An Integrated Approach to Stabilization:

Defining Holistic PreservationHistoric Preservation in America’s Legacy Cities

ConferenceJune 6, 2014Lavea Brachman, Executive Director of Greater Ohio Policy Center

About Greater Ohio Policy CenterAn outcome-oriented statewide non-profit organization that champions revitalization and sustainable redevelopment in Ohio:

Revitalize Ohio’s urban cores and metropolitan regions

Achieve sustainable land reuse and economic growth

Legacy Cities: Setting the Stage

Our greatest glory is not in never falling, but in rising every time we fall. (Confucius)

I like the dreams of the future better than the history of the past. (Thomas Jefferson)

One view of Preservation: National Historic Registration CriteriaThe quality of significance in American history, architecture, archeology, engineering, and culture is present in districts, sites, buildings, structures, and objects that possess integrity of location, design, setting, materials, workmanship, feeling, and association, and:• Are associated with historical events; or• Are associated with the lives of significant persons in or

past; or• Embody the distinctive characteristics of a type, period, or

method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or

• Have yielded or may be likely to yield, information important in history or prehistory.From http://www.nps.gov/history/nr/publications/bulletins/nrb22/

Holistic PreservationPreserving culturePreserving quality of placePreserving an economy

Photos from http://postcardparadise.blogspot.com/2010/04/streetcar-sunday-akron-ohio.html

and http://www.akronapex.com/vision.aspx

Historic Preservation: A Valuable Tool

An historic neighborhood in Detroit

Historic Preservation is a Strong Revitalization Strategy…

Source: Chart from GOPC, Data from Dayton Landmark Preservation Task Force including the University of Dayton Business Research Group

Historic Districts Non-Historic Districts0%

10%20%30%40%50%60%70%80%

71%

22%

% Increase in Property Value for Dayton Neighborhoods from 1996 - 2012

…Made more Valuable When Aligned with Other Strategies

0%100%200%300%400%

71%

395%

62% 22%

% Increase in Property Value for Dayton Neighborhoods from 1996 - 2012

Source: Chart from GOPC, Data from Dayton Landmark Preservation Task Force report, prepared by the University of Dayton Business Research Group

Investment Alone is Not Enough

From Ohio Historic Preservation Tax Credit Program Annual Report

Preservation is More than Buildings

Goodyear Headquarters, Akron, Ohio, 2013Photo from http://

www.industryweek.com/expansion-management/goodyear-opens-new-global-hq-slideshow

Tire plant, Akron, Ohio, 1964Photo from http://www.cleveland.com/business/index.ssf/2011/11/25_years_ago_driving_back_the.html

Legacy Cities Face Exceptional Challenges

• Suburbanization

• Regional migration

• Loss of central functions

• Deindustrialization

• Job loss

• Unemployment• Impoverishment • Weak demand• Physical decline• Vacancy and

abandonment• Fiscal incapacity• Deteriorating

public services

Right-Sizing is CriticalHousing Vacancy Rates for Legacy City

Urban Areas

Source: GOPC Chart, Data from ACS 3-year Estimates

2007 20129.0%9.5%

10.0%10.5%11.0%11.5%12.0%12.5%13.0%13.5%

Akron, OH Cincinnati, OH--KY--IN Cleveland, OH Dayton, OH Detroit, MI Toledo, OH--MI Youngstown, OH--PA

Definitions of Right-Sizing

Working with what you have and making better use of

existing space

When an organization starts using a computer system that is better, less expensive, and

smaller

Reducing packaging size by using a box that minimizes

empty space while still protecting the contents,

removing waste and maximizing transportation

efficiency.

Matching a City, its

services, and its

infrastructure to current population and needs

The Goal of Preservation in Legacy Cities

An end in and of

itself?

Or a piece of

the puzzle?

Historic Preservation for the sake of Community Stabilization

Historic Preservation for the sake of Legacy City RegenerationHistoric Preservation for the Sake of Historic Preservation

St. Luke’s Manor, ClevelandPhoto from http://www.huduser.org/portal/about/ExcellenceHistPres_2012_1.html

Demolition is a Necessary Step to Rebuilding Legacy

CitiesThe current supply of buildings exceeds the demand.

Failure to demolish imposes severe social and economic costs on urban neighborhoods.

Strategic, cost-effective demolition is vital to stabilizing and revitalizing cities and their neighborhoods.

Content from Laying the Groundwork for Change by Alan Mallach

Dayton, OhioPhoto from Downtown Dayton Partnership

In Legacy Cities, Demolition Is Another Piece of the Strategy

Photos by GOPC

Integrated Neighborhood Stabilization Strategies

1. Consider Neighborhood FabricMaintain

streetscape rhythm and a coherent building ensemble

• Setback• Architecture• Balance

between buildings and space http://

www.virtourist.com/america/pittsburgh/44.htm

Integrated Neighborhood Stabilization Strategies

2. Use a Range of Legal ToolsDevelop tools for public

and private property

PrivateIncentives like grants and loans

for property

improvement

Regulatory

strategiesReceivers

hip

PublicConvey to qualified party for

rehab and sale

Demolish

Examples of Policy Recommendations

State• Pass Neighborhood Infrastructure Assistance

Program (SB149/HB219). • Amend public nuisance statute (R.C. Ch. 3767.41) to include

commercial and industrial properties• Tighten regulations around scrap metal recycling (R.C. Ch

4737.04)• Request the Secretary of State to require LLCs and

corporations to register a statutory agent that is located in Ohio

• Establish Rehabilitation Building Codes that are separate from and more flexible than codes for new construction.

Local• Strategically align preservation and demo resources,

targeting middle-market neighborhoods and viable blocks within such neighborhoods

• On targeted blocks or corridors, eliminate blight entirely• Aggressively use state and local tools to recover costs of

demolition

Land Banks are Valuable Partners

Monitoring market shifts county-wide

Funneling financial resources

Identifying target areas

Convening stakeholders

Facilitating rehab and demolitionClearing property title and managing property inventory

Historic Building in the West End, Cincinnati, OhioPhoto from http://www.hamiltoncountylandbank.org/portfolio-items/1201-linn/Hamilton County Land Reutilization Corporation currently accepting redevelopment proposals for the space.

Integrated Neighborhood Stabilization Strategies 3. Set Priorities

Market conditions

• Areas where demolition would enhance reuse potential of neighboring buildings

Neighborhood conditions

• A strong social fabric• Active CDC-led

stabilization or revitalization activities

• Features that suggest greater market potential,

• A significant planned public investment in an area, such as a new school or transit station.

Eliminate ALL blight on key

blocks or corridors

• Blocks around a school or along main thoroughfare to a school

• Area adjacent to new private market construction

• Area for targeted CDC stabilization program

Demolition and Preservation Must be Strategic

Cities should develop integrated neighborhood stabilization programs where demolition, preservation, vacant lot reuse, and other activities are linked strategically into a comprehensive effort.

Cities should establish priority criteria.

Cities should engage a wide range of stakeholders in decision-making.

Local demolition programs should incorporate specific steps to prevent the resulting vacant lots from becoming blighting elements, and ensure that lots are used in ways that enhance neighborhood stability.

Content from Laying the Groundwork for Change by Alan Mallach

Case Study: Slavic Village Recovery, a Holistic approach

Slavic Village, ClevelandPhoto from http://slavicvillagehomes.org/1971-2/

Neighborhood Stabilization is Part of Legacy City

RevitalizationRe-establish the economic role of the city

Use assets to build competitive advantages

Build stronger local governance and partnerships

Trumbull County Courthouse, Warren OH

Re-establish the Central Economic Role of the City

Education Health Technology Sports

Tourism Manufacturing

Food Arts & Culture

Use Assets to Build Competitive Advantages

Downtown Mansfield, Mansfield Ohiofrom http://www.hivelocitymedia.com/cities/Mansfield/

Physical Assets

Institutional and Economic Assets

Leadership and Human Capital Assets

Leipzig: The Story

*Eingemeindung = Annexation

Population Development of Leipzig

Inha

bita

nts

Leipzig Recovery Strategies

• Focus on downtown retail and residential• Greening strategy (small and large scale)• Shrinkage strategy in selected neighborhoods• Preservation

Promoting physical redevelopment

• Using federal-state funding programs that support demolition and rehab in East German cities’ distressed neighborhoods

Targeting select neighborhoods

• Tied to extensive data gathering and monitoring

Comprehensive planning – integrated across city agencies

Preservation in LeipzigOld Town HallPhoto from abritabroad11.blogspot.com/

WaldstrassenviertelPhoto from http://

www.architektouren-leipzig.de/german/leipzig/tour_6.html#Waldstrassenviertel

Macro Legacy City IssuesCommunities and taxpayers face the legacy

costs of a 19th century structure in a 21st century economy

Ohio’s current local government structure and state policies impact availability of resources

Ohio’s population growth is stagnating

Ohio is 45th in population growth, but 8th in land consumption

Fragmented and duplicative local governments prevent effective economic competition on world

market

Build Stronger Local Governance Capacity and Partnerships

Local Government

Private and Nonprofit Sectors

Anchor Institutions

Neighborhood Groups

Emerging High Tech Sectors

Other Jurisdictions

Other Levels of

Government

Preserving our Cities Preservation is not a silver

bullet, but is a very important tool

Goal of preservation in legacy cities should be to stabilize communities

Preservation should work in tandem with strategic demolition, policy changes and other tools

Preservation should align with larger stabilization and economic revitalization efforts

Cleveland Institute of Art, Photo from Ohio Historic Preservation Tax Credit Annual Report, 2010

Questions?Lavea Brachman

Executive Director

Greater Ohio Policy Centerlbrachman@greaterohio.orgwww.greaterohio.org614-224-0187This presentation prepared in part by Christina Cudney

Old West End, Toledo, OhioPhoto from Smithr1981 Wikimedia Commons