Boston is widely known across the country for having one of the strongest CDC networks in the United States.  One reason for our success has been the close partnership between the CDCs and City Hall during the tenure of Mayor Thomas Menino and his predecessor, Mayor Ray Flynn.  Both Mayors have worked with CDCs as partners and the results speak for themselves. In particuar, under Mayor Menino’s Leading the Way Initiative, CDCs and the CIty of Boston have successfully built and preserved thousands of homes and created thousands of jobs.  Can you imagine what Boston neighborhoods would be like today if the Mayor and the CDCs were in conflict and competition, instead of collaboration? Personally,  I’d rather not think about that!

With the campaign to succeed Mayor Menino now fully underway, the MACDC Boston Committee has developed a 10 point Community Development Agenda that we are releasing as part of our effort to ensure that this extradorinary record of achievement and collaboration continues regardless of which candidate emerges as the winner.  We recommend the following:

1. Enact a strong Inclusionary Development Ordinance:  Such an ordinance should (a) require that a minimum of 15% of the units in new market-rate developments be affordable, (b) establish “pay-out” fees sufficient to produce a comparable number of off-site units, (c) ensure greater transparency at the Boston Redevelopment Authority, (d) ensure neighborhood equity, and (e) empower DND to administer IDP dollars along with other housing funds.
2. Strengthen the City’s Linkage program:  This requires increasing the linkage payments for housing and workforce development and allowing linkage funds to be used for a broader array of community economic development and small business development programming.
3. Continue Leading the Way: The City of Boston must continue to “Lead the Way” on affordable housing by establishing ambitious, measurable multi-year goals for housing and by growing the City’s annual Leading the Way appropriation from $5 million to $10 million per year.
4. Leverage public land disposition: The City should establish land disposition policies that require or at least favor affordable housing development and price such land to enable developers to build homes that are affordable to Boston residents. The City should also prioritize selling properties to community based non-profits that propose development plans consistent with neighborhood priorities. The City should also exercise leadership to ensure that state-owned parcels are developed with similar guidelines and priorities.
5. Support neighborhood economic development: The City should fund a robust and city-wide small business development support system that leverages the capacity, expertise, and physical presence of CDCs and other community based organizations across the City. Such a program should provide training, technical assistance and financing to existing and aspiring entrepreneurs and should be designed to leverage private, federal and state dollars.
6. Promote Mixed Use and Transit Oriented Development: The City should partner with CDCs and other private developers to support mixed use developments, especially those near transit nodes, which help create the lively, vibrant urban neighborhoods that Boston resident’s desire. This means strategically leveraging housing dollars, CDBG funds, public land, and zoning tools to make it easier and less expensive to bring those projects to completion.
7. Enact the Community Preservation Act: The new Mayor should lead a campaign to win ballot approval of the Community Preservation Act to provide new funding for affordable housing development, historic preservation and green space. The CPA would establish a 1% property tax surcharge and leverage millions of dollars in state matching funds.
8. Partner with community based organizations: The City should leverage the assets and capacity of local community based organizations, CDCs and others, to implement housing, economic development, workforce development and other city priorities.
9. Ensure the Casino benefits Boston residents: If Boston becomes home to a new casino, the new Mayor must ensure that Boston residents are able to access jobs during both construction and operation of the facility. Local, minority and women owned businesses must have access to contracting opportunities and community mitigation funds must be provided to impacted neighborhoods.
10. Advocate for state and federal resources: The next Mayor of Boston must be a leader at the State House and with our Congressional delegation to make sure Boston has access to state and federal dollars for housing, economic development, brownfields recapitalization and many other programs.

A few weeks ago, I wrote a review of a new book by the Brookings Institute called Confronting Suburban Poverty that highlights the growing number of poor people living in suburbs and small cities across America.  While I have some strong concerns about the book, it does draw needed attention to the changing demographics of poverty in America. Interestingly, when I bought the Brookings book on-line, Amazon.com kindly recommended that I buy another new book that highlights the persistent and long standing problem of concentrated poverty in the inner city. This book, Stuck in Place: Urban Neighborhoods and the End of Progress toward Racial Equality, by Patrick Sharkey, provides new insights into this old problem.

Drawing on detailed, longitudinal data about white and African American families over the past several decades (comprehensive and long term data does not exist for more recent immigrant groups), Sharkey documents that the negative impacts of concentrated poverty deepen as successive generations of the same family live in poor neighborhoods, especially for African American families.  Some of Sharkey’s key findings:

• Disadvantage can be inherited just like wealth can be. Says Sharkey, “to understand neighborhood inequality we must think in terms of generations not single points of time or even single periods in an individual’s life.”
• Neighborhoods clearly account for some, but by no means all, of the social and economic disparities that exist between African Americans and whites.
• African Americans not only have less upward mobility than whites, but they have significantly higher rates of downward mobility.  In other words, those African Americans who do attain middle class status are often unable to sustain it over time as they are “caught between two worlds, one dominated by the ideals of education and advancement up the income ladder, the other dominated by the presence of gang activity, poorly functioning schools and violence.” Moreover, the social and family connections that can be a source of support for some African Americans can pull others downward.
• There is strong evidence that when neighborhoods do improve “the economic fortunes of black youth improve and improve rather substantially.”
• The “most common pattern of neighborhood ‘improvement’ for African Americans in the 1980s entailed improvement in the economic status of residents combined with ethnic diversification in the form of a rise in Latino and foreign born newcomers.” This is very different than the “common conception of gentrification which often connotes a racial turnover where new white entrants …displace original minority residents,” writes Starkey.
• Mobility programs that help families leave low income neighborhoods have shown mixed results with the most significant impacts on families who left the most devastated neighborhoods and moved to suburbs outside the central city.  Less dramatic changes in neighborhoods generated less clear results.

Based on these findings, Sharkey has important policy recommendations to offer:

Programs that work only at the neighborhood level can be overwhelmed by larger economic forces, but efforts to focus on regional and national economic strategies often leave challenged neighborhoods behind. Therefore, he concludes, we need to have policies working at all of these levels at the same time.

• Given the generational nature of the problem, we need a “durable” set of policies that are sustained over time, unlike the War on Poverty programs that were quickly abandoned or scaled back after a few years. There is no quick fix to these long standing problems.
• Mobility programs have a role to play, but they cannot be taken to scale, almost by definition. We can’t move everyone out of the inner city and if we were to move a significant number of people they are likely to end up in newly concentrated areas of poverty – assuming we could find the housing and the political support needed for such a policy. (He does not mention, but I will, the problem of what happens to the people left behind in poor neighborhoods if mobility programs were to scale up and depopulate these places.)
• Placed based programs that work to comprehensively improve poor neighborhoods are essential and need to be sustained over time.
• “One of the most formidable challenges to maintaining cohesive urban communities in the years and decades to come will be dealing with the destabilizing consequences of mass imprisonment.”
• Sharkey offers a resounding endorsement of CDCs. He writes that “local community organizations focusing on housing and physical development, economic development, asset building, and resident organization must continue to be supported, as these types of organizations provide a stabilizing force in city neighborhoods, even in the most challenging economic and political climates.”

While the problems detailed in the book can be overwhelming, it was refreshing to read such a detailed and honest account of the challenges we face and such a balanced and thoughtful approach to the policies we need.  He recognizes the need for many different strategies, emphasizes the long term nature of this work, and cautions against policies that look for a quick fix.  With all of this, Starkey remains hopeful as there is significant evidence that we can make progress if we as a society are prepared to make a deep and durable commitment to doing so.

For those who want to see our country make that commitment, Sharkey’s book is essential reading.