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Gentrification of Central Cities

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Spike Lee’s Quote on Gentrification

"Why does it take an influx of white New Yorkers in the South Bronx, in Harlem, in Bed Stuy, in Brown Heights, for the facilities to get better?" he said in response to a question at an African-American History Month lecture Tuesday at the Pratt Institute in Brooklyn. USA Today Feb. 27, 2014

"The garbage wasn't picked up every day when I was living in 165 Washington Park.“ "Have you seen Fort Greene Park in the morning? It's like the Westminster Dog Show." "(Renters) can't even afford Williamsburg now because of hipsters."

Defining Gentrification- the process of renewal and rebuilding accompanying the influx of middle-class or affluent people into deteriorating areas that often displaces poorer residents.

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Issues to Consider Regarding Gentrification

1.  What are some current development trends in your city?

2.  Describe any Public Policies in place to ensure equitable and

fair treatment of existing residents.

3.  As the racial, income and household compositions change,

what are the types of conversations occurring at the local level?

4.  Who bares the costs for displacement of homeless and limited

income residents?

5.  What recommendations can you share to ease the transition of

a changing neighborhood?

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Demographic Profile of Select U.S. Cities

Detroit, MI San Diego, CA Atlanta, GA 1970 1970 1970 1.5 m 696,769 496,973 2010 2010 2010 713,777 1,301,621 420,003

Source: U.S. Census Bureau

San Diego

Reese Jarrett, President

April 20, 2015

Gentrification of Central

Cities

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A New Approach for a New Era

Civic San Diego Created in response to the State’s dissolution of redevelopment, Civic San Diego is the merger of Centre City Development Corporation (CCDC) and Southeastern Economic Development Corporation (SEDC) and charged with the mission of

!  winding down redevelopment;! the management of former redevelopment agency housing

and non-housing assets; and! leveraging its talent, creative culture, and entrepreneurial

spirit to advance economic development, neighborhood investment and revitalization, and urban planning and permitting.

!  Redevelopment wind-down

!  Affordable housing

!  Neighborhood revitalization

!  Economic transformation

!  Infrastructure improvements

!  Homeless solutions

!  Long-range planning

!  Foster TOD

!  Facilitate mobility

!  Entitlements / Permitting

!  Job creation

!  Environmental sustainability

!  Support for arts & culture

!  Historic preservation

!  Advance biking/walking

!  Community collaboration

Place Photo Here, Otherwise Delete Box

Place Photo Here, Otherwise Delete Box

Responsibilities &Priorities

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San Diego’s Commitment to Equitable Development

Public Policies -Downtown Community Plan (Affordable Housing Commitment) -The Protection of SRO’s -Dedicated Funding for Housing (Affordable Housing Master Plan) -TOD and Mixed-Income Housing -Inclusionary Housing Program -Planning Incentive Bonuses- Affordable Housing;Parking Reduction;3- bedrooms; Sustainability; Open Space -Community Benefits Policy 7

Size: 1,500 acres • Eight neighborhoods

2010 Population: Residents 36,000+ Workers: Approx. 75,000

2035 Population: Residents 90,000 Workers: Approx. 165,000

Downtown San Diego Statistics

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Celadon

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Overview

Height 17 stories; 6.8 Floor Area Ratio

Units 250 Total (88 Supportive) Living units, studios and 1 Bedrooms

Affordability 248 affordable at 30-60%AMI

Community Space

15,000 SF Outdoor space (Ground Floor Courtyard, Outdoor Terraces on 5th & 15th Floor), Resident Lounge with Kitchen, Laundry Rooms

Retail 5,800 SF

Parking 120 spaces (2 ½ levels)

Bldg Type Type I, LEED Silver

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San Diego’s Gentrification Map

11 Governing Magazine 2000 to present U.S. Census Bureau

Areas include Barrio Logan, Southeastern Planning Areas, Golden Hill, North Park 14th highest gentrification rate; 22 census tracts showed evidence of gentrification btw. 2000 – 2010

Civic San Diego

12 Governing Magazine 2000 to present U.S. Census Bureau

www.civicsd.com 619.235.2200

American Planning Association Apri l 20, 2015

GENTRIFICATION OF CENTRAL CITIES: ATLANTA

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ANDREW A. BAKER, AICP DEKALB COUNTY, GA

Has been the source of both praise and

condemnation

“Double-edge Sword”

GENTRIFICATION OF ATLANTA

ATLANTA-DEKALB

! A major increase in gentrification occurred during the 1996 Summer Olympics. (Demolished inner city neighborhoods for Olympic venues…parks and now student housing)

! Between the mid 1990s and 2010, stimulated by funding from HOPE VI program (Atlanta demolished nearly al l of its public housing a total of 17,000 units and about 10%of all housing units in the city.) (30% low, 30% assisted, 40% market…what about the 70% displaced?)

!  In 2005, the $2.8 billon BeltLine (project was adopted with the stated goals of converting a disused 22 mile freight rai lroad loop that surrounds the central city into an “art-f i l led” multi use trail and increasing the city’s park space by 40%) (New development oriented to new market)

MAJOR TRIGGERS (GOOD INTENSIONS)

! National trend of young people moving back into the cities (but also suburbanites t ired of commuting) New Face

! Metro Atlanta is one of the fastest growing areas in the country (population and job growth) !  Expected to grow by another 3 million between now and 2040 ! New Face

! During the 2000s, Atlanta underwent a profound transformation: ! Demographically, ! Physically, and ! Culturally.

THE NEW FACE OF ATLANTA?

! New migrants decreased the city’s black percentage from a high of 67% to 54% in 2010.

!  From 2000 to 2010, Atlanta gained 22,763 white residents, 5,142 Asian residents, and 3,095 Hispanic residents while the city’s black population decreased by 31,678.

! Much of the demographic change was driven by young, college-educated professional.

!  The three mile radius surrounding Downtown Atlanta gained 9,722 residents aged 25 to 34 holding at least a four year degree, an increase of 61%.

DEMOGRAPHICS

! Tremendous amount of development in the city’s core areas (office and residential towers)

! Employment and Corporate relocations from suburbs (ie., NCR)

! Expansion/renovations to attractions: Botanical Gardens, Piedmont Park, Coca Cola Museum, Worlds largest Aquarium, Ferris Wheel, Civil Rights Museum, IMAX theater etc

! Ponce Market Mixed Use Project (former City Hall East) Attracting a new “Face”

SOME OF THE PHYSICAL CHANGES

PONCE CITY MARKETS

! Lastly, Atlanta’s cultural offerings expanded during the 2000s:

! The High Museum of Art doubled in size; ! The Alliance Theatre won a Tony Award; ! Woodruff Arts District ! Construction of the Civil Rights Museum ! Numerous art galleries were established on the

once industrial Westside

SOME OF THE CULTURAL CHANGES

! Gentrification is caused by the movement of higher income groups into a lower income neighborhood directly or indirectly causing the displacement of existing residents and changing the culture and dynamics.

GENTRIFICATION COULD BE DEFINED

!  Urban flight caused the decline of once upper and middle class neighborhoods (Grant Park, Inman Park, Candler Park and Virginia Highlands) ! First it became affordable, hip but edgy attracting young

people, and by 2000 having become relatively affluent it attracted people from across metro Atlanta to their upscale shops and restaurants)

!  Throughout the 1990s and 2000s, gentrification expanded into other parts of Atlanta ! Old Fourth Ward, ! Kirkwood, ! Reynoldstown, and Edgewood ! As well as Cabbagetown (once populated mostly by working

class whites with Appalachian origins)

GENTRIFICATION BY AREA (EAST)

INMAN PARK (BUGALOW RENOVATIONS)

CABBAGETOWN

! Old Fourth Ward has become one of the most dynamic and sought after areas of the city.

! Recent won Creative Loafing's 2010 award for “Best Bet for Next Hot Hood”.

! The area which remains majority black, has seen a huge influx of whites in recent decades. ! The trend began in the 1980s went from 1980 to 2000,

!  the area west of Boulevard went from 12% to 30% white and !  the area east of Boulevard went from 2% to 20% white.

GENTRIFICATION BY AREA (EAST)

!  The area between I-75 and I-20 along with the neighborhoods west of Grant Park

! West End is the fastest gentrifying in the Southwest, with both the affluent Cascade Heights district and downtown putting pressure on this area.

!  Southwest neighborhoods gentrifying include: West End, Capitol View, Capitol View Manor, Peoplestown, Summerhill, Mechanicville, Pittsburgh, Westview, Oakland City and Adair Park.

!  Gentrification differs in that it is largely wealthier black professionals and families moving in.

GENTRIFICATION BY AREA (SOUTHWEST)

!  Increased costs to live in neighborhood !  Higher rents !  Increasing land values !  Higher taxes !  Investor flipping

!  Decreased affordable housing inventory !  Increased numbers of vacant properties !  Redevelopment of affordable housing stock with less affordable and

infill development !  Condemnation

!  Uneven access to capital

COMMON FACTORS (ATTRIBUTING) TO GENTRIFICATION

from defining the terms of gentrification.

GENTRIFICATION

! Homestead exemption up to $20,000 !  HOST exemption is funded from sales tax proceeds.

! Senior exemption for those over 62 and 65 (up to $14,000) ! Disabled Exemption ($10,000) and Disabled Vet (up to

$70,000) ! Widow – of a killed (in the line of duty) peace officer or fire

fighter is exempt from all ad-valorem taxes ! Assessment Freeze to offset future increases in property taxes. ! A value offset exemption (where any value increase over base

year is exempted) year is exempted)

APPRAISER EFFORTS

!  Education and outreach to neighborhood residents Develop Neighborhood Plans that predetermines gentrifying neighborhoods and offer policies and solutions

! Develop zoning regulations that offer incentives for workforce and affordable housing

! Develop relationships and implementation strategy ! 

Elected official to serve as champion for the issue ! Affordable housing providers (non profits, builders) to outline necessary numbers to close the deal (land trust)

!  Lead property appraiser for your jurisdiction to assist with property and land values

! Financial Institution to assist with affordability ! 

Promote housing choice and aging in place principles aging in place principles

PLANNERS RESPONSIBILITY

Questions?