated with some of the well‐documented neighborhoods and communities with severe incidents of displacement, eviction and loss of affordable housing. HIGHLIGHTS

On lessons from anti‐ On lessons from the anti‐ On key factors contributing to displacement work: displacement work: gentrification and displacement in Main lesson is that our efforts to Displacement is very uneven. If South Boston be successful many of the interests your goal is to stop any The scenario dramatically changed need to work together: Public displacement it is unreasonable. with the arrival of Big Dig, which entities, private organizations, But as a matter of priority you made the neighborhood more NGOs and the residents. Bringing want to retain affordability levels. attractive for developers. What's The first priority is to preserve City Agencies and community more, the Big Dig was followed by organizations is very important. affordable housing. It is also Convention Center, Fort Point and necessary to get reasonable Massport expansion. Now the We have to be mindful that concessions to at‐risk residents to neighborhood offers excellent make their life easier and let them displacement entails not only a access to many of the housing question but also relates move on. We should also transportation routes, with only 10 to economic opportunities too. remember that, "We cannot win minutes to Logan Airport. … Now

every battle". The next priority is many developers, most of them to create more affordable units, small and medium‐sized, have but we face the problem of finding taken over. public land. Bob Van Meter DONNA BROWN, Exec. Director Tony DeFalco Exec. Director South Boston Neighborhood Living Cully Coordinator, Greater Boston Local Initiatives Development Corporation Verde, Portland, OREGON Support Corporation (Boston LISC)

On advice to other neighborhoods On advice to other neighborhoods On strategies or actions to on mitigating displacement of on mitigating displacement of prevent displacement due to households due to gentrification? households due to gentrification? gentrification: Observe the market trends and (a) An open and popularly make sure that speculators are not presented analysis criticizing We advocate for more affordable

the primary deciders. And in market ideology that leads to the housing. And build affordable positions of decision‐making, there rent increases, noting that vast housing in publicly‐owned land. As should be the community and the amount of people's time and tax part of inclusionary zoning we try stakeholders who want to keep money is being privatized by real to maximize the proportion of the community diverse and open estate companies. affordable housing units. We also to various income groups. (b) A practical program that make our voices heard in a way combines some form of rent that has a political impact, in /eviction regulation and a strong addition to questioning the effort to get buildings out of the conscience of the property speculative for profit market. owners.

Syvalia Hyman Steve Meacham Richard Thall Exec. Director, UDC Organizing Coordinator Exec. Director Chairman, Board of Directors, ABCD City Life/Vida Urbana Jamaica Plain NDC

INTERVIEW 1 and buy more buildings". In from 1200 to 800. Where are DONNA BROWN, Exec. accomplishing her goals, she these kids going? I asked Director is actively building bridges myself. Such a trend was also South Boston Neighborhood with many of the local seen in some of the Catholic Development Corporation stakeholders and the city schools in the neighborhood. At her office officials, and also marshalling Decreasing enrollment 365 W Broadway, South political support that has not severely impacted some of Boston, MA 02127 been forthcoming in the the Catholic schools, which past. Her vision for the found the prospects of December 3, 2013 community extends beyond remaining open, rather a balanced and inclusive bleak. To cite some growth for all and also seeks examples, St. Augustine’s, St. to create an environmentally Mary’s and St. Peter’s green neighborhood. Schools closed down 1. Could you describe the between 2000 and 2003. South Boston Neighborhood nature of work in dealing Gate of Heaven and St. Development Corporation with gentrification you did Brigid’s schools merged into (SBNDC) was founded in or planning to do in your South Boston Catholic 1983. Donna Brown, Exec. community and why. Academy. On examining Director, (SBNDC) has lived SBNDC has been focused on these trends, I found that and worked in South Boston affordable housing as a some of the lower-income since 1989 and has seen its community-wide priority and families and a good rapid transformation from a is exploring ways and means proportion of the elderly laid-back peninsula- of increasing and sustaining were moving out. Even neighborhood into a venue adequate affordable housing families that have lived here of development investment in the neighborhood. Our for generations were finding on several fronts: public and goal is to develop affordable themselves forced to go private, big and small. housing and own land and elsewhere. As a person with a strong property including any The underlying forces at sense of community and occupied buildings which are work are not difficult to family, and with a at-risk. In fact we are identify. During the last ten commitment to do the right breaking ground in next years, I have seen a strong thing, Donna became the spring for 24 units on D market for developers. Even Executive Director of SBNDC Street utilizing the old Police folks from the South End in 2007. With the rapid Station site. have been looking for transformation of South 2. When did you become properties here taking Boston, she saw not only concerned with advantage of the prices benefits but many burdens gentrification and compared to the South End. of disruption to the displacement? Rents and list prices are community. More strikingly, There was a palpable trend rising fast in the market there has been a substantial of unusually high numbers of place. In terms of residential loss of families who were kids leaving the community. inventory, what was $2,000 unable to afford the rising Obviously some families are per month in year 2000 rose cost of housing. Seeing the moving out somewhere. The to $3,300 in 2013. growing need of affordable indication was rather striking With the demand rising, housing, Donna is when the number of kids buyers are ready to close the determined to base her enrolled at the South Boston deal if the buildings are given strategy on "Buy more land Youth Soccer Club dropped in vacant possession - that

67 meant tenants getting out. have taken over. There are were shut out of any political At SBNDC, we learned that signs of more saturation of processes. SBNDC was not the tenants are being told to rental stock. But the allowed to voice its concerns leave but they are totally inventory is still low. and speak for those at-risk unaware of their rights. We Between Broadway and Fort families. Of late, however, in thought it is time to bring Point, thousands of units are terms of voicing our some awareness among at- in planning and development concerns and needs, the risk tenants and also hold the stages, mostly for high situation has changed. There property owners accountable income levels. At the SBNDC, is an effective dialog with the for their actions. But at a there is serious concern to City Hall and also the State. substantive level, we need have an inclusive approach And they are receptive. more affordable housing and and some balance without Another disadvantage is that community resources in forcing people to move out. the City does not own South Boston. 4. When there is significant residential 3. What are the key factors displacement of households properties or disposable that you see contributing to in your community where land. gentrification and do they move to? 7. What obstacles did you displacement in your Mostly, they move to cities encounter as you tried to do community? and towns in the southern this work? The neighborhood until the parts of Massachusetts: I will say lack of political late 80s was isolated and had Weymouth, Braintree and, if support as the most suffered disinvestment after you are on a higher income, significant. Moreover, in forced busing as those with to towns like Hingham. Some terms of property ownership means left the families have moved to or management, our neighborhood. Perhaps the Dorchester particularly to St. portfolio is very limited Bulger era also held the place Anne's Parish on Neponset compared to similar unattractive to major Ave and St. Brendan Parish organizations in the city. investment. But the scenario on Gallivan Blvd. 8. What were the lessons dramatically changed with 5. What strategies or actions learned from the anti- the arrival of Big Dig, which did you take to prevent displacement work you did? made the neighborhood displacement due to Most of the tenants do not more attractive for gentrification? know what their rights are. developers. What's more, We are beginning to address Now, however, we have our the Big Dig was followed by the need for affordable staff working with tenants Convention Center, Fort housing by direct making them aware of their Point and Massport involvement in creating rights and the actions they expansion. Now the units. We are talking to at- could demand. neighborhood offers risk families with regard to More importantly, excellent access to many of possible actions they should preserving and acquiring the transportation routes, pursue. land and property for with only 10 minutes to affordable housing are very Logan Airport. 6. How effective were those critical. But it is difficult in a As the major investments strategies/actions? neighborhood with very little have triggered more I would say in the early of city-owned land for advantages of South Boston's stages our strategies were residential development. location, now many not that effective. Because, Even though inclusionary developers, most of them when the investors arrived to developments are required small and medium-sized, negotiate their deals, we to set aside affordable units,

68 the rents they ask are not In terms of displacement, There should not be any affordable to many of those tenant education regarding displacement because of displaced families. We need their rights and options is investment outcomes. We a broad neighborhood key. are trying to prevent the strategy where most of the trends in displacement residents are on board with We have been active for us and provide more political INTERVIEW 2 nearly five years. Some of leverage. Ironically, some of Tony DeFalco our key accomplishments are the families which moved up as follows: from their affordable Living Cully Coordinator, a. Eco Districts 2010 at Cully housing are among those Verde, 6899 NE Columbia b. Completion of a study to opposed to such housing. Blvd., Suite A, implement a set of 9. What, if anything, would Portland, OR 97218 recommendations which you do differently today Interviewed on Dec. 20, 2013 include the following: around this issue? i. Affordable housing I would have bought more Phone Interview ii. Acquisition of property and operated a buildings larger portfolio of affordable iii. Working with low housing. income home-owners Owning some land in the iv. Working with industrial areas to integrate DeFalco has been a staff renters to reduce costs low- and moderate-income member with Verde for 5 housing is another option. years and previously a We are also doing some Knowing the value of volunteer and a consultant. analysis on affordability transportation access, I His professional interests are numbers such as what would also take advantage of environmental protection percentage of housing units the transportation nodes and social justice. to be retained as affordable where affordable housing Verde is connecting low units. can be attractive to working income people to We are also looking at Living families. environmental issues and Cully and Works Program. 10. What advice would you social justice. There has been There are short-term give to other neighborhoods a wave of displacement of construction jobs we are as they work to mitigate low income people and targeting. displacement of households people of color to places due to gentrification? such as Cully, East Portland. 2. When did you become Gentrification in itself, in my concerned with opinion is not a bad thing. It 1. Could you describe the gentrification and is also an opportunity for nature work in dealing with displacement? economic growth and for gentrification you did or (What were the events and jobs for the residents here. planning to do in your indicators that marked the But my concern is "How do community and why. on-set of gentrification?) we deal with those displaced?" We believe that the low Housing prices give a strong I have a positive attitude to income community has a indication of gentrification, gentrification but it should fundamental right to all the particularly when median not entail displacement of benefits of housing, prices of homes reach residents or families. economic opportunities and $300,000. Apart from the infrastructure development. statistical indicators, people

69 are increasingly discussing 10block area which has 8. What were the lessons about Indicator species in mostly single-family units learned from the anti- matters such white table The program includes displacement work you did? cloth restaurants where the assistance for low-cost home Main lesson is that our cost of a meal is beyond the repairs and improvements efforts to be successful many average resident. It helps in the maintenance of the interests need to work of the homes in good together: Public entities, 3. What are the key factors condition private organizations, NGOs that you see contributing to The program has a target of and the residents. Bringing gentrification and 200 people City Agencies and community displacement in your organizations is very community? 6. How effective were those important. strategies/actions? a. Rising median home prices Having embarked on the We have o be mindful that b. Increasing cost of program only recently it is displacement entails not only childcare services with more too early to make any a housing question but also families having difficulties assessment. relates to economic accessing services opportunities too. c. Some characteristics are 7. What obstacles did you community-specific. This encounter as you tried to do 9. What, if anything, would community in particular is this work? you do differently today attractive to young white around this issue? families because the houses We do not have any I would have acquired more have large lots. successful models of property during the Development without depressed markets of 2008. 4. When there is Displacement. How to go displacement of households about in dealing with Q10. What advice would you in your community where displacement? There is no give to other neighborhoods do they move to? body of collected works. As a as they work to mitigate Most of the displaced consequence, we have to displacement of households families move to Gresham or start from the scratch. And it due to gentrification? to parts of East Portland has been a generative a. Gresham is a city of over process. It is also a very a. Understanding the 100,000 people challenging environment community perspective is b. In terms of housing, outer with competing interests and very important. East Portland neighborhoods concerns. b. Linking other related are more affordable. We also recognize the sense efforts to deal with of pessimism with the City displacement 5. What strategies or actions agencies and a thinking that c. Look at possible did you take to prevent nothing could reverse or deal displacements in the future displacement due to with the trend. There is and marshal political and gentrification? strong indication that people other resources to deal with are cashing out and buying them. We are in the planning properties. There is white stages. flight. Our partners are: Habitat for Humanity - has started revitalization of a

70 addition to housing creation, more valuable and attractive INTERVIEW 3 we have been interested in for buyers and tenants Syvalia Hyman achieving the best-mix for because of the advantages Exec. Director, UDC housing developments that the neighborhoods offer. Chairman, Board of are sustainable over a long There are some such as Directors, ABCD period. There are three Roslindale or Hyde Park are classes of residents: Low not likely to gentrify. Interview Date: January 8, Income families with Another important thing to 2014 at the home of Syvalia subsidies, moderate income note is that in a city like Hyman III with smaller subsidies and Boston, relatively small those who can afford market unlike the cities in the West rate. Market rate units very Coast, gentrification is rarely get families who can significantly high and visible. afford market rates. Instead, With opportunities and students move in. In case of investment Boston remains Val, as affectionately called students it is better to have very attractive as are the by his friends, brings a older students who are likely neighborhoods. It will remain generation of community stay in the apartments and so for years to come. experience, and a wealth of get into business or effective strategies and professional spin-offs. 3. What are the key factors success stories, extending 2. When did you become that you see contributing to over a period of 50 years. concerned with gentrification and From his days at the USES gentrification and displacement in your (United South End displacement? community? Settlements) and later at the (What were the events and United Way and the Tent City indicators that marked the Money. Various levels and campaign, he has been an on-set of gentrification?) private investors are pouring active advocate for in money. The challenge we neighborhood issues and a One thing we should face is to limit the way believer in coalition building, remember. Gentrification money coming in. The best greater financial has very different way is to control through independence and dimensions from one place financing. That is why I have diversification of community to another. Neighborhood to been advocating for CDCs development programs. neighborhood. South End's getting into residential gentrification was rather financing and compete in the 1. Could you describe the unique with different factors market place. nature of work in dealing converging on the with gentrification you did neighborhood. Financing was 4. When there is or planning to do in your available at 3 to 12%. City displacement of households community and why. Hall made extensive in your community where improvements on the side- do they move to? We worked as a coalition. walks, area amenities and Thus 1980s marked a major preserving the historic Two places. One group went phase of housing creation: character Victorian to Public Housing. Others Langham Court, Tanio Tower, townhouses. Considering the went to Mattapan. Lodging House, Parmalee likelihood of gentrification, Historically speaking, what Court, Roxbury Corners, and among Boston was predominantly a Jewish Marc Tyler condominiums. In neighborhoods some are neighborhood in 1960,

71 Mattapan, was all black by housing. We in fact wanted Steve Meacham's days at 1970. to create a super CDC to MIT as a student in urban create a financing planning abruptly ended 5. What strategies or actions arrangement. But it did not nearly 40 years ago when he did you take to prevent take off. saw the vast expansion of displacement due to It is important to keep the the premier academic gentrification? residential property out of institution in Cambridge and the speculation its impact on community. South End has a long history With such an institutional of fighting displacement. Be 9. What, if anything, would expansion, a large number of it TDC or Tent City. Ted you do differently today industrial facilities with Parish went through a around this issue? hundreds of employees were Rabbinical Process to divest I will develop a financing gradually closing or scaling 40 privately-owned buildings mechanism to provide down. The wave of with Tenants Development affordable housing. displacement made many Council (TDC). There are community organizers to join many others who 10. What advice would you the fray and Steve gave up aggressively fought any give to other neighborhoods academic life to become an effort to make developments as they work to mitigate activist joining the exclusive for high or displacement of households community ranks. Now 40 moderate-income families. due to gentrification? years later Steve is more Observe the market trends actively engaged in 6. How effective were those and make sure that community organizing work strategies/actions? speculators are not the helping the displaced primary deciders. And in residents or those at-risk of Our strategy was two- positions of decision-making, being forced out or tenants pronged: First took care of there should be the paying unreasonably high the speculators. And at the community and the rent increases. Since 1999 he same time take control of stakeholders who want to has been working with City the land. keep the community diverse Life-Vida Urbana and follows and open to various income a radical organizing model. 7. What obstacles did you groups. encounter as you tried to do Interview Date: December this work? 20, 2013 Interviewed at Au Bon Pain,

There is very little publicly- INTERVIEW 4 Central Sq., Cambridge owned available for housing. Steve Meacham The problem is more critical Organizing Coordinator 1. Could you describe the now. The issue becomes how City Life/Vida Urbana nature work in dealing with do we deal with the housing 284 AMORY STREET gentrification you did or market? JAMAICA PLAIN, MA 02130 planning to do in your community and why. 8. What were the lessons learned from the anti- My work with community displacement work you did? residents started in Cambridge in 1972. I was CDCs need to find their own working with residents financing mechanism for employed in the various

72 industrial facilities which 2. When did you become Statistics show that North were gradually taken over concerned with Dorchester and East Boston for MIT expansion and were gentrification and are the lowest rent displaced. displacement? neighborhoods in the City We follow a radical (What were the events and and the neighborhoods with organizing model. Initially indicators that marked the the highest rate of rent our work was confined to the on-set of gentrification?) increase. Our study shows Boston city. City Life did lot that 90% of current East of work in Jamaica Plain Very common indicator is the Boston residents living in during 1990 to 2000. We rising rents. Here are some market housing would be moved to other parts of the of the examples. displaced in 4 years if rent city such as North i. 760 Cummins is increases continue at current Dorchester, East Boston, and one block from the new rate. Chelsea where rent increases Fairmount Line stop and is an were impacting residents.. example of rents being As for indicators we have the Now we are involved in the pushed up (Wallace paid dependent variables such as suburbs too, from Malden to about 100K per unit for Starbucks, Whole Foods and Brockton, in response to the building, whereas Mayo paid the like. In the interim as problems faced by families. 60K only a few years ago). better stores move in they Majority of the problems in ii. 6 Family building cause displacement. It is not towns such as Brockton are in the Four Corners area so with smaller businesses. foreclosure-related, increased from $2500 to The Whole Foods followed particularly after the recent $2800 the trend. Some claimed "It housing crisis. This is a building where each is not the Whole Foods. But There are also issues as apartment is being rented as the market!" landlords are raising rents rooms, about $700/month. We think we should control around transit nodes. Our Each apartment is getting the market. goal is to make sure that $2100-2800/month. The there is a fair rent. We follow rooms are being rented not 3. What are the key factors a model of collective only by single people, but that you see contributing to bargaining model similar to also by families. That's how gentrification and the workers'' unions and a low income neighborhood displacement in your work out contracts with is "affording" the high rents community? landlords on behalf of and also crowding in. tenants. iii. Elm Hill Ave The trend in gentrification Now we see the home values property where the landlord begins as an outcome of rising and so are the rents, increased the rents from investment of social with places like Grove Hall $700 to $1200 (by $500) resources. reporting 60% increase. 760 A new owner bought 97-99 Community efforts and Commons poses an Elm Hill Ave. in 2001 and collective action help get rid important scenario with the indicated that they thought of negative factors such as investment on market rents were gang violence. And the transportation along $1200/month, though rents place, with its advantage of Fairmount Corridor. Another there at the time were location and amenities, area of concern has been the $700/month. becomes attractive as more impact of foreclosures, iv. Rent increases in and more people are drawn particularly during 2006 to North Dorchester, East to the area and the landlords 2010. Boston and Chelsea raise the rents. There is a

73 perverse effect of the purchased from Mayo by 7. What obstacles did you market. Wallace. Wallace then did a encounter as you tried to do new round of rent increases, this work? 4. When there is which we are now fighting. displacement of households 760 Cummins Highway is one Most of the time the "myth" in your community where block from the new of the market works against do they move to? Fairmount Line stop and is an us. As we know, real estate example of rents being money has a big stake in I do not really know. We pushed up (Wallace paid politics. Often as a politician, should track them. about 100K per unit for one has to accommodate the Malden has become the building, whereas Mayo paid demands or arguments of second most diverse city in 60K only a few years ago). the real estate sector. the state of Massachusetts Rent control is out of whack. because a good proportion 6. How effective were those Foreclosure has become one of those displaced has strategies/actions? of the most serious issues in moved in. relation to residential On the basis of We have had mixed results. displacement. tenants/residents with The new owner who bought To help the tenants in housing issues, most of the the Elm Hill Ave. in 2001 foreclosed properties, we people we meet with come wanted a market rent of tried a city ordinance from the cities of Stoughton, $1200/month, even though requiring that "For buildings Randolph, Braintree, Quincy, rents in the vicinity at the with not more than 20 units and Weymouth. time were $700/month. We the property owners to meet got two successive collective with tenants". But the City 5. What strategies or actions bargaining agreements in the Ordinance was defeated 8 to did you take to prevent building on Elm Hill Ave at 5. displacement due to increases of $30/year. gentrification? There is a marked decrease 8. What were the lessons in properties and vacant land learned from the anti- We call "Sword and Shield" to be used for CDC housing displacement work you did? strategy. A sword of protest programs. a. A radical analysis of the and a shield of Legal defense. Moreover, my sense is that capitalist market is not CDCs are no longer so marginalizing. But we have We organized against the enthusiastic in acquiring to, and continue to challenge Mayo Group during 2000- residential assets/land. the system that works 2006 with the tenants of At a practical level, however, against tenants. This buildings in Hyde Park, getting residential property understanding is important Mattapan, Dorchester, out of the market is difficult. to empower tenants in their Roxbury (about 4-500 units Property Transfer Tax has struggle for affordable altogether). We got a been unpopular with the real housing and against number of collective estate sector. displacement. bargaining agreements. Inclusionary Zoning is not b. The problem is vast and There were two fully effective in addressing we are only be scratching at demonstrations at Mayo the needs of tenants and the surface. Any organizer Head office in Roxbury in those who need affordable has to develop a vast cadre 2005 and 2006. One of those housing. of leaders who are social properties was 760 Cummins change agents/activists. To Highway, which was recently develop this cadre of

74 organizers we conduct Bob Van Meter has served as extent of displacement it courses in community the Executive Director of causes. During tenant organizing. Boston LISC since March of organizing days, I was 2008. Previously, he was the directly concerned with 9. What, if anything, would Executive Director of the displacement. you do differently today Allston-Brighton Community But we have our constraints around this issue? Development Corporation too. Some of the housing from 1993 to 2008, and a advocates have been against We have learnt leadership project manager and real all market rate housing even skills. estate director at the Fenway on vacant land. I am also In spite of our successes, we Community Development aware that neighborhoods have to do much better. Corporation. Bob served as a and communities change. board member of the People come and go. But we 10. What advice would you Massachusetts Association of should not be as concerned give to other neighborhoods Community Development about people moving out of as they work to mitigate Corporations for ten years their neighborhoods for their displacement of households and as its board chair for two own reasons and not being due to gentrification? years. He spent eight years forced out. However there (a) An open and popularly as a community organizer in are issues of housing presented analysis criticizing Chicago and Boston with discrimination which limits market ideology that leads to groups such as Illinois Public the options available to low- the rent increases, noting Action, Massachusetts Fair income families and African that vast amount of people's Share and the Massachusetts Americans. time and tax money is being Tenants Organization. His privatized by real estate hands-on experience with 2. When did you become companies. various communities and concerned with (b) A practical program proprty owners of Boston as gentrification and that combines some form of an organizer, project displacement? rent /eviction regulation and manager and later the (What were the events and a strong effort to get Executive Director brings indicators that marked the buildings out of the diverse levels of community on-set of gentrification?) speculative for profit market. involvement to a greater strategic approach in dealing At the local level we see or with community hear evidence of condo- INTERVIEW 5 development issues. conversion and explore ways of helping the tenants. Bob Van Meter 1. Could you describe the There was one case of a Exec. Director nature work in dealing with building with 20 units and Greater Boston Local gentrification you did or rent-control tenants who Initiatives Support planning to do in your suddenly found themselves Corporation (Boston LISC) community and why. compelled to move out that 95 Berkeley St. Suite 301 Now we are working on a brought the issues to the Boston, MA 02116 project on gentrification. fore for us in Allston The scope of the project is to Brighton. Interview Date: December understand the level of 18, 2013 at Boston LISC concern among various There are also national Office entities impacted by trends and consequences gentrification, including the such as the Savings & Loans

75 Crisis of the 1980s and 90s intersection of Harvard and organizing, Inclusionary and the creation of Cambridge streets was about Zoning and Property Tax Resolution Trust Corp. (RTC) to double the rent. Relief. to sell-off the troubled Moreover, the building had It is also important that properties. Our CDC tried to several code violations too. economic opportunities are buy them from the RTC in And obviously the tenants available to community 1998/99. Each unit went for were very concerned of their residents. $70,000 when we had uncertain future as tenants. CDC's can play a role in expected them to go only for We received calls for help creating better communities $30,000 to $35,000. It was a and had to intervene and in an in increasingly diverse wake-up call from the come to an agreement with neighborhood. market trends and it the owner. These are a. Building bridges with older reminded us to be ready for circumstances we have been and newer residents. In a larger amount of such units able to gauge the situation Allston-Brighton the older coming to the market. and successfully mediate. Italian or Irish residents have been in a better situation 3. What are the key factors 4. When there is because a good number of that you see contributing to displacement of households them immigrants and enjoy gentrification and in your community where better living standards. As a displacement in your do they move to? CDC we helped develop an community? There is no single answer. alliance between older Fenway and Allston-Brighton, People are moving to low residents and new residents where I worked, were strong rent cities and towns such as b. We conducted first time market neighborhoods and Brockton and Randolph. home-buyer classes not only the issue was not There are others who for low- and moderate- disinvestment. But our succeed in securing Section 8 income households but also question was how we certificates. Some others for younger people. maintain affordable housing negotiate the rent with the c. We were very committed in these communities. property owners and to preserving housing units There were other questions manage to stay. And their and preserve those units in too: numbers vary from rental stock too. a. What are the impacts of community to community. "It was a strategy to retain a institutional expansion? low-level guerilla force" b. What are the market 5. What strategies or actions In terms of the neighborhood forces? did you take to prevent environment and public c. Where are the displacement due to spaces, we did lot of work on opportunities to create gentrification? the effective utilization of affordable housing? Strategies such as open space. Another aspect to consider is Inclusionary Zoning will be But approaches differ from condo-conversion. In Allston- helpful - to have special one neighborhood to Brighton, we saw a buildings districts to include a higher another. Ten years ago Vida being sold to condo- proportion of low- and Urbana launched Eviction- converters. A unit each $20K moderate-income housing. Free Zones. I think, they were converted to condos However, in these financially were bringing a "No go zone and sold at twice the price in strapped times, tools or for gentrifiers". They tried to 1980s condo boom. options available are rather make lots of noise against The new owner of the 20 limited. But we should the trends of the day and unit building on the continue with Tenant discourage gentrification.

76 One more thing I should say move on. We should also in terms of the residents 7. What obstacles did you remember that, "We cannot whom we serve best. We encounter as you tried to do win every battle". The next have tools for households this work? priority is to create more below 60% 0r 80% of area One of the most difficult affordable units, but we face median income. factors was time. The type of the problem of finding public Unfortunately, we do not financial resources and the land. have such an approach for length of time needed by those above the 80%. community organizations are 9. What, if anything, would rather formidable. Even if a you do differently today 6. How effective were those CDC finds a willing seller to around this issue? strategies/actions? preserve affordable housing, I want to emphasize a At the bottom of all these there is a price factor and program of advocacy for strategies, we need to ask also a time factor. Recalling residents in private housing "What kind of a community my days at Fenway CDC and and residents in public we want to see?" Allston-Brighton CDC, we housing - a unified advocacy Very often, there is a high were trying to buy a 20 unit movement. I say unified and low in terms of income, property from the owner because there are those who but no middle. We may be whose daughter was making have untenable positions and ignoring a critical segment the deal. In the deal not only also insist on nothing but that holds the other groups the price but the time factor subsidized housing. glued. Some may claim that too was critical. She wanted all the public dollars should to close the deal within a 10. What advice would you go for only low income short period of time, rather a give to other neighborhoods households and the challenge for a CDC when as they work to mitigate homeless. But there is a need forced to rush through a displacement of households to create middle income financing arrangement. Cash due to gentrification? housing. I believe the gap in is time. Remember, CDCs are They need to build capacity Middle-income housing is always borrowing from to respond to the problems not being addressed by the others who require lengthy through mediation and available options. processes of review and outreach, building capacity Massachusetts Association of underwriting. by collaborating with legal CDCs (MACDC) has been a services and personnel and place where people have 8. What were the lessons doing outreach to new been struggling about middle learned from the anti- owners who may increase income housing. Other towns displacement work you did? rents. and cities have tried. Displacement is very uneven. Have an active tenant Cambridge has subsidized If your goal is to stop any organizing program. Tenant middle-income housing. But displacement it is organizers are effective it has not worked that well. unreasonable. But as a tacticians who help the Washington D.C. has the matter of priority you want residents and to apprise right of first refusal. Such a to retain affordability levels. them of their safety. There measure has helped in the The first priority is to are CDCs which have been preservation of affordable preserve affordable housing. doing this for many years. housing stock. New York City It is also necessary to get Some are relatively new. But has some programs where reasonable concessions to during my CDC days we did tenants to have the right to at-risk residents to make tenant counseling and also purchase the housing unit. their life easier and let them worked with the owners with

77 the financial support of and familiarity with many of 1. Could you describe the Boston City Hall. And we the community organizations nature work in dealing with need to do that on a larger in the state make him an gentrification you did or scale. effective advocate for planning to do in your community development community and why. INTERVIEW 6 goals. Since coming to JPNDC, I Richard Thall In the 1970s he was have seen the bad times and Exec. Director instrumental in the creation good times. The JP NDC of two important neighborhood was in a mode 31 Germania St community-based of rapid gentrification. At Jamaica Plain MA 02130 organizations: the Salem most of the open houses, Harbor CDC, founded in 1979 within the first 10 minutes at to create affordable housing least 15 bids were placed. It Interview Date: and employment in a was a seller's market. In At JP NDC Office, on predominantly low-income terms of housing stock, 10% December 24, 2013 Latino neighborhood and of the units were condo-ized. later the Essex County Community Organization We have adopted a (ECCO). "Campaign of Conscience" to From active community keep Jamaica Plain as an organizing work in the North He has been a major force affordable community. Shore, Richard Thall has behind the $150 million Our strategy is four-pronged: traversed varied community- development projects a. Keep publicly owned land settings in his interesting completed by the JPNDC and for affordable housing. career as a leading a number of economic b. Secure more public community development development and resources professional in community organizing c. Progressive landlords to Massachusetts. Richard Thall initiatives. Highlights of the pledge to revise rents has over 30 years of active programs he put in place factoring in costs and not to work in community include a Career Ladders the market forces. development. Now the Initiative for workforce d. Anti-displacement Executive Director of the development for the health protests to draw attention to Jamaica Plain Neighborhood care sector and an anti- the problem. Development Corporation gentrification campaign in a It is a continuous discussion (JPNDC) since 1994, he has Boston neighborhood that in refining our strategies to guided the organization to has undergone dramatic keep social housing. And we one of the most successful transformation. also strongly campaign to community organizations in keep public land for housing. Massachusetts. Prior to Richard has served as But building affordable joining the JPNDC, Richard President of the housing has adversaries who was the Community Massachusetts Association of do not want such buildings in Development Director and CDCs and also represented the community. However, Assistant Director at CDCs in some of the leading we work with people like Inquilinos Boricuas en Acción regional and national bodies Cathy Brown who help to (IBA) for nine years, a CDC in of CDCs. break down bias against Boston’s South End. His affordable housing. cross-cultural experiences

78 Another strategy is to tough street and known for 4. When there is increase the percentage of violence. There was a crisis displacement of households affordable housing in moment when Mayor Flynn in your community where inclusionary zoning. In fact said "It looks like we are do they move to? Jamaica Plain NDC advocated losing". Hyde Square Task for 25% affordable housing. Force did lot of work. Now I am not aware of the places We support tax credits for there are numerous families, they go to. Even though more affordable housing. particularly white families, in Brockton was one of the However, we are aware that the area. locations I used to hear a lot. housing is only part of the Eight to ten years ago most story. Economic I could trace gentrification by of the displaced families development is critical to looking at how people were priced out of Brockton create opportunities and moved out of the South End too. Some people are moving income. We are working with to Jamaica Plain. south as far as Rhode Island. a number of small businesses. 3. What are the key factors 5. What strategies or actions that you see contributing to did you take to prevent We also learnt that there is a gentrification and displacement due to limit to appeal peoples' displacement in your gentrification? conscience. However, we are community? proud to note As previously indicated, we that because of our efforts People invested lots of time advocate for more affordable there is still affordable and around in getting a housing. And build housing in the community. I better neighborhood. affordable housing in would rather say, "Because Speaking objectively, the publicly-owned land. As part of our collective efforts there neighborhood got improved. of inclusionary zoning we try are several households still to maximize the proportion able to stay in this More importantly, Jamaica of affordable housing units. neighborhood. Sadly, I am Plain is home to or close to a We also make our voices also aware, twice as many number of educational heard in a way that has a got displaced." institutions and the political impact, in addition Longwood Medical area. to questioning the 2. When did you become Obviously this is a conscience of the property concerned with neighborhood sought after owners. gentrification and by students and displacement? professionals. In recent 6. How effective were those (What were the events and years, I would say the strategies/actions? indicators that marked the Northeastern University on-set of gentrification?) students constitute a There always opposing substantial demand on our voices whenever we propose Gentrification was evident housing units. There are affordable housing. Of mostly in places like Hyde stories of investors buying up course, they have the right to Square in Jamaica Plain. triple-deckers for student oppose on the basis of any During the late 1990s the housing and they are valid reasons. But there are number of young white grabbed by students in no barriers in the community to residents moving in time. accept affordable housing increased rapidly. Mozart and to accommodate those Street used to be a very

79 families who have no place 10. What advice would you to actively liaise with the to go. give to other neighborhoods public entities and officials as they work to mitigate and ensure that community 7. What obstacles did you displacement of households organizations and encounter as you tried to do due to gentrification? neighborhood leaders have a this work? strong voice and a place in "More work on more fronts decision making. A case in point is our brings more results." Our There was a common theme proposal for the Blessed experience has been one of of expanding the portfolio of Sacrament Site in Jamaica working collectively with affordable housing which in Plain. There were those who other local organizations and turn gives significant raised opposition saying "We individuals. And we are able resident/tenant power on don't want these people to reach the goals we seek to influencing public policy here". Surprisingly for us, in make this place a diverse and decisions. the face opposition, some of inclusive community with There is also the legitimate our supporters of the opportunities for all. claim that community housing project for the site organizations and leaders were more motivated to get have been the turnaround the project become a reality. forces behind communities The sample of interviews and neighborhood squares 8. What were the lessons presented here are as varied that have now become learned from the anti- as the interviewees ranging prized properties that draw displacement work you did? from rent control and crowded open-houses and eviction free-zone to be end up with lucrative deals. The system we live in shows selective in taking up All these point to greater that people have more challenges that winnable. awareness and a workplan resources than we see. for equitable development in We need to formulate a Interesting snippets of "case sustaining the vitality and composite-strategy to studies" cited here also help diversity. include gauge the situations and a. Work in multiple fronts outcomes in other b. Broaden economic communities without waiting opportunity to people who for crises. South Boston's are marginalized. spike in housing demand has c. On a rather negative way, been tied to the impact of what could we do to BigDig (The Central Artery dissuade people from Project) and the MassPort's moving in? investments.

9. What, if anything, would Discussions highlighted an you do differently today important aspect of around this issue? community strategy in sustaining the community There is a critical lesson for fabric - to engage in an practitioners: That there are otherwise exclusive domain limitations to what we can of market forces and/or do or accomplish. public entities. A necessary component in strategizing is

80 8. Conclusion

When there are fears of gentrification as revitalizations proceeds, the most important strategic goal of any response from community organization would be to make the development efforts and its outcomes equitable to the community to prevent displacement.

- Strategic Response to Challenges to Community Stability

Readiness of community organizations is central to monitor displacement, proactively prevent displacement and deal with any adverse outcomes as investment projects are launched. In addition to professional readiness, responsive actions should include the following success factors:

a. Establish a collaborative neighborhood mechanism - including business organizations to articulate with the decision-making entities with greater power and impact

b. Liaise with the City of Boston through decision-making representation of the community.

c. Negotiate with landlords and investors.

A number of strategies have been advocated, tried-out and succeeded in mitigating, often preventing, displacement. But not all strategies are equal and will involve combinations of the following:

1. Raise awareness and organize the community and residents

a. Tenants organizing and counseling to fight eviction

b. Home-owners and tenants to be involved in the affairs of the neighborhood through community-based organizations and interest groups

c. Low- and moderate-income earners to become informed and active in retaining homes.

d. Create a Social Network of Codman Square Residents to monitor displacement signs.

2. Form a Gentrification Taskforce at CSNDC

a. A Coalition for Codman Square will bring in all the stakeholders, young and old, rich and poor, and area institutions that support community development with minimal involuntary displacement.

b. An important step is to build bridges with policy makers, public officials and support groups, including businesses and landlords.

3. Preserve and expand the affordable housing inventory.

a. In addition to monitoring the neighborhood housing market carry out a neighborhood survey to identify publicly-owned land and property including underutilized property for housing

81 b. Through legislative measures and Inclusionary Zoning create more affordable housing and ensure resources meant for affordable housing are utilized as intended.

c. As a major strategy to create more affordable housing and to utilize the available funds effectively, develop a coordinating body of community members.

d. Negotiate with developers on adequate numbers of affordable units

4. Use Greater Leverage with Inclusionary Zoning

Codman Square organizations and residents should promote and engage in a participatory zoning process in place of top-down approaches and incorporate necessary provisions to minimize such development that displace or disrupt community residents.

5. Explore Tax Incentives for Developers of Affordable Housing

a. Advocate for more incentives for investors of affordable housing in the community

6. Promote Community Asset Building

a. Explore the possibility of creating Codman Square Land Bank for housing and small business

b. Promote asset building at the household level in terms of financial resources and sustainable income streams.

These elements are not complete or comprehensive. But they make a strong counteraction and offer a set of essential strategies and readiness if and when gentrification and its consequences of displacement enter Codman Square.

82 REFERENCES

Kennedy, Maureen & Leonard, Paul, DEALING WITH NEIGHBORHOOD CHANGE: A PRIMER ON GENTRIFICATION AND POLICY CHOICES, The Brookings Institution Center on Urban and Metropolitan Policy (A Discussion Paper, 2001)

ICP, PUSHED OUT -The Hidden Costs of Gentrification: Displacement and Homelessness A Report from the Institute for Children and Poverty (ICP), Spring 2009

Campen, Jim MORTGAGE LENDING TO TRADITIONALLY UNDERSERVED BORROWERS & NEIGHBORHOODS IN BOSTON, GREATER BOSTON AND MASSACHUSETTS, University of Massachusetts/Boston A Report Prepared for Massachusetts Community & Banking Council, 2012

Hartley, Daniel, GENTRIFICATION AND FINANCIAL HEALTH, Federal Reserve Bank of Cleveland, 2013

Levy, Diane K., et al IN THE FACE OF GENTRIFICATION: CASE STUDIES OF LOCAL EFFORTS TO MITIGATE DISPLACEMENT The Urban Institute, Washington, DC, 2006

Rothstein, Richard A COMMENT ON BANK OF AMERICA/COUNTRYWIDE’S DISCRIMINATORY MORTGAGE LENDING AND ITS IMPLICATIONS FOR RACIAL SEGREGATION, EPI Briefing Paper, 2012

Levy , Diane K., Comey, Jennifer, Padilla , Sandra KEEPING THE NEIGHBORHOOD AFFORDABLE: A Handbook of Housing Strategies for Gentrifying Areas, The Urban Institute, Washington, DC 2006

Pollack, Stephanie; Bluestone, Barry; and Billingham, Chase, Maintaining diversity in America’s transit-rich neighborhoods: tools for equitable neighborhood change (2010). Dukakis Center Publications.

A GUIDE TO HMDA - Reporting Getting It Right! (HMDA Handbook), FFIEC, 2013

Smith, Neil THE NEW URBAN FRONTIER: GENTRIFICATION AND THE REVANCHIST CITY, Routledge, London, 1996

Haap, Jason. A CLOSER LOOK AT THE ALLEGED VIRTUES OF GENTRIFICATION, In Streetvibes, Issue 244, 2013

Frontier Group & U.S. PIRG Education Fund, TRANSPORTATION AND THE NEW GENERATION - Why Young People Are Driving Less and What It Means for Transportation Policy, April 2012

Student Thesis: Gardner, Cameron W., GENTRIFICATION AND NEIGHBORHOOD CHANGE IN BOSTON: A Look at Dorchester's Codman Square, Thesis for M.A. in Environmental Policy, Tufts University, Medford, 2002

Journals & Newspapers

USA Today Toppo, Greg and Overberg, Paul, See ya, Suburbs: More want to live in the big city, March 27, 2014

Time Gallagher, Leigh, The End of the Suburbs The country is resettling along more urbanized lines, and the American Dream is moving with it July 31, 2013

The Economist D.K., What Is Driving Urban Gentrification? Sep 16th 2013

The Wall Street Journal Weber, Lauren, Companies Say Goodbye to the 'Burbs Young Talent Wants to Live in Chicago, Not Libertyville; Dilemma for Older Workers, Dec. 4, 2013

Hudson, Kris, Is Generation Y a ‘Game Changer’ for Housing? May 15, 2013

The Huffington Post Short ,Kevin, The Top 10 Gentrification Capitals of America, July 11, 2013

84 APPENDIX

i. GLOSSARY

American Community Survey (ACS)

The American Community Survey (ACS) is a nationwide survey designed to provide communities a fresh look at how they are changing. The ACS replaced the decennial census long form in 2010 and thereafter by collecting long form type information throughout the decade rather than only once every 10 years.

The American Community Survey produces demographic, social, housing and economic estimates in the form of 1- year, 3-year and 5-year estimates based on population thresholds. The strength of the ACS is in estimating population and housing characteristics. It produces estimates for small areas, including census tracts and population subgroups.

For 2010 and other decennial census years, the Decennial Census provides the official counts of population and housing units.

Ruth Glass, urban sociologist (London 1912-1990)

She coined the term ‘gentrification’ in 1962, giving warnings about the squeezing of the poor out of London and the creation of upper-class households.

Census Tract

A small, relatively permanent statistical subdivision of a county delineated by a local committee of census data users for the purpose of presenting data. Census tracts nest within counties, and their boundaries normally follow visible features, but may follow legal geography boundaries and other non-visible features in some instances, Census tracts ideally contain about 4,000 people and 1,600 housing units.

Household

A household includes all the people who occupy a housing unit as their usual place of residence.

Family Household

A family includes a householder and one or more people living in the same household who are related to the householder by birth, marriage, or adoption. All people in a household who are related to the householder are regarded as members of his or her family.

Unemployment Rate

Represents the number of unemployed people as a percentage of the civilian labor force.

Median

This measure represents the middle value (if n is odd) or the average of the two middle values (if n is even) in an ordered list of data values. The median divides the total frequency distribution into two equal parts: one-half of the cases fall below the median and one-half of the cases exceed the median.

For example, the median income is the amount which divides the income distribution into two equal groups, one having incomes above the median, and the other having incomes below the median. The median for households, families, and unrelated individuals is based on all households, families, and unrelated individuals, respectively. The median for people is based on people with income.

Housing unit

A house, an apartment, a mobile home or trailer, a group of rooms, or a single room occupied as separate living quarters, or if vacant, intended for occupancy as separate living quarters. Separate living quarters are those in which the occupants live separately from any other individuals in the building and which have direct access from outside the building or through a common hall. For vacant units, the criteria of separateness and direct access are applied to the intended occupants whenever possible.

Boston Planning Districts

Boston Redevelopment Authority (BRA) defined the boundaries of key neighborhoods of Boston for purposes of information exchange, urban planning and development studies, Though Planning Districts have been in use for a long time, in recent years, BRA has created neighborhood boundaries with the same name.

The Home Mortgage Disclosure Act (HMDA)

The Home Mortgage Disclosure Act (HMDA) was enacted by Congress in 1975 and was implemented by the Federal Reserve Board's Regulation C. On July 21, 2011, the rule-writing authority of Regulation C was transferred to the Consumer Financial Protection Bureau (CFPB). Regulation C, requires lending institutions to report public loan data. In this section of the website, you can find out more about the regulation and its interpretation. (Federal Financial Institutions Examination Council- FFIEC Definition)

AFFORDABLE HOUSING

In general, housing for which the occupant(s) is/are paying no more than 30 percent of his or her income for gross housing costs, including utilities. Please note that some jurisdictions may define affordable housing based on other, locally determined criteria, and that this definition is intended solely as an approximate guideline or general rule of thumb. (HUD Definition)

Generation Y

The generation of people born during the 1980s and early 1990s. The name is based on Generation X, the generation that preceded them.

86 ii. Decennial Census and American Community Survey (ACS)

While the main function of the U.S. decennial census is to provide counts of people for the purpose of Congressional apportionment, the primary purpose of the ACS is to measure the changing social and economic characteristics of the U.S. population. The decennial census administered two kinds of forms: Simpler, SHORT Form (almost 100% sample) with 10 questions and a more comprehensive LONG Form (a sample of 1 in 6) with numerous questions to capture socio-economic and housing characteristics. The Long Form has been replaced by ACS, which now provides estimates for three different time periods: one year, three years and five years.

Although the questions used in the ACS are very similar to those included on the long form used in the 2000 decennial census, there are some important differences between the two surveys. Because ACS data are collected continuously, they are not always comparable to data collected from the decennial census. For example, in the case of employment statistics, both surveys ask about employment status during the week prior to the survey. However, data from the decennial census are typically collected between March and August, and the questions refer to a particular point in time, whereas data from the ACS are collected each month and aggregated for the reference period. Differences in these responses may in turn affect data on commuting, occupation, and industry. (Adapted from: Population Reference Bureau)

87 iii. BRA-Approved* Development Projects in Dorchester Data Source: BRA Web Site * List excludes projects of public agencies that do not require BRA approval

# Development &/or Land Building Uses Residential Retail Parking Address (S.Ft.) Size Units (Units (S.Ft.) or S.Ft) 1 Data252 Source:-254 Adams BRA Web St Site N. Av. * List18,000 excludes Rental/ any projects of15 public units agencies, notN. Av. required to14 Residential go2 throgh9 BANTON BRA ST. N. Av. 31,667 Residential 24 units N. Av. 50 3 Bethel Baptist Church 14,000 38,000 Institutional None N. Av. N. Av. 4 BOWDOIN ST HEALTH N. Av. 4,100 Larger None N. Av. N. Av. CENTER Outpatient Clinic & Wellness Cntr. 5 HERB CHAMBERS AT 75 97,739 27,706 Retail None N. Av. N. Av. MORRISSEY BLVD 6 Lower Mills Apartments, 61,097 127,934 Rental/ 177 (Improved N. Av. N. Av. 2262 Dorchester Avenue Residential existing apts.) 7 Lucky Strike Residency N. Av. N. Av. Rental/ 22 Apts.( 19 4 14 off-st Project 289 Adams St Residential Mkt & 3 Aff.) 8 NU Life Development, 71- 15,118 24,712 Rental/ 16 N. Av. N. Av. 79 Brunswick St and Residential 400-402 Blue Hill Ave 9 Olmsted Green Lena Park 114,124 57,000 Education None None N.Av CDC & Brooke Charter Renovati School on of existing building. 10 St.Kevins Redevelopment, 116,516 97,000 Rental/ 80 units of None N. Av. 516-530 Columbia Road Residential affordable housing 11 Talbot Commons 19,815 24,015 Rental/ 18 affordable N. Av. 7 - Phase I, Residential rental housing 14 New England Ave incl. 3 artist live/work spaces 12 THE FOUR CORNERS- N. Av. 49,758 Rental/ 35 residential 3,200 SF N. Av. UPPER WASHINGTON Residential units commerc PROJECT, ial space. 324 Washington St 13 UNIVERSITY PLACE 184,816 170,000 Rental/ 184 residential N. Av. 83 RESIDENCES, 150 Mount Residential units Vernon St 14 WHITTIER PLACE, 60 56,000 39,000 Uses: Rental/ 29 affordable N. Av. 20 Southern Ave Residential units

15 25 William T. Morrissey 102,366 220,000 Uses: Rental/ 278 residential None 143 Blvd. Residential units

Published on: August 31, 2014 Contact Information Codman Square Neighborhood Development Corporation 587 Washington Street Dorchester MA 02124 Telephone: 617 825 4224 FAX: 617 825 0893 E-mail: [email protected] Web Site: http://www.csndc.com Executive Director: Gail Latimore [email protected]

Codman Square Neighborhood Development Corporation

For over 30 years of its history, the mission of the Codman Square Neighborhood Development Corporation (hereinafter the “CSNDC”) has been to build a better, stronger community in Codman Square and South Dorchester by creating housing and commercial spaces that are safe, sustainable, and aﬀordable promoting ﬁnancial and economic stability for residents and for the neighborhood, and providing residents of all ages with opportunities and skills to empower themselves to improve their lives. (Source-CNDC Website)