facilitating creation of LOCAL ECONOMY
$
through development of COOPERATIVE RETAIL SPACE CHARISSE LYNN BENNETT . SPRING 2012
The Design for Sustainability program at Savannah College of Art and Design is a cross-disciplinary program available to all backgrounds. Students develop into roles of leaders and agents of change for “economic prosperity, ecological health, and social equality.� The program focuses on real-world problems to allow students to develop working solutions for clients ranging from corporations, government, nongovernment, and community organizations. for more information: www.scad.edu/design-for-sustainability 2
charissebennett.com . 2012
CHARISSE LYNN BENNETT Final Project for MASTER OF ARTS in DESIGN FOR SUSTAINABILITY at Savannah College of Art and Design
$ Charisse Bennett . MA Design for Sustainability
SPRING 2012 PROFESSOR URSULA TISCHNER 3
4
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PROJECT STATEMENT This proposal combines neighborhood revitalization endeavors, building rehabilitation efforts, and local entrepreneurial ventures to demonstrate sustainable community and economic development opportunities for vacant real estate and retail spaces within the City of Savannah.
Charisse Bennett . MA Design for Sustainability
The City of Savannah has a high rate of long-term vacant retail spaces. The very nature of vacancy increases more vacancy the longer it is allowed to remain unoccupied. As areas of uninhabited real estate increase, surrounding property values decrease, while crime rates often increase. By working with property owners, the city, and local entrepreneurs, this project will provide LOCAL ECONOMIC BENEFITS and SUSTAINABLE REVITALIZATION to areas in need of interest and a fresh perspective.
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$ PEOPLE
PLANET
community revitalization
existing structure renewal
community revitalization
green job opportunities
green job opportunities
green job opportunities
Construction Apprentice Program Students
urban in-fill
local economic development
YouthBuild Savannah decrease crime
increase property values bike-able/walk-able community improvements
PROFIT
(PROSPERITY)
Construction Apprentice Program Students YouthBuild Savannah increase property values
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THE TRIPLE BOTTOM LINE
PEOPLE
PROFIT
(PROSPERITY)
$
The Triple Bottom Line (also known as people, planet, and profit) utilizes the expanded values of economic, ecological, and social to measure success. This concept demands responsibility towards the stakeholders that are affected (directly or indirectly) by the actions of the project, organization, company, etc. Including all three value systems from the beginning influences the design process and final outcome.
PLANET
Charisse Bennett . MA Design for Sustainability
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The Space Makers Agency in the United Kingdom spacemakers.org.uk
CASE STUDIES The following case studies influenced the direction and understanding of the possible potential for this project. By looking at what has been done already in other communities within the United States and abroad, I was able to establish a precedent for the possible outcomes. While most of these examples differ from the situation in Savannah, there are common elements and similar expected benefits.
Forgotten Spaces (with RIBA London) Brixton Village Indoor Market popuphood in Oakland California www.popuphood.com Ponyride in Detroit Michigan ponyride.org Keep Cincinnati Beautiful www.keepcincinnatibeautiful.org No Longer Empty www.nolongerempty.org 3Space 3space.org
Charisse Bennett . MA Design for Sustainability
9
Forgotten Spaces (with RIBA London) Creation of an online platform to identify underused or overlooked spaces and creating conversations about these spaces through stories, experience, and memories
The Space Makers Agency, located in the United Kingdom, focuses on the idea of connecting people and place through unused and underused buildings while exhibiting the skills and experience that exist within every community. One of their main missions is to document, explore, and reenvision vacant and long forgotten spaces. By demonstrating the power of active use, rather than sitting empty, a space has more value. Making connections with property owners and negotiating the use of spaces for temporary installations and businesses for free has allowed the revitalization of markets and streets long forgotten and underused. 10
Brixton Village Indoor Market Opening up 20 vacant spaces for three months free rent to temporary creative and community projects, or new local start-ups. After a year all 20 spaces had long-term tenants. Business/Funding Model The Space Makers Agency act as facilitators between property owners and the community. They are primarily funded by property owners interested in their revitalization capabilities. charissebennett.com . 2012
THE SPACE MAKERS AGENCY spacemakers.org.uk Work with local residents, businesses, artists, community groups, authorities, and property owners Using unused or underused buildings, existing skills and experience of people in the neighborhood Create possibilities by acting as a catalyst building bridges (connections) between individuals and groups Forgotten Spaces (with RIBA London) Brixton Village Indoor Market
Charisse Bennett . MA Design for Sustainability
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Business/Funding Model Popuphood was lauched in Oakland California in September 2011 by Sarah Filley and Alfonso Dominguez. This project is in the testing phase to bring retail into Old Oakland. They are working to offer retail space rent-free for six months through cross sector partnerships. Their ultimate goal is to encourage the businesses to sign long-term leases. They define themselves as “passionate urbanists creating partnerships to solve epic problems.� They have consciously chosen to focus on their neighborhoods and communities with the potential to participate in the global conversation around social entrepreneurship. 12
Popuphood is a fee for service consultancy, design and marketing social enterprise working with Municipalities, Building owners, Developers, Retailers, and community Stakeholders.
charissebennett.com . 2012
POPUPHOOD www.popuphood.com Focused on rebranding the neighborhood and connecting to existing local stakeholders. as well as building partnerships with the City of Oakland and building owners.
Charisse Bennett . MA Design for Sustainability
13
The Empowerment Plan One of the tenants at Ponyride produces a dual purpose coat/sleeping bag for the homeless. Business/Funding Model Ponyride is taking a look at the effect of the foreclosure crisis on the community of Detroit with the possibility of duplication in other similarly affected communities. They are focusing on providing extremely low rent to socially focused entrepreneurs and nonprofit groups. These groups share resources, knowledge, and ideas and also teach their skills through community outreach programs. 14
Ponyride charges minimal rent to tenants. The building was purchased through investment money by the founder.
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PONYRIDE ponyride.org Promotes community improvement through utilization of foreclosed spaces and including community outreach education as part of the membership requirements.
Charisse Bennett . MA Design for Sustainability
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NO LONGER EMPTY www.nolongerempty.org Utilizing vacant spaces for site specific public art acting as a “catalyst for revitalization and economic opportunity for local business.�
Business/Funding Model No Longer Empty is a 501(c)(3) nonprofit organization funded through foundations, sponsors, donations, and volunteers.
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FUTURE BLOOMS www.keepcincinnatibeautiful.org Future Blooms improves the appearance of abandoned boarded-up buildings through simple façade enhancements of painting boarded up facades to appear like windows, doors, etc. Simply presenting a refined appearance improves the quality of the neighborhood, reduces crime and blight. Business/Funding Model “The City of Cincinnati, the Greater Cincinnati Foundation, and the Jacob G. Schmidlapp Trust, Fifth Third Bank, Trustee have committed funding to grow this program. Corporations have also stepped up providing volunteer hours, dollars, and supplies for vacant lots and buildings to keep Cincinnati Beautiful.” Charisse Bennett . MA Design for Sustainability
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Business/Funding Model 3Space is funded by landlords and acts as the negotiator between the landlord and the charities. They take care of all the legal and managerial processes involved in leasing to the charities as well as advertising and leasing to the charities. Landlords benefit from property tax decreases for allowing registered charities to use the space free of charge. Spaces are occupied which maintains the property, decreases vandalism, and maintains the neighborhood quality. 18
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3SPACE 3space.org Facilitates the temporary use of empty property for community organizations and charities. Reducing the property tax by providing free rent for charity organizations. Still allows for advertising to long-term tenant. Temporary tenants provide security by occupying the space and can prevent vandalism. Temporary tenants improve the aesthetic by occupying a once vacant faรงade. Donation of space offers favorable press attention.
Charisse Bennett . MA Design for Sustainability
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WHY I chose this topic as my final project for a number of reasons. Primarily I was interested in exploring a new area that I didn’t have a lot of previous knowledge about. This was to broaden my academic experience and expand my understanding of additional issues. The key topics that were explored throughout this project were the following: sustainable community development opportunities economic revitalization property rehabilitation
neighborhood revitalization building rehabilitation local entrepreneurs + vacant real estate = sustainable community & economic development
tax incentive structures Charisse Bennett . MA Design for Sustainability
21
SHORT TERM
MID TERM
Minor clean-up and painting of boarded up windows.
Minor clean-up and repair for local art installations and exhibits.
Similar to Keep Cincinnati Beautiful.
Similar to No Longer Empty and The Space Makers Agency.
+ Strengths quick, simple solution immediate results affordable
+ Strengths low cost solution affordable
- Weaknesses temporary paint will fade still vacant buildings + Opportunities City & community involvement - Threats Historical Foundation
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- Weaknesses temporary still vacant buildings + Opportunities community involvement - Threats Historical Foundation
charissebennett.com . 2012
LONG TERM Complete rehabilitation of spaces for local start-up business use.
INITIAL GOALS After completing the initial case study research I established the following goals for immediate implementation, short-term implementation, and long-term implementation. After conversations with Ellen Harris at the Metropolitan Planning Commission, it was clear that the short-term goal was not necessary for Savannah’s vacant retail spaces. However, this approach could still be applied to vacant residential structures. The mid-term goal is in process with a collaborator to be installed in September. The long-term goal is discussed and a framework has been developed. However, there are many more discussions that need to happen and many groups to get engaged. Charisse Bennett . MA Design for Sustainability
Similar to popuphood, Ponyride, 3Space, and The Space Makers Agency. + Strengths long-term property & neighborhood improvements sales & income tax increases - Weaknesses expensive decrease in property tax revenue + Opportunities City & community involvement job opportunities economic incentives energy & environmental efficient rental spaces - Threats Historical Foundation complicated code compliance 23
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THE CONTEXT The area of focus for this project is Martin Luther King, Jr. Boulevard in Savannah, Georgia with the potential for application in other areas of Savannah and other cities as well. As you can see in the illustration to the left from the Metropolitan Planning Commission’s I-16 exit ramp removal study, MLK had been a thriving densely developed area with a beautiful train station, many successful businesses and residential areas. Due to segregation, MLK (formerly West Broad Street) provided the vital infrastructure for the African-American community in Savannah with black businesses and entertainment separate from the white community. According to Charles Elmore in a Savannah Morning News article integration actually Charisse Bennett . MA Design for Sustainability
disintegrated the black businesses and MLK slowly started to decline. The I-16 exit ramp simply made it more definite with the demolition of Union Station and the construction of the flyover that acts as a wall dividing the street north and south. On the next page you can see one of the concept studies for revitalization of the area with removal of the exit ramp. The proposal of removing the exit ramp has been discussed since 1998. Broady, Arlinda Smith. “The I-16 flyover: Its end draws near.” Savannah Morning News. February 21, 2010. savannahnow.com/exchange/2010-02-21/i-16flyover-its-end-draws-near#.T7q_0b-JmOg Metropolitan Planning Commision. www.thempc.org/HistoricPreservation/I-16%20 Exit%20Ramp%20Removal%20Study.html
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Charisse Bennett . MA Design for Sustainability
27
City of Savannah
2000 Census (total population 131,603) 2+ Other (1,460) Hispanic (2,779) (3,879)
2% 1% 3% Below Poverty 21.80% (28,689)
African American (75,172)
56%
Vacant (6,070)
11% 38% White (51,092)
Rental (25,538)
44%
45% Owner (25,888)
>High School (38,367)
<High School (19,175)
24%
48% 28%
Unemployment Rate 8.20% (10,791)
High School (22,777) Avg. Home Value $99,676 Avg. Monthly Rent $576
Race/ Ethnicity
Poverty
Below Poverty 15.60% (36,199) Unemployment Rate 6.10% (14,155)
Chatham County 28
2+ Other (2,892) Hispanic (5,041) (6,885)
Housing Avg. Home Value $139,428 Avg. Monthly Rent $607 Vacant (9,818)
2% 1% 3% 40%
Education (25 yrs+) <High School (29,279)
10% 54%
African White American (127,873) (94,398)
36% Rental (35,577)
20%
54% Owner (54,288)
53% >High School (78,804)
27% High School (39,766)
2000 Census (total population 232,048) charissebennett.com . 2012
CITY OF SAVANNAH NEIGHBORHOODS
Understanding the overall context of the demographics within Savannah and the neighborhoods surrounding the Martin Luther King, Jr. Boulevard are important to understanding the community in place. The chart to the left and in the pages after were created from 2000 census data compiled on the City of Savannahâ&#x20AC;&#x2122;s website. This information provides a statistical picture of the community surrounding MLK through poverty, unemployment, race, housing values, and education levels. City of Savannah. Community Planning. www.savannahga.gov/ cityweb/CommServ.nsf/E2781A18CF37107C85256DB7004D721B/E6 8E883EA6FCEF1685256DE20057DF5C?OpenDocument
Charisse Bennett . MA Design for Sustainability
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31ST
charissebennett.com . 2012
Poverty City of Savannah (131,603)
CITY OF SAVANNAH NEIGHBORHOODS 75.50% (669) 51.40% (455)
Yamacraw Village (886)
78.00% (441) 38.60% (218)
Kayton/ Frazier (565)
33.10% (956) 18.80% (543)
$
! %)
Cuyler/ Brownsville (2,889)
%! 26.90% (260) 11.20% (108)
Cann Park (967)
25.60% (234) 16.40% (150)
Jackson Park (916)
41.10% (2,560) overall 23.70% (1,474) overall
Charisse Bennett . MA Design for Sustainability
N. Historic District (1,959)
" #
%"
'( '% &#
21.80% (28,689) Below Poverty 8.20% (10,791) Unemployment
S. Historic District (3,038) West Victorian District (806) Metropolitan (1,860) Bingville (787)
32.80% (643) 12.70% (249) 31.90% (969) 7.70% (234) 43.00% (347) 2.60% (21) 30.80% (573) 17.10% (318) 34.70% (273) 1.90% (15)
33.20% (2,805) overall 9.90% (837) overall
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Race/Ethnicity City of Savannah (131,603)
2% 1% 3% 56%
12.8% (113) 87.2% (773)
Yamacraw Village (886)
100% (565)
Kayton/ Frazier (565)
99.7% (2,879) 0.3% (10) 0.7% (19)
$
! %)
%! 100% (967)
Cann Park (967)
0.8% (7) 92.2% (845) 6.9% (63) 0.1% (1) 6.9% (63)
Jackson Park (916)
32
1.9% (120) 96.9% (6,029) 1.2% (73) 0.01% (1) 1.3% (82)
" #
Cuyler/ Brownsville (2,889)
N. Historic District (1,959)
%"
'( '% &#
S. Historic District (3,038) West Victorian District (806) Metropolitan (1,860) Bingville (787)
52.7% (4,451) 41.4% (3,497) 4.6% (391) 1.3% (113) 2.3% (194)
38%
White (51,092) African-American (75,172) Other (3,879) 2+ (1,460) Hispanic (2,779)
77.0% (1,509) 9.3% (182) 12.9% (252) 0.6% (18) 4.6% (91) 79.6% (2,418) 15.5% (471) 2.8% (86) 2.1% (63) 2.6% (79) 45.5% (367) 48.6% (392) 5.8% (47) 2.0% (16) 4.0% (74) 95.5% (1,776) 0.3% (6) 0.2% (4) 0.4% (8) 10.5% (83) 85.9% (676) 3.6% (28)
charissebennett.com . 2012
Housing City of Savannah (57,496)
CITY OF SAVANNAH NEIGHBORHOODS
11% 45% 44%
$0 88.4% (283) $200 11.6% (37)
4.8% (11) $43,661 $219 81.0% (187) 14.3% (33)
$55,521 34.2% (455) $483 48.5% (645) 17.2% (229)
Yamacraw Village (320)
$
Kayton/ Frazier (231)
# ! %)
Cuyler/ Brownsville (1,329)
%! $55,232 53.6% (185) $519 46.4% (160) $43,310 43.3% (204) $464 38.0% (179) 18.7% (88)
Cann Park (345) Jackson Park (471)
(2,696)
31.7% (855) 53.9% (1,454) 14.4% (387)
Charisse Bennett . MA Design for Sustainability
N. Historic District (1,126)
"
%"
'( '% &#
S. Historic District (2,224) West Victorian District (532) Metropolitan (895) Bingville (323)
Owner (25,888) Rental (25,538) Vacant (6,070) Avg. Value $99,676 Avg. Rent $576
19.4% (218) 60.3% (679) 20.3% (229)
$415,999 $619
21.1% (469) $520,492 62.2% (1,384) $592 16.7% (371) 10.5% (56) 69.4% (369) 20.1% (107)
$212,161 $552
30.7% (275) 47.6% (426) 21.8% (194)
$50,767 $509
35.9% (116) 64.0% (207)
$54,024 $522
(5,100)
22.2% (1,134) 60.0% (3,065) 17.7% (901)
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Education (25 yrs+) City of Savannah (80,319)
24% 48%
>High School (38,367) High School (22,777) <High School (19,175)
28%
32.8% (57) 29.3% (51) 37.9% (66)
Yamacraw Village (174)
23.7% (44) 29.0% (54) 47.3% (88)
Kayton/ Frazier (186)
25.7% (456) 28.4% (504) 45.9% (816)
$
# ! %)
Cuyler/ Brownsville (1,776)
%! 34.5% (213) 28.2% (174) 37.4% (231) 28.0% (166) 24.8% (147) 47.2% (280)
Cann Park (618) Jackson Park (593)
(3,347)
28.0% (936) 27.8% (930) 44.2% (1,481)
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N. Historic District (923)
"
%"
'( '% &#
S. Historic District (2,135) West Victorian District (484) Metropolitan (1,092) Bingville (434)
78.2% (722) 13.8% (127) 8.0% (74) 76.5% (1,634) 15.0% (321) 8.4% (180) 49.0% (237) 19.4% (94) 31.6% (153) 30.3% (331) 33.3% (364) 36.4% (397) 39.6% (172) 26.7% (116) 33.6% (146)
(5,068)
61.1% (3,096) 20.2% (1,022) 18.7% (950)
charissebennett.com . 2012
CITY OF SAVANNAH NEIGHBORHOODS In conclusion, the individual High Poverty neighborhoods could easily High Unemployment be grouped according to the Primarily African-American illustration to the right. WIth the areas in blue having more similar < $55,000 home values statistics than the areas in green. Low Education Rates Therefore the majority of the neighborhoods surrounding MLK would be considered lacking in the resources necessary to promote revitalization efforts.
Yamacraw Village (886)
# ! %)
Cuyler/ Brownsville (2,889)
%! Cann Park (967)
N. Historic District (1,959)
"
Kayton/ Frazier (565)
Jackson Park (916)
Charisse Bennett . MA Design for Sustainability
$
%"
'( '% &#
S. Historic District (3,038) West Victorian District (806)
30% Poverty 10% Unemployment Primarily White
> $400,000 home values Higher Education Rates
Metropolitan (1,860) Bingville (787)
35
MPC Planning Commission
SEDA Economic Dev Authority
The Creative Coast
Chamber of Commerce
ACM Admin & Community Services
Youth Council
Comm & Economic Dev Bureau
Management Services Bureau
City Manager
Executive Assistant
Admin Assistant
Director of Legislative/Council
Director of Staff/ Operations
Public Information
Auditing
Chief Information Technology Officer
Fire Bureau Chief
SCMPD Bureau Chief
ERP - Lawson
Logistics
Admin Support Services
Human Resources
Research Library
Coastal Workforce Services
Community Planning & Dev
Purchasing/ Warehouse
Vehicle Maintenance
Economic Dev Department
Real Property Services
Operations
Patrol
Research & Budget
Parking & Mobility
Housing
Development Services
Emergency Management
Criminal Investigations
Recorderâ&#x20AC;&#x2122;s Court
Revenue
Citizenâ&#x20AC;&#x2122;s Office
Land Bank Authority
Communications
Property Maintenance
CHSA
Savannah Impact
SDRA
Step Up Savannah
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charissebennett.com . 2012
CITY OF SAVANNAH GOVERNMENT ACM Utilities Dev & Construction
CFO
Public Facilities, Events, & Services
Cemeteries/Park & Tree
Public Works & Water Resources
W&S Supply & Treatment
Sanitation Bureau
Finance
Special Project
Film
Water & Sewer
Water Reclamation
Residential Refuse
Cultural Affairs
Buildings & Grounds
W&S Planning & Engineering
Stormwater Mgmt
Refuse Disposal
Recreation Services
Civic Center
Conveyance & Distribution
Streets Maintenance
Commercial Refuse & Recycling
Traffic Engineering
Street Sweeping Property Maintenance Sanitation Code Enforcement
Charisse Bennett . MA Design for Sustainability
37
2 Chamber of Commerce
“To provide quality customer service and programs that meet the needs of our members, improve the economic environment of our community, and build a legacy of leadership for the next century.”
1 SEDA Savannah Economic Development Authority “To expand the region’s existing economic base by growing, attracting and developing new business opportunities.”
Chamber of Commerce
SEDA Economic Dev Authority
The Creative Coast
MPC Planning Commission
3 MPC Metropolitan Planning Commission
“land use, transportation, environmental quality, water resources and growth management.”
Comm & Economic Dev Bureau
4 The Creative Coast
“To nurture the members of the Savannah community engaged in creative or innovative endeavors and to cultivate an environment in which they can thrive.”
2 Community and Economic Development Bureau
“will develop and support partnerships that help build and sustain safe and physically attractive neighborhoods, a socially healthy community, and an economically prosperous city.”
6 Community Planning & Development
“to improve disadvantaged neighborhoods and fund public services and programs through grants management, consolidated and neighborhood planning.”
2 Economic Development Department
“To support a vibrant community and better quality of life through individual and family asset development and the creation and sustainability of a healthy, inclusive business environment.”
2 Real Property Services
Coastal Workforce Services
Community Planning & Dev
Economic Dev Department
Real Property Services
Housing
Development Services
Citizen’s Office
Land Bank Authority
Property Maintenance
CHSA
SDRA
Step Up Savannah
“will provide professional assistance to City staff and citizens concerning real property owned or used by the City of Savannah.”
38
charissebennett.com . 2012
1 CITY OF SAVANNAH GOVERNMENT
2 4 3 5
8 Development Services
“providing quality services to our Development Community to make the process of building in Savannah efficient and affordable.”
2 Land Bank Authority
“to facilitate the conversion of vacant, abandoned, and tax-delinquent properties into productive use.”
6
2 Property Maintenance
“will promote a safe, clean, and healthy environment for all City of Savannah residents and visitors.”
6 SDRA Savannah Development & Renewal Authority “to lead a coordinated strategy of economic development and civic design to strengthen Greater Downtown Savannah.”
7
5 StepUp Savannah
“works collaboratively to reduce poverty in Savannah and Chatham County.”
Charisse Bennett . MA Design for Sustainability
8
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CITY/ COUNTY
PROPERTY TAX
PROPERTY
INCOME TAX
SUPPORT COMMUNITY/ INFRASTRUCTURE/ PROGRAMS/ ETC
COMMUNITY
RENT
SALES TAX INCOME TAX
RENOVATION
BUSINESS/ STARTUP
JOBS
SUPPORT LOCAL 40
charissebennett.com . 2012
THE CURRENT SYSTEM The current system that is in place relies on the ability of the start-up/business to secure enough capital to renovate the space or spaces of a property. Many of these vacant properties within the city have been left vacant and slowly rotting away as time, care, and attention have not been bestowed upon them. Due to the lack of attention many properties are far beyond meeting current building codes, while some even have large amounts of asbestos, and of course most have remaining lead paint. One could say this is a bit of a chicken and egg situation, we need startup businesses and we need spaces for them to set up in. We have plenty of property in town, but not enough startups with the capital to renovate them. Charisse Bennett . MA Design for Sustainability
CITY/ COUNTY
PROPERTY TAX
PROPERTY
INCOME TAX
SUPPORT COMMUNITY/ INFRASTRUCTURE/ PROGRAMS/ ETC
COMMUNITY
RENT
SALES TAX INCOME TAX
RENOVATION
BUSINESS/ STARTUP
JOBS
SUPPORT LOCAL
41
COMMUNITY DEVELOPMENT ORGANIZATION
FACILITATOR
+
CITY/COUNTY
PARTNERS/ SPONSORS
+
BUSINESS/ STARTUP
PROPERTY
COMMUNITY
RENT/ DEFERRED RENT
PROGRAMS/ GRANTS/LOANS/ TAX INCENTIVES/ PERMITS/FEES
42
LABOR/ MATERIALS/ DESIGN
BUSINESS PLAN/ STARTUP CAPITAL/ FUTURE PROFITS/ SALES TAX
JOB CREATION/ INCOME SUPPORT LOCAL BUSINESS/ COMMUNITY
charissebennett.com . 2012
THE FRAMEWORK This framework proposes matching vacant storefront owners with budding entrepreneurs. Landlords will receive tax abatement and subsidies in exchange for their willingness to grant short-term free rent to aspiring start-ups. Landlords must be willing to renovate properties and allow turn-key access to interested companies. City and Regional governments will allow for incentive-based programs and grants, renovation funding, and tax abatementâ&#x20AC;&#x2122;s. In the end, blighted properties that are vacant become renewed and inhabited by up-and-coming companies. Lives change. Neighborhoods become revitalized.
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MOTIVATIONS increased community revitalization increases economic activity
CITY/ COUNTY
increased economic activity increases tax revenue
The City already has many programs in place. CITY/COUNTY
PROPERTY
MPC
PROPERTY
BUSINESS/ STARTUP
SDRA
Metropolitan Planning Commission Federal Tax Incentive Programs
Savannah Development and Renewal Authority Facade Improvement Programs
State Income Tax Credit Program State Preferential Property Tax
Facade Grant Programs Sprinkler Cost Assistance Program
Assessment Program
Edge Grant Programs Design Assistance Program Corner Store Program
PROGRAMS/ GRANTS/LOANS/ TAX INCENTIVES/ PERMITS/FEES
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Revolving Loan Program Special Purpose Loan Micro-Loan Program
However, the requirements and guidelines are confusing and most apply only to the property owner. While talking to SDRA they mentioned most of their programs were under utilized. After reading through the guidelines and requirements one would assume it is difficult to apply for and/or time consuming. It also seems many people are unaware of what programs are available and how to apply for them. By increasing awareness of available funds the City can increase the scale of community revitalization. charissebennett.com . 2012
MOTIVATIONS return on investment (make money)
PROPERTY OWNER
increased property value leads to increased rent potential also leads to community revitalization
Property rights are strong in Savannah and therefore enforcement of laws, codes, and regulations are difficult. Property owners have little motivation (positive or negative) to improve their buildings. The long standing tradition instills that a business is responsible for the renovation of buildings in their entirety. In many buildings in Savannah that means bringing buildings from the early 1900â&#x20AC;&#x2122;s up to current day code compliance and installing new systems that didnâ&#x20AC;&#x2122;t exist before. While well-established businesses have the capital to do such renovations, most start-up businesses do not. The Savannah community is in need of business of all sizes and is thriving with the potential for creative start-ups. Charisse Bennett . MA Design for Sustainability
PROPERTY
Property Owners Conversations with: Owner of 530 MLK Additional Owner on MLK
LABOR/ MATERIALS/ DESIGN
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MOTIVATIONS startup business opportunity with community support
BUSINESS/ STARTUP
investing in the community/customers rather than a building they donâ&#x20AC;&#x2122;t own
Savannah is bursting at the seams with creative, innovative individuals with start-up business ideas and potential. BUSINESS/ STARTUP
Business/ Startup Conversations with: The Creative Coast (Jake Hodesh) Sparetime Owner (new bar) Micro-enterprise Recruiter (Carl Biathrow)
BUSINESS PLAN/ STARTUP CAPITAL/
As a City and community we should be embracing their potential to diversify our local economy and increase the number of knowledge-based job opportunities. Many programs are established to mentor and accelerate these start-up businesses, but when it comes time to establish an office or store the programs and funding stop. Are we mentoring start-ups in our own community and then sending them elsewhere to establish themselves?
FUTURE PROFITS/ SALES TAX
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charissebennett.com . 2012
COMMUNITY
MOTIVATIONS community revitalization leads to more job opportunities and local economic growth
The Savannah community is often divided up into itâ&#x20AC;&#x2122;s neighborhoods of focus instilling a sense of lingering segregation. However, this segregation is not strictly based on skin color, but rather wealth or how long you have lived in Savannah. Those that are from Savannah (some not all) are mostly happy with things exactly as they are and not interested in change of any kind. Even when the change benefits the entire City. While maintaining historic structures and urban planning is one thing, historic views of the economy and politics are not going to help Savannah excel into the future. The diverse community of Savannah needs to be reflected in the local businesses, rather than catering to a tourist clientele. Charisse Bennett . MA Design for Sustainability
COMMUNITY
Community Conversations with: The Creative Coast (Jake Hodesh) SeeSAW (James & Matt) Jerome Meadows (artist)
JOB CREATION/ INCOME SUPPORT LOCAL BUSINESS/ COMMUNITY
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PARTICIPATION
AWARENESS
COOPERATION
x
What if...
x we participated?
x x
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x
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PROJECT PROPOSALS After gathering the data and having multiple conversations with various stakeholders I have come up with the following project ideas for implementation. Many more conversations need to happen in the future to get additional stakeholders involved. The first two proposals highlight mid-term projects to get the community involved and promote conversations. While the final proposal outlines the framework for long-term project implementation.
Charisse Bennett . MA Design for Sustainability
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this was a local coffee shop and bookstore
If I owned this building I would...
start a local bakery
MLK
Imagine if...
Bay Broughton Oglethorpe Liberty
Henry Anderson
37th
and restaurant Victory
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charissebennett.com . 2012
What if...
WHAT IF...
we participated?
If you thought someone was listening to your opinions, needs, and desires for the community around you, what would you ask for? Candy Chang started such a project in New Orleans called “I Wish This Was…” Using removable stickers she encouraged people to get engaged with the environment around them, voicing their opinions, and putting them out there for everyone else to react to as well. The community group SeeSAW recently installed Candy Chang’s “Before I die I want to...” on a wall on North MLK Boulevard. There was a lot of participation and it acted as a starting point for many conversations. It would be interesting to see how much participation it would have gotten on South MLK. Charisse Bennett . MA Design for Sustainability
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INVOLVEMENT Property Owners
x
Local Artists
x x x
Local Business Sponsorships/Promotion Community Engagement
x
City Support/Approval
Print a local map or have one to download online with the locations of art installations identified and encourage people to visit them all.
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ART INSTALLATIONS This proposal focuses on the mid-term implementation goal with an expected deadline of September 2012. Working with a few collaborators, we plan to locate several vacant retail spaces along the corridors of Broughton Street and Martin Luther King, Jr. Boulevard. By setting the evening of Fashion Night Out (an event that will close down Broughton Street to traffic for the evening) as the deadline, we hope to generate a large amount of awareness about the project and get audience involvement. After implementation on Broughton Street we hope to expand into other areas of town documenting the locations with a map for people to use as a guide to explore areas of town they might be less familiar with. Charisse Bennett . MA Design for Sustainability
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SCENARIO PLANNING Planting the Vision Scenario One: As-Is “Business as Usual” Scenario Two: Property Owners’ Dream Scenario Three: Cooperation Everyone Gives a Little Everyone Gets a Little Scenario planning is used to illustrate a possible future based on current situations and proposed changes.
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Savannah has a multitude of historic structures. Many of these are sitting vacant and have been sitting vacant for as long as most people can remember. Time was simply stopped for many of these buildings after the flight from downtown occurred in the 1930â&#x20AC;&#x2122;s and 40â&#x20AC;&#x2122;s as the automobile gained in popularity. Many historic structures were destroyed and many are close to destruction by neglect. Currently there is little that can be done with these decaying buildings due to the large amount of investment required to bring them up to code. This necessary investment prevents most start-up businesses from bringing these structures back to life. There are tax incentives and various loans available for buildings deemed historic. However, these are only available to the building owner and not a business. Even with these incentives a large amount of cash up-front is necessary. As our economy is slowly recovering, we see a few of these buildings getting rehabilitated and inhabited. Most of the buildings getting fixed up today are by the business owner and not the property owner. Therefore any historic incentives available are not being utilized. 56
From many of my conversations, this is just how it works. A property owner has little incentive to maintain their building and the expectation is that the business is responsible for the rehabilitation of the space. Which I understand to an extent, that a business will always want to design the space to fit their needs, however, this limits small start-up businesses when a structure needs major repair to even meet code. Some of these vacant buildings have asbestos and most have lead paint, which is cost prohibitive to remove. One observation is that owners of commercial property generally do not live within the surrounding community of their property. Therefore, the sight of the vacant decaying structure is easy to ignore and disregard. I realize this is not the case for all properties and property owners. If an owner is genuinely interested in seeing improvement to their property and the community surrounding it, then incentives should be clear and available to them, but that does not mean simply giving them funds.
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SCENARIO ONE As-Is “Business as Usual” Sally Johnston has been living in Savannah for five years working in an office during the days and completing freelance design work in the evenings while trying to market her own line of jewelry. She and a couple of other jewelry designers have been talking about setting up their own shop to sell their designs, teach workshops, and offer studio memberships to the community. They qualify for a business loan to establish the store and necessary equipment, but they can’t pull enough money together to afford a full rehabilitation of the spaces they have found in downtown. Each time they find a location with the appropriate size, frontage, and price range, they are disappointed by the overall structure’s Charisse Bennett . MA Design for Sustainability
disrepair. There isn’t enough money available to bring these properties up to code. They try negotiating some of the repair expenses with the landlords, as much of the work will be permanent repairs to bring the structure up to current code. However, this has turned into a long drawn out back and forth discussion getting them nowhere. As Sally and her team become more and more frustrated, they begin to look further outside of downtown where the rent is cheaper and the spaces are newer. However, they long to be downtown and their prime customer base will be downtown.
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Just recently we all witnessed the building at Broughton and Jefferson get transformed practically overnight from a decaying boarded up structure to a shiny new McDonald’s. While we can all debate the benefit or not of a McDonald’s being downtown, we can’t argue with how quickly and easily they renovated the long vacant building. All the while, just down the street World of Beers has been working on their building for many, many months and the restaurant Temperance has been “Coming Soon” for nearly a year. Around the corner at MLK and Congress Street, The Sparetime took 4 or 5 months to renovate and open.
back, leading to delayed revenue for the business and therefore possible failure. If businesses spend most of their starting capital on renovating the building they have a shorter window of time to get established and generate revenue.
Local business often takes more time to renovate a space and open shop. This is primarily due to low starting capital requiring the business owners to do as much of the work themselves as possible. These businesses do not happen overnight.
While one can say patience pays off, this doesn’t always happen. Sitting around waiting for something to happen, someone else to invest, or the economy to rebound is not going to fix our problems. Small changes and improvements today can lead to large long-term improvements that ripple out to the surrounding communities.
Obviously the property owner is less concerned about how long it takes a business to move in as long as they are paying the rent. However, what happens when the cost of renovation exceeds the budget and the opening gets pushed 58
While this is how the system currently works and properties are just sitting around waiting for the investors, developers, or city to provide the revitalizations the communities need, this is a long and slow process if everyone is waiting for someone else to do something. There is no magic wand to wave and rehabilitate the properties.
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SCENARIO TWO
“The best time to plant a tree is twenty years ago. The second best time is TODAY.” – Chinese Proverb
Property Owners’ Dream The Investors Group LLC just recently purchased a few buildings in Savannah that were in foreclosure. They of course got a great deal on the properties, but they are old and not up to proper building code, not sprinklered, and have clearly seen better days. The group discusses their options and gets a few quotes for full renovation work. However, they know there are plans in the works from the city to do some community revitalization and decide to just hold off to see what happens.
in value without having to invest another cent. The location is so much more valuable now that large well-established businesses are investing in complete renovations of all the surrounding structures. The property owners didn’t even have to contribute to the revitalization efforts. They simply waited for someone else to do it. While they had to invest a large amount of money in the beginning to purchase the properties, they had to do little else.
The city invests millions of dollars into a revitalization plan that takes nearly 20 years to put into action and after 25 years the work finally begins to pay off. The property surrounding the area has nearly doubled Charisse Bennett . MA Design for Sustainability
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The community facilitator utilizes the developed framework to get the local government, property owners, startup businesses, and community involved in rehabilitating a structure on Martin Luther King Jr. Boulevard that has been vacate for a long time and just recently purchased from the bank. In the initial meetings a key person from each group is present to discuss the possibilities of the property. A start-up business is there after being selected from a short application process; there are a few professors from the local colleges that will be using this as a class project; the property owner; city representatives; the community development facilitator; and a few local representatives from the nearby neighborhood. After the facilitated discussions, everyone has a clear understanding of what they are contributing to the project. For the property owner it could be 6-12 months free rent with a 2-3 year contract from the start-up business, as well as agreed upon expenses towards labor and materials that will qualify for tax incentives. 60
The start-up business will provide design fees to the college class working with the project, as well as guaranteed community outreach through a certain percentage of jobs for the local neighborhood or community classes, events, or similar once a quarter. The City will work with the designers and construction students to meet code and receive the necessary permits, as well as waiving the necessary review fees and assisting in applying for all available tax incentives and credits. By partnering with the project, local material companies receive promotion and the college students receive valuable real world experiences, that for some colleges could count as internship credits. By developing relationships between these key groups, partnerships are established that lead to change. While this change is localized to one building at a time, the improvements in one building influence the surrounding context and a ripple effect slowly begins.
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PROJECT STATEMENT Cooperation Everyone gives a little Everyone gets a little In an ideal situation those that own property would be an active part of the community as well. However, this is often not the case. There are many commercial properties in Savannah owned by people that do not even live in the state of Georgia. When a building is viewed as an investment rather than an element of the community, it automatically loses value. It loses that personal individual value that relates it to the surrounding context, the community, the city, the neighborhood.
Charisse Bennett . MA Design for Sustainability
The fabric of our city and community is made up of the physical structures, the people, the businesses, and the relationships between and amongst all of these. How do we get all of these elements to work together rather than in isolation pointing fingers at whom is responsible for what? Rather than waiting for a knight in shining armor to invest large amounts of money in our city, if we all invest the time we have today the benefits will be more established within the community tomorrow.
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CITY/COUNTY
PROPERTY
BUSINESS/ STARTUP
COMMUNITY
PARTNERSHIPS
PROGRAMS/ GRANTS/LOANS/ TAX INCENTIVES/ PERMITS/FEES
LABOR partnerships w/ Savannah Tech Green Building & Construction Management
DESIGN FEES partnerships w/ SCAD Architecture & Historic Preservation
JOB CREATION/ INCOME SUPPORT LOCAL BUSINESS/ COMMUNITY
LABOR AND DESIGN PARTNERS WITH LOCAL SCHOOLS
Construction Apprenticeship Students
Savannah Tech Historic Preservation & Drafting
YouthBuild MATERIALS partnerships w/ Guerry Lumber Southern Pine Company 62
BUSINESS PLAN/ STARTUP CAPITAL/
GAIN VALUABLE REAL WORLD EXPERIENCE & PROMOTION MATERIAL PARTNERS WITH LOCAL BUSINESSES PROMOTION
charissebennett.com . 2012
THE FRAMEWORK Everyone works together and everyone benefits. The key is equal contributions. The city has tax incentives available for the property owner, and low interest loans available for the startup business. The city also has the ability to lower the necessary permitting fees for projects participating in this program. Lower cost labor is available through a direct partnership with StepUp Savannahâ&#x20AC;&#x2122;s Construction Apprenticeship Program and YouthBuild of Savannah, as well as construction management students from Savannah Technical College. While working within the framework of educating students requires more time, the direct real world experience is valuable for their future and provides a cost savings to the project. Charisse Bennett . MA Design for Sustainability
Developing a partnership with the local building material companies, such as Guerry Lumber and Southern Pine Company, can provide cost savings for the project and promotion for the companies. Lower cost design fees can be obtained through partnerships with Savannah College of Art and Design and Savannah Technical College architecture, historic preservation, and drafting classes. The facilitator must maintain open lines of communication between all partners and individuals involved, and be able to mediate any and all conflicts that arise. While the amount of time and energy needed for this program to be successful will be great, the benefits to the community will lead to local economic growth. 63
CITY/COUNTY
PROPERTY
BUSINESS/ STARTUP
COMMUNITY
PARTNERSHIPS
PROGRAMS/ GRANTS/LOANS/ TAX INCENTIVES/ PERMITS/FEES
LABOR partnerships
DESIGN FEES partnerships
MATERIALS partnerships
BUSINESS PLAN/ STARTUP CAPITAL/
JOB CREATION/ INCOME SUPPORT LOCAL BUSINESS/ COMMUNITY
LABOR AND DESIGN PARTNERS WITH LOCAL SCHOOLS
CITY/ MATERIAL COUNTY PARTNERS WITH LOCAL BUSINESSES
GAIN VALUABLE For more information and to join the campaign:Increase REAL WORLD
awareness and exploringSAV.wordpress.com
EXPERIENCE & PROMOTION
participation of assistance programs to increase community revitalization!
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charissebennett.com . 2012
CAMPAIGN POSTCARDS By creating a series of campaign postcards individual interest can be sparked from the separate interest groups. These are the initial draft idea for campaign postcards. They will go through additional design phases to be more individually focused on the interests and motivations for each group, as well as highlighting some of the key benefits for each.
PROPERTY OWNER Increase your property value and your long-term rent potential by getting involved!
$
BUSINESS START-UP Stay in Savannah and discover the amazing potential for your creative start-up!
COMMUNITY Speak up and invest in your community by supporting and encouraging local business and revitalization!
PARTNERS Invest in your community and the future generation by joining the team!
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exploringSAV.wordpress.com
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CONCLUSION This proposal combines neighborhood revitalization endeavors, building rehabilitation efforts, and local entrepreneurial ventures to demonstrate sustainable community and economic development opportunities for vacant real estate and retail spaces within the City of Savannah. While there are many more conversations to have and viewpoints to understand, this project provides a basic outline of our current situation and possible options for improving upon that situation. Due to the large scale problem and multiple stakeholders involved there is not one single solution appropriate and the only way any proposed solution will help is to get everyone on board actively involved. Charisse Bennett . MA Design for Sustainability
Therefore, I propose this developed framework as an organization focused on community development that will facilitate rehabilitation through collaboration between multiple stakeholders. Informational brochures will be distributed to the appropriate groups and individuals to gain interest and establish initial meetings. These brochures are one part of the campaign to establish a future project. Additional materials include the established blog and future informational videos. Additional next steps include presenting to various groups in the City and local colleges.
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CHARISSE LYNN BENNETT Final Project for MASTER OF ARTS in DESIGN FOR SUSTAINABILITY at Savannah College of Art and Design
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SPRING 2012 PROFESSOR URSULA TISCHNER