Tag Archives: Park Avenue

Park Avenue Revitalization & Gentrification

March 21, 2018 by
Photography by Bill Sitzmann

As revitalization has come to diverse and densely packed Park Avenue, a tale of two neighborhoods has emerged. The north end—near 30th and Leavenworth streets and Midtown Crossing—finds a millennial haven of developer-renovated historic properties and shiny new projects on once-vacant lots. The south end—bordering Hanscom Park—is plagued by remnants of drug activity and prostitution. In place of chic urban digs are public housing towers. Amid this transience, reinvestment lags.

Meanwhile, nonprofit InCommon Community Development bridges unchecked development and vulnerable immigrant and refugee populations. Its proactive, grassroots approach to alleviate poverty invests in residents. As a gentrification buffer, InCommon has purchased two apartment buildings with below-market rents to maintain affordable housing options to preserve a mixed-income neighborhood.

“It’s crucial to really involve people in their own work of transformation,” Executive Director Christian Gray says. “We have a very specific assets-based community development process for doing that.

It’s a methodology or mindset that says we’re not going to do for others, and residents themselves are the experts.

“It’s slower, patient, but sustainable work because then you have people with buy-in and trust collaborating together for that change. The iron rule is never do for others what they can do for themselves. We made a commitment when we moved in the neighborhood to set the right first impression. We said, ‘We’re not here to save you or to give away stuff for free. We’re here to listen—to get to know you. We want to hear your ideas about change and be the facilitators of that.’ I think that’s made the difference.”

The faith-based organization “starts with the idea people want to be able to provide for themselves and their families,” he says. “We help them build their own capacity and then start building relationships. Then comes leadership development. As we get to know people, we identify their talents and gifts. We talk about how they can apply those into developing and strengthening the neighborhood. The ultimate goal is neighborhood transformation. We want them to see themselves as the neighborhood change agents.”   

A hub for InCommon’s work is the Park Ave Commons community center, which opened in 2013. It hosts GED, ESL, literacy, citizenship, job readiness, and financial education classes, first-time home-buying workshops, community health programs, and Zumba.

“If someone walks out of there with their GED, better English proficiency, or better able to provide for their family, we’re pleased,” Gray says.

The center is also where InCommon hosts neighborhood meetings and an after-school drop-in space, conducts listening sessions, identifies neighborhood concerns and interests, and activates residents’ civic engagement.

“One of our shining examples is Arturo Mejia,” Gray says. “He’s super passionate about the neighborhood. He started getting involved with the organization and eventually became a staff member. He leads our ESL and GED programming. He also does community organizing.”

Arturo Mejia, leader of ESL and GED programming

Mejia, a Mexican immigrant, says what he’s found with InCommon mirrors other residents’ experiences.

“InCommon has invested in me in many ways,” he says. “It’s helped me to use my full potential in my work for the Latino community of this neighborhood. InCommon has found the goodness this neighborhood has. When shown the assets, instead of the negatives, residents find encouragement and empowerment enough to keep reaching their goals.”

The community center resulted from feedback gathered from residents like Mejia. The Zumba class was initiated by a woman living there.

“Adults come through the workforce channel. Kids come through the after-school channel,” Gray says.

At an InCommon community visioning process last fall, a group of young men shared the need for a new neighborhood soccer field and, with InCommon’s guidance, they’re working with the city on getting one. InCommon’s gala last fall recognized area superheroes like them and Mejia.

Besides the center, InCommon’s imprints include a pocket park, a community garden, and artist Watie White’s mural of neighborhood leaders.

The first wave of redevelopment there, Gray says, saw “empty buildings activated and populated, and it actually brought an infusion of new people, energy, and resources—the positive elements of gentrification.”

“It’s certainly cleaned up,” he says. “But a lot of the problems remain here, they’re just beneath the surface now.”

As more development occurs, the concern is the people InCommon serves “will be displaced.” That’s where the low-income housing comes in. The Bristol, fully occupied and awaiting renovation, features 64 studio apartments. The Georgia Row, currently closed and undergoing repairs, will feature 10 or 11 multifamily units.

InCommon is investing $10 million in refurbishments. Local and state historic tax credits and tax increment financing, plus expected low-income housing tax credits, are making it possible.

“As a landlord, we’re not only able to preserve affordable housing, but we can integrate individual capacity building services directly on-site with residents,” Gray says.

He looks to solidify InCommon’s work in this and other “opportunity neighborhoods” poised for redevelopment.

“Right now, redevelopment is like a tidal wave people get drowned in,” he says. “We are interested in getting people to withstand and actually surf that wave and leverage it. People have to have some wherewithal to be able to make their own decisions and not be co-opted into other people’s plans. We’ve started looking at how do we get residents more involved in directing how they want their neighborhoods to grow, so none of this happens in ad hoc form. In this more thoughtful approach to creating neighborhoods, there’d be a vision for what residents want Park Avenue or Walnut Hill to look like.

“The goal isn’t to come up with a plan for them, it’s to facilitate the process so neighbors and stakeholders come up with the plan together.”

Visit incommoncd.org for more information.

Christian Gray, executive director of InCommon Community Development

This article was printed in the March/April 2018 edition of OmahaHome.

New Beginnings on Park Avenue

May 8, 2015 by
Photography by Bill Sitzmann

It wasn’t until Dave Wingert was in his 20s that he learned, that, like himself, his father had been an actor and radio personality. And it wasn’t until that time that he learned the full circumstances surrounding his father’s death. He had committed suicide the day Dave was born.

“I inherited his talents to a T,” Wingert says. “I also inherited his melancholy.”

In December 2014, Wingert had his suicide planned. He’d recently been let go from KOOO when the station changed formats—he’d served as morning host since his departure from KGOR in 2012. He was in the middle of a run of A Christmas Story at the Omaha Playhouse. He was going to have to leave his downtown condo. He couldn’t imagine leaving it.

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When the Playhouse show closed, he thought, he’d just leave altogether.

He started writing letters to his friends. And then he realized he couldn’t do it.

“It leaves such a wake,” he says. “I have friends who have people they’re still missing. You can’t do that.”

So he opened up to his friends. He started looking for a new place. After combing through numerous apartments downtown, he walked into a lofty apartment in The Unitah Flats, an Urban Village Development property at 29th and Leavenworth streets. There he found his new home.

“This place really was a life-changer,” he says. “To start a new chapter, your environment is important.”

The City of Omaha might agree. It approached Jerry Reimer and Scott Semrad, owners of Urban Village Development, in 2011 to come up with housing solutions for a four-block section at and around Park Avenue and Leavenworth Street—a notoriously difficult intersection plagued by drug activity and buildings in various states of disrepair.

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“It was a hard project,” Reimer says. “The buildings were in awful condition.”

Urban Village, established in 2008, had been avoiding Park Avenue in its work to renew multifamily housing in Midtown; once it decided to tackle the project, the only real place to start was with a blank canvas. The buildings were gutted. Roofs were replaced. Buildings originally designed to contain specific numbers of units—which, over time, had been divided up to include more units—were outfitted with only the number of units intended.

The goal was to marry the best new-construction amenities—granite countertops, stainless steel appliances, lofty ceilings, washers and dryers, walk-in closets—with Midtown character; exposed brick walls, wood floors, and, especially, well-working windows.

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Reimer was careful to say the project, while respectful of the buildings’ history, wasn’t about historical preservation.

It was about a better future.

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Wingert’s apartment in the Unitah is filled with things from his previous home—contemporary chrome and glass tables, a grey sofa, wood, and glass storage pieces. The walls are studded with vibrantly hued art and wall sculptures mostly done by local artists and friends. Twelve-foot ceilings and 8-foot colonial doors in crisp white gave him an airy space to fill.

“Everything found its own home,” Wingert says.

Several of his windows overlook a landscaped courtyard that’s part of the development; the others offer views of the neighborhood streets.

“I can sit at my computer or on my couch and watch 20- and 30-somethings walking their dogs outside,” Wingert says. “It’s a village. I feel that energy in the building.”

Of course, the hope now is that future improvements will come to Park Avenue—commercial and mixed-use space both. Reimer said the Park Avenue project couldn’t have happened without the model Mutual of Omaha’s Midtown Crossing created; he’s encouraged now by emerging developments like the Blackstone District.

“I hope it will come down to Leavenworth,” Reimer says. “It’s a big dream, but I think it could be the new Dundee someday. And if Park Avenue and Leavenworth can be successful, there’s not a project in Midtown that couldn’t be successful.

For now, for Park Avenue and Leavenworth, and for Wingert, things are beginning.

“Right now, I don’t need anything,” Wingert says. “Things have to move forward or move back. The nature of Omaha has gone away from the center and it’s starting to come back.

“I love it here,” he says. “I love making a difference in the city. This is my home.”

It’s all as it should be, he says.

“The universe always takes care of you.”

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