The city of Rochester is on the cusp of a transformative project that could redefine affordable housing in the region. At the heart of this initiative is the last undeveloped parcel in the Inner Loop, located at 125 Charlotte St. This site, which has remained untouched since the massive redevelopment efforts of the early 2000s, is poised to become a beacon of community-driven development.
The mastermind behind this project is Hinge Homes, a nonprofit organization dedicated to expanding affordable homeownership opportunities. In partnership with the Housing Council at PathStone, development consultant Patrick Tobin LLC, and CJS Architects, Hinge Homes aims to construct 11 townhomes, nine of which will feature fully accessible, ground-floor accessory dwelling units. This development is expected to house 20 families and includes features like stoops or porches, adding a touch of charm to the urban landscape.
The Journey to 125 Charlotte St.
The path to this development has been a collaborative effort. The city of Rochester selected Hinge Homes through a competitive request-for-proposals process that attracted four responses. The project is scheduled for completion in 2028, pending final approval of the sale to Hinge Neighbors next spring. This sale is contingent on funding from the state’s Homes and Community Renewal Block by Block program, which would cover $4.2 million of the project’s estimated $6.85 million cost.
Hinge Homes is securing additional construction loans through the U.S. Treasury Department’s Community Development Financial Institutions Fund, to be repaid with $1.7 million in anticipated proceeds from the sale of the units. The remaining funding will be raised through grants from the Rochester community. Shawn Dunwoody, executive director of Hinge Neighbors, describes the project as a natural extension of the organization’s mission to connect and amplify residents’ voices on area development.
A Community-Driven Vision
The 125 Charlotte St. parcel has a rich history of community engagement. Created in 2017 as part of the city’s Inner Loop East project, it was originally intended to be part of a larger mixed-use residential complex. Over the years, various proposals have been put forth, including a daycare facility and headquarters for a local small business. However, the parcel has also served as a shared green space for community members, leading to some opposition to development plans.
Keep East End Green, a group opposed to the development, argues that the parcel serves as the area’s only green space and should be turned into a public park. They contest Hinge Homes’ claim that the project will retain 40% of the parcel as green space. Despite this opposition, the City Council approved the sale of the parcel to Hinge for $150,000 in a 7-2 vote on April 21.
Dunwoody acknowledges that there was initial pushback from residents who were unsure about the development plans. However, he emphasizes that Hinge Neighbors is not a large developer but a nonprofit that works closely with the community. The Hinge proposal includes publicly accessible green space along Pitkin Street, nine parking spaces, and additional green space at the center of the property.
Breaking the Cycle of Inequality
The Charlotte Street project is more than just a housing development; it’s a step towards reversing the impact of redlining and diversifying the neighborhood economically and socially. Prior to the revitalization work of the early 2000s, the neighborhood around the 125 Charlotte St. parcel saw little economic or housing development—a legacy of discriminatory practices that had long denied credit and insurance to people of color.
Dunwoody and Suzanne Mayer, his partner in Hinge, hope that this project will serve as a prototype for future developments. They aim to create affordable housing within the Marketview Heights neighborhood and beyond, providing opportunities for wealth generation for those who have missed out. The project is also pursuing funding from other sources, including bank loans and grants, with the help of experienced partners like Craig Jensen, Patrick Tobin, Mary Tilton, and Amy Hecker.
As Rochester looks towards the future, the 125 Charlotte St. project stands as a testament to the power of community-driven development. It’s a beacon of hope for affordable homeownership and a step towards healing the damage of the past. With the support of the community and the city, this project could pave the way for a more inclusive and equitable Rochester.
