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CODMAN SQUARE NDCCHARTING NEW PATHS
ANNUAL REPORT 2015-2016
#EQUITY #AFFORDABILITY #SUSTAINABILITY
#COMMUNITY
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Table of ConTenT
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Message from Board Chair and Executive Director
Real Estate Development
Eco-Innovation District
Community Organizing
Economic Development
Millennium 10
Asset Management
The Fairmount Indigo CDC Collaborative
Staff
Our Board of Directors and Our Funders
Our Financials
Get Involved
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As a Board member, I’ve been affiliated with the Codman Square NDC for nearly 13 years. Our Executive Director, Gail Latimore, has been associated with the organization for 22 years. So, combined, we’re right on target with our 35th anniversary year, having committed a combined 35 years of service to our community.
During that time, many things have changed, mostly for the better. Our community has fought back from the blight of the 1970’s and 1980’s when disinvestment, arson for profit and redlining was rampant in our South Dorchester neighborhood. With many community residents, business owners, nonprofit peers, civic associations, public and elected officials, we fought back, reclaiming our community from these scourges. That work led to major investments in Codman Square: the Lithgow Block, Girls Latin School, the old public library and On the Square. The renovation of brick buildings aligning along the points of the star-shaped major intersection in Codman Square (Washington and Norfolk Streets and Talbot Ave.), brought new affordable housing and business development into the neighborhood along with a hopeful, Can Do! Spirit.
Those victories led to increased community activism. The Codman Square Neighborhood Council and many civic groups came together with the anchor nonprofits in Codman Square and Four Corners to produce, over the last 30 years, three ground up community plans: the Action Agenda (1989-1990), the Millennium Plan (1999-2000) and now, the Millennium Ten Plan (2010-2012). Through these plans, over 2,500 community stakeholders set forth the key issues to tackle into the next decade, with clear action-oriented strategies. The work of the Millennium Ten Plan produced seven major projects, among them the need to
look at the changing demographics in our community and what that means for the many low and moderate income people we serve, in terms of housing affordability and economic stability. Additional concerns are the needs of the high-impact, yet very vulnerable Men of Color population, along with major apprehension regarding community environmental sustainability, transit equity and the needs of our youth.
So, while there is a dramatic improvement in the look and physical infrastructure of our community—people who haven’t been in Codman Square in 30 years are astounded by how vibrant it looks---and we’ve gone into hyper-collaboration mode, connecting the social fabric, there is cause for concern.
The theme of our annual report Codman at a Crossroads–Charting New Paths, makes clear, we are at a tipping point. What does the future hold for the low and moderate income, predominantly people of color community that we serve? Will they be able to enjoy the fruits of their collective labor in their community, enjoy the hard fought transit equity wins on the Fairmount commuter rail line? Will they be able to live affordably in Codman Square? Will they be pushed out by economic and social forces? These are the equity issues of concern and the crossroad.
Answering these questions and aligning our collective values requires a connection with all of our valued community, civic, philanthropic, public and legislative partners. This will not be an easy path to navigate, but with the lens of equity, we hope to lead the way. Co-navigate with us, and thanks for your past and prospective support!
Message from the Board Chair and Executive Director
Coleen K. WalkerBoard Chair
Gail LatimoreExecutive Director
Real Estate Development
The Codman Square neighborhood experienced arson for profit, block busting and white flight.
CODMAN SQUARE NDC 35-YEAR AGENCY TIMELINE
Neighborhood activists fought back to stop blight.
For the past 35 years, Codman Square NDC has been at the forefront of developing affordable housing, having developed about 1,400 housing units during this timeframe. Increasingly, over the past 15 years in particular, our focus has been on transit oriented, green and sustainable development (including solar, water saving, and energy reduction), and the integration of health and housing. We have built over 500 units of housing within a ½ mile radius of the Fairmount Commuter Rail Line and were leaders in recognizing the importance of vibrant, transit-oriented urban villages where residents have access to public transportation, jobs and supportive services. Initiatives like our energy-retrofit of homes in the Eco-Innovation District (EID), our smoke free housing, our Community Shared Solar (CSS) program, and our OASIS on Ballou Urban Agriculture Project, all represent how Codman Square NDC is taking a broad-based, cross-sector approach to equitable affordable housing.
While we have had many successes, we continue to face challenges as housing prices rise citywide and we see signs of gentrification in our community. With Boston already being one of the highest priced housing markets in the country, the continued pressure has resulted in early but clear signs of displacement in our service area, particularly in the census tracks west of Washington Street, which is lower income than our overall service area.
1970s – 1980s
eQUITY
SUSTaInabIlITY
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Community leaders, including Arthur Young, Cynthia Younger, Jim Keefe and others, spearhead creation of WE CAN, a predecessor and first iteration entity to Codman Square Neighborhood Development Corporation (CSNDC). WE CAN renovated blighted 1-4 family properties and sold them to low and moderate income first time home buyers.
Projects UnderwayWhittier-Lyndhurst-Washington
After 10 years of planning, organizing and community support, the Whittier-Lyndhurst-Washington (WLW) project broke ground in January 2016, slated to bring 44 units of affordable housing, 1,000 square ft. of commercial space and the transformation of vacant lots and historic buildings. WLW will provide housing to low-moderate income and formerly homeless families with its project based vouchers and by catering to families with incomes as low as 30% of the Area Median Income (AMI). The project is taking place on 4 scattered sites on Washington Street and in heart of the Eco-Innovation District, including the John Greenleaf Whittier School, 4-6 Lyndhurst St, 472 Washington Street, and 1 Darlington Street. WLW will have many energy and water saving features, including insulated windows, high efficiency heating and sustainable landscaping.
1970s – 1980s
In order to leverage community assets to ensure long-term housing affordability for the residents who face displacement, our current real estate development strategy has focused its efforts on the Eco-Innovation District (EID), a 13 block sub-neighborhood in Codman Square’s Talbot-Norfolk-Triangle (TNT). The TNT-EID uses green and sustainable measures to address issues of income disparity, environmental health and community wellbeing. There are currently four real estate projects underway in the EID including Whittier-Lyndhurst-Washington, Talbot Commons I, Talbot Commons II, and New England Heritage Homes. These projects along with Blue Hill Avenue Homes and Four Corners Plaza, among others, make up the 200+ units of affordable housing in Codman Square NDC’s pipeline that are slated for development in keeping with our housing stabilization and anti-displacement strategy.
As we look ahead towards the next 5-10 years, it will be increasingly important to use our real estate development projects as a way to enfranchise the mostly low and moderate income Black, Latino, and Afro-Caribbean people who call this community home.
As we look ahead towards the next 5-10 years, it will be increasingly important to use our real estate development projects as a way to enfranchise the mostly low and moderate income Black, Latino, and Afro-Caribbean people who call this community home. In that regard, we have renewed our call for Minority Business Enterprise (MBE) development and have developed a Minority Business Enterprise Utilization Policy. This policy will be relevant across our entire agency with the Real Estate Development Department focused on hiring more MBE civil engineers, architects, real estate consultants and others in this industry. Supporting economic progress and the viability of MBE businesses as we build quality affordable housing will be another measure of our success.
Renovations at 4-6 Lyndhurst St. part of Whittier-Lyndhurst-Washington
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On September 18, 1981, Codman Square Housing Development Corporation (CSHDC) is incorporated as a 501c3 nonprofit agency.
Jim Keefe (Principal of Trinity Financial), under the aegis of the Codman Square Community Development Corp, supported the creation of a supermarket coop on Washington Street in the mid to late 1970s. Jim also played a key role in development of the 30-unit Champlain Circle affordable homeownership project.
WLW has a compelling history stemming more than 100 years. The John Greenleaf Whittier School and the building at 4-6 Lyndhurst were both built circa the early 1900s. Later, 4-6 Lyndhurst became an active drug and crime hotspot. In response to community outcry and the work of community activists who organized a highly publicized “sit-in” in 2005, Codman Square NDC purchased the building from the absentee landlord, and is now able to achieve a quality redevelopment of the site. The acquisition of 1 Darlington Street, the vacant lot next to Whittier school, will finally allow Codman Square NDC to unify both sites by completing much needed renovations on Whittier and construction of new buildings at Darlington. Finally, 472 Washington St-- a former gas station/commercial site has been undergoing environmental cleanup for the past 8 years and will be finally ready for the construction of 8 new housing units above ground-floor commercial space.
1970s – 1980s
Sep. 18,1981
Projects in the Pipeline Talbot Commons I
Description: Mixed-use real estate development of 40 affordable rental units and one common artist space at two locations near Talbot Avenue Station on the Fairmount commuter rail line.
Location: Located on the east side of New England and Talbot Avenues plus 270 Talbot Avenue (corner lot at Talbot and Spencer Street).
Talbot Commons II
Description: Second phase of Talbot Commons; 59 affordable rental units and 10,000 square feet of commercial space with a focus on jobs and economic development.
Location: Located on the east side of New England - and Talbot Avenues plus 270 Talbot Ave (corner lot at Talbot and Spencer Street).
New England Heritage Homes
Description: 16 affordable condo units
Location: On five land parcels at intersection of New England Avenue, Mallard Avenue, and Colonial Avenue in the Talbot-Norfolk-Triangle.
Blue Hill Avenue Homes
Description: Mixed-use development project with 33 units of mixed-income homeownership (condominium) units and 10,640 square feet of ground-floor commercial space.
Location: Located in Grove Hall in Roxbury, two miles from Codman Square NDC’s service area.
Four Corners Plaza
Description: Mixed-use development project with 31 affordable rental units and 9,900 square feet of ground-floor commercial space.
Location: The Four Corners commercial district at corner of Bowdoin Street and Bowdoin Avenue.
Orlando and Waldeck
Description: 60 unit rental properties on two streets in Mattapan and Dorchester that are distressed and in bankruptcy. With the support of City Life Vida Urbana, the tenants, the City and Greater Boston Legal Services, Codman Square NDC is trying to acquire these properties and preserve the predominantly low and moderate income tenancies existing in the properties.
Location: Various locations on Orlando Street and Waldeck
Construction at 1 Darlington St. part of Whittier-Lyndhurst-Washington
Eco-Innovation District The Eco-Innovation District (EID), initially stemming out of the 2010-2012 Millennium Ten (M10) ground-up community planning process, is an effort to build a healthier more sustainable neighborhood in the Talbot-Norfolk-Triangle (TNT) sub-neighborhood of Codman Square. The TNT-EID has become a national model for how local communities can become more resilient and financially stable through sustainability approaches, like energy conservation, green infrastructure development and transit-oriented development (TOD). In the past year, CSNDC has been able to achieve higher levels of sustainability in the TNT-EID by pursuing energy retrofits for and with the community. To date, we have facilitated about 200 energy retrofits, or about 40% of the 525 housing units in the TNT-EID. We are also involved in creating local energy generation in the TNT neighborhood through the Community Shared Solar program. A recently completed TNT Feasibility Analysis indicated that as a result of our green and energy interventions, we could reduce greenhouse gases in the TNT-EID by 11% and save neighborhood stakeholders $267,900 on energy costs.
Another focus of the EID is making our streets safer for the residents who walk and bike through the neighborhood. The TNT-EID was recently selected by the City as one of only two “Slow Streets” Initiative pilot sites. Through this work, we implement traffic calming techniques with a concerted focus on sustainability features such as street “bump outs” with native vegetation and street murals featuring sustainable motifs designed to slow traffic. Local residents will paint the motifs. Considering the important connections between health, environment, and sustainable development, the EID is contemplating how it can combine research and the use of data tools to measure the positive health impact of its sustainability interventions.
1985 –1990
CSHDC completed its first big rental housing developments. About 120 units of housing developed, including 80 units of distressed, scattered site housing via the Boston Housing Partnership 1 (BHP1).
A group of Codman Square organizations, including Codman Square Housing Development Corp, Codman Square Health Center, and the Codman Square Neighborhood Council developed The Action Agenda, outlining 100 community-generated recommendations for action on community issues for the next five to ten years.
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Moving to the Highest Levels of SustainabilityCommunity Shared Solar
CSNDC’s Community Shared Solar (CSS) Program, one of the few in the city of Boston, is in the final planning stages. Rooftop solar panels will be installed on over a dozen buildings at six CSNDC properties to generate cleaner, more efficient energy. The excess energy expected to be generated from these solar panels will be virtually net metered, or credited to the energy accounts of local TNT-EID residents, as a means of incentivizing them to pursue energy retrofits in their homes. Through these means, we will further reduce energy costs for TNT-EID residents, helping to stabilize them in place as our community faces rising housing prices and gentrification.
CSNDC also expects to benefit from the Community Shared Solar Program. We are entering into a unique Power Purchase Attributes Agreement (PAPA) that will enable CSNDC to receive approximately $1 million in Solar Renewable Energy Credits (SRECs) over the next 20 years. These funds will be used to support our continued sustainability work. CSS will promote clean solar energy, create an alternative business model and produce significant economic benefits to the Codman Square community.
LEED-ND (Leadership in Energy and Environmental Design)
CSNDC is renewing its commitment to LEED certification on all buildings it develops, including those within the TNT-EID. Whittier-Lyndhurst-Washington (“WLW”), is currently under construction in the TNT-EID and other parts of our service area. WLW will provide 44 new or renovated affordable housing units for residents and will be LEED Certified at the Silver, or higher level. LEED-ND is a rating system for certifying entire neighborhoods as green, walkable, and energy efficient. This designation would recognize our attempt to establish the Talbot-Norfolk neighborhood as a sustainable neighborhood in its entirety. With the completion of WLW, we will have two buildings LEED Certified within the TNT-EID (the Levedo Building and WLW). We are working with the US Green Building Council on achieving LEED ND certification for the TNT-EID and expect to achieve certification in early 2017.
Energy-Retrofits
Since EID-focused energy retrofit activities began in 2013, at least 40% of the housing units in the TNT-EID have been retrofitted for energy efficiency. Our goal by March 2017, is to facilitate energy retrofits for at least 50% of the 525 housing units in the TNT-EID. This work was possible as a result of our partnership with The Boston Project Ministries (TBPM), Talbot-Norfolk-Triangle-Neighbors United (TNT-NU), and
1990 1991 –1994
Renovation of the 25,000 sq. ft. Lithgow Commercial Building and block took place in 1990, bringing major commercial activity into the heart of Codman Square, along with 31 new units of affordable housing at Lithgow Residential.
In 1993, Alyce Lee, 2nd Executive Director of CSHDC, and the Board of Directors facilitated the changing of the agency’s name to the Codman Square Neighborhood Development Corporation in recognition that community development encompassed more than bricks and mortar.
A recently completed TNT Feasibility Analysis indicated that as a result of our green and energy interventions, we could reduce greenhouse gases in the TNT-EID by 11% and save neighborhood stakeholders $267,900 on energy costs.
Energy Retrofitting Homes in the EID
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the Local Initiative Support Corporation (LISC), among others, including ABCD.
These retrofits reduce greenhouse gas emissions, help local residents save money on their utility bills (as much as $260 per household), and have implications for the health of residents in the TNT-EID.
Health and MobilityPICH (Partnerships In Community Health)
In 2015, CSNDC, in partnership with The Boston Project Ministries (TBPM), received a three year, $100,000 grant from the Boston Public Health Commission as part of the PICH (Partnerships to Improve Community Health), to expand our smoke-free housing policy to all 18 of our properties, and to promote health and mobility in the TNT-EID. In the past year, PICH Healthy Community Champions/Block Stewards –who are neighborhood-based, grassroots ambassadors and educators– have surveyed over 150 residents regarding their mobility and health issues and educated them about the health and related financial benefits of increased walking and biking and related open spaces. Block Stewards have organized several events that include a Slow Bike Roll in the TNT led by local bike school owner Noah Hicks, guided walking
tours, and free healthy food demonstrations. While CSNDC expands its equitable, comprehensive, community development work in the TNT-EID, PICH will continue to engage TNT residents around health and mobility issues to yield better outcomes for the community.
Slow Streets and Vision Zero
Due to the advocacy of TNT residents, the EID is one of only two neighborhoods chosen to take part in the Boston Transportation Department’s Slow Streets Initiative. Slow Streets is part of the City’s Vision Zero project, which is working to put an end to all serious and deadly vehicle crashes by 2030. In the TNT-EID, the Slow Streets program will continue to build on the planning of the EID for a more walkable, bikeable and safer neighborhood. Improvements for the TNT-EID include new signage, street markings (including street murals), flex posts, speed tables/speed bumps, and bump outs with rain gardens to slow traffic. One of the first set of improvements was a street mural painted by community members to slow down traffic on Elmhurst Street. In addition to our PICH work, the launch of the Slow Streets Initiative is an example of how the TNT-EID layers and integrates multiple health, safety, and mobility measures to advance equity, resiliency and sustainability in the TNT neighborhood.
1991 –1994
CSNDC’s focus extended beyond housing development to include neighborhood development with an emphasis on community organizing.
Resident Resource Initiative launched within the community development field and CSNDC’s properties with the support of Metropolitan Boston Housing Partnership.
Renovation of 325 units at Washington Columbia 1 and 2 (through BHP2). Successful resident organizing alleviated major drug issues at these properties and received national attention.
Tour of the Eco-Innovation District
Community Organizing and Resident Resources CSNDC’s Community Organizing and Resident Resources (CORR) Department’s goal is to support residents in taking leadership on issues of concern to them. The focus of CORR is on building resident voices and supporting development of formal and informal structures through which residents can enact desired community change. CORR has a particular interest in support, referral, and leadership development for males of color in the Codman Square/Four Corners community in regards to finance and wealth management and health and wellness. Our Men of Color (MOC) and OASIS on Ballou Urban Agriculture Project are just two examples of how CORR has begun to devote greater attention to health equity and community wellness issues. CORR continues to engage neighbors and volunteers in a host of community organizing and cohesion events such as our Keeping Codman Square Affordable (KCSA) campaign, neighborhood clean-ups, programming in Codman Commons Park, as well as continued support of community groups and providing technical support for Block Associations.
In addition to these direct action steps, CORR in partnership with Millennium Ten hosted several community forums as part of our “Together We Stand” series that allowed us to facilitate community dialogue as well as identify new resident leaders and develop burgeoning partnerships with several local entities committed to racial, economic, and environmental justice. The series was well attended and focused on five different subject areas including “Race, Place, & Economy,” “Displacement,” “Safety,” “Strength, Health & Wellbeing,” and “Intergenerational Dialogue.”
Residence Resource Program created to organize residents and hire staff to create leadership inside buildings. Residents focused on important issues like budgeting for the property and resident activities and community cohesion.
CSNDC became a founding board member of Four Corners Action Coalition in 1991 to address crime.
1991 –1994
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Men of ColorAlthough a priority across the agency, the Community Organizing and Resident Resources (CORR) Department has taken the lead on initiatives that seek to provide support and leadership to young males of color in the areas of workforce development, financial wellbeing, and mental health. In that regard, CSNDC successfully piloted OASIS on Ballou, a multifaceted urban agriculture project that trained males of color who are re-entry citizens around sustainable urban farming and business management skills. In addition, we partnered with the Local Initiatives Support Corporation (LISC) with a multi-year national grant made available through the Prevention Institute’s Making Connections for Mental Health and Wellbeing among Men and Boys to develop a strategy for wealth building opportunities, affordable housing, and reducing toxic stress for men of color. This Prevention Institute (PI)-funded work combines a community and policy based approach to address health disparities and creates preventive interventions to increase community health. This initiative extends beyond Codman Square and includes the work with our Millennium Ten partners, ABCD/Mattapan United and Nuestra Comunidad in Mattapan and Roxbury. OASIS and our PI work represent only a few ways in which our organization is using community development strategies to better impact community health.
Keeping Codman Square Affordable (KCSA)This year, CSNDC emerged as a major partner in the city wide Right to Remain (RTR) campaign, a coalition of grassroots, non-profit and community development entities committed to combating displacement, due to rising housing prices and gentrification on multiple fronts. This effort consists of working with coalition members and engaged residents in our service area to pass “Just Cause Eviction” (JCE) legislation in Boston that would add a new layer of protection for tenants who are facing eviction due to egregious rent increases. Resident leaders worked with us as part of our Keeping Codman Square Affordable (KCSA) campaign. CSNDC’s anti-displacement initiative, KCSA is addressing the problem of displacement via political advocacy, resident leadership, and organizing (developing an “Equity Army”), as well as aggressive affordable housing development. In March 2016, Diane Shepard, one of the KCSA resident leaders was chosen to address a public hearing on Just Cause Eviction legislation facilitated by the Boston City Council that attracted close to 500 attendees. CORR staff and resident leaders continue to participate in various direct action projects and activities organized by our fellow RTR member City Life/Vida Urbana and has continued to meet with current City councilors to finalize JCE legislation for approval by the Mayor of Boston.
CSNDC places greater emphasis on real estate development. From 1995-2011, adds about 500 more affordable housing units including about 50 more homeownership units.
1995 –2005
Gail Latimore hired as 4th Executive Director in 1998 (following Jim Ferris).
Teens and Mayor at Codman Square Farmers Market
Just Cause Eviction Rally
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Smoke-Free HousingCSNDC has begun to explore the connections between housing and health. This process has manifested itself on several fronts including our participation in the Partnership to Improve Community Health (PICH), a collaborative project of the Boston Public Health Commission (BPHC) and the Boston Alliance for Community Health (BACH). We are hosting two Healthy Community Champions as part of the Partnership to Improve Community Health campaign, charged with supporting residents in our large portfolio of housing, as we transition to completely smoke-free housing. This support has taken the form of supplying information to residents in support of quitting smoking, facilitating information sessions that define what it means to live in smoke-free housing, as well as working with property managers to encourage residents to complete lease addendums related to the smoking prohibition. The Healthy Community Champions also identified residential buildings in the surrounding community that are not currently smoke-free and reported this information to BPHC for additional outreach in the hopes of turning additional homes in the neighborhood to smoke free residences. CORR has also participated in a learning community and received technical support from the Public Health Institute and Re-Investment Fund as part of their AHEAD (Aligning Health and Equitable Development) Initiative.
Computer Learning CenterThe Computer Learning Center (CLC) continued to expand this year with a steady increase of community members participating in the CSNDC/Tech Goes Home (TGH) collaboration that brings technology training and access to a low cost ($50) computers, The CLC graduated 80 students through the TGH Community Program. We extended our TGH partnership this year by offering TGH Small Business to support local businesses and entrepreneurs in developing business plans and accessing resources. This initiative was done in collaboration with our Economic Development Department and we are anticipating expanding the program in 2017 to reach more community businesses and entrepreneurs. Read more about the success story in the Economic Development section of this Report.
OASIS on BallouThe OASIS on Ballou Urban Agriculture Project has made significant gains since its successful pilot season in 2015. It has received significant support from Aligning Health and Equitable Development (AHEAD), a group of hospitals, community health centers, residents, and funders to create a service network to address food access issues and the high rates of obesity in the Codman Square community. In Ballou’s pilot season, more than 600 pounds of healthy produce including peppers, tomatoes, and zucchini were grown, harvested and distributed to community members in Codman Square. With the support of the Urban Farm Institute (UFI), four males of color were recruited to farm Ballou as well as attend weekly agriculture education over the course of 2 years. This summer, OASIS partnered with the Codman Square Health Center (CSHC) and the Codman Square Farmers Market to develop a more robust food distribution and healthy food network. CSHC is leading community nutrition workshops for its patients and Codman Square residents, using produce grown at Ballou, while the Farmers Market hosted a retail space for Ballou to sell its produce at an affordable price. The grand vision for Ballou which will take place in multiple phases will be to complete capital improvements to the 20,000+ square ft. lot including building a beautiful wrought iron fence, a tot lot, and learning center; making additional site enhancements to complete a 12,000 sq. ft. growing garden; and building a hydroponics greenhouse that will extend the farm’s growing season and support a youth urban farming and education program.
From 1995 – 1999 there was a focus on the business district, including a Main Street program, business façade improvements, and Retail District Safety Initiative(funded by the Local Initiative Support Corporation)o The efforts supported local merchants in improving sales and safety techniques.
1995 –2005
Four Corners Action Coalition pushes for renovation of the Fairmount Commuter Rail Line and won State legislative support ($200 million) to install four new stops on the Fairmount Line, (including two in CSNDC’s service are).
Computer Learning Center Students Working
Economic DevelopmentThe Economic Development Department of CSNDC leads our strategic approach to the creation of assets and wealth among neighborhood stakeholders. With the growing income divide in Boston, as documented in the 2013 Federal Reserve Report, and Codman Square NDC’s growing concern about gentrification, rapidly increasing housing prices and displacement in our service area, as outlined in our “Mapping Neighborhood Change” gentrification susceptibility analysis completed by the Boston University Urban Symposium in 2014, we have launched a “Keeping Codman Square Affordable” (KCSA) campaign. Each of our agency departments are engaged in the KCSA campaign, a multi prong strategy to address the threat of displacement in a targeted and impactful way.
As part of the KCSA campaign, our Economic Development Department has focused on preserving and growing our 33% homeownership rate and creating new economic opportunities for local entrepreneurs and job seekers. Early in 2016, we launched our Estate Planning Program (EPP) to support existing homeowners in understanding the value of their homes and how to use their homes to leverage economic success and intergenerational wealth transfer. We are also relaunching our Housing Services Program to provide low interest home improvement loans to low to moderate income homeowners who have credit or income issues that prevent them from qualifying for conventional home loans.
Building up our job referral and placement process with the support of a multi-year Riley Grant, via our involvement in the Fairmount/Indigo CDC Collaborative (FICC) is also a focus of the Economic Development Department. With the support of our FICC partner, Dorchester Bay Economic Development Corporation who supports our new Economic Development Jobs Specialist, this coming year, we are partnering with Jewish Vocational Services to launch the Fairmount Jobs Corridor Initiative and to place at least 100 residents who live within a ½ mile radius of the new and existing Fairmount stops in our collective service areas in jobs along the corridor.
Codman Square NDC supports launch of the Millennium Planning process in 1999—the second ‘ground-up’ community vision plan with input from hundreds of community residents. The focus was on what should happen in Codman Square’s service area from 2000-2010.
1995 –2005
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Estate Planning ProgramIn an effort to better support homeowners and to preserve our fragile 33% homeownership base, CSNDC launched a pilot Estate Planning Program (EPP) in 2016. The goal of the EPP is to assist low and moderate income homeowners understand the value of their homes and to support them in leveraging homeownership for their economic success and well-being. We are also helping homeowners plan for intergenerational wealth transfer. As part of this effort, we worked with the Lawyer’s Clearinghouse who provided us with a pro-bono estate planning attorney. With Lawyer’s Clearinghouse support, we held an Estate Planning workshop, led by an attorney to discuss issues such as what wills are, how to develop estate documents such as living wills, health care proxies, and other documents in order to protect homeowners’ most valuable asset. The need for this work is crit ical, especially in light of many homeowners,
particularly the elderly, receiving ‘sell now’ letters from realtors and investors. The EPP is paired with our existing programs and services to expand the tools available to our residents to stay in their homes. We hope through this concerted support of homeowners that we can position existing and future generations to better meet the financial and economic challenges and opportunities of the future. In 2017, we will expand these efforts and work with estate attorneys and homeowners to continue development of key estate documents.
Dot Biz: Small Business DevelopmentOur small business development program, “Dot Biz” had a successful first year focusing on strengthening the financial position of local and aspiring merchants by providing them with education and technical assistance to ensure long-term sustainability, job creation and growth.
To further bolster the small businesses in our community, we have begun to rebrand Codman Square as the Caribbean Corridor bringing attention to the rich diversity of Afro-Caribbean vendors and the array of services they provide to the Codman Square community.
A success story from the TGH Small Business/Dot Biz program is Michelle White, a longtime Dorchester resident turned local entrepreneur. Ms. White not only graduated from the Dot Biz program but she and her family received an array of services including small business technical assistance and estate planning services from CSNDC. In the Fall of 2016, she will open the Next Step Soul Food Cafe on Washington Street. Next Step, considered the launch of our Millennium Ten “Community Café” project, will fill an unmet niche in Codman Square by providing healthy southern cuisine as well as a community gathering space where people can connect, share news, information and ideas.
ECONOMIC DEvELOpMENT bY
ThE NUMbERS
From 2005-2007, crime, foreclosures and wide-scale unemployment issues started to rise and the Great Recession hit. Dorchester experiences the highest level of foreclosures of any Boston neighborhood. CSNDC responds by convening the Millennium Ten Initiative to look anew at community planning and action.
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clients served by the Economic
Development Department
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(with 45 housing units)
Total of homes saved from foreclosure: 209
individuals that received education services
(including First Time Home Buyer, Financial Capability,
and Estate Planning)
22 clients that received
small business technical assistance
services
2005 –2012
Millennium 10CSNDC’s Millennium Ten (M10) Community Contract adopted in 2012, is a ground up community plan developed by over 1,000 community stakeholders. It sets forth the key issues and action strategies to address those issues into the next decade. The M10 Community Contract combines long-term community planning, community engagement, visioning, and concrete action projects designed to foster the economic and social progress of the Codman Square and Four Corners neighborhoods.
This past year has been one of capacity building, partnership building and strategic positioning for M10. Originally focused on five macro-projects or “Big Ideas”, M10 has now expanded to seven macro-projects in response to the emerging needs of the community. These seven Big Ideas include the Men of Color/Men of Action (MOC/MOA) Initiative, Financial Opportunity Network (FON), Youth Jobs Hub, Community Café, the Washington Street Corridor Business Cooperative, the Eco-Innovation-District (EID), and Anti-Displacement. M10 resources this past year went towards furthering these-seven Big Ideas as well as an emerging health focus. This coming year, M10 looks forward to working on the FON in connection with the Fairmount CDC Collaborative Jobs Corridor Initiative and realizing the community’s vision for a Community Café via the opening of Michelle White’s Next Step Soul Food Café. In addition, M10 will reconvene residents and stakeholders to continue the leadership and championing of the resident-generated action strategies into the future.
CSNDC purchases crime-ridden 4-6 Lyndhurst Street property. Reverend Bruce Wall of Dorchester Temple Baptist, along with City Councilor Felix Arroyo & other activists, occupied CSNDC’s adjacent building to “reclaim” the Square from negative activity.
CSNDC supports Talbot Norfolk Triangle Neighbors United (TNT-NU) in advocating for the Mayor to place the Elmhurst vacant lot into the City’s capital budget. Elmhurst Playground completed in 2009!
2005 –2012
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Together We Stand Community SeriesCommunity dialogue around pressing issues that affect the Codman Square community took place in the form of the “Together We Stand Community Series”. These forums entitled, “Place, Race, & Economy,” “Fighting Displacement,” “Public Safety,” “Strength, Health & Well Being,” and “Intergenerational Dialogue” received positive attention and participation from community stakeholders and local news outlets and were a way for M10 to engage community members and stakeholders.
The Community Series was no typical community meetings! Attendees sat in a circle to encourage a
more conversational atmosphere and spoken word, music, and storytelling manifestos were prominently featured. The Fall 2016 launch of the local Codman Square chapter of GirlTrek is one of the outcomes of these community forums to address public safety and health and well-being. GirlTrek is a national walking campaign that empowers women to reclaim the streets as a safe space, positively impact their health, connect, and be in sisterhood with each other in an effort to transform their community. We look forward to getting this community building effort off the ground and to sponsoring more Together We Stand sessions in 2017.
PlacemakingPart of our community revitalization and community building work is activating Codman Commons, the City-owned pocket park in the heart of Codman Square. M10 launched a new “Dancing in the Park” series and teamed up with the Economic Development Department to host Jerk Fest—a festival with Caribbean specialties including jerk chicken, live music, and children’s activities; and partnered with the Second Church to host outdoor concerts including one with a Calypso band from Barbados. An additional place-making project has recently begun to take place in Four Corners on a long-vacant lot near Erie and Washington Streets, across the street from the Four Corners stop on the Fairmount line. This project in Four Corners, the T-Stop Marketplace, received funds through the Mass Smart Growth Alliance and the Local Initiative Support Corporation (LISC).
During the Fall of 2016, various community led visual and performing arts events began to take place at the Marketplace, including the painting of a wall mural and repurposed stools and umbrellas as well as a children’s paint night, and performances by local artists. Transformed into the T Stop Marketplace, this site will serve as a communal space for residents to gather, attend community events, and enjoy food from local eateries. These place-making projects continue to beautify and enliven our community and create a sense of place for those who live, work, and play here.
Youth Jobs HubThe Youth Jobs Hub leads an ongoing collaborative effort in Codman Square to dramatically increase employment opportunities for neighborhood youth. The long-term goals of the Youth Jobs Hub are to better prepare youth to enter the workforce and to positively impact their social and economic wellbeing. The Codman Square Health Center (CSHC) is one organization that has been able to provide meaningful employment and career exploration opportunities for local youth. Several youth broadened their research skills and gained exposure to the health field by taking part in CSHC’s community based participatory investigation around sexual health. Youth researchers led focus groups and developed surveys to better understand the challenges that kept local teens and young adults from making use of the resources and services provided by CSHC’s Sexual Health Clinic. In 2016, the Youth Jobs Hub will continue its work to provide leadership and workforce development activities and to increase the local youth employment rate by 10%.
Transit equity achieved between 2010 and 2014! Three of four new stops on the Fairmount line built and two existing inner-City stops substantially renovated. Fares permanently lowered and weekend service commenced.
The Fairmount/Indigo Community Development Corporation Collaborative form in 2004 and joins forces with other community-based organizations to push for release of the $200 million in State funding for Fairmount/Indigo rail line improvements that the Four Corners Action Coalition had won in 2002.
2004 –2012
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Community Café In October of 2016, the soft opening of Michelle White’s Next Step Soul Food Café will bring a much needed Community Café to Codman Square to realize the community’s needs around having a gathering space to meet, share ideas, and strengthen community ties. M10 first piloted a Community Café in 2013-2014 at the Codman Square Farmers Market. Since then, we continued to build traction to establish a permanent physical location that supports local employment, healthy eating and community cohesion. After taking part in many of CSNDC’s programs and services and learning more about the M10 Community Contract, the idea of a Community Café strongly resonated with the vision Ms. White had for her Next Step Soul Food Café. Next Step will be a neighborhood friendly spot where residents, visitors, and the local workforce can drop by to read the paper, check their email, catch up with a friend, while also
serving the local community. Items on the menu will include authentic southern cuisine including healthy grilled options, coffee, and baked goods. A soft opening in 2016 featuring a soul food tasting will be followed by a grand opening in 2017.
Health and the Built EnvironmentM10 has partnered with the Conservation Law Foundation, Mass Housing Investment Corp (MHIC), and MIT, to study how neighborhoods experiencing rapid change, in terms of improvements in the built environment (e.g., new transit, increases in affordable housing, etc.), impact the lives and health of residents of those neighborhoods. The study, focused on Codman Square, as well as several other neighborhoods in Massachusetts, includes a ten year longitudinal look at health data to see who is benefiting from built environmental changes in the neighborhood. Will existing low to moderate income residents benefit from built environment changes? Will they stay in place as the built environment changes? Be displaced? What impact will these changes have on their health? Community Resident Health Researchers have been recruited to assist with this work. The Health Researchers helped design a survey that they are now outreaching to residents to participate in. The survey, along with residents’ experiences, will help shape the study and determine if neighborhood changes result in health impacts. Results from this “Healthy Neighborhood Equity Fund Study” will inform future policy decisions related to community development and health, as well as an MHIC rubric to fund future
mixed-income real estate projects that positively contribute to the health of existing residents.
AHEADIn 2015-2016, CSNDC, in collaboration with the Boston Alliance for Community Health (BACH), partnered together on the Aligning Health Equity and Development (AHEAD) project-- a cross-sector planning process that seeks to “converge” the health and community development field to better serve our mutual constituents. The AHEAD working group involved the Codman Square Health Center (CSHC), the Boston Medical Center, Conservation Law Foundation, Kit Clark Senior Center, Brigham and Women’s Hospital, and others to create a service network to address food access issues and the high rates of obesity in the Codman Square community. The AHEAD initiative pilot, originally funded by the Kresge Foundation through the Public Health Institute, is truly innovative in that it leverages public health, healthcare, and community development partnerships to improve health outcomes related to healthy food access and security. Due to the leadership of M10 and CSNDC’s Community Organizing and Resident Resources (CORR) Department, CSNDC’s OASIS on Ballou Urban Agriculture Project was chosen as the center of Codman Square’s food system “convergence” project and the program with the most potential to leverage new investments. OASIS received a $17,000 grant from Brigham and Women’s Hospital to further develop a food distribution system and a nutrition education program working in conjunction with Codman Square Farmers Market and Codman Square Health Center. To read more about OASIS on Ballou, see our CORR section.
2012 –Summer
2016With CSNDC as key spearhead, Millennium Ten (M10) Plan (3rd community planning initiative) completed by 1,000 community stakeholders. Seven key action projects underway including Anti-Displacement, Men of Color/Men of Action, Community Café, Financial Opportunity Network, Eco-Innovation District, the Business Cooperative, and the Youth Jobs Hub.
Youth Jobs Hub
Asset ManagementThe Asset Management Department at CSNDC is responsible for managing the financial and physical health of its properties as well as implementing services and policies that benefit the wellbeing of our residents. The work of our Asset Management Department is a critical component of the anti-displacement strategy as it maintains safe and healthy affordable housing to prevent displacement and homelessness in the community. Through coordination with various departments and agencies and by combining strategic financing, energy improvements, and supportive social programs, Asset Management is able to develop a healthy urban “ecosystem” that serves tenants and helps improve their quality of life.
Community Shared SolarIn order to maximize performance of CSNDC’s current properties, CSNDC is installing solar photovoltaic (PV) panels on its buildings. The plan includes installing rooftop solar on over a dozen buildings at six CSNDC properties. Approximately 400 apartment residents will have solar panels. The solar panels will generate extra energy to be distributed to the Talbot Norfolk Triangle Eco-Innovation District (TNT-EID) community as part of our Community Shared Solar program. Over the next 15 years, we expect to receive over $1 million in value as a result of the electricity generated and Solar Renewable Energy Credits earned (State incentive credits for solar electricity). The lower cost clean solar energy will result in reduced greenhouse gas emissions and reduced electricity costs for CSNDC’s portfolio properties, as well as for the residents and businesses in the TNT-EID that will net meter excess credits. This will reduce the energy bills of TNT-EID constituents, helping them stay in place and will incentivize them to pursue further energy improvements to their homes. To
read more about the CSS program, see our Eco-Innovation District section.
Smoke-Free HousingAsset Management, along with the Community Organizing and Resident Resources (CORR) Department, addresses many of the social, health and safety issues that confront our residents. With the support of the Boston Public Health Commission, and in collaboration with our third party property manager WinnResidential, we will expand our smoke free housing policy to include all 18 properties. The goal of engaging residents around tobacco-free housing is to promote the concept of community stewardship, foster the health of our residents and their families, support a clean environment, and improve neighborhood level green infrastructure. Our smoke-free housing policy is part of the larger Partnerships to Improve Community Health (PICH) Initiative that aims to make it easier for all Bostonians to engage in regular physical activity, to purchase healthy affordable food and to live smoke-free. The Healthy Community Champions who are the resident leaders of PICH will
continue to reach out and meet one-on-one with residents and support them in going smoke-free. CSNDC will work to track the health benefits of our smoke-free housing policy.
Green Energy ImprovementsIn the past year, CSNDC was one of 10 organizations enrolled in LISC’s Green Retrofit Initiative that joined the HUD Better Buildings Challenge with a commitment to reduce energy usage in CSNDC properties by 20% over 10 years. CSNDC received national recognition for joining this coalition and has demonstrated leadership in this field. Our Asset Management Department completed about $365,000 in free utility company funded energy improvements for new boilers and roof insulation in 2015. In 2016, we should exceed that figure in electrical and other retrofits. Since President Obama launched the Better Buildings Challenge in 2011, program partners have dramatically cut their energy waste and saved more than a billion dollars. Going forward, CSNDC is seeking funding to complete more in depth property energy studies and retrofits.
Boston University’s “Mapping Neighborhood Transformation” study of displacement commissioned. Keeping Codman Square Affordable anti-displacement strategy launched by CSNDC to address early signs of displacement in Codman Square. Focus on political advocacy includes Just Cause Eviction legislation and Community Preservation Act.
2012 –Summer
2016
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Fairmount/Indigo Line CDC CollaborativeSince 2004, CSNDC has worked through the Fairmount/Indigo Community Development Corporation Collaborative (FICC) to spearhead a comprehensive, community organizing and transit-oriented development (TOD) initiative to promote healthy, sustainable and equitable communities linked by the nine mile Fairmount Commuter Rail Line in Boston. The line runs through our service areas in Dorchester, Mattapan and Hyde Park. Our mission is to strengthen these communities as places of opportunity for the 93,000 predominantly low and moderate-income residents living within a half-mile radius of the line, aka the Fairmount Corridor, “The Corridor.” CSNDC and the FICC members, Dorchester Bay Economic Development Corporation (DBEDC) and Southwest Boston Community Development Corporation (SWBCDC), have partnered with many community organizations, public agencies and funders to achieve equity through improved public transit, financial resilience and access to decent jobs, affordable housing, community building and green space planning. These efforts have engaged over 2,500 local residents.
When we began the Collaborative, original principals focused on organizing and developing. The first major organizing campaign was transit improvements and mobilizing residents in shaping a transit-oriented development initiative. Currently, the challenge is joining with other constituencies regarding anti-displacement strategies and working to bring equity to the economic futures of The Corridor residents.
CSNDC, with support from Local Initiative Support Corporation’s awarded a 3-year national Prevention Institute grant to focus on health, including mental, physical and economic health of men of color.
2012 –Summer
2016
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Transit EquityWith many partners, including the Four Corners Action Coalition which initiated the effort, we secured $200M from MassDOT (the Massachusetts Department of Transportation) for four new Fairmount rail line stations (one opened in 2012 and two additional lines opened in 2013) as well as major infrastructure upgrades. We fought hard to reduce fares from $4.50 one way to $2.10/trip. In 2014, weekend service was added as a result of our collective advocacy. Ridership has tripled since 2012. Thousands of riders now use the Fairmount/Indigo Line for commuting to work. About 35% of our residents work downtown, so Fairmount is an economic umbilical cord for shopping and accessing City resources. Plans are underway to enhance infrastructure, hopefully, with the MBTA’s purchase of cleaner, more efficient locomotives, as well as work to encourage biking and walking to stations. We continue advocacy for more frequent headway on Fairmount so that it can operate on a subway schedule. Join us in this advocacy effort!
Transit Oriented Development (TOD) without DisplacementEquitable transit-oriented development (TOD) can prevent displacement of low and -moderate income families by reducing the combined costs of housing and transportation. At present, transportation costs consume approximately 60% of the income of many
of The Corridor residents. Reducing these costs will help create more vibrant, healthier neighborhoods where people have access to employment, education, healthy food, and more. In the past 12 years, the Collaborative has completed 1,600 new or renovated TOD housing units along the Fairmount line serving over 4,000 low-moderate income residents. Eight more real estate development projects will provide 1,070 affordable housing units for residents by 2019 that will be walkable to the new and existing Fairmount train stations.
Economic Development and Jobs AccessThe Federal Reserve Bank recently named Boston the city with the highest rate of income inequality. Creating economic opportunities for our community has become increasingly urgent. The Fairmount CDC Collaborative seeks to enliven our commercial nodes by undertaking mixed-use real estate development projects along The Corridor with ground floor commercial space below and affordable housing above. Close to 800 jobs are being created through Fairmount CDC Collaborative TOD construction projects, small business loans and commercial development. Collectively, the Fairmount CDC Collaborative has over 120,000 sq. ft. of commercial space completed or in development. Codman Square NDC has 40,000 sq. ft. of commercial space along the Fairmount Corridor that is already home to many small businesses, most of them minority business enterprises. Over the next three years, we expect full
Fairmount Station
Woolson St. Community Garden along Fairmount Greenway
In 2013: CSNDC launches the Talbot-Norfolk-Triangle Eco-Innovation District focused on local energy generation, green infrastructure, and transit oriented development. EID is part of Eco-Districts Target Cities, as Clinton Global Initiative program.
In Spring 2015, CSNDC’s OASIS on Ballou Urban Agriculture project launched on a once vacant 23,000 square ft. lot. More than 600 lbs. of fresh produce grown on site in its first year.
2012 –Summer
2016
funding to break ground on another 15,000 sq. ft. of commercial space in keeping with the urban village concept the Fairmount CDC Collaborative has for The Corridor.
With a $100,000 grant from the Riley Foundation, the FICC hired a new Fairmount/Indigo Business Employment Coordinator to reach out to Fairmount Corridor businesses and to help low to moderate income jobseekers secure decent jobs accessible by the rail line. The Coordinator is developing strategic responses to filling openings with qualified employees as well as providing personal support to job seekers referred by the Collaborative. Assistance is also enabling job seekers to ‘match’ with current job openings as well as to access the Jewish Vocational Services (JVS) resources, another key partner in this effort.
Fairmount Greenway/Healthy CommunitiesThe Fairmount Greenway Task Force, with hundreds of community stakeholders, created a Greenway Plan that speaks to “greening” spaces near and adjacent to the rail corridor for passive and active recreational uses. Out of that plan came several pilot project sites for greening. Residents and local partners have already raised resources to implement these pilot green sites, including CSNDC’s Oasis on Ballou Urban Agriculture Project in Dorchester that launched its pilot year in Spring 2015. Already, with the support of the men of color trainees, who manage all aspect of site cultivation, we have grown and distributed more than 600 pounds of produce to low income residents. Other Fairmount Greenway pilot sites include the Woolson Street Community Garden in Mattapan, and the West Street Urban Wild in Hyde Park, all projects adjacent to or aligned with the Fairmount/Indigo rail line.
The Task Force is currently working on an emerging Fairmount Greenway route that promotes biking, walking and healthy outdoor activities. The well-attended, high energy Fairmount Greenway (re)Visioning Session held in February, 2016, helped reinvigorate the Greenway strategic thinking and planning. We have made the decision to create a new nonprofit to lead the Greenway effort and to promote an innovative local neighborhood-based greenway model that will connect existing and new open space sites that will also promote shared maintenance of parks and open space with the City.
CSNDC Staff
Construction begins on the Whittier-Lyndhurst-Washington project in 2016, a 44 unit affordable transit oriented development in the Talbot-Norfolk-Triangle Eco-Innovation District.
2012 –Summer
2016
Gail Latimore Executive Director
Marcos Beleche Associate Director
Beth O’DonnellDirector of Real Estate
Vincent Lo Director of Administration and Finance
Jason Boyd Director of Community Organizing and Resident Resources
David Queeley Director of Eco-Innovation
Katrina Allison Special Administrative Assistant Jarred JohnsonMillennium Ten Coordinator
Sonia DesroseAdministrative Assistant
April Jones Accountant Michelle Nettles Accountant
Carolyn McGeeHousing Service Counselor
Johane Alexis-PhanorDirector of Resource Development
Drew VernaliaAsset Manager
Abadur RahmanDirector of Economic Development
Yvette ModestinCommunity Organizer
Danilo Morales Eco-Innovation Assistant
Keyna Samuel Financial Literacy Specialist
Muammar Hermanstyne Senior Real Estate Project Manager
Marilyn Forman Lead Organizer
Cullen Deas Community Organizer
Prince CharlesComputer Learning Center Coordinator
Shane CullitonSystems and Database Manager
Charles VlahakisSmall Business Development Specialist
Apolo CatalaFarm Manager
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Our FundersAll Checks CashedAll Time Service, IncAlpha Weatherproofing CorporationAndy FallenderAnn SojaArlene FortunatoARS Restoration SpecialistsBank of America Merrill LynchBarr Foundation Bay Cove Human Services &
Kit Clark Senior ServicesBernard T. and Mary K. CarneyBilly’s Texas BBQBoston Community CapitalBoston Cooling & Heating Co.Boston Medical CenterBoston Private BankBoston Public Health
CommissionBoston ReStore Inc.Bourdillon AprealaBrian & Maria KeanBrigham and Women’s
HospitalBruce & Robin PolishookCathleen D. & James M. StoneCEDACCentury BankCHAPS Building Management
& Maintenance Services IncCharleen TysonCity of Boston Clifford Appraisal & Consulting
LLCClimatech Service LLCCodman Square Health CenterCohnReznickColeen WalkerConservation Law FoundationConvenient Tech CS2C/NE
Daniel Dennis & CompanyDavid P. BoransDepartment of Neighborhood
DevelopmentDHK Architects IncDiana KellyDimella ShafferDiversified Technology
ConsultantsDonald S. MadreyDorchester Bay EDCDoreen TreacyElnora ThompsonEast Boston Savings BankEast Boston Savings Bank
Charitable FoundationEastern Bank Charitable
FoundationEdmond J. EnglishElnora ThompsonEmpire Party RentalsEnterprise Community
Partners Frank T. Keefe & Jennifer H.
Radden KeefeG. Michael TzeraiGravestarGreen Companies GZA EnvironmentalHackett FeinbergHannah Environmental &
EnergyHarry CollingsHealth Resources in ActionHenry JosephHyams Foundation ICON Architecture IncJaime PullenJames FerrisJaney Construction
Management & ConsultingJeffrey A. Cohen & Dana
Jackson-CohenJerusalem FurnitureJewish Vocational ServicesJimmeeka HarrisJoan TigheJ&S Building ServicesJulie Taylor
Justice Resource InstituteKarla BrownKenan BigbyKeolis Commuter ServicesLandmark Structure
CorporationLARS Charitable Foundation Life Insurance Community
Investment Initiative Linda CorcoranLinda R. WeldLocal Initiatives Support
Corporation- Boston National Equity FundNitsch EngineeringLongwood SecurityLopes & Associates LLCLowe Plumbing & Heating IncMaddie Ribble Maria Latimore & Bobby G.
FosterMassachusetts Division of
Bank Marjorie PetersonMark DinaburgMassachusetts Association of
CDCMassachusetts Housing
Investment CorporationMassachusetts Smart Growth
AllianceMassHousingMatthew ThallMcKenzie & Associates, P.C. McPhail Associates LLCMelinda D’ArbeloffMetropolitan Boston Housing
PartnershipMichael Washington
Architects, IncMike ProkoschMonique D. McClainNathan CooperNEI General ContractingNeighborWorks America New Boston FundNew Seasons DevelopmentNicholas & Marianne DonohueNorfolk Hardware and Home
Center
Northern Contracting Corporation
Pamela D. EverhartPampanin Law OfficePatricia LatimorePrellwitz Chilinski AssociatesPreservation of Affordable
HousingPrevention InstituteProgressive Electrical SystemsRBC Capital MarketsRenee E. JacksonRenita ElliottRobert GittensRobert & Judy LindamooodRobert M. MahoneyRobert & Naarah ThornellSantander Bank Shaevel & Krems LLPSherry FlashmanSonia AlleyneSouth West Boston CDCState StreetSteve Gendreau Stop & ShopSusan WebberSwerling Milton WinnickSwift N ShineTanya WhiteThe Boston Foundation The Boston Project Ministries The Narrow Gate ArchitectureThe Waldwin Group- Dunkin
DonutsThomas MaxwellTodd BenjaminTrinity FinancialUnited Way of Massachusetts
Bay and Merrimack ValleyVita ShklovskyWalker & Dunlop LLCWest InsuranceWalk BostonWilliam Mooney-McCoyWilliam WalzcakWinn ManagementWinnResidentialYong Hui Chen Youth Build
CSNDC Board of DirectorsColeen K. Walker, ChairEntrepreneur Nathan Cooper, Treasurer University of Massachusetts Michael G. Branch Sr., Secretary Community Resident
Blossom M. Francis, Assistant SecretaryState Street Corporation
Wilena Julien Boston Police Department (retired)
Tanya Wesley-WhiteCommunity Resident
Julie Taylor Noble & Wickersham LLP
Todd BenjaminCitizens Bank
Gary MendozaCity of Boston
Kenan BigbyTrinity Financial
Ebony L. BensonBest Doctors
Renita ElliottLilla G. Frederick Pilot Middle School
Philippe SaadDimella Shaffer
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Financials CSNDC 2015
Get Involved!Volunteer or Donate
Codman Square Neighborhood Development Corporation (CSNDC) is a community based, non-profit organization that actively engages residents of the neighborhood it serves. Working side by side for 35 years with residents and partners, CSNDC has built a stronger more resilient community.
Take Part in Community Activities
The needs faced by CSNDC and the Codman Square community are far greater than the resources available to meet such critical necessities. You can make a difference by supporting the dynamic, community-driven collaboration of residents, businesses and local stakeholders.
Get involved by donating to the Community Investment Tax Credit (CITC)
Give a tax-deductible CITC donation of $1000 or more and receive HALF of your gift back in the form of a Massachusetts State Tax Credit! Contact Gail Latimore at [email protected] or go to CSNDC’s website for more information on CITC at http://www.csndc.com/citc.php.
Rental Income64%
Other29%
Contribution 5%
TOTAL REVENuE $ 20,008,980.00
TOTAL ExPENSES $ 16,090,223.00
Gov. Grants 2%
Real Estate Dev. 38%
Resident Services 33%
Economic Dev. 2%
General Administrative & Fundraising 13%
Neighborhood Stabilization14%
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