RestorationConsultant

One thing I've thought about would be a promotional video. Something of a montage of historic buildings and neighborhoods with some nice background music and voice over. Maybe a short and long version? A short teaser version to embed on local blogger websites and a longer versions that could be used by the Chamber of Commerce, Neighborhood groups, Community development groups and realtors working with corporate relocations. I think you could even make it a college level project? Get some film/broadcast students and some preservation studies people together to coop on the project.

This weekend, while working on our own restorartion I had to make a couple of trips to get materials and I noticed several new restorations going on on Harrison in the Westwood area AND to my surprise some serious resrorations going on in N and S Fairmount. These are all houses thet last year were rentals or vacant so I think we are starting to see some positive momentum building in West side neighborhoods. One that I had featured on my blog on my Preservation Bargaisn page last year now has some nice landscaping, retaining walls and a new wrought iron fence and they were out scraping trim. I can't help but think if the Preservation Community could do more regional and national advertising and marketing of the great properties we have here in Cincinnati that more people would move here. Something we desperatly need to happen to turn around our Urban neighborhoods

Here is what the local governments DO NOT want you to know. Federal law requires that cities conduct a proper section 106 review. That is there must be a public process for comment on the proposed demolition of ANY property more than 50 years old for which Federal dollars are used. Most cities do not have that process in place and they are REQUIRED to have it. You need to file a citizens complaint with HUD's state level office. Contact is Ross Carlson ([email protected]) or robert milburn ([email protected]) If there is a property that is in eminent danger of demo and you believe no public hearing process has taken place I woudl contact Ohio Preservation office. They have put the brakes ona a couple of demolitions of late.

Yep, they apparently lied about the protective covenant. Are you surprised Sherman? If it REALLY existed it would have been attatched to the deed and recorded. I've put protective covenants on every house I've restored and thats the ONLY way they are legal and binding. They need to have their 501C3 yanked in my opinion. Hopefully P&G will determine that being aligned with the "speakers of untruths"/Greenacres is not a place they want to be.

I was pleased to see the outcome but its FAR from over. It has to be approved by planning and council. I am absolutely certain Greenacres will still argue in court on the 26th with their suit against the city, that their demo application was applied for BEFORE the reagistry was approved and therefore the city cannot deny the permit based on that. There is a question however if the suit could have even been brought in the court it was brought in to start with and it could be overturned by a higher court. Essentially that means either Greenacres is slammed enough by bad publicty and have change of heart OR the city must find a way to deny the permit other than the registry nomination. The only thing the registry nomination does it make it harder from a Public Relations standpoint. In my opinion the city has two avenues of denial of Permit. 1) Carter Randolph lacks the authority to apply in the first place. Most 501C3's I sit on require board votes for contractor selection, approval of contracts and authorization to proceed when it involves a "Capital Asset" of the non profit. It would be perfectly reasonable for the city to request the authorization vote from Greenacres board be produced. (I am pretty sure that never happened). The other avenue is the "Protective Covenant" may require a vote of the Nippert Trust to approve demolition. The city could refuse the permit based on the lack of inclusion of the covenant for review with the permit application and proof of authorization from the Nippert trust SINCE it does impact the house covered by the covenant and the city woudl not want to be a possible co-defendant in legal action that 'could' be brought by the Nippert Trust againt Greenacres by approving the permit. If they can deny the permit for another reason greenacres would need to re-apply meaning the historic registy applies and its harder. There are a couple of other possibilities that could happen as well. We are FAR from a resolution but the Conservation Board vote was helpfull as the more this stays in the press the more pressure put on Greenacres board.

meeting is at 3 pm

Gregory Kissel, representing the Westwood Historical Society, has applied for Historic Designation of the James N. Gamble House, located at 2918 Werk Road. The property is zoned “Single Family, SF-10. If approved the property would be protected by historic overlay zoning. This property is located in the Westwood community. This is the formal hearing before the full staff of the Cincinnati Historic Conservation Board. This meeting allots time for public testimony. Comments will generally be limited to between 2-3 minutes. It is VERY important that your voice be heard on this issue. A strong show of support is necessary as this puts increasing pressure om the Greenacres board to do the right thing ans save the Gamble house. PARKING: Parking is available in garages and on-street across Central, and on-street and in garages on Plum Street. There is also a parking garage underneath the Centennial Plaza complex. The groups advocating for the gamble house expect a good turnout of people who will be there in support but they urge everyone who can attend to do so.

We now have til the 26th, Conservatrion hearing is Monday for registry status with full board on the 8th. Once the Conservation board meets and is approved as historic ( we fully believe it will be) the city will have cause to deny the permit because a certificate of appropriateness is required. That means that Green Acres Foundation will have to show cause why the property should be demolished. Than means a meeting with staff, and ultimately a meeting before the full Conservation board and we can bring hundreds to that. They didn't WIN today because the bulldozers won't be running at the Gamble estate this weekend! There is much to do but its far from over!

Gamble House Prehearing before the Conservation Board.March 1, 2-3 p.m., Griesel Conference Room, 7th floor, 805 Central Avenue. I 'don't' think they can do any demo before this hearing is held, Critical people be there! The propety is zoned 510 Single family that means to do anything the foundation wants to do they will need a rezoning or variance. We need to let Green Acres Foundation know in no uncertain terms we will oppose any use if the house is demoed. Protest meeting Tommorrow night at 5 PM in front. Media is coming!

Since I talked about this on my Blog, a move to save the Gamble house has expanded with several local bloggers linking to my site statewide. The Cincinnati Business Journal Today: http://www.bizjournals.com/cincinnati/blog/2010/02/westwood_activists_work_to_save_gamble_estate.html?ana=from_rss&utm_source=feedburner&utm_medium=feed&utm_campaign=Feed%3A+cincinnati_blog+%28CincyBiz+Blog%29 Westwood Concern News page: http://westwoodconcern.org/news.shtml City Data: http://www.city-data.com/forum/cincinnati/894322-saving-gamble-house.html Westwood gave emails addresses to people to complain to and I understand some heat is being put out there to save this piece of Cincinnati History. Its good to see this kind of grass roots effort!

Westwood Concern has a detailed article on the Gambel house on their website that goes into detail about the house and some photos! http://westwoodconcern.org/news.shtml

That church is almost the same size to one in Indianapolis in the Fletcher Place neighborhood that was converted into 4, one million dollar condos. I've restored buildings in MUCH worse shape. http://www.fletcherpointe.com/about.html While I am nota big fan on conversion, it a viable alternative to tearing down historic structures!

The "Nuisance board ', AKA the "Historic DEATH Panel" will hold a public hearing on Feb 26 I have some photos on my blog of some of the houses. http://victorianantiquitiesanddesign.blogspot.com/2010/02/nuisancedemo-board-hearing-feb-26.html This is a BAD list! Several OTR properties on it and landmark church in the West End Ive been in two of the OTR properties on the list 316 McMicken which is in good shape with no structural issues and 207 McMicken which is RARE large single family Italianate townhouse. We looked at this in 2008 and tried to buy it but a 'investor' who had no inetntion to do anything with it other than relist it for 10 times what he paid for it beat us to it. It has an incredible steam bent staircase and while rough overall is restorable and would make a first class home. I am just shocked that 1815 Freeman is on this list. Its landmark church! There MUST be way to save this structure. The city is SERIOUSLY escalating in OTR! The "death list" 1718 CEDAR AV - Book-Plat-Parcel 0229-0004-0008 41 W MCMICKEN AV - Book-Plat-Parcel 0096-0006-0126 316 W MCMICKEN AV - Book-Plat-Parcel 0096-0004-0125 207 W MCMICKEN AV - Book-Plat-Parcel 0096-0005-0162. 3735 CASS AV - Book-Plat-Parcel 0192-0065-0065. 1815 FREEMAN AV - Book-Plat-Parcel 0184-0004-0004. 2519 WARSAW AV - Book-Plat-Parcel 0175-0015-0002. 638 TAFEL ST - Book-Plat-Parcel 0098-0002-0068. 2839 MARSHALL AV - Book-Plat-Parcel 0101-0003-0092. 7866 NEWBEDFORD AV - Book-Plat-Parcel 0117-0015-0268 2103 VINE ST - Book-Plat-Parcel 0095-0005-0201. 974 ELBERON AV - Book-Plat-Parcel 0175-0017-0135. 2219 BOONE ST - Book-Plat-Parcel 0090-0002-0155. 1627 JONATHAN AV - Book-Plat-Parcel 0058-0005-0010. 3610 MARIA ST - Book-Plat-Parcel 0174-0008-0198 2549 SEEGAR AV - Book-Plat-Parcel 0202-0042-0221. 925 WELLS ST - Book-Plat-Parcel 0175-0018-0041. 3637 BROOKS AV - Book-Plat-Parcel 0059-0006-0104. 1927 HEWITT AV - Book-Plat-Parcel 0054-0003-0010. 1314 REGENT AV - Book-Plat-Parcel 0131-0006-0050 Those of you who know people who don't understand Preservation? The best way to explain this is below. WHAT THIS COSTS YOU THE TAXPAYER: Average cost of 15000.00 per demo = 300,000.00 Total assessed value lost by demolition = 2,600,340.00 Total taxes Currently due (likely Never paid after demo) 146,473.30 Total Annual Tax revenue generated 91,738.98 We need to lobby the council hard on the makeup of the nuisance board. The supervisors of the inspectors run this board and its a govenemnetal conflict of interest as some of the funding for demo goes to staff costs.

The Westwood Historical Society is nominating the historic Gamble House on Werk Road as a City landmark. The house has been largely vacant for years and is in need of repair, but structurally sound. It is owned by the Greenacres Foundation of Indian Hill, who has refused to repair it and has placed very difficult conditions on its reuse, including funding for renovation. Recently a neighbor complained about its condition, which led to orders being placed on it by the City. Repairs were then made to the site, but not the house. Yeasterday I heard someone at CPA that they were told by the Westwood Historical Society that the owners are getting bids on demolition of the house. Because it’s being nominated as a landmark, the City may be able to put a hold on demo permits. Maybe that buys 180 days at most? This is ongoing and I'll update as I know more, there are a couple of options that could be pursued. Hopefully they would sell it.Technically. WESTCURC could sue for receivership, that would be interesting. I am posting the auditors photo but here is link to a photostream that has better pictures The Demo of this house would be tragic loss!

I reported this on my blog today, The Conservation Board denied Northpoint's request to demo the building at 1323 Republic, overuling the opinion of Caroline Kellam the city urban planner and Larry Harris the city Urban Conservator who felt is should be an "allowable loss" Northpoint wanted to demo the historic structure to build a "temporary parking lot" for their condo project! http://victorianantiquitiesanddesign.blogspot.com/2010/02/preservationists-in-otr-win-1323.html

Those are great photos of the area. That building still has potential. I restored buildings in far worse shape in Chaleston after Hugo. That would make a great live/work building. I reported on my blog today that the Conservation Board actually went against the recomendation of Caroline Kellam (Cincy Urban Planner) and Larry Harris(City Urban Conservator) and DENIED Northpoints request to demo a property at 1323 Republic for a "temporary" parking lot. So maybe there is some hope 24 Elder might not be demoed

Generally I have found when discussing demolition of historic structures, the BEST argument is not to focus on the buildings themselves but to stress the loss of tax base. For example the list of 36 properties the city just put on the demo list has an assessed value of about 2 million dollars. A 50,000 house pays about a 1000.00 a year in property taxes. Those property taxes pay for schools, parks roads and overall quality of life we enjoy. Those 36 houses will cost the TAXPAYERS on average 10-15,000 EACH to demo. The city RARELY, if ever, collects those monies back through the courts, meaning the taxpayers paid for it! A vacant lot in Cincinnati pays about 150.00 a year in taxes by comparison. Typically the owner walks away from the lot so it sits with no taxes paid at all. The grass grows, neighbors complain and the city (your tax dollars) then go to maintain the lot through cutting and the inevitable cleanup caused by dumping. Those cost can be few hundred to a few thousand a year. Paid for with your tax dollars. Those lots typically sit for 10-20 YEARS before they are developed, if ever. Demolition reduces the tax base, still must be maintained at city expense, AND produce no revenue. As we shrink the tax base everyone sees higher taxes and more leveys because those lost dollars must be replaced and those left must then take up the slack. Meaning EVERYONES TAXES GO UP WHEN YOU DEMO BUILDINGS. Not to mention higher taxes=less new business because we are not as competitive. When people talk about DETROIT, especially economists, they talk about the failed "methodology". Effective city planning does not involve demolition of your tax base, higher taxes for the remaining residents and businesses,BECAUSE? Eventually those people leave, because of the high taxes and the city essentially dies. Modern cities do not do what Detroit did. Cincinnati is making the same mistake of believing that the elimination of blight (houses) will spur new construction. We know , based on all the evidence,that is failed strategy. So in making the argument to "non preservation' people, you simply argue the city is taking your tax dollars to demo houses that will then pay no taxes , meaning your taxes go up and you get to pick up the tab for taking care of the vacant lots and the neghborhood that is left that no one wants to live in because it its largely vacant. When you explain it that way to people who could care less about old houses people understand why demolition is stupid! :clap:

Unfortunately most of our city's political leaders do not understand the significance of our architecture nor do they understand Preservation and Historic Tourism as an economic development tool and jobs creator. But its not just OTR thats in trouble and in many respects we have so focused on OTR to the detriment of other areas. OTR by itself, means nothing if the hills around it are barren. The problem, as I see it, is we have never treated preservation as a "city wide" initiative. Price Hill is just as important as OTR for example in the overall scheme of preservation. What has to change is the city. Change does not come easy however. Nationally most preservationists I know are totally baffeled by Cincinnati. With the architectural resources we have. I gave several tours this summer to Preservationists from across the country. They were all blown away by the architecture but there eyes 'glazed over' when you tried to explain what a VBML was and why houses were being demoed and not restored. They could not believe that second empires like mine were just sitting vacant and more shocked that a city would even consider tearing one down.

Ultimately in my opinion this "clearing house' should be at CPA's site. However I do not thing they have the manpower or budget to set it up. What I'd like to see is maybe make this a project for group of college students seeking historic preservation or architecure/urban planning degrees. It would immerse them in local neighorhood groups, familiarize them with neighborhood process and give them 'real world' experience of dealing with municipalities who may not be receptive to preservation. Not to mention getting their 'feet wet' in the real world of preservation not just the study of the theory of preservation. I know I could use a couple of willing students to help our association with our National registry nomination research. Doing Sanborn map surveys, and city directories that are very time consuming parts of neighborhood research. I think we need to engage youth as much as possible if we are to grow a new generation of people who care about historic architecture.

Our group if finishing up work on draft proposal to create CRZ districts. I am meeting with some state level legislators on this proposal next month as some state level legislation would be required. I am encouraged by the interest so far. They seem to understand that new approaches are needed. As it might apply to Knox Hill working with the City of Cincinnati. Bear in mind this is draft proposal and final may be different but basically the key points: Legislative action either at the local or state level for older potentially historic Urban neighborhoods with high levels of foreclosed/vacant property to be declared “Community Reinvestment Zones’. CRZ (Community Reinvestment Zone). CRZ districts would have the ability to fast track redevelopment and restoration by a process of incentives both local, state and federal to encourage redevelopment and reinvestment in the area. These CRZ districts strategies would include: ·Change of VBML orders to “repair orders”. ·Reduction or elimination of Permit Fees in a CRZ district. ·CDBG, NSP or Local Capital Improvement Funds to be used for repair not demolition. ·Elimination of delinquent property taxes on forclosed properties as an incentive to buyers (could be offset by some form of state or federal redevelopment funding) ·Liability insurance pools to help homeowners obtain affordable liability and homeowner insurance. ·Working with local lenders and creating tax credits to create “loan programs’ dealing with small project loans of 5,000.00 -25,000.00 for home repairs. ·Fast tracking of current vacant lots to ownership by city action on demo liens. These lots would be sold to adjacent home owners, 1st priority, Community groups, 2nd priority (for community gardens and thumbnail parks), Investor/builders, 3rd priority, with conditions to build infill housing. ·Special police patrols to target high crime areas and to coordinate crime watch programs. ·Increase of local penalties for illegal dumping. ·Federal and state monies for infrastructure improvements like sidewalk repairs and lighting. ·Creating of “paint up/ fix up grants” for low income and elderly home owners to maintain their properties ·A 3 year 5000.00 maximum per year STATE tax credit for buyers of foreclosed property who are restoring those properties and can demonstrate investment via receipts and permits ·Quarterly neighborhood cleanups through city. State level funding for pilot recycling programs. ·"Adopt a House" program where community groups, churches and businesses could donate time to elderly homeowners needing assistance with maintenance. ·Co-ordinate with local school technical trades programs to create a “Youth in Preservation Program” to teach restoration skills to youth as part of a schools technical trades program. ·Establishment of a FLIP program where local neighborhood group would obtain and with volunteer labor stabilize homes and then resell them with protective covenants to owner occupants. This would become a revolving fund. Establishment of a CRZ district would be for a 5 year period with a 3 year extension renewal available. Summary The current Urban planning model of “Blight=Bulldozer” and roadblocks to redevelopment currently in use by many cities will no longer work given the changing real estate market we are in today. Cities much take new approaches to encourage reinvestment and must understand that given the real estate market home buyers are taking the financial risk in those economically disadvantages areas by moving in. The State of Ohio at a legislative level should create a climate for reinvestment and provide reasonable incentives to encourage cities to establish CRZ districts. Care must be taken to retain long term existing owners and provide resources to make it possible to stay in their home. We must one again think of areas not as collection of houses but rather as communities, which must be nurtured and rebuilt. In the long run, cities will ultimately benefit. Small concessions in the areas of delinquent taxes, reduction in permit fees and such will be regained when vacant homes are returned to occupied homes. Property values will increase and the tax base will be restored. Stronger well-kept communities will eventually encourage developers to build quality infill housing and the ‘gaps’ left in the Urban Landscape will be filled in. It will however take a ‘seed change’ a change from an adversarial punitive approach to property maintenance by city inspectors to a Neighborhood building approach with the CRZ district.

We have some sucesses. A couple of block of OTR look better, Mt Adams looks nice and does Walnut Hills, however we are losing the battle. Frankly I used to do things exactly the way you do. I'd go to dinner parties and talk about preservation and feel like I was "accomplishing something" but while I was doing that? The same decisions were being made by the city, we continued to lose property after property. Finally I realized that being quiet, didn't get things done. I remember that years ago we had a "non profit' working in our neighborhood in the city I lived in. Essentially little more than slumlords masqarading as a charity. But because they has 'some sucess" (even though only 10 cents of the dollar actually went into the community and almost all of it went to Staff) they were highly respected by the city I lived in. They held over 30 properties in our area , all in disrepair and if you ran police reports 80 percent of neighborhood crime originated from their properties. they were all historic and all converted to multi family. In order to 'expand their good work" they wanted to take an old school in our neighborhood , demo some run down but historic houses for parking and open a Welfare office in co-op with the city, and a "needs center' to basically expand what they were doing, which was NOT helping our neighborhood. They were embraced by the city , had the blsessing of several high powered city council members and it was considered a "done deal." Except the neighborhood didn't want it. They wanted those houses saved. they didn't want the traffic and congestion. They had to live with it. We expressed or concerns and they fell on deaf ears. So we decided that approach wouldn't work. We got area residents together, mothers with baby carriages and we made picket signs and we decided to go picket their fancy foundation offices. We showed up, they laughed. That is until the three camera crews , and the newspapers showed up, then they closed their blinds. But it was supposed to be a 'done deal'. The zoning hearing came up and we brought 350 people from the neighborhood, we car pooled everyone. We collected thousands of signatures against the proposal. Suddenly they asked for a continuance. In the interim, our little group received death threats and some vandalism to our houses. I had a window shot out. We were told we couldnt fight this group because it was too powerful , too important. We couldn't fight city hall and they had the backing of the city, they had attorneys, it was a lost cause. It was a 'done deal' We went to reporters and the reporters started investigating, they followed the money trail. They investigated the conditions of the houses and why city inspectors were not following the laws. City workers were fired, and some people, who were getting kickbacks, went to jail for fraud. The illustrious non profit folded, its grant monies yanked. The councilmen who touted the group as a "savior to the community", shut up and, not surprisingly ,lost their re-elections.There were new ethics oversight boards in city government. Today that neighbrohood is one of the shining stars in its city. The historic homes are restored, crime is low and its one of the most desirable in that city. Those houses they wanted to bulldoze? They are still standing and they are restored now and worth huge amounts of money. The school is now used by a legitamate non profit that uses it as offices only and actuallt does good work in the community. After that, when I, or someone from our group, had an issue or cause. The city listened, they didnt want to go through what tehy went through before. They knew we were serious. My point is ,when a system is broken you have to fix it. sometimes being polite just doesn't work, Sometimes, you have to go out on a limb to get things done and people will be telling you "not to go there, its not going to work,we don't do things that way around here". Had we done things the way they had always been done? The neighbrohood would have declined, the houses would have been bulldozed and that non profit and the city would have gotten their way. If I had listened to those telling me not to "rock the boat, not to be angry"? NOTHING would have changed. Maybe its time to try something different, because what we are doing right now isn't working! Believe it or not Rando, a lot of people agree with me.

No Randy, I could take your position and sit back and watch a house get demoed every other day by the city. With all due respect, you way isn't working! Every other day we have another demolition. You did see the list of new houses hearded for demoltion I posted earlier didnt you? At that rate we will add another 350 houses this year. 3500 this decade! In addition to the 2400 already on the keep vacant/VBML/Condemn list I am a preservationist first, and in the interest of full disclosure: I am not concerned about my blog ratings, I am not trying to impress anyone, I am not looking for, nor would I ever accept, a consulting gig or any other employment contract or otherwise with the city. Nor have I. I do not have any political aspirations. Nor do I consider myself the spokeperson for historic preservation. I am however the president of a Neighborhood Association, under literal siege by a city that seems intent on demoing it and as the president of that association I have a duty to the people who put me there to advocate and try to save our neighborhood. That however does not involve kissing the backside of city officials. It does involve holding them accountable to the rules and regulations under which they operate and I have the full support of my board in that endeavor. I can however see we have a very real problem when historic properties are demoed at an alarming rate and I am very concerned about people who claim to be "preservationists' but are not outraged by the senseless "architectural rape" this city is engaged in. I am not the only person out there advocating a change in staffing within city government. I also didnt use the work "corruption", you did.

Actually some community groups in other cities have partnered very effectively with local lenders to create special loan programs in 'in transition areas'. A lot of cities have partnered with banks to create urban homestead programs and construction rehab loans. It can be done but it takes a lot of work.

Between 2004-2006 , HUD has indicted 159 people on charges of false claims, bribery, fraudulent contracts, theft or embezzlement, and corruption in association with CDBG. So they do go after corruption

Tulsa OK is looking at perhaps having to repay 1.5 mil in CDBG funds because of irregular acquisitions and paperwork issues. All it takes someone to complain. HUD is a huge agency and they cant be everywhere. ut if they find fraud and irregualrities they do go after it based on my experience.