Download - Neighborhood Revitalization Guide
A Toolkit for Preservation in A Toolkit for Preservation in
Working Class Historic Working Class Historic NeighborhoodsNeighborhoods
Historic Macon FoundationHistoric Macon Foundation
BetteBette--Lou Brown, Executive DirectorLou Brown, Executive Director
Christopher Howard, Properties DirectorChristopher Howard, Properties Director
WHY & HOW DO YOU MOVE PRESERVATION
• FROM SAVING THE EXCEPTIONAL AND THE SINGULAR
•TO RECOVERING CLASSIC NEIGHBORHOODS ????
Learning from ExperienceLearning from Experience
1980s: rehabbed 60 scattered 1980s: rehabbed 60 scattered units in declining, historic Africanunits in declining, historic African--American neighborhood and sold American neighborhood and sold to investors as rentalto investors as rental
City & Housing Authority subsidy City & Housing Authority subsidy fundingfunding
Historic Macon the nonHistoric Macon the non--profit profit partner, developer, and interim partner, developer, and interim rental managerrental managerThis project received a National
Trust Honor award in 1988
What We LearnedWhat We Learned
Whole neighborhood is a must Whole neighborhood is a must ––scattered projects do not workscattered projects do not work
Home ownership is keyHome ownership is key
Government funding is a small Government funding is a small carrot and a big stickcarrot and a big stick
Rental management is the pits Rental management is the pits
A New Initiative:A New Initiative:Rehab for Home ownershipRehab for Home ownership
�� Bring new stakeholders/homeowners Bring new stakeholders/homeowners into historic neighborhoodsinto historic neighborhoods
�� ReRe--create healthy neighborhoods for create healthy neighborhoods for healthy familieshealthy families
�� Increase public safety.Increase public safety.
�� Rebuild the tax base of the communityRebuild the tax base of the community
19941994--99 99 HugueninHuguenin HeightsHeights
Interstate
MercerUniversity
ElementarySchool
Huguenin
Tatn
all
Heigh
ts
TatnallPark
The Target AreaThe Target Area
Well defined boundaries.Well defined boundaries.
Small enough to impact a significant Small enough to impact a significant number of properties.number of properties.
Housing stock salvageable and the Housing stock salvageable and the style definable.style definable.
Some points of strength or amenities: Some points of strength or amenities: university, park, magnet elementary university, park, magnet elementary school.school.
A Business Plan for Home A Business Plan for Home
OwnershipOwnershipSurvey the entire neighborhood.Survey the entire neighborhood.–– Ownership?Ownership?
–– Condition?Condition?
–– Owner occupied?Owner occupied?
Quietly option enough properties to get Quietly option enough properties to get neighborhood to 50neighborhood to 50--60% owner60% owner--occupiedoccupied
Price for the marketPrice for the market
Secure line of creditSecure line of credit
Identify gap financingIdentify gap financing
Have a realistic business plan Have a realistic business plan beforebeforeyou startyou start
HugueninHuguenin HeightsHeights
5 blocks cut off by I5 blocks cut off by I--75 in 197075 in 1970
Bordered by Bordered by TatnallTatnall Square Park & Square Park & Mercer UniversityMercer University
Queen Anne & Vernacular Victorian of Queen Anne & Vernacular Victorian of a variety of sizesa variety of sizes
Alexander II Magnet Elementary Alexander II Magnet Elementary SchoolSchool
ToolkitToolkitNational Trust as lender until we National Trust as lender until we established a track record for banksestablished a track record for banks
NR Revolving Fund 60KNR Revolving Fund 60K
Low cost options on propertiesLow cost options on properties
Mercer University as partner to offer downMercer University as partner to offer down--payment assistance to staffpayment assistance to staff
Historic Tax AbatementHistoric Tax Abatement
Programs for existing lowPrograms for existing low--income income homeowners to upgrade: homeowners to upgrade: ““Xmas in AprilXmas in April””
Small grants and donations of materialsSmall grants and donations of materials
ResultsResults
HugueninHuguenin HeightsHeights
��16 homes rehabilitated and 16 homes rehabilitated and
sold sold
��Home ownership rose to 66%Home ownership rose to 66%
��Crime fell 85%Crime fell 85%
19991999--2007 2007 TatnallTatnall Square HeightsSquare Heights
Interstate
MercerUniversity
ElementarySchool
HugueninHeights
Tatn
all S
quar
e
Heigh
ts
TatnallPark
TatnallTatnall Square HeightsSquare Heights
Phase 1Phase 1
Victorian AfricanVictorian African--American American
neighborhood in deep declineneighborhood in deep decline
A drug dealerA drug dealer’’s havens haven
More than 50% of properties in More than 50% of properties in
deteriorated conditiondeteriorated condition
ToolkitToolkitMercer University downMercer University down--payment assistancepayment assistance
Historic Tax Credits/AbatementHistoric Tax Credits/Abatement
Land Bank Authority Land Bank Authority
–– Acquisition of property, removal of liensAcquisition of property, removal of liens
City of Macon Economic and Community City of Macon Economic and Community Development DepartmentDevelopment Department
–– Loans to build affordable housingLoans to build affordable housing
–– Down payment assistance for low income Down payment assistance for low income buyersbuyers
Programs for existing lowPrograms for existing low--income homeowners income homeowners to upgradeto upgrade
Knight Foundation 200K Knight Foundation 200K –– NR Revolving Fund NR Revolving Fund 250K250K
ResultsResults
17 homes rehabilitated and 17 homes rehabilitated and
soldsold
3 infill houses built and sold3 infill houses built and sold
Home ownership rose to 90%Home ownership rose to 90%
Crime fell 52%Crime fell 52%
Tatnall Square Heights received the Margarite N. Williams Award from the Georgia Trust for
Historic Preservation for the greatest contribution by an
organization to historic preservation in Georgia in 2003
TatnallTatnall Square Heights Phase 2Square Heights Phase 2
Deserted inner city land next Deserted inner city land next to a flood plainto a flood plain
Liability for revitalized Liability for revitalized TatnallTatnallSquare Heights neighborhoodSquare Heights neighborhood
9 units of new construction9 units of new construction
And a Dog Park!And a Dog Park!
ToolkitToolkitMercer University downMercer University down--payment assistancepayment assistance
Historic Tax CreditsHistoric Tax Credits
Land Bank Authority /City of Macon/Bibb CountyLand Bank Authority /City of Macon/Bibb County
–– Acquisition/donation of propertyAcquisition/donation of property
–– removal of liensremoval of liens
Down Payment Assistance: Down Payment Assistance: –– Federal Home Loan BankFederal Home Loan Bank
–– Department of Community AffairsDepartment of Community Affairs
–– City of Macon ECDDCity of Macon ECDD
Peyton Anderson Foundation 200K Peyton Anderson Foundation 200K –– NR NR Revolving Fund 300KRevolving Fund 300K
One lot donated to Habitat for One lot donated to Habitat for
HumanityHumanity
Home build by Mercer University Chapter Home build by Mercer University Chapter of Habitatof Habitat
Plan modified to fit neighborhoodPlan modified to fit neighborhood
Get CreativeGet Creative
Historic Macon, the Humane Society, Historic Macon, the Humane Society,
dog lovers create Macondog lovers create Macon’’s first dog s first dog parkpark
Floodplain wasteland becomes Floodplain wasteland becomes amenity and security factoramenity and security factor
RevaReva Ann Dame gives $76K bequest Ann Dame gives $76K bequest in honor of Tyler (who likes the park)in honor of Tyler (who likes the park)
TylerTyler’’s Place will have bridge, fire s Place will have bridge, fire hydrants, regular programming, hydrants, regular programming, landscapinglandscaping
Current Project: Current Project: BeallBeall’’ss HillHill
Interstate
MercerUniversity
ElementarySchool
Huguenin
Tatn
all
Heigh
ts
Tatnall Park
Beall’s Hill
Dog Park
The Revitalization ProjectThe Revitalization Project
30 Block area east of Mercer University30 Block area east of Mercer University
Hope VI to replace public housing with Hope VI to replace public housing with mixed income rental town homesmixed income rental town homes
HomeownershipHomeownership
–– new construction & historic rehabs for market new construction & historic rehabs for market rate home ownershiprate home ownership
–– fafaççade improvements for existing lowade improvements for existing low--income income homeownershomeowners
–– Hope VI lease to own for lowHope VI lease to own for low--mod income mod income homebuyershomebuyers
Overall ProjectOverall Project
Public PartnersPublic PartnersCity of MaconCity of Macon
Macon Housing Macon Housing AuthorityAuthority
MaconMacon--Bibb County Bibb County Land BankLand Bank
Water Authority Water Authority
Private PartnersPrivate PartnersMercer UniversityMercer University
BeallBeall’’ss Hill Hill Development Development CorporationCorporation
Historic Macon Historic Macon FoundationFoundation
Habitat for HumanityHabitat for Humanity
FundersFunders
City of MaconCity of Macon–– 2002 Revenue Bonds $3 million2002 Revenue Bonds $3 million
Housing AuthorityHousing Authority–– 2001 HUD HOPE VI $19.4 million2001 HUD HOPE VI $19.4 million
–– 2002, 2004 Treasury Tax Credits $17.5 million2002, 2004 Treasury Tax Credits $17.5 million
Mercer University Mercer University –– 1999, 2002 HUD COPC $550,000 1999, 2002 HUD COPC $550,000
–– 2000 Knight Foundation $1.3 million2000 Knight Foundation $1.3 million
–– 2001 Federal Home Loan Bank of Atlanta (with 2001 Federal Home Loan Bank of Atlanta (with BB&T) $140,000BB&T) $140,000
Alexander II ElementaryAlexander II Elementary
National Trust used it as the symbol of National Trust used it as the symbol of all historic schools in its list of Eleven all historic schools in its list of Eleven Most Endangered Historic SitesMost Endangered Historic Sites
Precipitated the renovation and Precipitated the renovation and expansion of Georgiaexpansion of Georgia’’s oldest (1902) s oldest (1902) continuouscontinuous--use elementary schooluse elementary school
ToolkitToolkitPartners for infrastructure improvements, Partners for infrastructure improvements, affordable rental and homeownership, low affordable rental and homeownership, low income ownerincome owner--occupied rehabs, market rate occupied rehabs, market rate new constructionnew construction
Historic Macon Foundation concentrate on Historic Macon Foundation concentrate on marketmarket--rate historic rehabrate historic rehab
Mercer University downMercer University down--payment assistancepayment assistanceHistoric Tax Credits/AbatementHistoric Tax Credits/AbatementLand Bank Authority /City of Macon/Bibb CountyLand Bank Authority /City of Macon/Bibb County–– Acquisition/donation of propertyAcquisition/donation of property
–– removal of liensremoval of liensKnight Foundation 700K Knight Foundation 700K –– NR Revolving Fund NR Revolving Fund 850K850K
Neighborhood AmenitiesNeighborhood Amenities
Rebuilt Alexander II Elementary, Miller Rebuilt Alexander II Elementary, Miller Middle, Central High Magnet SchoolsMiddle, Central High Magnet Schools
Mt. de Sales private, Catholic High SchoolMt. de Sales private, Catholic High School
Tattnall Square Park & Tennis CenterTattnall Square Park & Tennis Center
Macon Dog ParkMacon Dog Park
Mercer UniversityMercer University
Medical Center of Central GeorgiaMedical Center of Central Georgia
Revitalized neighborhoods: Revitalized neighborhoods: HugueninHugueninHeights & Heights & TatnallTatnall Square HeightsSquare Heights
The Payoff?The Payoff?
An attractive, safe, proud, historic neighborhood An attractive, safe, proud, historic neighborhood
New homeowners and an increased tax baseNew homeowners and an increased tax base
A replicable model for other Macon A replicable model for other Macon neighborhoodsneighborhoods
A national exemplar of campus/community A national exemplar of campus/community
partnershipspartnerships
HISTORIC MACON
FOUNDATION
Bette-Lou Brown, Executive Director
Christopher Howard, Properties Director
478-742-5084 fax 478-742-2008
www.historicmacon.org