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Commentary: Baltimore could learn a few lessons on redevelopment from Cleveland – Maryland Matters

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Commentary: Baltimore could learn a few lessons on redevelopment from Cleveland – Maryland Matters


A view of the Cleveland skyline. Stock.adobe.com photo by f11photo.

By David Plymyer

The writer is a former county attorney in Anne Arundel County. He can be reached at [email protected] or on X: @dplymyer.

Baltimore and Cleveland face similar challenges caused by the loss of jobs and decreases in population. Those challenges include a surplus of office space in the downtown business districts and a large inventory of vacant and abandoned properties. Cleveland, however, has done a far better job than Baltimore in meeting those challenges.

Cleveland leads the nation in office-to-residential conversions. It has a successful land bank that has been demolishing abandoned and neglected houses and returning the properties to constructive use for 14 years. Cleveland also is implementing an ambitious master plan to reconfigure the Lake Erie waterfront, returning substantial sections to park-like open spaces.

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The reason for Cleveland’s edge? A thoughtful, methodical approach to problem solving that relies on facts, demonstrable expertise and experience. That approach has proven more successful than Baltimore’s tendency to jump from one ill-conceived “game changing” idea to the next.

Revitalizing downtown

A recent Washington Post editorial touted Cleveland as “America’s best example of turning around a dying downtown.” The editorial attributed the city’s success in transforming the downtown into an inviting residential neighborhood to the city’s concentration on a relatively compact area. That strategy includes focusing the use of tax incentives on its downtown district.

Baltimore, in contrast, has used various forms of tax incentives to promote development of new neighborhoods outside of the downtown area that compete with it for businesses and residents, including Harbor East and Harbor Point. The city gave developers of Port Covington, now known as Baltimore Peninsula, a whopping $660 million tax break to build office buildings that remain mostly empty.

Residents are moving into the apartment buildings at Baltimore Peninsula. While that offers some comfort to Baltimore Peninsula investors, it could be further bad news for downtown. Add the 900 apartments that the mayor wants to allow developer P. David Bramble to build on city park property along Light Street as part of his redevelopment of Harborplace, and competition with new apartments could slow the pace of office-to-residential conversions downtown.

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Stated another way, Cleveland has a strategy for the judicious use of tax incentives. Baltimore hands out tax breaks to developers like candy, a practice that results in a grossly inequitable property tax system and an oppressively high tax rate that discourages reinvestment elsewhere in the city, especially in poorer neighborhoods.

Eliminating blight 

Cleveland, with a population of about 368,000, is part of Cuyahoga County. Together the city and county have employed a proven, systematic approach to eliminating blight. The Cuyahoga County Land Bank was established in 2009 and is considered one of the most successful in the country. By 2019, it had completed nearly 2,000 home renovations and 8,000 demolitions in Cleveland and its inner suburbs.

Working with the Cleveland Land Bank, a smaller land bank that operates within city limits, the Cuyahoga Land Bank has made steady progress eliminating blight. A 2015 survey showed that there were about 12,000 vacant properties in Cleveland. The number is now estimated to be between 1,000 and 3,000.

Baltimore, with a population of about 570,000, has the third highest rate of vacant and abandoned properties in the country. Exact numbers are hard to come by, but current estimates are that there are around 15,000 vacant properties, or between 7% and 8% of all city properties, resulting in an annual revenue loss to the city estimated to be at least $100 million.

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Eliminating vacant and abandoned properties is a difficult, long-term process, which is one reason why many Rust Belt cities turned to the concept of quasi-public land banks for continuity. Baltimore has had state enabling authority for a land bank since 2008 but has not implemented it.

Mayor Brandon Scott, who does not support a city land bank, announced last month that the city will combat blight through the combined efforts of the Department of Housing and Community Development and BUILD, a faith-based organization with considerable political influence. The mayor never fully explained why he chose BUILD for a partner. He did, however, emphasize the ambitiousness of the undertaking: “We can’t gloss over how big this is. With our plan, Baltimore will be on the cutting edge of housing policy for the entire country.”

The editorial board of the Baltimore Sun had a different take, describing the plan released by the mayor as “overly complicated” and having “the feel of a hastily written undergraduate term paper.” I agree with that observation, adding that it is so devoid of detail that it is more like a press release than an actual plan.      

Enhancing the waterfront 

Cleveland is nearing completion of its North Coast Master Plan, intended to turn Cleveland into a true lakefront city by “reconnecting” the city to Lake Erie. It will create a green and sunlit buffer between the built environment and the water’s edge that is accessible from city neighborhoods, an idea embraced by the visionary 1967 master plan for Baltimore’s Inner Harbor.

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James Corner Field Operations, the lead design consultant for Baltimore’s Reimagine Middle Branch Plan, was selected from a field of 18 applicants to design the North Coast Master Plan. Baltimore, on the other hand, turned planning for the redevelopment of Harborplace over to a single developer, Bramble.

Despite a virtual Who’s Who of prominent architects, planners and responsible developers writing letters to the editor, taking to social media and attending hearings to warn city leaders that they are headed in a direction that could destroy what makes Baltimore’s Inner Harbor such a cherished amenity, the city is charging ahead with Bramble’s plan. The casual manner in which expertise and the history of the Inner Harbor are being ignored is stunning.

Why the difference? 

Cleveland has demonstrated the importance of careful planning and thoughtful, workable processes for getting things done. Its leaders listened to urban economists and planners and understood that real estate development alone cannot revitalize a city that struggles to retain its existing population, let alone attract more residents.

Consequently, it did not award hundreds of millions of dollars in tax breaks to encourage the construction of new office and apartment buildings. Baltimore did exactly that, and it accomplished little more than shifting jobs and people from one part of the city to another.

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Above all, Cleveland’s leaders do not allow the interests of a relatively small handful of rich, powerful and politically influential persons to supersede the best interests of the city as a whole. Baltimore’s leaders make a practice of it.



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Maryland Dem lawmaker runs taxpayer-funded nonprofit with audit struggles

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Maryland Dem lawmaker runs taxpayer-funded nonprofit with audit struggles


A Baltimore nonprofit run by a Maryland lawmaker received more than $100 million in taxpayer dollars while auditors repeatedly flagged problems with its financial reporting and internal oversight, according to a Spotlight on Maryland investigation.

Del. Dana Stein, a Baltimore County Democrat, has worked as the executive director of Civic Works for roughly two decades while serving in the statehouse. Civic Works, which has received about $145 million in taxpayer funding since 2016, runs workforce, housing, environmental and community revitalization programs, primarily in the Baltimore area.

Stein earns more than $200,000 annually at Civic Works and has served in the General Assembly since 2007. He chairs the Maryland House environmental subcommittee. Civic Works receives government funding for programs involving weatherization, energy efficiency, clean-energy workforce development and environmental projects.

Stein insisted he goes through the proper process of reporting conflicts of interest to the State House and recusing himself from relevant votes. Meanwhile, critics say that State House policies are not enough to prevent Stein from taking advantage of his legislative influence over billions of taxpayer dollars, especially amid ongoing audit struggles at his organization.

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A Spotlight on Maryland analysis of the nonprofit’s federal single audits—the annual audits required for organizations that spend at least $750,000 in federal funds—shows Civic Works received about $145 million in taxpayer funding between 2016 and 2025. Government funding averaged about $14.5 million per year and accounted for roughly 80% of the organization’s support during that period when stacked against private donations.

Audits show that federal funds were passed through to Civic Works by an extensive list of agencies within the Maryland and Baltimore City governments.

In 2006, the year before Stein took office, Civic Works received $1.9 million in government grants, according to IRS tax filings. By 2016, Civic Works received $8.2 million in government grants—a roughly 330% increase over a decade.

IRS tax filings from Civic Works show Stein earned about $96,000 in 2014 and approximately $231,000 in 2024—an increase of about 140%.

Maryland Del. Brian Chisholm, an Anne Arundel County Republican, questioned the ethics of Stein making more than $200,000 at a taxpayer-funded nonprofit as he works in the State House. He also questioned how Stein could manage tens of millions of taxpayer dollars while he worked full-time as a lawmaker for roughly a quarter of the year.

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“I think it’s a waste of taxpayer money, in my opinion, because I don’t see the return on investment,” he told Spotlight on Maryland. “I would assume they’re political payoffs It goes back to the dawn of time when we first got into politics and power. How do you influence politics? You influence with money.”

What the audits found

The most recent single audit, covering fiscal 2025, reported a significant deficiency in financial reporting at Civic Works—a repeat finding from the previous year. Auditors said Civic Works had to correct more than $2.2 million in financial records after auditors identified errors in the organization’s financial records. Civic Works told auditors it implemented new grant-tracking and financial reporting procedures in response.

Auditors also determined the nonprofit did not qualify for the federal government’s low-risk auditee designation.

The 2024 audit identified both a significant deficiency and a material weakness, a more severe audit finding. Auditors said the organization’s initial federal expenditures schedule omitted programs, misclassified expenditures and left off about $1 million in federal spending before it was corrected. Auditors again determined Civic Works did not qualify as a low-risk auditee.

The pattern stretches back years. In 2023, auditors reported a material weakness involving lease accounting and financial reporting that resulted in a restatement of prior-year balances. In 2021, auditors reported a material weakness involving revenue recognition and accounting, resulting in another financial restatement.

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In 2019, auditors identified a significant deficiency involving federal grant compliance after required documentation for an employee background check could not be produced. In 2017, auditors reported a significant deficiency after required federal grant reports were submitted without documented review.

Linda Parsons, a professor at The University of Alabama focused on nonprofit accounting, said the repeated audit findings, paired with a determination that Civic Works is not a low-risk auditee, show the organization should not continue to receive taxpayer dollars.

“I would be particularly careful with this organization if I were providing grant funding,” she told Spotlight on Maryland. “What I see is that a lawmaker with influence and power in the granting process is moving increasingly large grants to an organization with which that lawmaker is affiliated, and that there’s trouble with the reports that are overseeing the use of those grants.”

Chisholm agreed that Civic Works should not receive any more taxpayer money.

“I think they need to be looked at with a fine-tooth comb. Why are you failing so many audits, and do you actually deserve the millions of dollars?” he told Spotlight on Maryland. “The funding should dry up at some point because you can’t prove that you’re spending the public’s money in a responsible way.”

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Civic Works responds

A spokeswoman for Civic Works emailed Spotlight on Maryland a statement on behalf of the organization and Stein, emphasizing that the lawmaker takes necessary steps to ensure there is not a conflict of interest between his two jobs.

“Since his election in 2006, Mr. Stein has regularly consulted with the legislature’s ethics adviser to avoid actual and potential conflicts between his legislative and non-profit roles. He has always followed the ethics adviser’s advice regarding disclosure of potential conflicts and actual recusal on votes. He has disclosed and disclaimed potential or appearances of a conflict and those forms are on the Maryland General Assembly website,” the Civic Works spokeswoman wrote.

“Mr. Stein has followed all advice from the legislature’s ethics adviser regarding recusal from matters that would create a conflict of interest between his legislative and non-profit roles. He does not interact with government officials in matters related to procurements or negotiation of contracts,” she added.

Salary spending increases 100%

IRS filings show Civic Works expanded rapidly in recent years amid audit struggles. The nonprofit reported 286 employees in 2020 and 347 employees in 2024—a roughly 21% increase—while spending on salaries increased from $5.8 million to $12 million—a roughly 100% increase. Payroll accounted for between 58% and 68% of annual spending during those years.

Stein lists his position with Civic Works on his financial disclosure statement. His disclosure also lists the state agencies from which his nonprofit receives funding.

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Stein filed a Form D disclaimer of an apparent or presumed conflict of interest this year, noting that while Civic Works has a partnership with BGE, he is “able to participate in legislative action relating to the above fairly, objectively, and in the public interest.”

Since 2013, Stein has filed 25 Form E statements of recusal from voting and other legislative actions due to a reported conflict of interest arising from his employment with Civic Works. However, the last recusal he reported was in 2023, even though his organization received taxpayer dollars from the Maryland government in subsequent years.

‘Accountable to the public’

Parsons said that while Stein may be following legally required conflict-of-interest policies, he still has a concerning level of influence over the grantmaking process.

“The conflict of interest, that to me is probably the most troubling thing,” she told Spotlight on Maryland. “If you have an individual that’s in charge of a nonprofit that’s also elected to office, that’s not necessarily a problem. But when money is steered toward that organization and increasing amounts at all levels, then I would want to know who’s making sure that this is operating properly.”

A spokeswoman for Maryland Gov. Wes Moore’s office emailed a statement to Spotlight on Maryland that emphasized the federal single audits of Civic Works do not assess how state funding is spent. Maryland state agencies, she wrote, have their own individual oversight mechanisms in place.

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“The Moore-Miller administration is committed to ensuring every dollar of taxpayer funding is awarded fairly, spent responsibly, and accountable to the public,” Moore’s spokeswoman wrote.

Several agencies within the Maryland government provided written statements to Spotlight on Maryland detailing various individual oversight policies for programs they fund at Civic Works. The Maryland agencies stated that no action has been taken in response to findings in Civic Works’ federal single audits.

$1 lease in Baltimore

Civic Works operates at Clifton Mansion, the former estate of philanthropist Johns Hopkins. The nonprofit has a lease agreement with Baltimore City that allows them to pay just $1 per year to use, maintain and renovate the property.

Additionally, Civic Works has received $13.5 million in taxpayer dollars through the Baltimore City government since August 2022, according to a government database. This included $4.5 million in taxpayer dollars from the Baltimore City Health Department to Civic Works from 2022 to 2024, described in the database as being for “Coronavirus.”

A spokesperson for Baltimore City Mayor Brandon Scott’s office emphasized that the city “employs best practices for grant administration, signing grant agreements that ensure transparency and accountability.”

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The spokesperson noted that recent federal audits of Civic Works “identified no material weaknesses or significant deficiencies in internal controls over federal programs, finding that Civic Works complied with all requirements that could have a material effect on its major federal programs.”

The mayor’s office did not respond to additional questions on audit concerns at Civic Works regarding financial reporting and scheduled expenditures for federal awards.

Civic Works is partnered with Baltimore City Public Schools to operate the “Reach! Partnership School,” which prepares students for college and careers. The 2025 federal single audits revealed the organization received $9.7 million from Baltimore City Public Schools that year. Reach is incorporated separately but included in the audits because Civic Works manages the organization.

A spokeswoman for City Schools said they consider federal audit findings as part of their oversight of Civic Works.

“We will continue to monitor the Operator’s progress to confirm that the audit issues have been appropriately resolved,” the spokeswoman emailed Spotlight on Maryland. “City Schools will also continue to review audits and other financial documents to ensure the organization is on track and making progress consistent with its Corrective Action plan and regular contractual requirements.”

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Spotlight on Maryland is a joint venture by The Baltimore Sun, FOX45 News and WJLA in Washington, D.C. Have a news tip? Call 410-467-4670 or emailSpotlightOnMaryland@sbgtv.com. Contact Patrick Hauf atpjhauf@sbgtv.comand @PatrickHauf.



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Maryland Governor calls out Apple over Towson Town Center store closure – 9to5Mac

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Maryland Governor calls out Apple over Towson Town Center store closure – 9to5Mac


Apple Towson Town Center employees received an endorsement from Maryland Governor Wes Moore in their fight against Apple over the company’s decision to close its first US unionized store. Here are the details.

Apple faces new pressure over Towson store closure

A couple of months ago, Apple announced that its Towson Town Center would close its doors for good on June 20, alongside two other stores located in commercial centers in California and Connecticut.

The Apple Towson Town Center workers have been represented by the IAM Union since 2022, after becoming the first Apple retail store in the US to unionize.

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Soon after the announcement, IAM Union decried Apple’s handling of the store closure. While the company says that the union agreement only requires transfers within 50 miles of the Towson store, with severance offered otherwise, the IAM Union argues that Apple is denying them the broader relocation options available to employees at non-union stores.

Since then, in addition to the pushback from the IAM Union, Apple has also received letters from Maryland lawmakers and, just yesterday, from40 members of Congress, asking it to reconsider closing the store or to provide Towson employees with the same transfer opportunities offered to workers at non-union stores.

Today, Maryland Governor Wes Moore chimed in, manifesting his support for the Towson workers.

Although Governor Moore stopped short of accusing Apple of union-busting practices, as members of Congress did in their letter to the company, he did explicitly call on Apple to give Towson workers the same transfer rights and opportunities afforded to other employees.

Here’s Governor Moore’s statement:

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“The Towson Town Center Apple Store has been a retail anchor for the region since 2022. (…) It’s provided good-paying jobs, increased economic activity, and been an important localized service hub for the region. As the first unionized Apple retail store in the country and a strong-performing location, its workers proved that economic growth and workers’ rights go hand-in-hand. Now, the rug is being pulled out from underneath them. These Marylanders deserve the same transfer rights and opportunities afforded to other Apple employees, and we stand with them.”

The IAM Union praised Governor Moore’s support and called on the company to act before the June 20 deadline.

Apple, for its part, remains silent on the issue, ever since it provided the following statement to 9to5Mac when the IAM Union filed an unfair labor practice charge with the National Labor Relations Board on April 28:

We strongly disagree with the claims made, and we will continue to abide by the agreement that was negotiated and agreed with the union. We look forward to presenting all of the facts to the NLRB.

As of right now, the Apple Towson Town Center’s page says the store will close on June 20 at 8:00 p.m.

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Maryland 6th District race: Mariela Roca (R)

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Maryland 6th District race: Mariela Roca (R)


Republican candidate Mariela Roca is making another play for Maryland’s 6th Congressional District. On The Final 5 with Jim Lokay, she talks about her campaign ahead of the June primary, and the lessons she’s learned on the campaign trail.



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