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Bringing New Life to Old NeighborhoodsElizabeth Heights

PRESENTER: DONNETTA COLLIER

SELF-HELP COMMUNITY DEVELOPMENT CORPORATION

926 ELIZABETH AVE. STE. 302 CHARLOTTE, NC 28204

OCTOBER 15, 2014

704.409.5913

donnetta@sel f-help.org

www.sel f-help.org

www.el izabeth-heights.com

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Reviving neighborhoods and creating new communities takes:

• Intentional Effort• Long-term commitment• Local partnerships

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INTENTIONAL EFFORT

• In 2005, Self-Help Community Development Corporation (SHCDC) was approach by the Grier Heights Economic Foundation to build in fill for sale homes.

• Self-Help CDC built and sold nine in-fill homes to first time homebuyers between 2005 and 2009

• In 2007, Self-Help CDC staff organized a Grier Heights Development Committee of 15 plus residents and stakeholders that included clergy, businessman and investor owners. We met weekly for over a year to discuss what development should look like in Grier Heights.

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Four areas of improvement emerged:1) New owner occupied market rate housing.2) Housing for seniors .3) Green spaces.4) A safe community.

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•Elizabeth Heights is a planned 35 unit single family development located in the Grier Heights neighborhood. •The homes are being built in phases. Phase one consisting of eight new homes were completed in April 2013. •All homes were sold to homebuyers at or below 80% median income. •This housing development is the truest form of community development and how partners working together can create high quality affordable housing in any and every neighborhood.

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Grier Heights• Grier Heights, the neighborhood where the Elizabeth Heights subdivision is located consist of 476 acres

that sits two miles from Charlotte’s Uptown Center City. It neighbors one of Charlotte’s oldest and economically affluent neighborhoods along with communities that have experience Urban Revitalization of the last 10 to 25 years.

• Grier Heights did not experience the re-birth or growth as other urban core neighborhoods.

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Neighborhood StatisticsGRIER HEIGHTS MECKLENBURG COUNTY

Population: 2652 1,983,238

Housing Units: 1228 858,426

Median Household Income:

$17,886 $61,973

Subsidized Housing Units 36.4% 4.65%

Residential Property Value $62,444 $196,906

Owner Occupied Housing 18% 60.5%

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Griertown◦ Between 1892 and 1893 Sam Billings a former

slave was the first recorded black landowner purchasing over 100 acres known today as Grier Heights.

◦ Arthur S. Grier, one of Mecklenburg County's most successful and influential African American businessmen during the era of segregation created Grier Development Company in 1949 and built approximately one hundred homes in the Grier Heights Community.

◦ As the community grew, it became commonly known as Griertown. Many of the people who bought homes in Grier Heights in this period were veterans who used G.I. Bill financing.

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Grier Heights

◦ In the late 90’s, when most urban neighborhoods close to Uptown Charlotte experienced housing and economic upturns, Grier Heights staggered and continued to be known for high rental and high crime.

◦ Today, the Grier Heights community consisting mainly of rental housing is subsidized through Section 8 or substandard living conditions.

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Why Grier Heights?• High poverty level -- median household income 29% of Mecklenburg County median; 78% of residents

receive Food & Nutrition Services; 52% of residents receive Medicaid• High unemployment – 77% of the workforce age population worked 35 hours or less per week in

2012; 23% of the workforce population was employed 6 months or less • Lack of Education – 35% of adults do not have a high school diploma; dropout rate over 2 times the

County average• High crime – violent crime rate 4 times the Mecklenburg County rate • Housing stock -- substandard housing 6 times County level; average house value 32% of County

average• 86% of residential units are rental; substantial Section 8 housing• 44% of households headed by a female• High concentration of children and youth -- 36% of neighborhood population is under 18 years old;

51% of households have individuals under 18 years old • A great bunch of people

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LONG TERM COMMITMENTPhase 2 housing started May 2014

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Self-Help CDC and CrossRoads Corp. have narrowed our long term investment in two areas:

All around the table agreed that a holistic approach was needed. Our primary focus are:

Investment in:1) Youth programs and parent involvement and education.2) Owner occupied housing new construction, renovations and critical home repair.

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Investment in Youth• Youth programs supported by CrossRoads include the Urban Eagles soccer/mentoring/Bible study

program for boys• The Joyful Noise mentoring/Bible study program for girls• Swim programs at the YMCA and Charlotte Aquatics.

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Starting Young◦ Preschool: Grier Heights' residents have slots available and preference given at one of North Carolina’s

top rated 5 Star pre-schools. We are hoping to relocate their facility to the Grier Heights Community.

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Having the greatest impact• Elementary School: The neighborhood base elementary school has the highest English as a second

language and homeless population.

• Over 60 volunteers from the Grier Heights community, Myer’s Park Presbyterian Church and the local

synagogue volunteer in the classrooms, as lunch buddies and to read to the students. CrossRoad Corporation funds a teacher mentor position a Communities in Schools position Provides academic tutors Funds YWCA after school and summer programs.

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Offsetting influences• Middle School: Bull Dog Matters is a structured after school program. Middle-school youth in Grier

Heights may take advantage of after-school and summer educational and recreational opportunities, including◦ A tutoring/enrichment and a Freedom School for six weeks during the summer.◦ During the School year students get help with homework and tutoring. On Friday’s they have a social activity. ◦ The program is operated at the middle school and students are provided transportation home each day.

• High School: In 2013 an after school tutoring program was started to help high school students

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CrossRoads CrossRoads Corporation for Affordable Housing and Community Development, Inc. is a faith-based non-profit organization in partnership with Myers Park Presbyterian Church, the residents of Grier Heights and numerous other stakeholders of Grier Heights in the revitalization of the neighborhood.

CrossRoads’ vision is that Grier Heights will be transformed residentially and economically, and the quality of life dramatically improved with a constant focus on justice to its residents throughout the process.

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LOCAL PARTNERSHIPS

• Self-Help Companies• Grier Heights Community• CrossRoads Corporation• Grier Heights Presbyterian Church• Antioch Baptist Church• Myer’s Park Presbyterian Church• JCB Urban• The Helen Adams Realty • Habitat for Humanity –Charlotte• Habitat Critical Home Repair• Urban Eagles• Wells Fargo• Lenders Fairway Mortgage and Cunningham and Company

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Grier Heights Residents and Stake Holders

Elizabeth Heights is made possible because of its partnerships. It is and continues to be very important we work with the Grier Heights community to accomplish their goals and desires for the neighborhood. Neighborhood residents have supported our efforts because they’ve always been a part of the planning process.

They provide:◦ Meeting places, ◦ Work to provide needed resources and activities

for their Grier Heights' neighbors◦ Sit on CrossRoad Corporation’s Board of Directors

and the Community Center Improvement board.

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Community InvolvementMany residents grew up in Grier Heights and have lived here all their lives. Their roots are deep in the community. They have helped us work through sensitive matters.

◦ They’ve supported development by starting a “Cash for Trash” program that hires neighborhood residents to pick up trash throughout the community.

◦ They’ve reached out to neighbors to help beautify their properties ◦ They work closely with code enforcement to hold residents accountable.

NEIGHBORHOOD BASED CHURCHESGrier Heights Presbyterian ChurchAntioch Baptist Church

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Self-Help◦ Self-Help CDC◦ Self-Help Ventures Fund◦ Self-Help Credit Union

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CROSSROADS Corporation and Myer’s Park Presbyterian Church

◦ CrossRoads was formed by Myer’s Park Presbyterian Church to work with its’ neighbor, the Grier Heights Community.

◦ They provide a holistic approach to community development. ◦ $500,000 renovation of the Billingsville Community Center, a Rosenwald school built in 1927 by Grier

Height's residents. ◦ They joined Self-Help CDC’s housing development efforts in 2008 ◦ Their church member, Curt Seifart, a real estate broker donated his services to list Elizabeth Heights

Phase 1 for no compensation.

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City of CharlotteThe City of Charlotte has supported Elizabeth Heights with:

◦ Connectivity and Infrastructure improvements◦ Two Home grants over 5 year for housing development◦ NSP dollars used to fund a revolving loan use for construction of the new homes◦ Community policing◦ Assessable staff in their Neighborhood and Business Services, Planning and CDOT departments.◦ Homebuyer downpayment assistance◦ Community Relations facilitated the Grier Heights Round Table and created the Grier Heights Brochure

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North Carolina Housing Finance Agency◦ North Carolina Housing Finance Agency (NCHFA) has helped Elizabeth Heights by providing up to 15%

the sales price as down payment assistance through the Community Partnership Loan Program (CPLP) Advance Energy grants for the sustainability.

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JCB Urban Construction Company◦ Jim Burbank of JCB Urban Construction Company came to the table very early in the Elizabeth Heights

planning process. ◦ Jim had elevations and floor plans designed with the recommendation of the community in mind. ◦ He met monthly with our marketing team to field questions and provided his expertise in building

craftsman styled homes that complimented the neighborhood.

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Habitat for Humanity◦ Helps low-income homeowners in Grier Heights remain in their homes, CrossRoads has partnered with

Habitat for Humanity's Critical Home Repair Program to provide volunteers and funding for critical home repairs (e.g., roof and floors) on existing homes owned by seniors and low income homeowners. Eight projects have been completed to-date.

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AffordabilityAffordable to buyers between 60 and 80% Area Median Income.

Development Subsidies: ◦ HOME Grant◦ Advanced Energy

Buyer Subsidies:◦ City of Charlotte House Charlotte Programs provides up to

$7500 to buyers at or below 80% median. Up to $10,000 for buyers 60% AMI or below. NCHFA Community Partnership Loan Program 15% of the sales price

All of our homes are affordable to own and operate!

New Homes

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FUNDING SOURCES

FUNDING SOURCES INCLUDE: Self-Help Ventures Fund and Community Development Corporation

City Of Charlotte and HUD

Home and CDBG

North Carolina Housing Finance Agency

Community Partnership Loan Program and NC Home Advantage Mortgage Products

Wells Fargo

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Our homeowners are:• Educators• Cooks• Administrators• Social Service workers• Construction workers• Truck drivers• Veterans• Grandmothers• Families (new and existing)

Building contiguous houses has created a bond among the new homebuyers. They host social events at each of their homes quarterly and stay in touch using nextdoor.com.

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Bringing New Life to Old NeighborhoodsREVING NEIGHBORHOODS AND CREATING NEW COMMUNITIES TAKES INTENTIONAL EFFORT, A LONG TERM COMMITMENT,

AND MOST IMPORTANT, LOCAL PARTNERHSIPS.

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