Hilltop, Columbus, Ohio Neighborhod Stabilization Program Recommendations
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NSP Proposal: Hilltop Neighborhood
Rachel Bacon Ryan Cowden Drew Hurst Amanda King Isolde Teba
Why is Hilltop Why is Hilltop Worth Worth “Saving”?“Saving”?•Location•Affordable housing stock•Income levels fit NSP mandates•Higher quality housing•Many good neighborhood attributes
StrategyStrategy
•Budget: $1.25-$1.81 million•Proposal: 5.4%-7.9% of NSP funds • Targeted and flexible strategy
•Demo: 4 properties•Rehab: 12 properties•Landbank: 2 properties
Strategy Strategy OverviewOverview
• Understand strengths and challenges • Consider context, people and history• Research housing market• Identify anchors and amenities• Use qualitative and quantitative
measures• Apply NSP requirements and goals
effectively• Create a flexible budget and proposal
• Location• Neighborhood Attributes• Housing Market• Methodology• Strategies• Acquisition Plan & Budget• Policy Considerations
OutlineOutline
LocationLocation•Hilltop•Study Area
LocationLocation
Study AreaStudy Area
• 2.5 miles from downtown
• Proximity to I-70
ConnectivitConnectivityy
www.googlemaps.com
Negative Negative AttributesAttributes•Weak economic base•Vacancy•Lack of amenities•Crime
Blight Blight
Photo credit: Isolde Teba
Photo credit: Isolde Teba
BlightBlight
www.googlemaps.com
Vacancy and CrimeVacancy and Crime
Photo credit: Isolde Teba
VacancyVacancy
Hilltop Focus Area Study 2009
Auditor, Franklin County, Ohio, Hilltop Focus Area Study 2009, and Community Research Partners 2006 Data
Housing Tenure Housing Tenure ComparisonComparison
Occupancy Occupancy RateRate
53%46%
Owner occupied
Renter occupied
Total housing units=359
Hilltop Focus Area Study 2009
PositivePositiveAttributesAttributes•Community pride•Churches•Schools•Community health center•Grocery stores•Close proximity to affordable, higher quality housing •Historic Wilshire Heights Neighborhood and Westgate
Community Pride
The Greater Hilltop Area Commission
www.googleimages.com
ChurchesChurches
www.googlemaps.com
SchoolsSchools
West High School, 179 S Powell Ave.
Ohio Department of Education
Community Health Community Health CenterCenter
2300 W Broad St.
Photo credit: Isolde Teba
Eldon Ave. and Terrace Eldon Ave. and Terrace Ave. Ave.
Photo credit: Isolde Teba, www.googlemaps.com
Housing StockHousing StockEldon Ave. and Terrace Ave. Eldon Ave. and Terrace Ave.
Photo credit: Isolde Teba
Historic Neighborhoods Historic Neighborhoods Westgate and Wilshire HeightsWestgate and Wilshire Heights
Westgate Neighbors Association, www.googlemaps.com
Housing MarketHousing Market
•Income & Age•Appraised Values•Sales History•Delinquent Taxes•Available Properties•Housing Quality
Data Set: Census 2000 Summary File 3 (SF 3) - Sample Data
IncomeIncome2008 AMI: $65,300
$32,650=50%
Hilltop Median Age: 33
Property TypeProperty Type322
3318
40
50
100
150
200
250
300
350
Single family Duplexes Lots Multifamily
Total properties Hilltop focus area= 377
Hilltop Focus Area Study 2009
6%7%
40%
39%
6%
2%
Total Appraised Values in Hilltop Study Area
< 20,000
20,001-40,000
41,000-60,000
60,001-80,000
80,001-100,000
> 100,000
Source: Franklin County Auditor
Appraised Appraised ValuesValues
Source: Franklin County Auditor
Appraisal MapAppraisal Map
Sales HistorySales History
Sales HistorySales History
Source: Terry Penrod, REAL Living
Tax Tax DelinquencyDelinquency
MethodologyMethodology•Identify Availability•Assess Housing Quality•Prioritize Budget•Consider Context (location, defining characteristics, demographics, & housing market)
• Conducted walk-throughs of neighborhood to assess observable housing stock condition
• Discussed priority funding areas, housing stock, community needs/desires with Homes on the Hill CDC
• Identify eligible REOs, upcoming foreclosures, and blighted properties (in accordance with CCC)
Methodology Methodology
4709.03 Designation as a hazardous building.Any building or structure found to be vacant or which becomes vacantafter having been declared unfit for human habitation or use, andwhich because of its condition, constitutes a hazard to the publichealth, safety, or welfare is hereby declared to be a nuisance and ahazardous building and shall be so designated and placarded by thecode enforcement officer. (Ord. 0946-04 § 2 (part); Ord. 897-05 § 5(part).)
4709.07 Repair, secure or demolition.Any building or structure declared and placarded as a hazardousbuilding by the code enforcement officer director shall be brought toa safe condition by being secured and maintained in accordance withChapter 4707, or razed within a reasonable time as ordered by the code enforcement officer director. Failure to bring the building or structure into a safe condition is a violation of this code as specified in C.C. Section 4701.15, such that the director may initiate any proper legal action, and/or referral of the property to the safe neighborhood review board for an appropriate hearing and finding.(Ord. 0946-04 § 2 (part); Ord. 897-05 § 5 (part): Ord. 374-06 § 10.)
BlightBlight
http://ordlink.com/codes/columbus/index.htm
found to be vacant
declared unfit for human habitation or use
constitutes a hazard to the public
declared to be a nuisance
Failure to bring the building or
structure into a safe condition is a violation of
this code asspecified in C.C. Section 4701.15, such that the
director may initiate any proper legal action, and/or referral of the property to
the safe neighborhood review board for an
appropriate hearing and finding.
Assess Housing Assess Housing QualityQuality
1. Assess condition of the property,2. Consider proximity to community amenities including Wheatland Redevelopment site, 3. Consider clustering of potential properties, and4. Consider location of “anchor” properties
To determine strategy and funding priorities:
ConditionCondition
•Poor•Moderate•Good(available properties only)
•Developed rating system: 1 for blighted properties, 2 for fair condition properties, 3 for higher quality properties
Methodology Methodology
Available Available PropertiesProperties
•Anchor Properties
•Clustering•Proximity to Wheatland Site
(available properties only)
ConsiderationConsiderations s
StrategiesStrategies•Demo•Rehab•Land Bank
• REHAB: Higher quality condition, close proximity to amenities and anchor properties, clustered, high potential for stabilization
• LAND BANK: Fair condition, potential for future redevelopment
• DEMO: Blighted properties (in accordance with CCC definition of blight), may be scattered or clustered
Strategy Strategy
Strategy
Acquisition & Acquisition & BudgetBudget•Demo Cost per Cubic Foot•Average Rehab Cost•Land Bank (Purchase and Maintenance Costs)
•Negotiate with entities holding foreclosed properties/REOs (banks, Fannie Mae, HUD)
•Attend Sheriff’s Sales for upcoming foreclosed properties
•Monitor code violation lawsuits for acquisitions of blighted properties
Acquisition Acquisition Plan Plan
Minimum Moderate Substantial
No new appliances Some new appliances All Energy-efficient appliances
No additional bathroom
No additional bathroom
Additional bathroom
Fresh paint, no substantial
interior/exterior modifications
Moderate interior modifications/some
exterior modifications
Substantial interior/exterior
modifications
Roof repairs New moderate quality roof
New high quality roof
$30/square foot $50/square foot $70/square foot
Budget Scenarios-Budget Scenarios-RehabRehab
$764,986
$228,964$188,172
$59,106
Total Budget: $1,241,230
NSP BudgetNSP Budget(Minimal Rehab)(Minimal Rehab)
1.8%
NSP BudgetNSP Budget(Moderate Rehab)(Moderate Rehab)
$1,036,946 Total Budget: $1,526,772
NSP BudgetNSP Budget(Substantial Rehab)(Substantial Rehab)
Total Budget: $1,812,345$1,308,906
PolicyPolicy•Future Considerations•Policy Recommendations
Wheatland SiteWheatland Site
•Weak housing market
•Limit of 30 months for leasing
•Prepare lessee for homeownership
Lease-Purchase Lease-Purchase ProgramProgram
•Rehab properties with additional NSP and/or community development grants
•Sell properties to non-/for-profit developers for rehab
•Intended for 120% AMI or below
Land Banked Land Banked PropertiesProperties
•Ongoing interdepartmental body streamlining the foreclosure process▫User-friendly resource (e.g. website) for
identifying foreclosed/vacant properties and their status
▫Updated consistently and regularly▫Listings of upcoming foreclosures, Sheriff’s
Sales, tax foreclosures, etc.▫Guidance for redevelopment process
Foreclosure Task Foreclosure Task Force Force
•Many additional properties South of West Broad facing foreclosure
•Nearly 200 Sheriff Sales in the 43204 area since December 2008
•Improvement of blocks adjacent to West Broad
Additional NSP Additional NSP Funding Funding
• By reinforcing the heart of this study area in Hilltop, the City of Columbus will be able to:▫ Prevent further decline near the city’s investment at the
Wheatland Ave site, perhaps achieving viability at an earlier date
▫ Demonstrate a commitment to current West Side residents that further abandonment is being fought in the area, thus preserving their investment as homeowners and residents
▫ Work towards the true goal of the NSP: Stabilization
ConclusionConclusionss
“On Ridpath Avenue, a lady has a rental house between two abandoned homes. Her tenants just moved out because they were afraid of the characters hanging around. Now she told me she was going to have to board up her home. She can’t get anyone to live in it. So those two houses now have caused another home to become empty.” From: Cleveland Plain Dealer, March 8, 2009
QuestionsQuestions??
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