Belema Derefaka

Erin Lonoff and Sierra Scott Discuss their Paths from Fellowship to Full Time

 

 

Summer Analyst Fellows turned full time HR&Aers, Principal Erin Lonoff and Analyst Sierra Scott, share insights into their experiences in our Fellowship Program, aligning academic passions with career paths, HR&A’s culture of mentorship, and what they’ve learned along the way.

 

What inspired you all to apply to the HR&A Summer Fellowship program? And how did HR&A stand out?

 

Erin: I was a summer fellow a little over ten years ago. Prior to heading to planning school, the planning world itself was unfamiliar territory for me. When I stumbled upon the Fellowship at Summer at HR&A in a job posting, it stood out as the singular internship opportunity that resonated deeply with my passion for quantifying and advocating for public policies. I recognized that while I might not have initially seen myself deeply involved in real estate, my true passion was utilizing data to articulate infrastructure investments and policies that benefit society and the environment. HR&A’s Summer Fellowship Program was the sole internship opportunity I found that explicitly highlighted a focus on using data to advocate for public policy.

 

Sierra: Towards the end of my time in graduate school, I was still uncertain of whether I wanted to work in the public or private sector. Throughout my academic journey, I’d worked at a state government agency and took on a few contracted policy research gigs, yet my definitive post grad direction remained unclear.

 

It was a former classmate turned colleague, Miriam Dominguez, who introduced me to HR&A. Her experience as a fellow in 2022 intrigued me, prompting a deeper dive into HR&A’s portfolio. What I found resonated deeply — it epitomized the aspirations I held while pursuing my graduate studies, aligning perfectly with what I like to call a “planner’s dream”.

 

 

Despite receiving an opportunity for a two-year policy fellowship, HR&A was the place I wanted to be. It offered an exciting blend of public and private sector exposure and the opportunity to fulfill my professional aspirations. Today, I find myself precisely where I am meant to be, nurturing my career in alignment with my ambitions.

 

 

After your fellowships, you both stuck around. Why? What made you decide to join HR&A full time?

 

Sierra: I consider myself a generalist, which is something you’ll hear from many of us at HR&A. When we form our project teams, we bring together versatile professionals to do work that interweaves public policy and economic development, or housing and public transit planning. As Erin pointed out, our projects encompass diverse components. What truly stood out for me was the exposure I gained. It wasn’t just about isolated industries or sectors; it was about understanding their interrelationships.

 

The chance to figure out how to implement affordable housing initiatives alongside Transit-Oriented Development (TOD) work was compelling. It offered a holistic view, allowing me to appreciate how these elements aren’t standalone entities but pieces of a larger, interconnected puzzle. HR&A is a space where the work isn’t confined to just one thing. It thrives on the synergy between various sectors.

 

Erin: Honestly, I didn’t plan on joining the company after my internship, but within days of stepping into the Fellowship, I changed my mind. I fell in love with the job, this company, and New York. That first day, I joined three different projects that were all kicking off at the same time. I loved the pace, the energy, and most importantly, the alignment of excitement among my colleagues. Ten years down the road, I’m still at HR&A, and I’m so happy I made the choice to build a career here.

 

How do you feel the summer fellowship set you up for transitioning into full time work in this industry?

 

 

Erin: Reflecting on my summer fellowship at HR&A, one invaluable takeaway was a holistic understanding of how all these pieces come together in this industry. This insight influenced and shaped my coursework during my final year of planning school. I shifted my focus, veering towards economics, real estate, and data analytics courses to expand my technical knowledge base.

 

My summer fellowship experience closely mirrors our current Summer Fellowship program’s Track One option, allowing me to complete the Fellowship and return to school before coming back Full Time after graduating.

 

Sierra: My summer fellowship allowed me to gain experience with technical competencies, while also honing soft skills. Technically, my time at HR&A provided invaluable exposure to various templates and models that hadn’t crossed my path during grad school. Looking back, if I had the chance to lean towards altering certain courses for that crucial exposure, I would.

 

Pertaining to soft skills, I had always prided myself on time management, navigating multiple jobs alongside a heavy academic load throughout undergrad and grad school. However, transitioning to the corporate world demanded a heightened level of efficiency. It pushed me to elevate my time management skills not just for meeting deadlines, but also making time for self-care. Within this growth, an unexpected skill surfaced: advocating for myself to make sure my project workload was balanced.

 

Luckily, HR&A offers an abundance of resources and a collective willingness to help me adjust to the pace of corporate life. The team’s readiness to extend support, allocating time to ensure understanding and setting up for success, was really essential in my professional development.

 

What role did mentorship play in your fellowship experience?

 

Sierra: I’m based out of one of the smaller offices (Atlanta), but the sense of mentorship extended far and wide. It felt like every individual took on an unofficial mentorship role, generously offering guidance and sharing their experiences and career trajectories, which have helped shape my own path. Surprisingly, what I initially thought might not interest me, like Transit-Oriented Development (TOD) work, has now become my favorite practice area — all thanks to insightful conversations with mentors like Christina De Guilio.

 

In addition to these informal mentors, the Summer Fellow Mentorship Program was invaluable. My mentor, Rachel Waldman’s flexibility, advocacy, and consistent support were instrumental in my growth. Additionally, the accessibility of partners within the firm for mentorship was remarkable. Despite their busy schedules, they graciously spared time for mentoring sessions, reflecting their genuine commitment to nurturing talent. Joining the workforce can be intimidating! And, when I started, I didn’t always feel comfortable sharing my ideas. But that dynamic changed quickly, especially when working closely with partners who were not only willing to listen to what I had to say but encouraged me to further expand on my ideas.

 

Erin: Before joining HR&A, I worked in other industries that could feel very hierarchical, where entry-level individuals rarely interacted with senior figures without a compelling reason. However, in just a few weeks, HR&A shattered my previous assumptions. I found a news article relevant to our project and shared it with my project manager. Their response surprised me: they encouraged me to send it directly to Candace Damon, the Partner leading the project. This seemingly simple gesture was eye-opening. It signified a culture where partners were invested in everyone’s success, regardless of tenure, and everyone’s ideas matter. It was a pivotal moment that reshaped my understanding of workplace dynamics and organizational culture.

 

The impact of these individuals extended beyond my summer experience. Kate Coburn, for example, helped me secure a scholarship when I returned to school .

 

Now, as a Principal at HR&A, it’s incredible to have built my career alongside these familiar faces who mentored me when I was a Fellow ten years ago, who are now my colleagues and friends. Their commitment to my professional growth sparked my own passion for mentorship, and I love “paying it forward” by mentoring staff and our new classes of Summer Fellows.

Connie Chung joins MICD’s 78th National Session in Boston for Visionary Urban Leadership

 

 

The 78th National Session of the Mayors’ Institute on City Design (MICD) recently convened in Boston, MA, under the leadership of Mayor Michelle Wu. Seven mayors and a team of experts — including HR&A’s Connie Chung —gathered to tackle pressing urban challenges and exchanged insights on design and development. The session equipped these leaders with strategies for equitable revitalization, community engagement, and fostering vibrant public spaces.  

 

We were inspired by each of these mayors’ commitments to centering equity in their work, uplifting local culture, and engaging the community in the design process for public spaces. Their efforts are essential for building more resilient, inclusive futures for their constituents. 

 

Moreover, the insights from the session underscore the critical importance of connecting implementation to visioning. These urban leaders understand that the work is not just about envisioning positive change; it’s about ensuring a viable path toward making that vision a lived reality. How you design the steps along the way matters.   

 

As our company leaders continue contributing to these impactful discussions and initiatives, it’s clear that there’s significant work ahead, but there’s also great leadership ready to roll up their sleeves and tackle challenges head on.  

 

Related Articles 

Inergency “Boston, MA Mayor Michelle Wu Welcomes The Mayors’ Institute On City Design For Its 78th National Session – Mayors’ Institute On City Design” 

Beyond the LIHTC: Unveiling a Holistic Approach to Addressing the Nation’s Housing Puzzle

 

 

While the federal and state Low-Income Housing Tax Credit (LIHTC) Program has created over 3 million homes since its creation in 1986, and is one of our most powerful tools in addressing our nation’s housing crisis, even the LIHTC isn’t a silver bullet for solving the housing puzzle. HR&A Principal, Callahan Seltzer recently shared her thoughts in this Shelterforce article alongside other national housing experts on some of the unintended consequences of the program and what other tools we need in our ‘housing strategy toolkits’ to provide housing options tailored to community needs.  

  

The LIHTC offers State and local agencies around $9 billion a year in tax credits for the acquisition, rehabilitation, or new construction of rental affordable housing, but the financial infrastructure required to receive these credits often only pencils out for larger-scale affordable housing projects of 100 units or more. “It is really tough to do projects less than 100 units,” Callahan Seltzer shares, “It’s tough for those to even score well [on applications to the state to receive tax credits]. Oftentimes, syndicators, and then, de facto, the investors, aren’t as interested.” Yet, 20- or 30-unit buildings are often what are needed, especially in rural areas. 

  

Callahan also shared an anecdote from an project in Denver, Colorado, which was originally envisioned as a 40- to 60-unit development but was reimagined into a 125- to 160-unit development to secure LIHTC funding. 

  

HR&A is working with visionary clients who want to build new, innovative strategies in addition to the LIHTC, such as the Federal Home Loan Bank of Boston, Southern California Association of Governments, and the Housing Equity Fund, to name a few. Together, we’re exploring a range of options in addition to the LIHTC program that will streamline the production of desperately needed housing for communities around the country. We see this work as essential in the housing industry’s evolution. 

  

Click here to read the full Shelterforce article. 

Empowering Municipal Excellence: League of Cities of Puerto Rico (La Liga) Launches the Municipal Innovation Laboratory for Transformative Local Governance

 

 

League of Cities of Puerto Rico, also known as La Liga, a non-partisan organization focused on working with local governments to improve the lives of their constituents, is partnering with PolicyLink with support from the Magic Cabinet and Ford Foundation to unveil ‘The Municipal Innovation Laboratory.’  HR&A Advisors has been proud to support La Liga in creating and launching this powerhouse resource center fostering advocacy and bolstering municipal capacity across Puerto Rico.

 

Last week, the La Liga proudly introduced the Municipal Innovation Laboratory as a new program focused on building capacity within municipal governments via a robust curriculum of strategic consulting, community-focused planning, technical assistance, and specialized workshops. With a focus on inclusivity and equity, La Liga prioritized non-metropolitan communities and is working with the towns of Aguada, Barceloneta, Gurabo, Hormigueros, and Florida as the first cohort of municipalities to benefit from this meticulously crafted initiative. Over a year in development, this laboratory represents a pivotal part of the La Liga’s municipal agenda.

 

This launch is a model for what is possible when public, private, and philanthropic organizations come together to tackle complex challenges facing communities outside of metropolitan centers. Substantial contributions from Policy Link and Magic Cabinet, totaling $1.8 million each over four years, as well as forthcoming contributions from the Ford Foundation, have been instrumental in launching the Innovation Laboratory to help create sustainable change in the region.

 

As part of the year-long Innovation Laboratory program, La Liga will work with each municipality to: a) Conduct an assessment to identify opportunities and gaps, b) Identify specific technical assistance needs, c) Develop a tailored, comprehensive curriculum to promote equity-driven community power, transparency, fiscal responsibility, and economic well-being, d) Co-create an action plan, which will include a dynamic, customized framework defining not only what “success” looks like for each community but also establishing milestones to measure progress along the way. Following this curriculum, La Constructora, the next step in La Liga’s support, will assist municipalities in identifying a specific quick win or project to translate this work into tangible impact for the municipality’s residents. This involves identifying federal funds, co-creating proposals, and further supporting the implementation of the chosen initiatives.

 

This initiative comes at a crucial time, offering a lifeline to municipalities grappling with fiscal challenges, the devastating impacts of climate change, and more. The mayors emphasize the invaluable support La Liga will provide amidst critical cuts in the Municipal Equalization Fund. For the mayors and municipal leaders involved, commitment and willpower are the key criteria for participation. La Liga envisions these five mayors as catalysts for wider participation, inviting other leaders to partake in this transformative initiative.

 

While the towns of Aguada, Barceloneta, Gurabo, Hormigueros, and Florida lead the charge, La Liga will be extending its services to other municipalities seeking assistance through El Instituto de Capacitación Municipal (ICAMU): an academy for all municipalities to access resources and benefit from learning exchange opportunities.

 

The Municipal Innovation Laboratory isn’t just about reengineering processes; it’s a testament to collective action, resilience, and a commitment to building stronger, more effective local governments. HR&A Advisors looks forward to continuing supporting this work empowering communities and fostering a brighter future for Puerto Rico!

 

Related Articles:

La Liga’s Official press release

 

 

HR&A Advisors Supports Amazon’s Housing Equity Fund to Underwrite a $22.5M transaction for 80 Affordable Homes at Howard University

 

HR&A Advisors is pleased to announce the closing of $22.5 million in acquisition financing through the Amazon Housing Equity Fund (HEF) for the creation of 80 affordable homes at Howard Manor. Howard Manor is a historic building located on Howard University’s campus in Washington, DC. Howard University, in partnership with Provident Resources Group Inc. (PRG), is acquiring the building and, with the support of the Amazon Housing Equity Fund, converting the entire residential portion to affordable housing. 

 

HR&A worked with Amazon, Howard University, and PRG to underwrite and close the transaction on behalf of the Amazon HEF. 100% of the homes will be affordable to households making 60% of area median income and will remain affordable, through rent restrictions, for 99 years. This project is part of a larger commitment from Howard University in 2017 to utilize best efforts to create 50 – 100 affordable units near its main campus. Howard Manor will immediately fulfill the University’s 2017 commitment at closing.

Rendering: Urban Investment Partners 

 

The Amazon Housing Equity Fund is providing more than $2 billion to preserve and create over 20,000 affordable homes in Amazon’s home communities of Washington State’s Puget Sound region; the Washington, DC area/Arlington, VA; and Nashville, TN. Since its launch in 2021, the Amazon Housing Equity Fund has committed more than $1.8 billion to create or preserve more than 14,400 affordable homes for renters across the company’s hometown communities, including more than $1 billion to create or preserve more than 7,500 affordable homes for renters and homeowners in the Washington DC, Maryland, and Virginia region. 

 

HR&A works with Amazon as a credit underwriter for transactions in the Washington DC Metro Area and Nashville. 

 

 

HR&A Spotlight on our People: Academic Engagement

HR&A Advisors is consistently inspired by our employees’ passion and dedication to supporting cities and communities around the globe. Congratulations to Research Analyst, Nisha Singh for showcasing her thesis in Istanbul at the “The Urban and Local Dimensions of Political Violence in Syria and the Middle East” conference hosted by the Syrian Urban Research Project.

 

Her thesis “Planning Equitable Cities for the 21st Century: A Multi-Scalar Analysis of Urban Refugee Integration in Beirut and Istanbul identifies potential solutions for compassionate, intercultural city planning by looking at other non-European cities and advocates for a mobility-centered approach to refugee policy.  

 

 

Abstract:

 

According to the Center for Global Development, over 60 percent of the world’s 26.4 million refugees and around half of the world’s 48 million internally displaced persons (IDPs) live in urban areas, mostly in low and middle-income countries. This thesis explores how modern refugee policy, which is primarily developed at the international and nation-state levels, influences how both refugees and residents navigate urban environments in host countries. The case studies examined in this thesis are Beirut, Lebanon and Istanbul, Turkey. Both cities are sites of ancient civilization, former Ottoman metropolises, and have found themselves front and center of tremendous waves of regional displacement in the modern era. This thesis ultimately identifies a severe sedentarist bias in refugee policy which translates to rigid municipal policy ill-adapted to the true nature of displacement. This thesis identifies potential solutions for compassionate, intercultural city planning by looking at other non-European cities and advocates for a mobility-centered approach to refugee policy. 

 

Read Nisha’s full thesis here.  

MDOT awards two contracts to study possible Light Rail, Metro, MARC Penn Line expansions

This press release was originally issued by NottinghamMD.

 

HANOVER, MD—The Maryland Department of Transportation on Thursday announced that two contracts have been awarded to study potential transit-oriented development sites at light rail and subway stations in the Baltimore region and at MARC Penn Line stations in the Baltimore-Washington corridor.

 

The contracts were awarded by the department’s partner, Maryland Economic Development Corporation, and officials say they are an important step in the state’s commitment to a bold new approach to create vibrant, diverse transit hubs.

 

“Governor Moore has entrusted us to create a world-class transportation network that’s accessible, sustainable and equitable for all Marylanders, and connect all modes through transit centers that rejuvenate and celebrate our neighborhoods and communities,” said Maryland Transportation Secretary Paul J. Wiedefeld. “These studies put that mission in motion.”

 

The two study contracts were awarded in recent weeks to the international research and consulting firm HR&A Advisors Inc., which has served as a consultant and master plan developer for projects in New York, N.Y.; Washington D.C., Los Angeles, Calif.; Research Triangle, N.C., Houston, Texas; and dozens of other communities in the United States and abroad.

 

“HR&A is thrilled to have the opportunity to work closely with MDOT and MEDCO to advance transit-oriented development in the State of Maryland,” said Stan Wall, Managing Partner at HR&A Advisors Inc. “Catalyzing the real estate market around MARC and MTA stations leverages the state’s existing infrastructure, increases access to opportunity, and fosters equitable and sustainable economic development. This strategic approach to TOD will create a lasting positive impact for the existing and future residents and business of Maryland.”

 

The Baltimore Region Study will examine the Maryland Transit Administration’s Light Rail and Metro Subway stations in the Baltimore region to identify sites with strong market potential for transit-oriented development that can provide new transit access and economic opportunity for communities. The study will evaluate the overall market for transit-oriented in the Baltimore region, identify challenges, opportunities and tools needed to incentivize impactful transit-oriented development; and engage with communities and potential private, institutional and nonprofit partners.

 

The Penn Line Study will initially look at MARC stations along the Baltimore-Washington corridor – Seabrook, Bowie State, Odenton, Baltimore/Washington International Thurgood Marshall Airport, Halethorpe and West Baltimore – and examine market potential, infrastructure, investment needs, benefits and financing. A second phase will study stations north of Baltimore including Martin State Airport, Edgewood, Aberdeen, and Perryville. Both phases will consider the impact of MARC service expansion. Cross-state service into Delaware and Virginia is anticipated based on Maryland’s recent framework agreements with both states to advance discussions and explore pilot service opportunities.

 

The contract awards stem from two requests for proposals announced in August by the Maryland Department of Transportation and the Maryland Economic Development Corporation. Both studies will identify sites poised to become transit centers now, and also determine needs at other sites that could be addressed to make them strong candidates in the future.

 

Both studies will be conducted in the coming months. These efforts will analyze feasibility and overall goals for stations which will then lead to master developer partnerships and a full community engagement process.

 

“We value this opportunity to pursue Governor Moore’s vision and partner with the Maryland Department of Transportation to deliver transit-oriented development solutions that improve access to opportunity and enhances the lives of all Marylanders,” MEDCO Executive Director Tom Sadowski said.

 

Related articles:

Transit Briefs: AmeriStarRail, CTA, MBTA, Gateway Development Commission, MDOT, SEPTA, CHSRA (Railway Age)

 

HR&A at Urban Tech Summit 

 

HR&A is excited to engage with entrepreneurs, policymakers, industry leaders, and public sector officials to delve into how cities worldwide are advancing decarbonization at the 2023 Urban Tech Summit. This two-day event at Cornell Tech’s campus in NYC will address technology, finance, and workforce trends shaping urban decarbonization prospects, fostering knowledge exchange through panels, keynote speeches, fireside discussions, and interactive workshops. The Urban Tech Summit serves as a comprehensive learning platform with the goal of igniting innovative solutions. 

 

 

Be sure to catch HR&A Leaders at these speaking engagements: 

 

November 14, 10:20 AM | HR&A Advisors Partner Jonathan Meyers will be a panelist on the Decarbonizing Building: Beyond Local Law 97 panel. Panelists will discuss the leading solutions for energy, efficiency, electrification, and carbon capture. 

 

November 15, 2:15 PM | HR&A Advisors Director Giacomo Bagarella will facilitate the Climate Innovation Workshop: The Future Workforce: From fear of AI to fear of missing out.  

 

November 15, 3:35 PM | HR&A Advisors Partner Kate Wittels will be the moderator for the Innovative Funding Approaches for Climate Tech panel. As the climate tech market grows more established, it’s essential to consider the future trajectory of the venture capital market for climate tech over the next decade and understand the various mechanisms that support innovation in this field. 

 

Register now to join us!    

HR&A Spotlight on our People: Academic Engagement

 

At HR&A, we believe that bringing a diversity of perspectives, identities, experiences, and skills to our work is essential for tackling the complex challenges facing our cities. As former public servants, urban planners, designers, city officials, activists, real estate developers, economists, and academics, we create value for our clients by integrating multiple disciplines into our work to help our clients transform their visions into actionable solutions. 

 

As an employee-owned company, we love celebrating the achievements of our people, and we are consistently inspired by their passion and dedication to supporting cities and communities. Today, we’re excited to spotlight Allie Padgett and Amruta Salkalker for their recent academic accomplishments! 

 

 

 

Senior Analyst Allie Padgett recently earned the ACSP 2023 Ed McClure Award for Best Master’s Student Paper for her paper “A Taco Truck on Every Corner: The Effects of Heightened Enforcement Threats on Street Vendor Legalization in Los Angeles.” 

 

The Ed McClure Award recognizes superior scholarship in a paper prepared by a master’s student in an ACSP-member school. Submissions may address any topic of investigation generated in the course of pursuing a master’s degree in urban/city/community/town/regional planning.  

 

 

Learn more here 

 

 

 

 

Amruta Sakalker shared research findings in the Journal to Environmental Science and Policy and at the Association of Collegiate Schools of Planning (ACSP) Annual Conference. 

 

Check out this article in ScienceDirect, which highlights Senior Analyst Amruta Sakalker’s research findings from a 2-year effort for the National Science Foundation’s Smart and Connected Communities Initiative. Amruta showcases how Texas coastal communities are facing tremendous impacts of climate change while pollution from non-renewable industries continues to grow within the region. She highlights the critical role local CBOs are doing to support these communities. The article will be available in the journal’s January 2024 edition. Amruta also presented her recently completed doctoral research on a similar topic at last week’s Association of Collegiate Schools of Planning (ACSP) Annual Conference in Chicago on October 20th. 

Investing In Revitalization Efforts: Case Studies from Knight Cities

This press release was originally issued by Knight Foundation.

To learn more about our approach, read this note by VP/Learning and Impact Ashley Zohn and VP/Communities and National Initiatives Kelly Jin.
To learn more about the key insights identified by HR&A Advisors, read this blog.

 

Executive Summary

Knight Foundation engaged HR&A Advisors, Inc. (HR&A) to evaluate the impact of its philanthropic grantmaking in supporting revitalization efforts in select downtowns and neighborhoods. This report is composed of three main sections: (1) an introduction to revitalization and markers of successful revitalization; (2) an overview of specific cities that have received revitalization-focused investments; and (3) a concluding summary of best practices and implications for future investment strategy. The city-specific overviews are particularly in-depth for five locations that have received greater levels of revitalization-focused philanthropic investments over time: Akron, OH; Charlotte, NC; Detroit, MI; Macon, GA; and Saint Paul, MN. Higher-level observations are noted for four additional cities where Knight makes investments through local community foundations: Gary, IN; Grand Forks, ND; Lexington, KY; and West Palm Beach, FL.

 

 

Implications for Future Investment 

Each community’s path to revitalization is distinct, the result of unique characteristics and dynamics on the ground. In addition, each community is at a different point on its revitalization trajectory. That said, three overarching themes emerged as key factors in these cities’ revitalization trajectories: (1) local context: factors relating to the local environment, including physical and political context; (2) accelerators of impact: factors relating to where and to whom social investors direct funds in order to drive impact; and (3) concentration of investment: factors related to how and where investment activity is focused. These themes are explored in the third section of the report and are summarized below.

 

 

Local Context

      • Think beyond the central business district: While downtowns may no longer serve as employment hubs due to permanent changes brought on by the COVID-19 pandemic, they continue to hold clear value as mixed-use districts that anchor a region. Traditional downtowns that centered on employment, like Akron and Saint Paul, faced greater impacts from the pandemic when compared with downtowns that offer a mix of uses (e.g., Macon), as well as neighborhoods that are oriented to residents as opposed to employees (e.g., Charlotte’s West End, Detroit’s North End). This contrast highlights the success of “Main Street” downtowns over corporate downtowns. Moreover, sustainable downtowns are marked by their ability to be inclusive, welcoming and vibrant to all residents.
      • Build broad coalitions to ensure longevity: Broad and authentic coalitions that bring together a mix of dedicated stakeholders both inside and outside city hall help investments stay the course even during times of political administration turnover.
      • Proactively mitigate displacement risk: Organizations committed to advancing revitalization must contend with the pressing risk of displacement that arises with new investment. Responses must be proactive and community-specific—the displacement risk in a city with rising rental prices and an influx of new residents is much higher than in a city where there is overall population loss.

 

Accelerators of Impact

    • Cluster investments: Revitalization efforts are more likely to have a transformational impact when they are geographically concentrated and sustained over a longer period, so that successes can build upon one another and create broader momentum. Sustained investments in the creation of dedicated downtown organizations are particularly beneficial.
    • Support multiple organizations working toward shared goals: In communities with an array of fiscally healthy and high-capacity organizations, investors should consider distributing funds across multiple organizations that fill different niches and reflect the community’s diversity but whose activities are ultimately in service of shared goals. In these cases, a first step in coalition building should be the collaborative development of a guiding strategy. In communities without a density of high-capacity organizations, it is more effective to invest in capacity building by concentrating investments with a few select organizations.
    • Cultivate relationships with educational anchors: Fostering relationships and strengthening university connections can yield significant and sustained improvements in downtown vibrancy and growth.

Concentration of Investment 

    • Embrace flexibility and innovation: Flexible funding mechanisms such as seed funding, small grants, learning opportunities and pilot funding for new ideas are ways that social investors can support innovation and deliver wins for the community.
    • Achieve long-term impacts by investing in programming, arts, the public realm and infrastructure: The strategy of focusing on public realm improvements to existing urban assets such as parks, open spaces and arts institutions has proven to be an effective path to building vibrancy. Financial support for the planning and construction of major public realm and infrastructure improvements has been transformational.
    • Investing in multiple avenues to revitalization: Social investors should prioritize investments that align with a community’s priorities and respond directly to inclusivity and sustainability challenges. Support for economic innovation and inclusive entrepreneurial activity have been particularly successful.

City-specific Findings

The communities included in this study encompass an array of different densities, demographic mixes and economic trajectories, much of which are driven by citywide or even regional trends. These communities were chosen not because they are a representative sample of cities across the U.S. but because they are communities where Knight has invested. Though each community faces its own challenges and opportunities, shared learnings are particularly evident when the case studies are grouped into three typologies: downtown cores (Akron, Macon, Saint Paul); historically Black neighborhoods that do not encompass their city’s traditional central business district (Charlotte’s West End, Detroit’s North End); and cities in which Knight’s investments are made through a local community foundation (Gary, Grand Forks, Lexington, West Palm Beach). To gauge the extent of revitalization, the study relied on quantitative demographic and real estate data, qualitative grantee interviews and, in five instances, in-person site visits and a survey. Findings are summarized below:

 

 

Downtowns

    • Akron: Akron faces a steep path to revitalization. Both the city overall and downtown are losing population, a trend projected to continue, and the central business district is still recovering from the pandemic. While placemaking efforts are underway and show promising trends, downtown revitalization is still in its early stages and its future trajectory is uncertain.
    • Macon: Over the past two decades, Macon has taken tremendous steps to reimagine and transform its urban core. A clear guiding vision and strong partnerships have helped increase vibrancy and deliver many markers of successful revitalization. Looking to the future, diverse, representative leadership and participation from residents of all backgrounds will be essential.
    • Saint Paul: Downtown Saint Paul has begun to revitalize, with some limited signs of improvements to the public realm. But overall, downtown has been severely impacted by a slow return to office following the pandemic. Growth in downtown’s residential base is a positive trend in Saint Paul’s revitalization trajectory. However, a vision is needed for downtown to guide future growth, which will require support and a significant scale of investment from public, private and philanthropic sectors.

 

Neighborhoods

    • Charlotte: The West End is undergoing clear signs of revitalization, with population growth and market activity indicating forward momentum. The community’s focus on increasing Black and Brown business ownership has advanced with the opening of several new commercial ventures, including Rita’s Ice Cream, Jet’s Pizza and Archives CLT coffee shop, each of which has benefited from philanthropic support. That said, the ongoing loss of the neighborhood’s Black population highlights the importance of mitigating against displacement to preserve the West End’s historic and cultural role as a Black neighborhood.
    • Detroit: Philanthropic funding in the North End is in its nascent stages and, for many grants, it is too early to see impact. Demographic data shows that while Detroit is losing residents, the North End is contracting even more rapidly than the city overall. In particular, the North End is losing its Black population, and those who remain are increasingly low-income. Early efforts to revitalize the North End signal that there is much work to be done to transform the neighborhood. It will be important to monitor the outcomes of new developments in the area, and the subsequent impacts on demographics, most especially the economic conditions for Black residents and business owners.

 

Other Cities

    • Gary: Downtown is facing serious population decline, mirroring trends in the broader city of Gary. Ongoing issues of blight and lack of development have stalled attempts at revitalization, and downtown Gary has seen little new development (the single new downtown development in the past ten years is a mixed-income project that received state and local incentives and abatements) and has not been able to attract new residents. Community stakeholders stressed that funders could play a valuable role in building the capacity of nonprofits working in Gary across a variety of focus areas, including public art, downtown beautification, job training and food access.
    • Grand Forks: Despite signs of nascent revitalization in downtown Grand Forks, the area is still contending with a shrinking population, job losses, and a slow multifamily market. Over the past ten years, there has been little new development in this area. However, recent news reports and the number of development projects approved by the planning department indicate that the market is beginning to gain momentum and to overcome impacts of the devastating 1997 flooding and of the pandemic. Looking to the future, there should be a focus on strengthening ties between the University of North Dakota and downtown, including continued support for physical improvements to make the corridor more walkable.
    • Lexington: Downtown Lexington has experienced transformative change via public realm improvements and major placemaking investments. Its successful revitalization is highlighted by a population that has grown rapidly over the past decade. The central business district is becoming increasingly expensive, and the scarcity of affordable housing developments is leading to growing displacement risks, spotlighting the importance for future investments to center inclusivity and ensure downtown remains a place for all.
    • West Palm Beach: Downtown’s current growth trajectory is fueling revitalization. In response to population growth, the real estate market has been very active in the past decade. Leaders in West Palm Beach have made significant investments in the public realm to help attract residents, businesses and visitors. However, such rapid development has also led to rising prices and deepening affordability concerns, posing a significant risk of displacement for lower-income residents and people of color, who are already underrepresented in both business ownership and homeownership.