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

Oglethorpe Homes demolished

Tatnall Place mixed income replacement rental housing

Hope VI Lease to Own

Federal Home Loan Bank very-low income owner-occupied rehab

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

blbrown@historicmacon.org

Christopher Howard, Properties Director

choward@historicmacon.org

478-742-5084 fax 478-742-2008

www.historicmacon.org