 
Historic Preservation in America’s
Legacy Cities Conference
June 6, 2014
Lavea Brachman, Executive Director of Greater...
An outcome-oriented statewide non-
profit organization that champions
revitalization and sustainable
redevelopment in Ohio...
 Our greatest glory is
not in never falling,
but in rising every
time we fall.
(Confucius)
 I like the dreams of
the fut...
The quality of significance in American history,
architecture, archeology, engineering, and culture is
present in district...
Preserving
culture
Preserving
quality of place
Preserving an
economy
Photos from
http://postcardparadise.blogspot.com/2010...
AnhistoricneighborhoodinDetroit
Source: Chart from GOPC, Data from Dayton Landmark Preservation Task Force including the
University of Dayton Business Res...
71%
395%
62% 22%
0%
50%
100%
150%
200%
250%
300%
350%
400%
450%
All Dayton Historic
Districts
Historic Districts
Receiving...
From Ohio Historic Preservation Tax Credit
Program Annual Report
Goodyear Headquarters, Akron, Ohio, 2013
Photo from http://www.industryweek.com/expansion-
management/goodyear-opens-new-g...
• Suburbanization
• Regional
migration
• Loss of central
functions
• Deindustrializatio
n
• Job loss
• Unemployment
• Impo...
Housing Vacancy Rates for Legacy City Urban
Areas
Source: GOPC Chart, Data from ACS 3-year Estimates
9.0%
9.5%
10.0%
10.5%...
Working with what you have and
making better use of existing
space
When an organization starts using
a computer system tha...
An end in
and of
itself?
Or a piece
of the
puzzle?
St. Luke’s Manor, Cleveland
Photo from
http://www.huduser.org/portal/ab...
The current supply of buildings
exceeds the demand.
Failure to demolish imposes severe
social and economic costs on urban
...
Photos by GOPC
Maintain
streetscape
rhythm and a
coherent building
ensemble
• Setback
• Architecture
• Balance
between
buildings and
spac...
Develop tools for public and
private property
Private
Incentives
like grants
and loans for
property
improvement
Regulatory...
State
• Pass Neighborhood Infrastructure Assistance Program (SB149/HB219).
• Amend public nuisance statute (R.C. Ch. 3767....
Monitoring market shifts
county-wide
Funneling financial resources
Identifying target areas
Convening stakeholders
Facilit...
Market
conditions
• Areas where demolition
would enhance reuse
potential of neighboring
buildings
Neighborhood
conditions
...
Cities should develop integrated neighborhood
stabilization programs where demolition, preservation,
vacant lot reuse, and...
Slavic Village, Cleveland
Photo from http://slavicvillagehomes.org/1971-2/
Re-establish the
economic role of the city
Use assets to build
competitive advantages
Build stronger local
governance and
...
Education Health Technology Sports
Tourism Manufacturing Food Arts & Culture
Downtown Mansfield, Mansfield Ohio
from http://www.hivelocitymedia.com/cities/Mansfield/
Physical Assets
Institutional and...
*Eingemeindung = Annexation
Population Development of Leipzig
Inhabitants
• Focus on downtown retail and residential
• Greening strategy (small and large scale)
• Shrinkage strategy in selected ne...
Old Town Hall
Photo from
abritabroad11.blogspot.com/
Waldstrassenviertel
Photo from http://www.architektouren-
leipzig.de/...
Communities and taxpayers face the legacy costs of a
19th century structure in a 21st century economy
Ohio’s current local...
Local
Government
Private and
Nonprofit
Sectors
Anchor
Institutions
Neighborhood
Groups
Emerging High
Tech Sectors
Other
Ju...
 Preservation is not a silver
bullet, but is a very important
tool
 Goal of preservation in legacy
cities should be to s...
Lavea Brachman
Executive Director
Greater Ohio Policy
Center
lbrachman@greaterohio.org
www.greaterohio.org
614-224-0187
Th...
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An Integrated Approach to Stabilization: Defining Holistic Preservation

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Greater Ohio Policy Center's Executive Director, Lavea Brachman, gave this plenary presentation at the "Historic Preservation in America's Legacy Cities" conference in Cleveland on June 6th, 2014.

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An Integrated Approach to Stabilization: Defining Holistic Preservation

  1. 1.   Historic Preservation in America’s Legacy Cities Conference June 6, 2014 Lavea Brachman, Executive Director of Greater Ohio Policy Center
  2. 2. An 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
  3. 3.  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)
  4. 4. The 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/
  5. 5. Preserving culture Preserving quality of place Preserving an economy Photos from http://postcardparadise.blogspot.com/2010/04/streetcar-sunday- akron-ohio.html and http://www.akronapex.com/vision.aspx
  6. 6. AnhistoricneighborhoodinDetroit
  7. 7. Source: Chart from GOPC, Data from Dayton Landmark Preservation Task Force including the University of Dayton Business Research Group 71% 22% 0% 10% 20% 30% 40% 50% 60% 70% 80% Historic Districts Non-Historic Districts % Increase in Property Value for Dayton Neighborhoods from 1996 - 2012
  8. 8. 71% 395% 62% 22% 0% 50% 100% 150% 200% 250% 300% 350% 400% 450% All Dayton Historic Districts Historic Districts Receiving Significant Other Investment Historic Districts (Excluding those receiving significant other investment) Non-Historic Dayton Neighborhoods % 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
  9. 9. From Ohio Historic Preservation Tax Credit Program Annual Report
  10. 10. Goodyear Headquarters, Akron, Ohio, 2013 Photo from http://www.industryweek.com/expansion- management/goodyear-opens-new-global-hq-slideshow Tire plant, Akron, Ohio, 1964 Photo from http://www.cleveland.com/business/index.ssf/2011/11 /25_years_ago_driving_back_the.html
  11. 11. • Suburbanization • Regional migration • Loss of central functions • Deindustrializatio n • Job loss • Unemployment • Impoverishment • Weak demand • Physical decline • Vacancy and abandonment • Fiscal incapacity • Deteriorating public services
  12. 12. Housing Vacancy Rates for Legacy City Urban Areas Source: GOPC Chart, Data from ACS 3-year Estimates 9.0% 9.5% 10.0% 10.5% 11.0% 11.5% 12.0% 12.5% 13.0% 13.5% 2007 2012 Akron, OH Cincinnati, OH--KY-- IN Cleveland, OH Dayton, OH Detroit, MI Toledo, OH--MI Youngstown, OH--PA
  13. 13. 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
  14. 14. An end in and of itself? Or a piece of the puzzle? St. Luke’s Manor, Cleveland Photo from http://www.huduser.org/portal/about/ExcellenceHistPr es_2012_1.html
  15. 15. The 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, Ohio Photo from Downtown Dayton Partnership
  16. 16. Photos by GOPC
  17. 17. Maintain streetscape rhythm and a coherent building ensemble • Setback • Architecture • Balance between buildings and space http://www.virtourist.com/america/pittsburgh/44.htm
  18. 18. Develop tools for public and private property Private Incentives like grants and loans for property improvement Regulatory strategies Receivership Public Convey to qualified party for rehab and sale Demolish
  19. 19. 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
  20. 20. Monitoring market shifts county-wide Funneling financial resources Identifying target areas Convening stakeholders Facilitating rehab and demolition Clearing property title and managing property inventory Historic Building in the West End, Cincinnati, Ohio Photo from http://www.hamiltoncountylandbank.org/portfolio-items/1201-linn/ Hamilton County Land Reutilization Corporation currently accepting redevelopment proposals for the space.
  21. 21. 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
  22. 22. 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
  23. 23. Slavic Village, Cleveland Photo from http://slavicvillagehomes.org/1971-2/
  24. 24. Re-establish the economic role of the city Use assets to build competitive advantages Build stronger local governance and partnerships Trumbull County Courthouse, Warren OH
  25. 25. Education Health Technology Sports Tourism Manufacturing Food Arts & Culture
  26. 26. Downtown Mansfield, Mansfield Ohio from http://www.hivelocitymedia.com/cities/Mansfield/ Physical Assets Institutional and Economic Assets Leadership and Human Capital Assets
  27. 27. *Eingemeindung = Annexation Population Development of Leipzig Inhabitants
  28. 28. • 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
  29. 29. Old Town Hall Photo from abritabroad11.blogspot.com/ Waldstrassenviertel Photo from http://www.architektouren- leipzig.de/german/leipzig/tour_6.html#W aldstrassenviertel
  30. 30. Communities 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
  31. 31. Local Government Private and Nonprofit Sectors Anchor Institutions Neighborhood Groups Emerging High Tech Sectors Other Jurisdictions Other Levels of Government
  32. 32.  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
  33. 33. Lavea Brachman Executive Director Greater Ohio Policy Center lbrachman@greaterohio.org www.greaterohio.org 614-224-0187 This presentation prepared in part by Christina Cudney Old West End, Toledo, Ohio Photo from Smithr1981 Wikimedia Commons

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