an integrated approach to stabilization: defining holistic preservation
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An Integrated Approach to Stabilization: Defining Holistic Preservation. Historic Preservation in America’s Legacy Cities Conference June 6, 2014. Lavea Brachman, Executive Director of Greater Ohio Policy Center. About Greater Ohio Policy Center. - PowerPoint PPT PresentationTRANSCRIPT
An Integrated Approach to Stabilization:
Defining Holistic PreservationHistoric Preservation in America’s Legacy Cities
ConferenceJune 6, 2014Lavea Brachman, Executive Director of Greater Ohio Policy Center
About Greater Ohio Policy CenterAn outcome-oriented statewide non-profit organization that champions revitalization and sustainable redevelopment in Ohio:
Revitalize Ohio’s urban cores and metropolitan regions
Achieve sustainable land reuse and economic growth
Legacy Cities: Setting the Stage
Our greatest glory is not in never falling, but in rising every time we fall. (Confucius)
I like the dreams of the future better than the history of the past. (Thomas Jefferson)
One view of Preservation: National Historic Registration CriteriaThe quality of significance in American history, architecture, archeology, engineering, and culture is present in districts, sites, buildings, structures, and objects that possess integrity of location, design, setting, materials, workmanship, feeling, and association, and:• Are associated with historical events; or• Are associated with the lives of significant persons in or
past; or• Embody the distinctive characteristics of a type, period, or
method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or
• Have yielded or may be likely to yield, information important in history or prehistory.From http://www.nps.gov/history/nr/publications/bulletins/nrb22/
Holistic PreservationPreserving culturePreserving quality of placePreserving an economy
Photos from http://postcardparadise.blogspot.com/2010/04/streetcar-sunday-akron-ohio.html
and http://www.akronapex.com/vision.aspx
Historic Preservation: A Valuable Tool
An historic neighborhood in Detroit
Historic Preservation is a Strong Revitalization Strategy…
Source: Chart from GOPC, Data from Dayton Landmark Preservation Task Force including the University of Dayton Business Research Group
Historic Districts Non-Historic Districts0%
10%20%30%40%50%60%70%80%
71%
22%
% Increase in Property Value for Dayton Neighborhoods from 1996 - 2012
…Made more Valuable When Aligned with Other Strategies
0%100%200%300%400%
71%
395%
62% 22%
% Increase in Property Value for Dayton Neighborhoods from 1996 - 2012
Source: Chart from GOPC, Data from Dayton Landmark Preservation Task Force report, prepared by the University of Dayton Business Research Group
Investment Alone is Not Enough
From Ohio Historic Preservation Tax Credit Program Annual Report
Preservation is More than Buildings
Goodyear Headquarters, Akron, Ohio, 2013Photo from http://
www.industryweek.com/expansion-management/goodyear-opens-new-global-hq-slideshow
Tire plant, Akron, Ohio, 1964Photo from http://www.cleveland.com/business/index.ssf/2011/11/25_years_ago_driving_back_the.html
Legacy Cities Face Exceptional Challenges
• Suburbanization
• Regional migration
• Loss of central functions
• Deindustrialization
• Job loss
• Unemployment• Impoverishment • Weak demand• Physical decline• Vacancy and
abandonment• Fiscal incapacity• Deteriorating
public services
Right-Sizing is CriticalHousing Vacancy Rates for Legacy City
Urban Areas
Source: GOPC Chart, Data from ACS 3-year Estimates
2007 20129.0%9.5%
10.0%10.5%11.0%11.5%12.0%12.5%13.0%13.5%
Akron, OH Cincinnati, OH--KY--IN Cleveland, OH Dayton, OH Detroit, MI Toledo, OH--MI Youngstown, OH--PA
Definitions of Right-Sizing
Working with what you have and making better use of
existing space
When an organization starts using a computer system that is better, less expensive, and
smaller
Reducing packaging size by using a box that minimizes
empty space while still protecting the contents,
removing waste and maximizing transportation
efficiency.
Matching a City, its
services, and its
infrastructure to current population and needs
The Goal of Preservation in Legacy Cities
An end in and of
itself?
Or a piece of
the puzzle?
Historic Preservation for the sake of Community Stabilization
Historic Preservation for the sake of Legacy City RegenerationHistoric Preservation for the Sake of Historic Preservation
St. Luke’s Manor, ClevelandPhoto from http://www.huduser.org/portal/about/ExcellenceHistPres_2012_1.html
Demolition is a Necessary Step to Rebuilding Legacy
CitiesThe current supply of buildings exceeds the demand.
Failure to demolish imposes severe social and economic costs on urban neighborhoods.
Strategic, cost-effective demolition is vital to stabilizing and revitalizing cities and their neighborhoods.
Content from Laying the Groundwork for Change by Alan Mallach
Dayton, OhioPhoto from Downtown Dayton Partnership
In Legacy Cities, Demolition Is Another Piece of the Strategy
Photos by GOPC
Integrated Neighborhood Stabilization Strategies
1. Consider Neighborhood FabricMaintain
streetscape rhythm and a coherent building ensemble
• Setback• Architecture• Balance
between buildings and space http://
www.virtourist.com/america/pittsburgh/44.htm
Integrated Neighborhood Stabilization Strategies
2. Use a Range of Legal ToolsDevelop tools for public
and private property
PrivateIncentives like grants and loans
for property
improvement
Regulatory
strategiesReceivers
hip
PublicConvey to qualified party for
rehab and sale
Demolish
Examples of Policy Recommendations
State• Pass Neighborhood Infrastructure Assistance
Program (SB149/HB219). • Amend public nuisance statute (R.C. Ch. 3767.41) to include
commercial and industrial properties• Tighten regulations around scrap metal recycling (R.C. Ch
4737.04)• Request the Secretary of State to require LLCs and
corporations to register a statutory agent that is located in Ohio
• Establish Rehabilitation Building Codes that are separate from and more flexible than codes for new construction.
Local• Strategically align preservation and demo resources,
targeting middle-market neighborhoods and viable blocks within such neighborhoods
• On targeted blocks or corridors, eliminate blight entirely• Aggressively use state and local tools to recover costs of
demolition
Land Banks are Valuable Partners
Monitoring market shifts county-wide
Funneling financial resources
Identifying target areas
Convening stakeholders
Facilitating rehab and demolitionClearing property title and managing property inventory
Historic Building in the West End, Cincinnati, OhioPhoto from http://www.hamiltoncountylandbank.org/portfolio-items/1201-linn/Hamilton County Land Reutilization Corporation currently accepting redevelopment proposals for the space.
Integrated Neighborhood Stabilization Strategies 3. Set Priorities
Market conditions
• Areas where demolition would enhance reuse potential of neighboring buildings
Neighborhood conditions
• A strong social fabric• Active CDC-led
stabilization or revitalization activities
• Features that suggest greater market potential,
• A significant planned public investment in an area, such as a new school or transit station.
Eliminate ALL blight on key
blocks or corridors
• Blocks around a school or along main thoroughfare to a school
• Area adjacent to new private market construction
• Area for targeted CDC stabilization program
Demolition and Preservation Must be Strategic
Cities should develop integrated neighborhood stabilization programs where demolition, preservation, vacant lot reuse, and other activities are linked strategically into a comprehensive effort.
Cities should establish priority criteria.
Cities should engage a wide range of stakeholders in decision-making.
Local demolition programs should incorporate specific steps to prevent the resulting vacant lots from becoming blighting elements, and ensure that lots are used in ways that enhance neighborhood stability.
Content from Laying the Groundwork for Change by Alan Mallach
Case Study: Slavic Village Recovery, a Holistic approach
Slavic Village, ClevelandPhoto from http://slavicvillagehomes.org/1971-2/
Neighborhood Stabilization is Part of Legacy City
RevitalizationRe-establish the economic role of the city
Use assets to build competitive advantages
Build stronger local governance and partnerships
Trumbull County Courthouse, Warren OH
Re-establish the Central Economic Role of the City
Education Health Technology Sports
Tourism Manufacturing
Food Arts & Culture
Use Assets to Build Competitive Advantages
Downtown Mansfield, Mansfield Ohiofrom http://www.hivelocitymedia.com/cities/Mansfield/
Physical Assets
Institutional and Economic Assets
Leadership and Human Capital Assets
Leipzig: The Story
*Eingemeindung = Annexation
Population Development of Leipzig
Inha
bita
nts
Leipzig Recovery Strategies
• Focus on downtown retail and residential• Greening strategy (small and large scale)• Shrinkage strategy in selected neighborhoods• Preservation
Promoting physical redevelopment
• Using federal-state funding programs that support demolition and rehab in East German cities’ distressed neighborhoods
Targeting select neighborhoods
• Tied to extensive data gathering and monitoring
Comprehensive planning – integrated across city agencies
Preservation in LeipzigOld Town HallPhoto from abritabroad11.blogspot.com/
WaldstrassenviertelPhoto from http://
www.architektouren-leipzig.de/german/leipzig/tour_6.html#Waldstrassenviertel
Macro Legacy City IssuesCommunities and taxpayers face the legacy
costs of a 19th century structure in a 21st century economy
Ohio’s current local government structure and state policies impact availability of resources
Ohio’s population growth is stagnating
Ohio is 45th in population growth, but 8th in land consumption
Fragmented and duplicative local governments prevent effective economic competition on world
market
Build Stronger Local Governance Capacity and Partnerships
Local Government
Private and Nonprofit Sectors
Anchor Institutions
Neighborhood Groups
Emerging High Tech Sectors
Other Jurisdictions
Other Levels of
Government
Preserving our Cities Preservation is not a silver
bullet, but is a very important tool
Goal of preservation in legacy cities should be to stabilize communities
Preservation should work in tandem with strategic demolition, policy changes and other tools
Preservation should align with larger stabilization and economic revitalization efforts
Cleveland Institute of Art, Photo from Ohio Historic Preservation Tax Credit Annual Report, 2010
Questions?Lavea Brachman
Executive Director
Greater Ohio Policy Centerlbrachman@greaterohio.orgwww.greaterohio.org614-224-0187This presentation prepared in part by Christina Cudney
Old West End, Toledo, OhioPhoto from Smithr1981 Wikimedia Commons