Ethiel garlington, preservation @ work wallace and wallace

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  • name, kh, etpaRaise your hand if you grew up in an old house. Raise your hand if you love Downtown Knoxville and the historic buildings there. Raise your hand if you went to school in an old building and loved it.Talk about:How I got interested in historic preservation. Sort of a sad story.Background of Knox Heritage and the work we do.The regional efforts of the East Tennessee Preservation Alliance that started almost 4 years ago.
  • Iconic building in downtown KnoxvilleKnox Heritage created to advocate for its preservationCommunity-wide effort to raise funds to preserve the buildingLocal fundraising efforts: concerts, telethon, direct appealsLocal government fundingFederal grant fundingkh started in 1974 to save this building it was one of many downtown bldgs slated for demolition.I suppose this was KH's first revolving fund effort.
  • We saved the Bijou theatre and now it's one of the jewels of downtown Knoxville's recent revitalization. In a ny times article a few years ago, they called it one of the best sounding rooms in America.The organization was mostly dormant during the 80s and early 90s. then in the early 2000s the board really stepped it up and started recruiting more folks.In 2002 KH hired the first real full time staff. Kim Trent our Executive Director is still at the helm.We started building a solid group of constituents by hosting various events. Including our wildly successful summer suppers. This one is from a progressive downtown supper at the Y. Then we took on our second major building project to establish a new office space in the carriage house. We took out a loan from a local bank to restore the building and arranged free rent for 10 years.Then the J. Allen Smith House was torn down in what was Knoxville's highest profile demolition in a generation. It was the the event that galvanized Knox Heritage as a legitimate organization. Even though we lost the battle to save the building, we recruited members and financial support from the fight. We raised money to fund a new endangered properties fund.
  • Here's the fun part.As I mentioned, we always try and get the bldgs. donated. That being said, do not just accept any property. Be sure there is a market to sell the building.We've targeted specific in-town neighborhoods and then we target the worst houses on the block. We try and take ones that no one else would take and that would have a ripple effect on the street.
  • As you can see we have a diverse group of people on the committee.Each of these members (except staff) generously donate their time and expertise for the committee. We meet once a month at a set time in the evenings. We always provide snacks and wine.On Tuesday this wee we had a charette for our latest project.
  • Like all good property developers and non-profits, we cobble our funding together for each of the projects.There is no set way to put together funding for these projects, but it starts with the acquisition price. Ideally we get the properties donated or at a steep discount. Then we hire a contractor to get a firm estimate for the work to be done. From there our committee sets to work finding donated supplies.Sometimes we find grants. Our last project used new solar panels and other sustainable bldg. techniques so we managed to get a grant from the city.Most of our funds come from a loan from local banks that is then paid off when we sell the house.
  • With some of the funds we wanted to start a housing program that we call our Vintage Properties committee/program.We have done 10 houses with this committee. Each house has been a complete rehab and then sold to private owners.We are currently working on the 11th.
  • BeforeAfterI'd like to show off some of the before and afters of a handful of our projects. As you'll see we include the pre and pst property tax information. We emphasize the economic impact of these rehabs for the community.
  • This one was actually picked up and moved.
  • Then KH got really ambitious and took on 2 houses at one time as part of the Restore America project with HGTV.
  • Pay attention to the upper right hand corner of this one.
  • This is our most recent project that was completed and sold last summer. We called this one the green house because it was our first LEED certified house. It was important for us to show that preservation and sustainable building techniques go hand in hand.
  • we don't have accurate tax figures yet for this one, but we did just receive our LEED platinum designation last month. We're very proud to have the highest LEED rating.
  • This will be our largest and most ambitious project to date. This building has been donated to KH with the stipulation that we must raise $1m for the rehab. We've decided that since we haven't had a capital campaign since the 1970s that we'll maximize this opportunity and will raise $3m.RecapSo lay the foundation, select your properties strategically, and then revolve the funds.
  • In 2008 KH was awarded a Partners in the Field grant to fund a new regional position.
  • In 2008 KH was awarded a Partners in the Field grant to fund a new regional position.
  • In 2008 KH was awarded a Partners in the Field grant to fund a new regional position.


  • 2. What does “historic” mean?• Instead of asking, "Is this building historic?", it maymake more sense to ask, "Is this building worthsaving?“• Historic preservation is simply having the goodsense to hang on to something -- an older buildingor neighborhood or a piece of landscape, forinstance -- because its important to us asindividuals and/or as a nation.
  • 3. What makes it important?• Some older buildings are important simplybecause theyre good to look at.• Others are worth saving because they have plentyof good use left in them.• Finally, some places are worth saving becausethey link us with our past and help us understandwho we are.
  • 4. Historical Significance• Usually at least 50 years old• Has the ability to yield information about the past,either about significant individuals or communities• Represents a particular style or type ofconstruction, craftsmanship or materials• Has archaeological significance• George Washington did not have to sleep there!
  • 6. Economic & Community Impact• Preservation creates attractive communities thatbenefit local citizens• Preservation creates places that attractbusinesses and investment (i.e. the creative classand the new economy)• Preservation creates places that are attractive tovisitors and encourage heritage tourism• Preservation capitalizes on unique local qualitiesinstead of “silver bullets”
  • 7. Restoration = JobCreation
  • 8. Economics ofPreservationJobs and Household Income• New Construction = 50% materials and 50% labor• Rehabilitation = 40% materials and 60% labor• More money flows into the local economy• More opportunities for apprenticeships / training• A capital investment is preserved
  • 9. Downtown Revitalization• Healthy downtowns are the key to regionaleconomic development.• Downtown Knoxville is filled with historic buildingseligible for incentives.• Downtowns offer the unique opportunity tolive, work and play in a compact area.• Middle class residents are returning and so arethe businesses that serve them.• Restoration attracts and leverages investment.
  • 10. Heritage Tourism• Fastest growing segment of the tourism marketnationally• Heritage tourists stay longer and spend moremoney• It expands the economic pie rather than re-slicing• You do not have to keep creating new anchorattractions• Improves quality of life for residents while creatingpoints of interest for tourists
  • 12. Knoxville’sHistoric Real Estate Market• Did you know that a luxury loft in a historic downtownbuilding is selling for between and $200 and $250 persquare foot?• Did you know a restored historic home in a neighborhoodadjacent to downtown is selling for $85 to $125 persquare foot and rising?• Did you know more and more new homes are beingconstructed in historic districts?• The market for historic real estate is holding its own.
  • 13. Downtown’s Real Estate Market
  • 14. Why sell historic?• A niche market that is growing• A national trend – young professionals and Baby Boomersare moving back to the city• Homes feature irreplaceable craftsmanship and materials• Amazing, classic architecture with character• Sweeping front porches that encourage neighborliness• Proximity to downtown and cultural attractions• Providing opportunity to own a piece of history
  • 15. Knox Heritage Course• More in depth information• Includes tour of historic neighborhoods• KH Certified Historic Homes Realtor• Logo for marketing materials
  • 16. List your property withKnox Heritage
  • 20. Vintage PropertiesIdentify strategic and demonstration projects that lead to:• Revitalization of Historic Neighborhoods• Restoration of Blighted Historic Properties• Increased Homeownership in Target Areas• Increased Neighborhood and Tax Base Stability• Maintain Neighborhood Diversity• Job Creation Through Construction• Build Resident Wealth Through Stabilization of PropertyValues and Increasing Equity• Demonstrate Sustainable Building Practices
  • 21. 240 OKLAHOMA AVE.VALUE: $20,000TAXES PAID: $284Before
  • 22. 240 OKLAHOMA AVE.VALUE: $151,500TAXES PAID: $1,424After
  • 23. 1300 KENYON AVE.1300 KENYON AVE.VALUE: $20,000TAXES PAID: $284Before
  • 24. VALUE: $235,000TAXES PAID: $1,8601300 KENYON AVE.After
  • 25. VALUE: $10,000TAXES PAID: $700214 E. GLENWOOD RD.Before
  • 26. 214 E. GLENWOOD AVE.VALUE: $160,000TAXES PAID: $1,182214 E. GLENWOOD RD.After
  • 27. VALUE: $27,000TAXES PAID: $5881620 WASHINGTON AVE.Before
  • 28. VALUE: $169,900TAXES PAID: $1,4201620 WASHINGTON AVE.After
  • 29. VALUE: $27,000TAXES PAID: $4541618 WASHINGTON AVE.Before
  • 30. VALUE: $225,000TAXES PAID: $2,6861618 WASHINGTON AVE.After
  • 31. VALUE: $245,000TAXES PAID: $01011 VICTORIAN WAYBefore
  • 35. ETHIEL GARLINGTONegarlington@knoxheritage.org865-523-8008