A Community Land Trust for Pottstown
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Transcript of A Community Land Trust for Pottstown
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A Community Land Trust for Pottstown
Steering CommitteeJerry Nugent, Kathy Phifer, Jason
Bobst, Judy Memberg, Dave Garner, Chris Huff, David
Jackson, Sue Repko
December 20, 2010
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What is a CLT?
A nonprofit model for:
Community involvement & partnerships
Increased homeownership
Neighborhood stabilization
Community gardens
Job creation
PA Housing Alliance: “Housing is economic development.”
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History of CLTs
Active in the U.S. since the 1970s
241 CLTs in 45 states
Over 5,000 CLT homes
There are 5 CLTs in PA:
State College, Philadelphia, Macungie, Bellefonte & Lehigh Valley
Lehigh Valley CLT received the 2010 Innovation Award from the PA Housing Alliance
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Pottstown’s Housing CrisisThe Cycle
Estimated 44% rental housing stock
Concentration of subsidized units
Lax code enforcement
Blighted properties
Wave of foreclosures*
Diminishing real estate values →increased property taxes → homeowner flight
* So far, 75+ properties went to banks in 2010 (excl. Hanover Sq.)
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How does a CLT work?
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Affordable Homeownership
A CLT owns property, rehabilitates buildings, then sells or leases buildings according to
community goals.
A CLT retains ownership of the land beneath the buildings.
A re-sale formula allows owners to build equity but keeps homes permanently affordable.
CLT stewardship promotes home maintenance & prevents foreclosure.
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Neighborhood Stabilization
CLTs continually engage with residents.
CLTs rely on partnerships to solve safety and code enforcement problems: Borough, Genesis Housing,
CPR/Neighborhood Watch.
CLTs do more than housing: community gardens can turn vacant lots into attractive, healthy and safe
communal spaces.
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A Vision for Old Chestnut Street
Playground
Before
After
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Economic Development
CLT can serve as land bank CLT can partner with County
Redevelopment Authority CLT can own, lease & sell commercial
property CLT can create job incubator, market
properties for artists, sell properties at market rates & more
CLTs create local construction jobs
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The experts have spoken
Current Pottstown planning documents support the principles behind a CLT:
• Creation of non-profit housing corporation
Increased homeownership
Increased housing choices
Stabilized neighborhoods
Enforcement of housing codes
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Technical MemorandumProgram Initiatives to Support
Core District Redevelopment Plan Urban Partners, March 2003
Combat disinvestment by:
improving code enforcement
helping renters become buyers
helping homeowners make repairs
encouraging multi-family conversions to single-family
establishing programs that are not income-restricted
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Pottstown Metropolitan Regional Comprehensive Plan, 2005
Housing is a basic element of a community’s economic health and growth.
• Maintain & promote revitalization of existing residential neighborhoods & villages.
Encourage pedestrian-oriented, residential neighborhoods that foster a sense of community.
Accommodate housing opportunities for a range of income levels & age groups.
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Pottstown Economic Development Strategic Plan, March 2008
by Gannett Fleming
Encourage revitalization of neighborhoods
Provide broad range of housing choices, including market rate, owner-occupied housing
Form non-profit Borough Housing Corporation to lead housing initiatives
Provide financial incentives & other support to encourage rehabilitation & homeownership
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Pottstown, PA: Transformation Strategies Urban Land Institute, October 2009
Expand market choices for new housing & revitalize existing housing
The creative class, households without children & other nonconventional households do not want to move into neighborhoods that are
beginning to decay, appear to be empty, or have the perception of crime.
An aggressive neighborhood stabilization partnership should be established immediately.
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Washington Street Neighborhood Action Plan Update (2010)
• Improve housing stock
• Reduce crime
• Revitalize deteriorated section of Pottstown
• Community building
• Development of affordable housing
• Education of consumers on housing & financial issues
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Genesis Housing Corporation
County-wide non-profit active in Pottstown
Rehabilitates housing
Provides financial counseling & homeownership for low/mod-income households
Excellent track record
Sale prices dictated by government funding regulations
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Genesis-CLT Partnership
Genesis to provide technical assistance to CLT
CLT to fill in gaps
rehab properties outside Genesis model
sell market-rate units, where possible
undertake commercial/economic development projects
provide opportunities for citizen involvement
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More Potential Partnerships Borough
School District
PAID/Chamber
Montgomery County
Genesis Housing Corp.
PDIDA
Montgomery County Community College
The Hill School
Health & Wellness Foundation
PMMC
Pottstown Arts & Cultural Alliance
Pottstown Garden Club
Pottstown SCORE
Buildings Industries Exchange/ACE mentor program
Faith communities
Financial institutions & local businesses
Real estate community
And more….
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A Community Land TrustFor Pottstown
Currently exploring formal partnership with Preservation Pottstown, an existing, local 501(c)(3).
By-laws include acquisition & ownership of properties; support efforts to improve residential, non-residential & public
spaces in Pottstown; support economic development activities.
CLT invited to next meeting on January 13, 2011 for formal presentation
National Community Land Trust Network provides free manuals, model ground leases, accounting manuals, on-line
courses & other field-tested resources
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Permanent CLT Board
The “classic” structure for a CLT Board of Directors includes:
• CLT homeowners (1/3)
Members of the community-at-large (1/3)
Representatives from community partners,
including local government (1/3)
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Nuts-and-Bolts
Site Control
Money
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Site Control
Having control of some properties in distressed areas is essential for stabilization & redevelopment.
Properties can come from:
Borough & County blighted inventory Sheriff’s sales Foreclosures
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Sources of FundingSeed money essential for initial,
high-visibility projects.
• Federal, state, county programs
Foundations
Local Financial institutions
Private donors
Fostering partnerships to bring more dollars to the community.
Some funds will revolve back to CLT as properties are sold & put back onto tax rolls.
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CLT & Taxes
Nonprofit does not mean “no taxes”! CLT is a problem-solving community
organization Several possibilities exist for taxing
limited-equity homes and CLT-owned land Responsible & equitable taxation method to be worked out in partnership with taxing
bodies
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Ultimate Goals
Put blighted properties back on tax rolls Increase homeownership
Increase community involvement Reduce crime
Create jobs Attract market-rate homeowners &
businesses back to Pottstown Improve fiscal outlook
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Next Steps
Community Land
Trust
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We need you…
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… to put the pieces together!
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POTTSTOWN COMMUNITY LAND TRUST
Dave Garner
Chris Huff
David Jackson
Sue Repko
www.PottstownCLT.wordpress.com