Volume 3 Issue 2

Historic District Development Corporation (Atlanta)

The once-thriving neighborhood where Martin Luther King Jr. grew up is now in one of the poorest areas of Atlanta. But, a renaissance is starting to take shape under the leadership of the nonprofit Historic District Development Corporation (HDDC), as part of its commitment to neighborhood revitalization through historic preservation and economic diversity.

The Butler/Auburn and Old Fourth Ward neighborhoods HDDC serves were settled in the early 1900s and possess many of the assets New Urbanists and smart growth advocates look for, such as gridded streets, houses with front porches, wide sidewalks, proximity to downtown, and access to public transportation. Its urban character, along with the attractive old housing stock, is drawing new residents and bringing others back to the community.

Mtamanika Youngblood, executive director of HDDC, says that local and national historic preservation laws have worked to the community's advantage rather than acted as barriers to development, because the urban fabric of this unique neighborhood and its housing stock are powerful market forces. Under every possible level of historic protection, from local to national, the neighborhood has many sets of criteria to satisfy. HDDC has never taken the position that this is burdensome, however, and worked closely with the National Park Service, the U.S. Department of Housing and Urban Development, the National Trust for Historic Preservation, and the Atlanta Design Commission to develop guidelines to maintain an affordable structure.

Youngblood advises: When using historic preservation to revitalize a community "make sure you have an organization in the neighborhood that understands that if the goal is affordability, you must put controls in place early for the increased value you will generate." She suggests using mechanisms that encourage a mix of incomes. It is a fine balancing act to accomplish revitalization without bringing about a wholesale change of a neighborhood; in fact, a community development corporation needs to be aware of both the dangers and advantages of using historic preservation.

To combat gentrification, HDDC takes advantage of all available historic preservation incentives and has come up with a few of its own. HDDC owns much of the historic rehabilitation housing and retains it as rental property. This allows long-time residents and seniors to continue living in the neighborhood. Property tax breaks for low-income seniors who own historic homes are also available, as are historic preservation incentives that allow property taxes to be based on before-renovation values for nine years. This provides low-income residents with some relief against rapidly escalating property taxes in a gentrifying neighborhood.

Infill housing that imitates the historic architectural style has attracted higher-income families to the neighborhood. HDDC is also using historic tax credits to renovate commercial and retail areas to bring in arts and cultural activities. According to Youngblood, the result of these efforts is successful re-establishment of a rich heritage—one block at a time.

HDDC's Web site is www.mindspring.com/~hddc/.