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Union Hill Neighborhood Revitalization Initiative

City of Worcester, MA

Worcester City Hall455 Main Street, 4th Floor, Worcester, MA 01608

Telephone: 508-799-1400 Fax: 508-799-1406Email: development@worcesterma.gov

Project Overview & Background

Presenter:• Gregory Baker, Director of Neighborhood Development Division, City of Worcester Executive Office of Economic Development

Union Hill Neighborhood Revitalization Initiative

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Union Hill NeighborhoodChanges Over Time

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The Area: Census Tract 7324

The Union Hill Neighborhood roughly refers to the area bound by Vernon Hill, Winthrop Street, Providence Street, Harrison Street, and Kelley Square. This area falls within U.S. Census Tract 7324.

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Union Hill NeighborhoodStatistics at Project Start

*2007-2011 American Community Survey 5-Year Estimates

Census Tract Demographics*• Population: 6,645• Median age: 29.8• Unemployment rate ages 20-64 (22.1%)• Median household income: $30,596 (City: $45,846) • Median family income: $29,398 (City: $55,927)• Persons in poverty (Past 12 months): 2,000 (30.1%)

School Statistics*• Grafton Street Elementary School

– Low income students: 90.8%– Students with free lunch: 85.5%– Students with reduced lunch: 5.3%

• Union Hill Elementary School– Low income students: 97.1%– Students with free lunch: 95.8%– Students with reduced lunch: 1.3%

• Worcester East Middle School– Low income students: 89.9%– Students with free lunch: 82.0%– Students with reduced lunch: 8.0%

• North High School– Low income students: 84.7%– Students with free lunch: 79.0%– Students with reduced lunch: 5.7%– Graduation rate (2012): 57.3%

•Population 25 and over without a high school diploma: 1,055 (27.1%)

* Massachusetts Department of Elementary and Secondary Education, 2012-2013 Enrollment Figures

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Union Hill NeighborhoodStatistics at Project Start

Housing Statistics*

• Housing units: 2,603

• Occupied housing units: 2,275

• Owner occupied units: 697

• Renter occupied units: 1,578

• Median house value: $237,100

• Median gross rent: $1,089

• Houses built prior to 1939: 1,832 (70%)

Neighborhood Statistics

• Code Violations* – Accumulation of trash: 225– Illegal dumping: 57

• Public Safety*– Total police incidences: 2,142– Total of offenses: 2,415– Ambulance calls: 307– A&B’s (Assault & Battery): 58– B&E’s (Breaking & Entering): 56– Disorderly person’s: 150– Domestic disputes: 147

* (Between Jan 1, 2012 - Jan 17, 2013)

*2007-2011 American Community Survey 5-Year Estimates

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Build on Existing Strengths and Place

• Use natural topography & views of downtown to market new and improved housing• Diversify ownership and rental demographic

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Build on Existing Strengths and Place

• Proximity and access to Canal District

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Build on Existing Strengths and Place

• Canal District’s recent investments and amenities

Creating Place & Community Pride: Harrison St. Gateway Opportunity

Views from Harrison St. in Canal DistrictLooking into Union Hill Neighborhood(Opportunities for Gateway Public Art)

• Create noticeable gateway(s)- landscaping, monuments, or public art

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Model Block Program: Harrison St. & Providence St. Commercial Node

• Build off this natural intersection to create a distinct space with pedestrian amenities and improved streetscape and eventual small-scale neighborhood commercial mix use

• Can the building on the right have a mural placed on it with community input/support or have the blank brick façade activated?

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Model Block Program: Harrison St. Neighborhood Commercial Node

• Create a distinct space with pedestrian amenities and improved streetscape• Promote neighborhood commercial scaled development

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Model Block Program: Harrison St. & Providence St. Commercial Node

• Explore potential mural concepts • Make it community based to stop

tagging and instill pride and ownership

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Stimulate Public Art & Community Pride

• Start early with accessible “wins” for community based public art • Mural project with Union Hill Elementary School & Worcester Academy Art Departments

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Neighborhood DevelopmentStrategies

1. Focused Sub-Area Investment • Incremental, focused approach to revitalization • “Model Block” Program

• Leverage existing investments and resources • Stimulate private 3rd party investment

• Build off proximity to recent investments in Canal District and views of downtown• Create an attractive/noticeable gateway into the community

2. Focus on Key Interventions & Coordination: • Public safety• Housing improvement and development• Remediation of littered or underutilized land • Repair and enhancement of streets and sidewalks• Community building and involvement• Create a smaller cabinet/department group to move all the above forward

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Neighborhood DevelopmentStrategies

3. Engage Partners to Make a Better, Lasting Impact• Engage key stakeholders and institutions• Build productive and positive relations with existing homeowners and residents• Work with the local Community Development Corporation (CDC)

Sub Area 1

Sub Area 2

Assess Existing Conditions & Prioritize

Assess Existing Conditions & Prioritize

Sub Area 1

Sub Area 2

Public Infrastructure Street Lights

Street Lights (Obstructing Overgrowth)

Poor Street Condition

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Repair and Maintain Public Infrastructure

• Conducted comprehensive survey of existing conditions• Examples of poor sidewalks, streets, potholes, overgrowth on lights and utilities, eroded ADA

curb cuts, etc. in Union Hill

Sub Area 1

Sub Area 2

Housing Exterior Condition

Vacant

Below Avg

Average

Above Average

Assess Existing Conditions & Prioritize

Quarter mile radius from Oak Hill CDC City Wide

Multi-family listings: 18

Average living area/square feet: 3,514.56

Average list $: $157,467

Average list $/square feet: $47

Average days on market: 95.50

Average sales $: $148,228

Average sales $/square feet: $45

Multi-family listings: 300

Average living area/square feet:3,284.53

Average list $: $167,317

Average list $/square feet: $54

Average days on market: 87.60

Average sales $: $161,476

Average sales $/square feet: $52

Union Hill NeighborhoodHousing Market Analysis Snapshot at Project Start

6-15-12 through 6-25-13 (1 Year)

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Housing Redevelopment & Strategies

• Tap into existing programs:• Lead abatement• Receivership• HOME • CDBG• Concentrated Code Enforcement- “Neighborhood Sweeps”

• Develop “new” strategies and learn from other communities:• Look to Worcester Academy’s revolving loan fund and/or

establish new ones• Explore modular housing options • Change existing codes, zoning, policy to be creative / effective• Develop new funding sources and lenders• Learn from Boston’s “3D” or similar programs• Look to Mass Housing’s mortgage products

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Interdepartmental Coordination Proposed Actions

• Police Department:• Implement foot patrols • Implement community engagement tactics and attend and report out at

neighborhood watch meetings• Convene a summer “crime summit”• Begin tracking key indicators and relate results

• Inspectional Services and Fire Department:• Conduct Fire Code Inspection Sweeps (Along with Inspectional Services)• Conduct Fire Prevention Education Presentations (Union Hill Elementary and

Worcester East Middle)• Conduct Fire Prevention Outreach/Mailings to Union Hill Residents• Conduct Inspections of Target Properties

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Interdepartmental Coordination Proposed Actions

• Public Works and Parks:• Fill Potholes• Re-Paint Fire Hydrants• Re-Paint Crosswalks on major intersections• Repave streets • Implement new or fix existing ADA compliant curb cuts• Cut Overgrowth Vegetation on Sidewalks• Cut Overgrowth Vegetation Around Street Lights• Conduct concentrated illegal dumping pick up and prevention efforts• Determine feasibility of larger scale streetscape improvements in conjunction

with Economic Development

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Interdepartmental Coordination Proposed Actions

• Economic Development:• Develop housing strategies:

• Support existing owners in improving their properties• Bring in new, responsible homeowners• Revitalize and encourage infill development where appropriate

• Reach out to partners such as Worcester Academy and develop complementary revitalization / redevelopment strategies

• Coordinate with Worcester Business Redevelopment Corporation on an Action Plan

• Implement applicable and feasible business assistance programs such as façade improvement or loans

• Identify and program funds for efforts such as YR 39 and YR 40 CDBG, Neighborhood Stabilization Opportunity Funds

• Coordinate key aspects of housing, inspectional services, and streetscape improvements and interventions

Union Hill Investments Completed or Programmed

Public Health & Safety: $909,220 • WPD Community Policing District enacted in 2013• Crime Surveillance Technology: Shot Spotter implemented and Security Cameras planned• Comprehensive Health Impact Assessment completed• School Health Partnerships: community gardens, playground joint use agreements, “Safe Routes

to School” and walkability audits underway, initiatives for education on access to healthy foods

Total Investments Completed, Underway or Programmed: $ 3.8 Million

Housing & Code Enforcement: $1,273,612 • 9 owner-occupied homes on Providence & Harrison to receive CDBG funded rehabs in 2015• 5 new units of housing (rental and condo) on Arlington & Aetna Streets planned• 13 housing units receiving Worcester Energy Retrofit Rebates• 995 housing units received code inspections through 6 “Neighborhood Sweeps” since 2013

Streets & Sidewalks: $1,660,000• Harrison and Providence Streets planned for Spring 2015: repaving, new and enhanced sidewalks, street

trees, enhanced crosswalks, and curb extensions• Aetna Street planned for Spring 2015: repaving, new sidewalks, possible new sidewalk on south side and

retaining wall • Additional 1- 2 streets projects to be determined for Spring to Fall 2015• Additional funds reserved for further street enhancements over 2 year period

City Investment & Actions Overview 2013 - 2014

Next Steps and Lessons Learned

Advice & “Lessons Learned”• Ensure you have support and “champions” for initiative at all levels

• The Union Hill effort is strongly supported by the Mayor and City Manager• Involve the community early and often• You cannot coordinate enough• Celebrate wins wherever possible• Be careful not to raise expectations too high

Next Steps• Begin partnerships that stimulate larger, private investment • Work with landlords and “investor owners” in neighborhood• Explore transferability of model to other areas and neighborhoods• Begin changing dated policies and regulations to stimulate and promote

development and redevelopment

Union Hill Neighborhood Revitalization Strategy

Streetscape Improvements

Presenter:• Stephen Rolle, PE, Asst. Chief Development Officer for Planning & Regulatory Services, City of Worcester Executive Office of Economic Development

Why Incorporate Streetscape Improvements?

• Improve aesthetics and quality of the public realm

• Demonstrate that the community is invested in the neighborhood

• Improve attractiveness of neighborhood

• Establish a physical environment that supports healthier living

• Increase quality and condition of pedestrian facilities

• Incorporate pedestrian safety enhancements

• Reduce speeding

Roles & Responsibilities

• Executive Office of Economic Development• Concept development and

conceptual design

• Neighborhood and institutional coordination

• Department of Public Works and Parks• Final design

• Construction

Challenges Faced

• Short timeframe for concept development

• Design challenges

• Neighborhood concerns regarding parking impacts

• Lack of familiarity with traffic calming and pedestrian environment improvements

• Traffic management during construction

Project Elements

• Replace existing sidewalks with concrete sidewalks

• Uniform design elements incorporated throughout

• Brick banding

• Enhanced crosswalks

• Curb extensions

• Formalize curb cuts, on-street parking

• Street trees

Providence Street

Before• Poor sidewalk conditions with

mix of materials• Not ADA compliant• Poor crosswalk visibility• Poor pavement condition• Wide intersection

Providence Street

After• New concrete sidewalks• ADA compliant• New pavement surface• Curb extension (far side of

intersection)• Crosswalks (not yet striped in

photo)

Providence Street

Before• Sidewalk at different grade

than street• Sidewalk in poor condition• Not ADA compliant• Poor crosswalk visibility• Wide crossing on Providence

Street• Landscape strip asphalted

over.

Providence Street

After• Sidewalk at grade with street• New concrete sidewalks• ADA compliant• Good crosswalk visibility• Curb extension reduces width

of Providence Street crossing• Landscape strip replaced with

tree wells

Providence Street

Before• Poor sidewalk conditions• Not ADA compliant• Landscape strip asphalted

over.

Providence Street

After• New concrete sidewalks• ADA compliant• Curb extension (far side of

intersection)• Narrow landscape strip

replaced with street tree wells

Harrison Street

Before• Asphalt sidewalk• Poorly defined curb cuts• No street trees

Harrison Street

After• New concrete sidewalks• Well defined driveway curb

cuts• Street tree wells (not yet

planted)

Harrison Street

Before• No driveway curb cut• Fire hydrant impeding

driveway

Harrison Street

After• Well defined driveway curb

cut• Fire hydrant relocated

Harrison Street

Before• Poor sidewalk conditions with

mix of materials• Not ADA compliant• Poor crosswalk visibility• Poor pavement condition• Wide intersection

Harrison Street

After• New concrete sidewalks• ADA compliant• New pavement surface• Curb extension (far side of

intersection)• Crosswalks (not yet striped in

photo)

Union Hill Neighborhood Revitalization Strategy

Concentrated Code Enforcement

Presenter:• Amanda Wilson, Director of Housing and Health Inspections Division City of Worcester Department of Inspectional Services

Concentrated Code Enforcement

City of Worcester Department of Inspectional Services

• “Neighborhood Sweeps” Teams with a Housing Inspector, Police Officer, Fire

Prevention, Lead Inspector Objective- concentrated, door-to-door, floor to floor

inspections Engage the residents and homeowners

Concentrated Code Enforcement

Conducted Several Phased Inspections Resulting In:

1051 properties inspected 403 enforcement orders issued 522 violations identified and corrected

Concentrated Code Enforcement

BEFORE

Fox Street property

AFTER

Peeling paint, rotting soffits New Siding Applied

Concentrated Code Enforcement

Foreclosures in Union Hill 2013 / 2014

Union Hill Neighborhood Revitalization Strategy

Housing Development

Presenters:• Jim Brooks, Healthy Homes Program Manager, Housing Development Division City of Worcester Executive Office of Economic Development• Kristina Kilday, Architect, Office of the City Architect City of Worcester Department of Public Works & Parks

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Housing

Housing Assistance Priorities

Using HUD funding to address Housing Priorities

Code/Safety/Health vs. Aesthetics/HistoricSlum & Blight Designation vs. Low/Mod Benefit

Model Block Approach

1. Community Meeting for Owner Occupied Residents60-70 People in attendance35 Pre Applications

2. Housing Quality Survey of 35 Pre-Applications3. Each properties priorities based upon HQS and HHRS including dollar values

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Housing

Typical Project Profile

Property Value $190,000Amount Owed $208,000

Median Income Average Building Age Average Funding Amount

Top Issues included in Rehabilitation

1. Heating Systems 2. Roofs3. Porches4. Siding5. Fencing

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Housing

Funding Sources

Community Development Block Grant

1. Slum & Blight Designated areaa. Code Issuesb. Mass Chapter 139

2. Low/Moderate Income Benefita. More Flexibleb. Hard to get tenants cooperation

Housing

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Demolition of 86 Providence- Slum & Blight removal

Housing

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Neighborhood Architectural Precedent

Housing

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Designs

61 Harrison Street

Housing

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Designs

67 Harrison Street

Housing

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Designs

67 Providence Street

Housing

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Designs

68 Providence Street

Housing

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Designs

86 Providence Street

Housing

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Designs

86 Providence Street

Housing

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Material Selections

Native Plants Durable Materials

Housing

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Material Selections

Thoughtful Details Historic Paint Colors

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Housing

Next Steps

1. Continue Owner Occupied Rehab in Subarea 1 (4 projects in development)

2. Start Owner Occupied Rehab into Subarea 2 3. Develop a non-owner occupied rehab program for Subarea 1

Union Hill Neighborhood Revitalization Strategy

Residential Design Guidelines

Presenter:• Hoamy Tran, Planning Analyst, Central Massachusetts Regional Planning Commission (CMRPC)

CMRPC Role and Process

• RPA for City of Worcester and 39 surrounding communities in Central Mass

• District Local Technical Assistance (DLTA) Funding 2015

• Site visit to Union Hill and neighborhoods with similar layout patterns including Main South in Worcester

• Community outreach and meetings with Project Committee and others for input o Sally Zimmerman, Historic New Englando Doug Quattrochi, Worcester Property Owners Association (WPOA)o Nader Djafari, MaxMia Properties, LLCo Frank Callahan, Worcester Academy

• Research existing design guidelines, models, and best practices

Historical Context

Providence St. Historic District

Dexter Hall, Worcester Academy

A synagogue converted to apartments, formerly the Shaarai Torah Synagogue

East

• Union Hill neighborhood platted out in 1836

• Worcester Academy

• George Crompton, Crompton Loom Works

• Industrial Revolution

• Building Codes

Union Hill Neighborhood Design Guidelines

Features of Three-Decker Housing

Three-Decker Defining Features, adapted from A Pattern Book of Boston Houses (1977)

Typical Three-Decker Architectural Styles

Italianate Stick Queen Anne

Colonial Revival Gambrel Craftsman

Design Guidelines: Overview

• 10 Design Elements • Foundation • Siding• Roofs• Windows and Doors• Front Steps • Porches• Fences• Retaining Walls• Landscaping • “Other Elements” i.e. satellite dishes, mailboxes, external

wiring

• Discouraged vs. Preferred Characteristics, Materials, Styles, etc. • Definitions• Key features• Illustrations and graphics

Design Elements

Foundation

• Stone, concrete, or brick; basement or crawlspace; and foot piers with diamond or square lattice skirting

• Painted brick and cinderblock

Siding

• Clapboard , cedar shingles, banded siding, and transitional strips

• Asphalt, stucco, vertical siding, wood covered in impervious material

Roofs• Decorative cornice, eave, fascia, and

soffit; asphalt, tile, concrete, wood (cedar), and metal shingles roof coverings

• Replacing deteriorating slate, wooden, or tile with asphalt

Windows and Doors

• Column lines and bays; exposed window trim; recessed doorway, accent colors

• Screen doors, tinted/bronzed windows, security bars, and plastic coverings

Design Elements

Front Steps

• Wood, wrought iron handrails, projecting steps with wide landing

• Vinyl, pre-cast concrete, and unpainted pressure treated wood; polyvinyl chloride (PVC) hand railings

Porches

• Open porches, painted cedar, lathe cut railing; molding and cornice

• Fully enclosed; vinyl, aluminum, or unpainted wood; missing posts or handrails,

Retaining Walls• Stone and brick uniform in size,

pattern, color, and shape; flat top surface

• Cinder blocks and precast concrete walls, wood

Fences

• Aluminum metal, painted cedar or pressure treated lumber, “picket” style

• Stockade/privacy and chain link

Design Elements

Landscaping

• Hedgerow, native plants, sustainable nutrient application, low- impact development (LID)

• Shrubbery outgrowth, front lawn parking and

pavement, impermeable surface removal

Other Elements

• Limited satellite dishes; screened utility and mechanical equipment, adequate conduit system, uniformed multi-family unit mailboxes

• Satellite dishes and AC units on front façade, exposed wiring, missing address plaques

Design Guidelines: Next Steps

• Project Committee edits/feedback and finalize document

• Hold a community meeting o Locals, property owners, developers, City officials, etc.o Discuss and review for public input

• Coordinate with City/Project Committee on Implementation Plano Zoning Ordinance