Bringing New Life to Old Neighborhoods
Elizabeth Heights
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PRESENTER: D O N N E T TA CO L L I E R
S E L F - H E L P CO M M U N I T Y D E V E LO P M E N T CO R P O R AT I O N
9 2 6 E L I ZA B E T H AV E . S T E . 3 0 2 C H A R LOT T E , N C 2 8 2 0 4
OC TOBER 1 5 , 2 0 14
704.409.5913
donnetta@self-help.org
w w w. s e l f - h e l p . o r g
w w w. e l i z a b e t h - h e i g h t s . c o m
Reviving neighborhoods and creating new communities
takes:
• Intentional Effort
• Long-term commitment
• Local partnerships
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INTENTIONAL
EFFORT
• In 2005, Self-Help Community Development Corporation (SHCDC)
was approach by the Grier Heights Economic Foundation to build
in fill for sale homes.
• Self-Help CDC built and sold nine in-fill homes to first time
homebuyers between 2005 and 2009
• In 2007, Self-Help CDC staff organized a Grier Heights
Development Committee of 15 plus residents and stakeholders
that included clergy, businessman and investor owners. We met
weekly for over a year to discuss what development should look
like in Grier Heights.
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Four areas of improvement emerged:
1)
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3)
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New owner occupied market rate housing.
Housing for seniors .
Green spaces.
A safe community.
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•Elizabeth Heights is a planned 35 unit single family development located in the Grier Heights neighborhood.
•The homes are being built in phases. Phase one consisting of eight new homes were completed in April 2013.
•All homes were sold to homebuyers at or below 80% median income.
•This housing development is the truest form of community development and how partners working together can create high
quality
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affordable housing in any and every neighborhood.
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Grier Heights
• Grier Heights, the neighborhood where the Elizabeth Heights subdivision is located consist of 476 acres
that sits two miles from Charlotte’s Uptown Center City. It neighbors one of Charlotte’s oldest and
economically affluent neighborhoods along with communities that have experience Urban Revitalization
of the last 10 to 25 years.
• Grier Heights did not experience the re-birth or growth as other urban core neighborhoods.
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Neighborhood Statistics
GRIER HEIGHTS
MECKLENBURG COUNTY
Population:
2652
Housing Units:
1228
858,426
$17,886
$61,973
36.4%
4.65%
Residential Property Value
$62,444
$196,906
Owner Occupied Housing
18%
60.5%
Median Household
Income:
Subsidized Housing Units
1,983,238
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Griertown
◦ Between 1892 and 1893 Sam Billings a former
slave was the first recorded black landowner
purchasing over 100 acres known today as Grier
Heights.
◦ Arthur S. Grier, one of Mecklenburg County's
most successful and influential African American
businessmen during the era of segregation
created Grier Development Company in 1949
and built approximately one hundred homes in
the Grier Heights Community.
◦ As the community grew, it became commonly
known as Griertown. Many of the people who
bought homes in Grier Heights in this period
were veterans who used G.I. Bill financing.
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◦ In the late 90’s, when most urban neighborhoods close to
Uptown Charlotte experienced housing and economic upturns,
Grier Heights staggered and continued to be known for high
rental and high crime.
Grier Heights
◦ Today, the Grier Heights community consisting mainly of rental
housing is subsidized through Section 8 or substandard living
conditions.
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Why Grier Heights?
• High poverty level -- median household income 29% of Mecklenburg County median; 78% of residents
receive Food & Nutrition Services; 52% of residents receive Medicaid
• High unemployment – 77% of the workforce age population worked 35 hours or less per week in
2012; 23% of the workforce population was employed 6 months or less
• Lack of Education – 35% of adults do not have a high school diploma; dropout rate over 2 times the
County average
• High crime – violent crime rate 4 times the Mecklenburg County rate
• Housing stock -- substandard housing 6 times County level; average house value 32% of County
average
• 86% of residential units are rental; substantial Section 8 housing
• 44% of households headed by a female
• High concentration of children and youth -- 36% of neighborhood population is under 18 years old;
51% of households have individuals under 18 years old
• A great bunch of people
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LONG TERM
COMMITMENT
Phase 2 housing
started May 2014
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Self-Help CDC and CrossRoads Corp. have
narrowed our long term investment in two areas:
All around the table agreed that a holistic approach was needed. Our primary focus are:
Investment in:
1) Youth programs and parent involvement and education.
2) Owner occupied housing new construction, renovations and critical home repair.
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Investment in Youth
• Youth programs supported by CrossRoads include the Urban Eagles soccer/mentoring/Bible study
program for boys
• The Joyful Noise mentoring/Bible study program for girls
• Swim programs at the YMCA and Charlotte Aquatics.
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Starting Young
◦ Preschool: Grier Heights' residents have slots available and preference given at one of North Carolina’s
top rated 5 Star pre-schools. We are hoping to relocate their facility to the Grier Heights Community.
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Having the greatest impact
• Elementary School: The neighborhood base elementary school has the highest English as a second
language and homeless population.
• Over 60 volunteers from the Grier Heights community, Myer’s Park Presbyterian Church and the local
synagogue volunteer in the classrooms, as lunch buddies and to read to the students.
 CrossRoad Corporation funds a teacher mentor position
 a Communities in Schools position
 Provides academic tutors
 Funds YWCA after school and summer programs.
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Offsetting influences
• Middle School: Bull Dog Matters is a structured after school program. Middle-school youth in Grier
Heights may take advantage of after-school and summer educational and recreational opportunities,
including
◦ A tutoring/enrichment and a Freedom School for six weeks during the summer.
◦ During the School year students get help with homework and tutoring. On Friday’s they have a social activity.
◦ The program is operated at the middle school and students are provided transportation home each day.
• High School: In 2013 an after school tutoring program was started to help high school students
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CrossRoads
CrossRoads Corporation for Affordable Housing and Community Development, Inc. is a faithbased non-profit organization in partnership with Myers Park Presbyterian Church, the residents
of Grier Heights and numerous other stakeholders of Grier Heights in the revitalization of the
neighborhood.
CrossRoads’ vision is that Grier Heights will be transformed residentially and economically, and
the quality of life dramatically improved with a constant focus on justice to its residents
throughout the process.
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LOCAL
PARTNERSHIPS
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Self-Help Companies
Grier Heights Community
CrossRoads Corporation
Grier Heights Presbyterian Church
Antioch Baptist Church
Myer’s Park Presbyterian Church
JCB Urban
The Helen Adams Realty
Habitat for Humanity –Charlotte
Habitat Critical Home Repair
Urban Eagles
Wells Fargo
Lenders Fairway Mortgage and Cunningham and Company
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Grier Heights Residents and Stake Holders
Elizabeth Heights is made possible because of
its partnerships. It is and continues to be very
important we work with the Grier Heights
community to accomplish their goals and
desires for the neighborhood. Neighborhood
residents have supported our efforts because
they’ve always been a part of the planning
process.
They provide:
◦ Meeting places,
◦ Work to provide needed resources and activities
for their Grier Heights' neighbors
◦ Sit on CrossRoad Corporation’s Board of
Directors and the Community Center
Improvement board.
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Community Involvement
Many residents grew up in Grier Heights and have lived here all their lives. Their roots are deep
in the community. They have helped us work through sensitive matters.
◦ They’ve supported development by starting a “Cash for Trash” program that hires neighborhood
residents to pick up trash throughout the community.
◦ They’ve reached out to neighbors to help beautify their properties
◦ They work closely with code enforcement to hold residents accountable.
NEIGHBORHOOD BASED CHURCHES
Grier Heights Presbyterian Church
Antioch Baptist Church
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Self-Help
◦ Self-Help CDC
◦ Self-Help Ventures Fund
◦ Self-Help Credit Union
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CROSSROADS Corporation and
Myer’s Park Presbyterian Church
◦ CrossRoads was formed by Myer’s Park Presbyterian Church to work with its’ neighbor, the Grier Heights
Community.
◦ They provide a holistic approach to community development.
◦ $500,000 renovation of the Billingsville Community Center, a Rosenwald school built in 1927 by Grier
Height's residents.
◦ They joined Self-Help CDC’s housing development efforts in 2008
◦ Their church member, Curt Seifart, a real estate broker donated his services to list Elizabeth Heights
Phase 1 for no compensation.
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City of Charlotte
The City of Charlotte has supported Elizabeth Heights with:
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Connectivity and Infrastructure improvements
Two Home grants over 5 year for housing development
NSP dollars used to fund a revolving loan use for construction of the new homes
Community policing
Assessable staff in their Neighborhood and Business Services, Planning and CDOT departments.
Homebuyer downpayment assistance
Community Relations facilitated the Grier Heights Round Table and created the Grier Heights Brochure
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North Carolina Housing Finance Agency
◦ North Carolina Housing Finance Agency (NCHFA) has helped Elizabeth Heights by providing up to 15%
the sales price as down payment assistance through the Community Partnership Loan Program (CPLP)
Advance Energy grants for the sustainability.
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JCB Urban Construction Company
◦ Jim Burbank of JCB Urban Construction Company came to the table very early in the Elizabeth Heights
planning process.
◦ Jim had elevations and floor plans designed with the recommendation of the community in mind.
◦ He met monthly with our marketing team to field questions and provided his expertise in building
craftsman styled homes that complimented the neighborhood.
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Habitat for Humanity
◦ Helps low-income homeowners in Grier Heights remain in their homes, CrossRoads has partnered with
Habitat for Humanity's Critical Home Repair Program to provide volunteers and funding for critical
home repairs (e.g., roof and floors) on existing homes owned by seniors and low income homeowners.
Eight projects have been completed to-date.
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Affordability
Affordable to buyers between 60 and 80% Area Median Income.
New Homes
Development Subsidies:
◦ HOME Grant
◦ Advanced Energy
Buyer Subsidies:
◦ City of Charlotte House Charlotte Programs provides up to
$7500 to buyers at or below 80% median. Up to $10,000 for buyers
60% AMI or below. NCHFA Community Partnership Loan Program
15% of the sales price
All of our homes are affordable to own and operate!
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FUNDING SOURCES
FUNDING SOURCES INCLUDE:
Self-Help Ventures Fund and Community Development Corporation
City Of Charlotte and HUD
Home and CDBG
North Carolina Housing Finance Agency
Community Partnership Loan Program and NC Home Advantage Mortgage
Products
Wells Fargo
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Our homeowners are:
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Educators
Cooks
Administrators
Social Service workers
Construction workers
Truck drivers
Veterans
Grandmothers
Families (new and existing)
Building contiguous houses has created a bond
among the new homebuyers. They host social
events at each of their homes quarterly and stay in
touch using nextdoor.com.
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Bringing New Life to Old Neighborhoods
REVING NEIGHBORHOODS AND CREATING NEW COMMUNITIES TAKES INTENTIONAL EFFORT, A LONG TERM COMMITMENT, AND
MOST IMPORTANT, LOCAL PARTNERHSIPS.
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