Getting the makeover right

5 considerations when redeveloping a historical area

By Jane Hills

Rich in culture, architecture and neighborhoods, historic downtowns are the heartbeat of cities across the country.

This deep character of original historic downtowns is like a work of art that drives how successfully businesses and community members are able to interact and function.

Although, in order for the depth of history to thrive in a town, it requires strategic planning and restoration to uphold an environment where individuals want to live and help it flourish. It is proven that revitalization projects are essential in maintaining a booming economy that touts lower crime rates and attracts new businesses and neighbors. Essentially, these downtown revitalization projects build a place where people want to live, work, shop, dine and spend their time.

Before planning a downtown revitalization, here are a five key factors to consider:

1 Understand the history of the area and who will be impacted

When planning to redevelop a historical area, it is crucial to grasp the backstory of the location. Researching local historic districts to learn of special significance based on history, architecture and culture is one of the first steps to planning a revitalization. Initially, historic designations served cities well to hinder the redevelopment of iconic structures, but this government-backed preservation can lead to challenges in planning new developments. Due to these restrictions, many neighborhoods and communities are left without revitalization efforts that could greatly enhance the entire city. The first historic district to be preserved by local legislation was the Historic Charleston District of South Carolina, and today there are more than 2,300 local historic districts in the US., where both the county and municipal governments are involved in land use decisions. These entities sometimes can decide on restrictions that create obstacles for property owners who desire to revitalize a historic area. For example, the Seattle historic preservation board rejected an apartment development, because it towered above the nearby historic buildings, costing the city 200 new homes in the core of the town. Additionally, it is important to understand what the other restrictions on a particular district might be and whether all proposed buildings must go through a design review to maintain historic character by including elements that match the historic characteristics. While historic revitalization and urban development have benefits short- and

Having a clear vision and goal when embarking on a downtown revitalization is imperative. If increasing the overall revenue for an area is your goal, data shows that these restoration projects meet the mark.

Creating more homes for residents to be near the action of downtown plays a major role in the long-term health of an overall region while lessening the carbon footprint due to the walkable distance.

long-term with great city planning and organization, they also have critics of which are vocal, passionate, and have meaningful social and economic goals and objectives independent as to how the city and or project may be approved. It is when all groups come together to discuss those points and understand that there will not always be best outcomes for all. 2 Acknowledge what makes the district historically significant

When did the downtown area originate? What was the main use of the area? Where did the city get frozen in time? Grasping the highest point of success and the biggest struggles of a historic district should factor into revitalization plans. For example, the downtown Durham district in North Carolina dates back to the 1800s where the area of Five Points, the intersection of five main roads, played a key role in the commerce of the town. It was the place for markets, bartering and exchanging of goods. Given its central location, Five Points also was a natural gathering place for parades

and protests. Community gatherings were the original excitement of the historic area. As the city continues to undergo revitalization, designs like exposed brick, wood millings and other charming features are included in new developments to enhance and honor the history of the town, as well as outdoor spaces like Durham Central Park. As the surrounding historic neighborhoods of downtown Durham stay highly populated, the brand-new luxury residential offering, The Novus, is expected to benefit the Five Points district and the many people moving to Durham with its for-sale, rental and retail offerings all in one high-rise experience. Creating more homes for residents to be near the action of downtown plays a major role in the long-term health of an overall region while lessening the carbon footprint due to the walkable distance.

3 Consider the amenities of the area and how to add value

Places to socialize, shop, dine and enjoy entertainment are elements of a vibrant downtown. When considering a revitalization project, developers should continue to build a place where people want to spend their time. Years ago, downtown areas were places of production, but they have transformed into areas of consumption and productivity, generating great returns. Downtown areas are growing rapidly with more Americans living in the highest-density urban neighborhoods in recent years, so considering factors like population growth and housing demand near downtown is important to note as you plan to redevelop an area. In addition, surveying the historic buildings will tell you whether or not the area requires preservation, rehabilitation, restoration or reconstruction. Selecting one of these treatments depends on historical significance, proposed use, physical condition and intended interpretation. 4 Learn what draws people to the area

Determining the city’s reputation and residential draw are key factors in strategizing historic revitalizations. Data shows that approximately 54% of people worldwide reside in cities, which is an increase from the 30% in the 1950s. Learn more about emerging trends in real estate by visiting sources like the Urban Land Institute, or keep an eye on the areas with the highest population boom to discover places that could most likely benefit from revitalization. Crime rate is another top factor that can draw or deter people from a location. To avoid any misconceptions about an area’s crime risk, sites like CrimeMapping.com are useful when researching incidents in different locations. Additionally, employment opportunities are an indicator of a location’s trajectory, and although we’re in the height of the digital age, jobs are increasingly concentrated in particular cities throughout the US. With the centralization of a downtown district, businesses have better access to employees, infrastructure and resources. 5 Determine the benefits of redevelopment

Having a clear vision and goal when embarking on a downtown revitalization is imperative. If increasing the overall revenue for an area is your goal, data shows that these restoration projects meet the mark. In fact, revitalization plays a major role in the long-term health of an overall region by enhancing city tax revenues. The International Downtown Association reported that vibrant downtowns are outpacing their cities in growth and are contributing $613 in retail sales per square mile, which is seven times the citywide average. With the revenue from retail, restaurants and bars, and hotels, the majority of revitalized downtowns can generate up to $53 million in sales tax per square mile. Considering the historical significance, how to add value, what draws people to the area, and the overall benefits of the project are key factors when looking at redeveloping a historical downtown district. Marrying the charm of history with the convenience of the up-and-coming can be a tactful yet rewarding process, and when done successfully, the area is not changed, rather it is enhanced and honored. CCR

Jane Hills is co-founder and partner at Austin Lawrence Partners, founded in 1983. Her marketing and design expertise spans commercial and residential real estate, and she has an extensive background in development and redevelopment projects. With a vision and strategy to revitalize communities, she is passionate about solving design, marketing and management issues for distressed properties.

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