Historic Preservation and Affordable Housing: The Rehabilitation of Historic MIll Villages in the...
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Rebecca GallDepartment of Historic Preservation,University of Kentucky
HISTORIC PRESERVATION AND AFFORDABLE HOUSING:
THE REHABILITATION OF HISTORIC MILL VILLAGES IN THE NORTH
CAROLINA PIEDMONT
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In response to the recent rejuvenation of interest in mill villages across the North Carolina Piedmont, why should these structures be preserved as an
important part of the cultural landscape? what is the best way to rehab mill villages with
respect to their historic integrity? what literature is available related to the
combination of historic preservation and affordable housing?
what ultimately are the best practices for mill village rehab projects in the Piedmont?
RESEARCH QUESTION
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Establish significance of mill villagesDetermine their current statusDefine elements worthy of preservationEstablish reasoning for rehab as aff ordable housingExamine literature and precedent projects working to
combine historic preservation and aff ordable housingDetermine relationship of ideas to sustainabilityEvaluate two mill village case studiesCreate step-by-step model for mill rehab based on
findingsApply this model to a mill village in need of rehab and
advocate for its use across the Piedmont
OUTLINE
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Post-Civil War – Economic Downturn Industry Rural farmland Mills and Factories of Tobacco & Cotton
New industrial scheme – the mill village
THE NEW SOUTH
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Railroad developmentOn average, 6 new mills
were built each year between 1880 and 1900
Population growthBy 1900, NC Piedmont
housed 90% of all mills (177 in all)
End of Great Depression – Southeast surpasses New England as world’s leading producer of cotton cloth
COTTON IS KING
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Mill houses Out buildings
Privies Kitchens
Mill operatives’ houses
African-American housing Church Company store Community center Recreational areas
THE MILL VILLAGE
Glencoe Mill Village, Glencoe
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Alamance Mills, Alamance County
Golden Belt Mills, Durham
Oakdale Mills, Jamestown Burlington
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Edna Cotton Mill, Reidsville
China Grove Cotton Mill, Rowan County
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FEATURES
Weatherboard sidingPaneled doorsTurned porch pillarsGable trimWood windows with true
divided light
OutbuildingsGarden lotsGrassy medians
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Fair Labor Standards Act 1938
Mill Owners Sell HousingWWII Peak in Textile JobsManufacturing Goes
Overseas
RECENT HISTORY
Burlington, NCAbandoned Mill House, High Falls Mill, Alamance County
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24 on National Register25 on State Study List12 determined eligible through environmental reviewTotal = 61 Listed or likely eligible
State Mill rehab Tax Credit Strictly factory buildings 30-40% credit 13 completed projects 20 proposed or ongoing projects
MILL VILLAGES ACROSS NC
Golden Belt Mills, Durham
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Benefits
Honors historic integrity
Contributes to larger need
Socially sustainableEnvironmentally
sustainable
Concerns
DisplacementGentrificationSmall amount of
helpful literature exists
HP AND AFFORDABLE HOUSING
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Who: Preservation North Carolina (Non-Profi t) Setting: Rural Alamance County, NC Status at DOC: Abandoned Listed on the National Register 1979 Strategy:
Minimal stabilization work Purchasing “Options” Model Mill House by PNC Protective covenants in deeds rehab agreements Secretary’s Standards State Historic Credits County Historical Landmarks Commission City Historic District Commission
GLENCOE MILL VILLAGE
Historic Mill House
Infill Mill House
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Louisville, KY - Urban “California” Neighborhood in West EndStatus at DOC: Donated to HabitatNot in historic districtStrategy:
Incorporated a Renovation, Repair, and Painting rule Staff from ReStore trained in lead paint abatement Gut the interior Brown-Forman volunteer labor
Preservation Louisville “Top Ten Preservation Success” 2009
HABITAT FOR HUMANITY
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Winston-Salem, NC - Cherry Street National Register Historic District Strategy:
Consult Historic Resources Commission Hired architectural firm to develop Master Plan and design infi ll houses Demolish 5 houses Construct 16 new infi ll houses SHPO approval Section 106 Community Development Block Grant (CDBG) Conservation Easement on 3 Contributing Houses
HABITAT FOR HUMANITY
Demolished Rehabilitated Infill House
Infill and Downtown
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Social
Historic districts are: Walkable Mass transit accessible
High quality of lifeEquitable access to
quality neighborhoods
Variety of incomes
Environmental
Reduces demand for new resources
Reduces wastePreserves embodied
energyPrevents sprawl
SUSTAINABILITY
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Lexington, NC – Erlanger Mill Village Who: City of Lexington Setting: Semi-Urban Suburb Listed on the National Register
2008 Strategy:
Established HRC & Erlanger Subcommittee 2006
Working toward local district status Community Development Block Grant
(CDBG) (2) Preservation North Carolina Protective covenants rehab agreements Lexington Housing and Community
Development Corp. (LHCDC) $150,000 reserve fund SHPO review
MILL VILLAGE CASE STUDY 1
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Infill House Infill House
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MILL VILLAGE CASE STUDY 2
Durham, NC – Morning Glory Village, Golden Belt MillsPartners:
Scientific Properties Habitat for Humanity The Community Builders Rescue Mission The Durham Housing Authority
Setting: Urban, Downtown CoreListed on the National Register 1985
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Context Durham Hosiery & Edgemont Few Gardens & McDougald Terrace HOPE VI & The Community Builders Foundation
MILL VILLAGE CASE STUDY 2
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Strategy: Scientific Properties - Rehab of 7 factory buildings – LEED Habitat for Humanity – 3 rehab & 2 infill designs The Community Builders – HOPE VI Grant – 4 infill houses Community Development Block Grant Revitalization Proposal
MILL VILLAGE CASE STUDY 2
Infill HouseMill House
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Before After Rehab
Scientific Properties
After Rehab
After Rehab
Before
Before
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Habitat Rehab
Scientific PropertiesWalkability Improvements
HOPE VI Infill House
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REHAB PROSPECTUS
Jamestown, NC – Oakdale Mill VillageSetting: Rural Jamestown/Guilford CountyListed on the National Register 1976
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1 Hold community meetings2 Establish Historic Preservation Commission and list
mill village as local district3 Work to enlist outside help – public or private
altruism4 Apply for grants5 Acquire properties when necessary6 Hire experienced professionals7 Work to retain historic integrity – compromising when
necessary for aff ordability8 Rehab model house9 Design & build infi ll houses10 Sell houses at aff ordable prices11 Create interpretive exhibit so history is not lost12 Implement walkability initiatives
REHAB PROSPECTUS
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CONCLUSION