Tag Archives: Henderson-Hopkins School

Why social justice and trauma-informed education is necessary in East Baltimore schools and beyond

The recent Baltimore Sun investigative series on the consistent segregation in our school systems, in Baltimore and beyond, has been another wake-up call, to some. Focusing in on the investigation into the new Henderson-Hopkins contract school in East Baltimore and why trauma-informed education along with education about the history of injustice in the neighborhood and beyond is my objective in this piece.

Block of homes demolished to make room for the Henderson-Hopkins School

Per the Sun’s article, Johns Hopkins University in the guise of the East Baltimore Development Inc. and its partners Annie E. Casey Foundation and the city and state, bought out the residents living in the homes that occupied the space of the current school and the growing Hopkins Biotech Park-88 acres known as Middle East Baltimore. Also true is the violation of residents’ human right to keep their land by forcing them to move through this massive public:private development similar to urban removal, this time using eminent domain*. This trauma is part of the foundation of the Henderson:Hopkins school: the physical, emotional, and spiritual foundation of injustice that has yet to be acknowledged, repaired, and healed. The current fair market value paid for residents’ homes came only after residents organized through Save Middle East Action Committee, Inc (SMEAC) and fought for this change. The initial price Hopkins and its partners offered residents for the land that would bring them much profit and prestige was the 1970’s value. This history of disrespect and disregard continues to have profound effects; it’s a continuation of the trauma brought about by gentrification, serial forced displacement* and community fragmentation of African-American people. And this injustice and resultant trauma affects a child’s ability to learn. This history of expulsion and dispossession has yet to be repaired. The children attending Henderson:Hopkins school bring this trauma and therefore healing of this must be a priority. They embody the continuation of the injustice and structural violence enacted on their parents, grandparents, and ancestors, and their land. The cost of a healing education for historic East Baltimore children will be high and requires the officials of the school to invest the dollars and resources necessary to assure that they are ready to learn-the teaching must be trauma-informed* and social justice-informed. But the government benefits received by the Johns Hopkins Biotech and Gentrification Park has been tremendous so translating these government subsidies into public benefit should be an expectation of Baltimore citizens. If not this project is just another neoliberal gentrification project expanding the gap between the rich university and the surrounding poor community.

For the past two years residents’ whose children and grand children attend the school have been complaining about the lack of interest in the needs of their children. One grandparent said she has been sending her child to school with her own toilet paper, a requirement by the school. Not only has the school been under-resourced, but this lack of adequate resources to address the great need of these students have been short-sighted. Adequate resources also include teachers ready and willing to care from a trauma-informed lens when educating children with generational/historical trauma*. If this school intended to benefit the children of the neighborhood, this needed to be part of the design of the educational curriculum and care. While it’s easy to blame the failure of academic performance on ‘concentrated poverty’ and suggest that the only way to educate children coming from homes of poverty and racial minority groups is to integrate the schools, a deeper and more truthful discourse is missing. What would be a more truthful discourse addressing the source of the history of racial, social, and economic injustice is to understand that the entire development of the 88-acre was never intended to benefit the existing residents. It was intended to move the existing residents away and expand the Johns Hopkins University. After organized and systematic protest and struggle to be treated fairly by residents, churches and businesses forced to leave, the ‘leaders’ of Henderson-Hopkins were forced to show how the development would benefit the community. Of course the 2005 supreme court ruling that eminent domain used by private developers must show real public benefit changed the original game of the ‘leaders’ of Hopkins’ expansion plan. Now they could be taken to court if there was not some public benefit from the taking of the homes of East Baltimore residents-and this may still happen if the public benefit promised does not materialize, ie. the 8000 jobs promised, affordable homes and amenities. When residents raised their voices about the school being exclusionary, and quoted the supreme courts’ ruling on the use of eminent domain, the ‘leaders’ of the school had to take note and include more local residents than previously planned. But also important is to recognize that the project has not taken off and new residents are not flocking to the development, even with the re-branding of the area and promotion of a new school. What must be discussed is the displacement of the challenges that were present in the 88-acre, to the neighborhoods just adjacent and the continued crime, substance use and sale, and disinvestment impacting these peripheral neighborhoods.The developments’ security guards now patrol on foot around the 88-acre area, a human wall attempting to keep the crime out, and the neighbors. The development has not benefitted historic residents, simply displaced the ‘problem’ to rehab and re-outfit the place with a more ‘acceptable’ race and class of people: one perceived more worthy of occupying the land. The community meetings held by EBDI provide no real opportunity for input by historic residents. Information promised, like the results of the recent survey on historic residents’ ‘right of return’-conducted by Annie E. Casey and consultants- that they filled out are asked for at each meeting and the response is the same: ‘next meeting’.

While studies show that children learn better in racially and socioeconomically diverse spaces, they also show that the environment that they come from determine if they will succeed in school. Studies also show that not only is the environment a determinant of educational outcome, but the environment of the mother also determines if a child will be successful in school. So to think that integrating Henderson-Hopkins school with children of Hopkins employees and students will bring their academic outcomes on par with their white and middle-class school mates is a superficial band-aid to the history of separate and unequal policies and structures. Because until we begin educating about the de jure segregation that exists in and in the surrounding neighborhoods of the 88-acre Johns Hopkins Biotech Park, we still are not educating all children from a place of truth and equity. The curriculum at Henderson-Hopkins certainly is not teaching them about the history of de jure segregation and why they are part of a history of serial forced displacement.

Serial Forced Displacement in the African American Community. Courtesy of Dr. Mindy Fullilove

For this school to benefit historic residents in the short and long-term, it must address the generational trauma caused by social, economic, and racial injustice. Along with adverse childhood experiences* that many children growing up in situations of poverty experience, these obstacles to learning require an educational setting focused on these traumas. Trauma-informed education is not new. It’s been around for several years, informed by studies that show the benefit. Several states have mandated trauma informed education and include training of teachers in instructing and preventing negative outcomes of traumatized children, screening for trauma at schools, etc; examples are Oregon, Pennsylvania, Massachusetts, Missouri, Washington, Wisconsin. This is what we need in Henderson-Hopkins school for the school to attend to the needs of its residents and assure success. Doing so will unlock the true potential of every child entering the doors of the school and not only seek to bring black and brown children of poverty to ‘perform’ similar to children of means. The leaders of a school developed by taking of the land of people in Middle East Baltimore should aspire to offer benefit to the same people of this community. In order to do so it must teach to the needs of the community, not the myth of white supremacy. Anything else is another deceit of the intention of the eminent domain policy of ‘public benefit’ and continues the history and trauma of serial forced displacement in Baltimore and beyond.

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*Terms

Adverse childhood experiences – stressful or traumatic events in childhood that are associated with health and social problems as an adult; include but not limited to Physical abuse, Sexual abuse, Emotional abuse, Physical neglect, Emotional neglect, Mother treated violently, Substance misuse within household, Household mental illness, Parental separation or divorce, Incarcerated household member

Serial forced displacement – repetitive, coercive upheaval of groups

Historical/generational trauma – the cumulative or multigenerational emotional and psychological wounding of an individual, generation, or cultural group caused by a traumatic experience or event.

Trauma-informed care – education and care based on the four “R’s,” – realization, recognition, response and resisting re-traumatization

Eminent domain – power of the government to take private property for public use

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Re-Building communities: separation or sustainability

Community rebuilding as a means to separation

Urban rebuilding can be a dualistic/separatist undertaking, benefitting the rich only or one which incorporates the community and benefits all-sustainability. A recent article out of Hagerstown Maryland offers Baltimore city and its cadre of urban rebuilders some great advice: include the community in planning for our community rebuilding or continue rebuilding that leads to divergent paths: those with and those without. In regard the lack of social services for the existing community in current rebuilding plans those working at Hagerstown area nonprofit agencies said: “…they were disappointed that a Philadelphia firm that helped the city come up with a downtown revitalization plan did not address the issues with which that the local organizations deal. Ostoich said Urban Partners, which recommended an eight-part revitalization plan for Hagerstown, has certainly observed situations in other cities that are similar to Hagerstown’s challenges…Ostoich said she would like to see a partnership formed between the nonprofit organizations, the City of Hagerstown and the city’s office of economic development to address issues like homelessness and substance abuse.” link1 Each non-profit providing services for homelessness, housing access and affordability, recovery, mental health and substance abuse treatment, post-incarceration issues, employment reported an increase in their clients and the need for revitalization plans to address these needs.

This is the same pattern of urban rebuilding occurring in Baltimore and beyond: revitalization projects which turn a blind eye to the existing social conditions, many of which are brought about by unemployment and under-employment. Plans do not address the need for recovery programs, or re-entry programs, or mental health programs, or job training, or interview skills, or stress reduction. These conditions are present in Baltimore and other cities which have seen the massive loss of jobs since the 1970’s industrial revolution (substituting machine for human power) and the downturn in the economy since neoliberalism-government joining with private investors to grow their wealth using public subsidies. The outcome of such policies and practices has been the increasing gap between the rich and the poor and the inevitable way vulnerable communities become ill when facing increased stress and little resources to address it. The story in Hagerstown offers a glimpse of what Baltimore has been experiencing for decades: an increase in homelessness, drug use and recovery, mental illness and recovery, unaffordable housing, crime and incarceration. Ostoich speaks about a dual path that revitalization is bringing to the city, one which includes the well-off and those not so well-off. Here in Baltimore we continue to experience the same. Door-knocking and listening in the periphery of the 88-acre Johns Hopkins/EBDI/Casey Foundation/Forest City Bioscience and gentrification project confirms the dual pathway of revitalization. Long time residents share about a fear of not being part of the development as housing prices increase and new neighbors move in. They fear being priced out with property tax increases and rental hikes. New residents are happy with the prices of housing compared to NY or DC and like being in an area marketed for “change” for them. Those with skills and education that allow them to work in corporations and jobs which subsidize housing cost (Live near your work, etc) are mostly happy in their new homes as they wait for more change to manifest around them (one question to ask is how is government subsidizing the employer to offer such housing assistance). Families of generational East Baltimore residents talk about returning from areas north and east but lament the high cost of housing “can’t pay that much but would be nice to come back now that it’s finally changing”. Perceptions of why some locals are home during the day, why some are hanging out on the corner at nights, and the safety of the area persist for the new residents: “I wouldn’t let my mom walk in Patterson Park at night”; while the majority of long time residents don’t mention issues of safety as a concern. Both long time and new residents alike talk about the lack of a place to grocery shop: the type of store will be another tale to tell whether it is affordable for low income residents or not. The new Early Learning Center at the Henderson-Hopkins school is also an issue on people’s mind, especially for those long time residents told they have to be on a waiting list because their income is too high to qualify for admission: “all those Hopkins people have high income and they’re there”. For new residents who are fighting the city about paving an alleyway, they don’t understand why this has to be a struggle: “this is infrastructure of the city, why wouldn’t they pay?” Indeed, why wouldn’t they pay for this while updating the infrastructure for big development projects in the amount of millions of dollars in tax subsidies is normal, with no effective claw-backs or evaluation as to how the public benefits- Johns Hopkins Medical Institution/EBDI/Casey Foundation/Forest City Developers 78 million, Harbor Point 100 million, Poppleton/La Cite 58 million.

But the marks of a dual path in the rebuilding of Baltimore city goes beyond East Baltimore and West Baltimore. The increased cost of parking across the city is another piece of this dualism as well as the extended times meters are in effect and having to pay to drive the Express Lanes on I-95 (in the White Marsh and 695 region). The Express lanes are accessible with payment only, and in the form of EZ Pass only. These are examples of the separation of those who can afford to participate in what the city has to offer, and those who cannot. If you don’t want to be late you can pay to get on the Express lanes and avoid the merging traffic but when a monthly income is stretched very thin, that extra $3.50 (round trip) can be a significant challenge: in paying your bills and in getting to work on time. This dualistic path of community rebuilding tells the same tale in DC’s 20001 zip code where one shopowner of 40 years posted a sign: “Due to ‘gentrification’ and mixed emotions Jak and Company Hairdressers will be closing”: the landlord would not renew the lease.Link2 Here the white population has grown from 6% in 2000 to 33% currently and the new residents require a different set of amenities. We see the same happening in Harbor East where new development continues while the owners of a local fried chicken and pizza take-out-Kennedy- was told their lease would not be renewed. Just across from the Perkins Homes on Eden and Bank and serving this community for over 15 years his product is not what the new race and class of people being enticed to this area are seeking to buy.

Changing the game for sustainability: community ownership and social movements

This “mixing” of the old and new is a challenge that will not go away today but can begin to be addressed if existing community is at the community rebuilding table. The needs of existing residents and businesses can be addressed in the planning, as well as the needs of the new residents usually represented by the developers whose aim is to attract a class of people able to afford moderate and market rate housing and amenities. Such separation of the old and the new is an age-old challenge of rebuilding and continues today because we continue to ignore the outcomes of previous unhealthy and unequal community building strategies and practices. This chronic disinvestment in low-income and African American and of-color communities has resulted in communities unable to compete in the current market-place for decent employment, over-burdened households with little access to resources, and health burdens that limit access to competitive opportunities. Community rebuilding involving the people as well as the place is crucial. This means assuring equity in not only housing but in employment and resources that will remediate and ready existing communities to benefit from new opportunities. It is not enough for developers like East Baltimore Development Inc. and Forest City to say we cannot hire locally because the people do not qualify (due to incarceration records, drug use, or lack of skill sets). This type of minimalist and separatist community rebuilding is unsustainable and what we have been doing for decades. Like Ostoich said, everyone must be at the table so that the needs of the existing community are incorporated into the plan and not displaced away from sight and sound of the new people. This is why the false type of advertising perpetuated by developers about their rebuilding being “game changers” is misleading and simply provides a narrative for the part of Baltimore with access to resources. In East Baltimore, developers should be ashamed about their contribution to this same ole game of segregation in line with Jim Crow and the removal of Native Americans to reservations. Our policies created our current social challenges and therefore current policies must remediate them. Now that would be a real game changer!

Of course, waiting for government to change, while important is not our only option for change. Organizing and building small and large social movements that challenge the current way we address our most vulnerable is important. Local organizing is key. Many new and old residents alike are unaware of their neighborhood organizations in East Baltimore which is a significant risk factor for not having strong neighborhood cohesion. It is this neighborhood cohesion that offers strength and power to resist government’s plans to rebuild communities without local input. Community fragmentation is an outcome of past and current segregation tactics of community rebuilding. However, it is also a cause of continued segregation and a big obstacle to community power. For example, when a 20-block area has neighborhood associations that don’t communicate with each other or when foundations such as the Annie E. Casey Foundation publicly announces it will only fund one of them (the one with whom it has close relations) collective community power is difficult. Difficult but not impossible. In fact, these same conditions existed in East Baltimore in 2001 and allowed Hopkins/EBDI/Casey/Forest City to come into East Baltimore and expect easy exploitation of land and people. Their expectations were not realized only when the number of people organized exceeded the handful which claimed representation -gate-keepers- of the entire community. The gate-keepers who were willing to stand aside and allow mass exploitation of people and place in the form of unhealthy demolition practices, minimal relocation benefit, minimal payment for existing property were simply outnumbered. The creation of a new organization-Save Middle East Action Committee- then allowed a new vision and practice of community leadership, sisterhood and brotherhood, and mutual respect. Strategies and practices for the people by the people resulted in a powerful force which presented the desires of the impacted people, not a handful with close relations to those with power. We are at a critical impass again almost 15 years later, in East Baltimore, greater Baltimore and beyond.

Water bills are increasing across the city with little accounting as to why by the city government while private corporations are dictating to government what efficiency looks like, here and across the world. Link3 Private and non-profits are increasingly poised to take over the role of government programs in public education as the new head of Baltimore’s education is leading the way with the promotion of charter schools and privatization. Link4 Using public funds in charter schools skims the little resources away from public schools while private funders manage and dictate educational reform according to their political view. Social service programs are increasingly operated by private and non-profits companies even while race and class-based equity is lacking and little accountability and transparency exists due to their status. This re-distribution of the public wealth into private and the non-profit industrial complexes’ pockets should bare close scrutiny and transparency. We require social movements from below to balance the growing social movements from above and from those with unchallenged power: we need to change the game, truthfully and not leave it to being co-opted by non-profits and private corporations competing for public subsidies. The upcoming social movements gathering/ forum in May in Detroit is one to check into as it will bring together different movements addressing housing access/affordability and water privatization and water as a human right in the US. Link5 Equitable and sustainable community rebuilding requires everyone at the table: to bring about balance and accountability in planning, processes, and implementation, to redistribute power long favored by the few, to move us toward a peaceful co-existence that will heal our segregated communities, and to end old strategies and practices that lead to greater separation and dualism of those with and those without.

The media: informing or covering up corruption

The recent reporting by two of Baltimore’s local print periodicals was telling of the role of the media in attempting to educate us or cover up and allow political corruption. The examples are the reporting on the 88-acre Johns Hopkins expansion in East Baltimore by The Daily Record and The Baltimore Sun. The Daily Record’s reporting (“EBDI gets $2.5M to raze houses”. 12/12/2013) on the additional millions granted to EBDI (the development proxy for Hopkins and the city) assured us that the government continues to finance a private corporation’s expansion through funding demolition of property (from which more than 800 African American and low-income families were displaced) for construction of market-rate housing. This housing is necessary to accommodate the families being attracted to assure gentrification of the rebuilt area. Two days later The Baltimore Sun’s (“East Baltimore development moves to next phase”, 12/14/2013) report of the same plan for demolition forgot to inform us of the source of the funding for this demolition. Instead it focused on the ‘progress’ made by EBDI in building affordable housing. It did not elaborate as to who the existing homes were affordable to.

Letters to the editor were submitted to both periodicals; only the Daily Record chose to publish. Both letters are attached for your reading pleasure. Daily Record, let-to-ed; BaltSun,let-to-ed

Two days ago another report by the Baltimore Sun informed us of the opening of the new school, Henderson-Hopkins, as part of the Hopkins expansion (“East Baltimore students start new year in new school”, 1/2/2014). It informed us about the progress made by this expansion and again forgot to inform us of the school’s use as a magnet to attract a certain race and class of people: white and middle and upper-class. It forgot to mention that no outreach was done with local residents to assure timely application for school enrollment. It failed to tell us about outreach to the Hopkins East Baltimore campus’s students and employees who were given information well in advance of the deadline for application. It also failed to tell us about the two new retail businesses in the expansion area which caters to the ‘new’ race and class of people Hopkins and the city is seeking to attract to this school: a 7-11 which does not accept food stamps and a Walgreens whose prices are so expensive that local residents report they have to continue to trek all the way to North avenue’s Walgreens for the same item at lower costs.

But this bias in news reporting is not new to any of us familiar with the now 12-year rebuilding process of Middle East Baltimore. From the start this $1.8 billion project’s vision has been consistently directed by the Johns Hopkins University, Martin O’Malley and his administration at the local and state levels, and the Annie E. Casey Foundation. To date the majority of local and national media sources have been lacking in transparent reporting to aid the public in holding this heavily publicly-subsidized project accountable. Most have long histories with the powerful stakeholders who individually and together, directly and indirectly, control the finances and therefore the action of the people, organizations, programs, and enactment of policies, and laws of the city of Baltimore and the state of Maryland.

Still, the role and future of journalism is defined exactly at moments like this when truth-telling stands up to power and editors and journalists reach for a higher standard and do not fear for their careers or being popular with the elite. The highest journalistic integrity suggests principles such as truth, accuracy and factual knowledge. The public relies on this highest integrity to inform us of truth and/or corruption that we can determine how and when to act for fair government and transparency to the people. Shall we remain hopeful that the new year will bring forward more courage, facts, and truth-telling in journalism in Baltimore and beyond?

Rebuilding for whom in East Baltimore?

New 7-11 in EBDI and Johns Hopkins Expansion area-Johns Hopkins Rangos Building- does not accept food stamps

Yesterday I distributed several books (Race, Class, Power and Organizing in East Baltimore, RCPOEB) to residents impacted by the ‘displacement and dispossession project’ in East Baltimore affecting more than 800 households for the expansion of Johns Hopkins. They were leaving St. Wenceslaus church on Ashland Avenue and each had a story to tell about how they were impacted. As I was driving away, I stopped by the new 7-11 in the only ‘Biotech Building’ built to date in the 88-acre project area at Wolfe Street and Madison Avenue. Called the ‘John G. Rangos Sr. Building’ it is leased primarily by Johns Hopkins School of Medicine. Harbor Bank occupies space in the downstairs- whose president was the first board chair of EBDI-the quasi public:private entity directing the 88-acre development. A 7-11 convenience store occupies space on the corner of the building facing existing Johns Hopkins’ buildings. The door of the 7-11 boasted two large signs: No food stamps. Several residents were told by the cashier that it was not their doing but the policy of the store.

In a community where the majority of residents live below the poverty line and the majority of students receive free lunches, it is difficult to understand why a 7-11 would not accept a means of currency normally used in the community. Two blocks down the street and one block south on Monument and Chester another convenient store does not discriminate against the local community in this way. The difference in the locations is that the new 7-11 is part of the 88-acre Johns Hopkins expansion project. As the book RCPOEB describes in detail, this development project’s intention was not about maintaining the historic community but displacing the people to make room for a different race and class of people. Still, current and past presidents of Johns Hopkins and EBDI, and current and past chairs of EBDI’s board have waxed on and on about how this rebuilding effort is about the people of East Baltimore. The most recent was at a public meeting in Middle East Baltimore on January 16, 2013 where the same dialogue between the powerful stakeholders and disenfranchised residents occurred. The politicians and EBDI officials reported how wonderful the project was while impacted residents continued to challenge them for transparency, consistency in words and actions, and evidence of equity for residents. Several days later they still await documentation promised that children of displaced historic residents will be guaranteed admission to the new community school in perpetuity (see below).

A 7-11 which does not welcome the local residents as a worthy and respectful consumer by discriminating against their means of purchase is evidence of the true intention of the rebuilding project. And it is typical of the inconsistency of words and actions in this 10-year old rebuilding project. Such discriminatory practices also continue to assure separation and marginalization of historic residents of East Baltimore from the new and welcomed residents of the rebuilt area. A history which the Johns Hopkins Medical Campus continues to assure will not end.

Another is the new community school that is being constructed on 7 acres of the project site. There has been much public relations about the community impact of this school. Lost in between the public and the private relations is the evidence of what similar attempts of using schools for gentrification has accomplished. Well, it has accomplished exactly that. The current plan for the new K-8 community school follows in the footsteps of one in a similarly disinvested neighborhood adjacent to the university of Pennsylvania in West Philadelphia. A new public school in partnership with the University-Penn Alexander- was built to gentrify the community and attract a different race and class of people to buffer the university from surrounding neighborhoods. Ten years later, it has done just that and changed the community from a majority low-income to majority moderate and market-rate income dwellers with their community school as a magnet-in attendance at the school is 30.2% economically-disadvantaged – 69.8% economically-advantaged. As described by one parent attempting to send her child to Penn-Alexander: ‘Admit Penn Alexander was built and is funded by the U of Penn to create an “oasis” for the select few. It is not a an “urban school” any more than Masterman is an “urban school.” They serve the elite rather than the public.’

A similar tool for gentrification was initiated in Middle East Baltimore when the board of EBDI hired the executive director of the development project surrounding U of Pennsylvania in West Philadelphia and the board of Johns Hopkins hired the vice provost of U of Pennsylvania who oversaw their new school development to become the new president of Hopkins. As president of the Johns Hopkins University he continues to assure the public and private stakeholders that the school will bring together community residents and Hopkins affiliates. But if segregation continues in the 7-11 housed in the building constructed as a partnership between Johns Hopkins and Forest City Development, why would we expect a true partnership to emerge in a school directed by similar partnerships?

Site where new school will be constructed after demolition of homes

This new community school-Henderson-Hopkins Partnership School- will be the first new public school in East Baltimore in more than 25 years and will be financed with a combination of New Market Tax Credits, Tax Increment Financing bonds, foundation and university grants, and state infrastructure funds and operated by Johns Hopkins and Morgan State University’s Schools of Education.The current principal of the new community school in Middle East Baltimore projects that out of the total 540 students for final enrollment, the majority will live in the rebuilt community or be affiliated with Johns Hopkins. With the majority of housing construction planned to attract moderate and market rate earners in the rebuilt community, a gentrification in school and housing will be the outcome-like its role model of Penn Alexandar. Research by Bloomfiled-Cucchiara and others on using schools as gentrification magnets confirms this pattern.

A 7-11 that excludes customers from the historic community and a school which plans to assure a minority of historic residents are in attendance continue to remind us that the ‘New East Baltimore’ is not about preserving a history but about displacement and dispossession. Still we hope that organizing in voice and person will continue to challenge this old way of rebuilding communities like Middle East Baltimore and pave a way for more equitable and sustainable development. Join us on March 9, 2013 and be part of the change!

Reflection of the surrounding ‘new East Baltimore’ from the 7-11 on the corner of Wolfe and Madison Ave.