hilltop, columbus, ohio neighborhod stabilization program recommendations

NSP Proposal: Hilltop Neighborhood

Rachel Bacon Ryan Cowden Drew Hurst Amanda King Isolde Teba

Why is Hilltop Why is Hilltop Worth Worth “Saving”?“Saving”?•Location•Affordable housing stock•Income levels fit NSP mandates•Higher quality housing•Many good neighborhood attributes

StrategyStrategy

•Budget: $1.25-$1.81 million•Proposal: 5.4%-7.9% of NSP funds • Targeted and flexible strategy

•Demo: 4 properties•Rehab: 12 properties•Landbank: 2 properties

Strategy Strategy OverviewOverview

• Understand strengths and challenges • Consider context, people and history• Research housing market• Identify anchors and amenities• Use qualitative and quantitative

measures• Apply NSP requirements and goals

effectively• Create a flexible budget and proposal

• Location• Neighborhood Attributes• Housing Market• Methodology• Strategies• Acquisition Plan & Budget• Policy Considerations

OutlineOutline

LocationLocation•Hilltop•Study Area

LocationLocation

Study AreaStudy Area

• 2.5 miles from downtown

• Proximity to I-70

ConnectivitConnectivityy

www.googlemaps.com

Negative Negative AttributesAttributes•Weak economic base•Vacancy•Lack of amenities•Crime

Blight Blight

Photo credit: Isolde Teba

Photo credit: Isolde Teba

BlightBlight

www.googlemaps.com

Vacancy and CrimeVacancy and Crime

Photo credit: Isolde Teba

VacancyVacancy

Hilltop Focus Area Study 2009

Auditor, Franklin County, Ohio, Hilltop Focus Area Study 2009, and Community Research Partners 2006 Data

Housing Tenure Housing Tenure ComparisonComparison

Occupancy Occupancy RateRate

53%46%

Owner occupied

Renter occupied

Total housing units=359

Hilltop Focus Area Study 2009

PositivePositiveAttributesAttributes•Community pride•Churches•Schools•Community health center•Grocery stores•Close proximity to affordable, higher quality housing •Historic Wilshire Heights Neighborhood and Westgate

Community Pride

The Greater Hilltop Area Commission

www.googleimages.com

ChurchesChurches

www.googlemaps.com

SchoolsSchools

West High School, 179 S Powell Ave.

Ohio Department of Education

Community Health Community Health CenterCenter

2300 W Broad St.

Photo credit: Isolde Teba

Eldon Ave. and Terrace Eldon Ave. and Terrace Ave. Ave.

Photo credit: Isolde Teba, www.googlemaps.com

Housing StockHousing StockEldon Ave. and Terrace Ave. Eldon Ave. and Terrace Ave.

Photo credit: Isolde Teba

Historic Neighborhoods Historic Neighborhoods Westgate and Wilshire HeightsWestgate and Wilshire Heights

Westgate Neighbors Association, www.googlemaps.com

Housing MarketHousing Market

•Income & Age•Appraised Values•Sales History•Delinquent Taxes•Available Properties•Housing Quality

Data Set: Census 2000 Summary File 3 (SF 3) - Sample Data

IncomeIncome2008 AMI: $65,300

$32,650=50%

Hilltop Median Age: 33

Property TypeProperty Type322

3318

40

50

100

150

200

250

300

350

Single family Duplexes Lots Multifamily

Total properties Hilltop focus area= 377

Hilltop Focus Area Study 2009

6%7%

40%

39%

6%

2%

Total Appraised Values in Hilltop Study Area

< 20,000

20,001-40,000

41,000-60,000

60,001-80,000

80,001-100,000

> 100,000

Source: Franklin County Auditor

Appraised Appraised ValuesValues

Source: Franklin County Auditor

Appraisal MapAppraisal Map

Sales HistorySales History

Sales HistorySales History

Source: Terry Penrod, REAL Living

Tax Tax DelinquencyDelinquency

MethodologyMethodology•Identify Availability•Assess Housing Quality•Prioritize Budget•Consider Context (location, defining characteristics, demographics, & housing market)

• Conducted walk-throughs of neighborhood to assess observable housing stock condition

• Discussed priority funding areas, housing stock, community needs/desires with Homes on the Hill CDC

• Identify eligible REOs, upcoming foreclosures, and blighted properties (in accordance with CCC)

Methodology Methodology

4709.03 Designation as a hazardous building.Any building or structure found to be vacant or which becomes vacantafter having been declared unfit for human habitation or use, andwhich because of its condition, constitutes a hazard to the publichealth, safety, or welfare is hereby declared to be a nuisance and ahazardous building and shall be so designated and placarded by thecode enforcement officer. (Ord. 0946-04 § 2 (part); Ord. 897-05 § 5(part).)

4709.07 Repair, secure or demolition.Any building or structure declared and placarded as a hazardousbuilding by the code enforcement officer director shall be brought toa safe condition by being secured and maintained in accordance withChapter 4707, or razed within a reasonable time as ordered by the code enforcement officer director. Failure to bring the building or structure into a safe condition is a violation of this code as specified in C.C. Section 4701.15, such that the director may initiate any proper legal action, and/or referral of the property to the safe neighborhood review board for an appropriate hearing and finding.(Ord. 0946-04 § 2 (part); Ord. 897-05 § 5 (part): Ord. 374-06 § 10.)

BlightBlight

http://ordlink.com/codes/columbus/index.htm

found to be vacant

declared unfit for human habitation or use

constitutes a hazard to the public

declared to be a nuisance

Failure to bring the building or

structure into a safe condition is a violation of

this code asspecified in C.C. Section 4701.15, such that the

director may initiate any proper legal action, and/or referral of the property to

the safe neighborhood review board for an

appropriate hearing and finding.

Assess Housing Assess Housing QualityQuality

1. Assess condition of the property,2. Consider proximity to community amenities including Wheatland Redevelopment site, 3. Consider clustering of potential properties, and4. Consider location of “anchor” properties

To determine strategy and funding priorities:

ConditionCondition

•Poor•Moderate•Good(available properties only)

•Developed rating system: 1 for blighted properties, 2 for fair condition properties, 3 for higher quality properties

Methodology Methodology

Available Available PropertiesProperties

•Anchor Properties

•Clustering•Proximity to Wheatland Site

(available properties only)

ConsiderationConsiderations s

StrategiesStrategies•Demo•Rehab•Land Bank

• REHAB: Higher quality condition, close proximity to amenities and anchor properties, clustered, high potential for stabilization

• LAND BANK: Fair condition, potential for future redevelopment

• DEMO: Blighted properties (in accordance with CCC definition of blight), may be scattered or clustered

Strategy Strategy

Strategy

Acquisition & Acquisition & BudgetBudget•Demo Cost per Cubic Foot•Average Rehab Cost•Land Bank (Purchase and Maintenance Costs)

•Negotiate with entities holding foreclosed properties/REOs (banks, Fannie Mae, HUD)

•Attend Sheriff’s Sales for upcoming foreclosed properties

•Monitor code violation lawsuits for acquisitions of blighted properties

Acquisition Acquisition Plan Plan

Minimum Moderate Substantial

No new appliances Some new appliances All Energy-efficient appliances

No additional bathroom

No additional bathroom

Additional bathroom

Fresh paint, no substantial

interior/exterior modifications

Moderate interior modifications/some

exterior modifications

Substantial interior/exterior

modifications

Roof repairs New moderate quality roof

New high quality roof

$30/square foot $50/square foot $70/square foot

Budget Scenarios-Budget Scenarios-RehabRehab

$764,986

$228,964$188,172

$59,106

Total Budget: $1,241,230

NSP BudgetNSP Budget(Minimal Rehab)(Minimal Rehab)

1.8%

NSP BudgetNSP Budget(Moderate Rehab)(Moderate Rehab)

$1,036,946 Total Budget: $1,526,772

NSP BudgetNSP Budget(Substantial Rehab)(Substantial Rehab)

Total Budget: $1,812,345$1,308,906

PolicyPolicy•Future Considerations•Policy Recommendations

Wheatland SiteWheatland Site

•Weak housing market

•Limit of 30 months for leasing

•Prepare lessee for homeownership

Lease-Purchase Lease-Purchase ProgramProgram

•Rehab properties with additional NSP and/or community development grants

•Sell properties to non-/for-profit developers for rehab

•Intended for 120% AMI or below

Land Banked Land Banked PropertiesProperties

•Ongoing interdepartmental body streamlining the foreclosure process▫User-friendly resource (e.g. website) for

identifying foreclosed/vacant properties and their status

▫Updated consistently and regularly▫Listings of upcoming foreclosures, Sheriff’s

Sales, tax foreclosures, etc.▫Guidance for redevelopment process

Foreclosure Task Foreclosure Task Force Force

•Many additional properties South of West Broad facing foreclosure

•Nearly 200 Sheriff Sales in the 43204 area since December 2008

•Improvement of blocks adjacent to West Broad

Additional NSP Additional NSP Funding Funding

• By reinforcing the heart of this study area in Hilltop, the City of Columbus will be able to:▫ Prevent further decline near the city’s investment at the

Wheatland Ave site, perhaps achieving viability at an earlier date

▫ Demonstrate a commitment to current West Side residents that further abandonment is being fought in the area, thus preserving their investment as homeowners and residents

▫ Work towards the true goal of the NSP: Stabilization

ConclusionConclusionss

“On Ridpath Avenue, a lady has a rental house between two abandoned homes. Her tenants just moved out because they were afraid of the characters hanging around. Now she told me she was going to have to board up her home. She can’t get anyone to live in it. So those two houses now have caused another home to become empty.” From: Cleveland Plain Dealer, March 8, 2009

QuestionsQuestions??