Start early. A values-based process takes time, compromise, and flexibility. Engaging residents or potential community members takes longer than typical redevelopment projects.

“Some might regard it as inefficient,” Alder Evers observed. “But when you’re dealing with a vulnerable population of people from essentially marginalized communities who are used to getting perhaps less than fair treatment from the status quo authorities that they had to deal with throughout their lives to really listen, to slow the process down to the extent to which peoples’ voice are heard, it takes time.”

It also means getting the entire team of architects, contractors, and financial partners on board early about the values-based process, even though, it represents a new way of doing business for many of them.

“There needs to be some understanding on both sides of the values that are driving the project and the common goals,” said London. “They might not be exactly the same, but there needs to be some appreciation for each partner's contribution to that goal, even if it's not 100% exactly your own vision.” Mutual respect, she says, is key.

“There's constant compromise and sort of back and forth and negotiating various elements of the project because… it’s just such a big project,” London said. When completed, Bayview will feature two new apartment complexes, 57 townhomes, a brand-new community center, revitalized green space, energy efficiency measures, and public art projects. “We wouldn't be able to find partners that were 100% in line with us.” And while she admits to being frequently challenged, she accepts that compromise and flexibility are required for any project of this scope.

Listening means engaging authentically and setting aside preconceived ideas.

Resident Gabrielle Ward said she was quiet when she first started attending planning meetings. A mother of five known in Bayview for her talents as a chef and hair stylist, she advocated for safer crosswalks and expanded children’s activities. When staff members listened to her input, Ward noticed. “They actually did it,” she said.

Listening to residents like Ward not only resulted in improvements for all the residents of Bayview but also elevated Ward’s agency in her community. “I feel so comfortable to share my mind,” Ward said. “I feel safe. I feel at home.”

Diane Eddings, Bayview’s housing manager, said one of her favorite parts of their listening process was the architects’ work with the residents. “We heard residents want gardening and places that elevate their spirit, and they want color and beauty and air conditioning,” Eddings said. The architects took many of the residents' requests and showed them in the plans how they would be incorporated.

“This is what you said. This is what we did in the design,” Eddings said. The results included individual garden plots, brightly colored buildings, higher ceilings and larger windows, air conditioning, and washer-dryers in each unit. All these elements help reduce daily burdens, enhance wellbeing, and support the residents’ vision of home.

Denise Baker had been a resident at Bayview for almost 20 years and passed away unexpectedly shortly after her interview for this article. Remembered by London and her neighbors as embodying the best of Bayview, Baker said she started going to the meetings to “know for herself” and spread the word in the community. She believed the upgrades at Bayview were going to improve her fellow residents’ lives. “The washing machine and dryer and the air conditioning are blessings to our community,” Baker explained, observing that many residents had to carry their laundry to central facilities or laundromats.

“Because people here, by them being older, they really need that,” Baker said. “And there’s people here on oxygen who have a tank and everything, so the air (conditioning) is really going to help them, too.

Bayview’s process also included hard conversations about elements they could not deliver. “Along the way, you have to start to set expectations appropriate for your budget, the size of your project, and the amount of space you have,” said London. There are parameters, she said, and the leadership and community need to keep them in mind. “But we’ve found that if you state very honestly and openly and directly along the process that an idea could be wonderful but is beyond the project’s parameters, people accept it and then they eventually move on,” she said.

It’s not just about redeveloping affordable housing units

"I think we’re missing an opportunity when we build cookie-cutter housing,” said Eddings, who in addition to serving as Bayview’s housing manager, has a background in social work. Eddings believes it’s one thing to build 100 more units of affordable housing, but the process of revitalizing low-income communities can’t stop there.

“People have a place to stay,” Eddings said. “But if we want to really, truly address the housing crisis, we need to stabilize families and provide the support services needed for them to thrive and eventually move on.” When Bayview cuts the ribbon on the completion of the new community center at the end of Phase 2, a central part of their commitment to the community’s wellbeing will be launched.

At 11,500 square feet, the new building will include four youth classrooms, an adult education classroom, a technology hub, an art studio, a senior lounge, a food pantry, a commercial-grade kitchen and a fitness room. Along with its surrounding outdoor features (basketball court, public gardens, a playground, and several gathering spaces) the new center will allow Bayview to expand programming and hours. The center will be vital to strengthening the fabric of the community and keeping families stable and housed as they work to achieve their aspirations.

For Ward, the mother of five, the community center provides her younger children with after school activities, while her older children found jobs through the center. “The summer camp programming is really awesome,” Ward added. She also aspires to launch her catering business with support from the center.

Eddings emphasized that these types of daily connections and grounding support services for families are critical for supporting low-income families and stabilizing communities beyond the four walls of their homes. Too often, affordable housing policymakers don’t value or understand this community building aspect. “None of those folks are ever talking to residents sitting in my office crying about what’s going on in their lives,” Eddings said.

Thoughtful green space matters.

“When we asked people what is healing to them and how they experience healing in their lives,” London said, “the responses were all nature-based.” She said their comments “really hit home” for her about how important it was to integrate play space, gardening space, and unprogrammed green space in easy access and relationship to their homes.

While she wasn’t surprised by their requests, London recognized how easily overlooked green space can be in affordable housing construction and neighborhood redevelopment planning. “A lot of the residents who live at Bayview, their daily lives are difficult. They're in low-paying jobs. They've got lots of responsibilities at home,” London observes. “They may or may not have transportation. And language might be a barrier.”

London sees value in creating space that reflects their desires and helps lift their spirits.

“It kind of goes back to this idea of intentionality and actively thinking about promoting social change in your work. (We are) always considering what would and could be healing and how that question matters in housing and community development,” she said.

New buildings are only the starting point. Bayview constantly creates programming that encourages the community to do their part in shaping a strong, supportive, and stable neighborhood.

Expand notions of the bottom line.

To be clear, the traditional bottom line associated with Bayview’s community-centered design comes with a higher price tag than traditional affordable housing redevelopment projects. The upfront costs are higher regarding staff time and needed expertise, and the redevelopment is occurring in the context of rising construction costs nationwide. Financing is also complex, requiring federal and state housing subsidies, local tax credits, and private funding.

The redevelopment would not have occurred without private investors, philanthropic individuals, foundations, and governments at all levels all coming together to envision a better answer to Madison’s affordable housing crisis.

Yet, London and Bayview argue there is also a cost to not pursuing a housing and services model where low-income citizens have a stake in the design of their communities. The payoff goes beyond the redevelopment to create healthier, revitalized, neighborhoods where residents can begin to achieve their aspirations.

“The payback will be tenfold and so worth it,” said London. “A purposefully built community is a community that is healthier, vibrant, and ultimately stronger and serves the greater good.”

Redevelopment is a beginning for the community, not an end. London views the redevelopment of Bayview as the beginning of a conversation with the community, not the end. New buildings are only the starting point. Bayview constantly creates programming that encourages the community to do their part in shaping a strong, supportive, and stable neighborhood.

“How are you going to help continue to keep Bayview strong and beautiful? How can you contribute and build on these resources so your kid can go to college and meet their aspirations?” asked London. “And then we respond to that. We’re evolving. It’s generative.”