Revitalization Story Archives - West Virginia Public Broadcasting

Wheeling a National Contender for Revitalization Award

Throughout the U.S., thousands of towns are working to revitalize their downtowns. Some 2,200 of these places were considered this year for a prestigious Great American Main Streets Award, based on revitalization efforts. This year Wheeling is among the top 10 contenders for the award. Executive director of Wheeling Heritage Jake Dougherty spoke about the award and the work his organization is doing to see Wheeling reinvented.

Excerpts from a conversation with Jake Dougherty:

On Wheeling as a national example of effective revitalization efforts:

We are very clearly committed to creating enabling environments for people of all shapes and sizes, from helping developers be able to more successfully develop our beautiful architecture, to providing small grants to artists, so that they can continue practicing their craft. We’re working in that whole range. It’s our philosophy that the person closest to the problem is probably the best person suited to solve the problem. So how can we continue to get resources as close as possible?

"And today you're seeing leadership coming in all forms. It's coming in new residents who are just excited to be here and see potential in Wheeling because they have fresh eyes, and you're also seeing it and longtime residents who are reading discovering the city."-Jake Dougherty

And so I think that’s one of the reasons why we’ve been really successful. Just a commitment and a strong effort to continue to figure out what those enabling environments are, and to distribute leadership throughout the community.

On what an evolving community looks like in West Virginia:

We’re seeing community members become more engaged. And I think that’s really exciting, because you’re starting to see leadership happen outside of these particular institutions that are awarded leadership roles. You’ve got these legacy organizations that have been around and have been doing great things. What I say is that a lot of times they’ve steadied the ship through the hardest decades. And right now, the work that we’re doing really builds upon those efforts. And today you’re seeing leadership coming in all forms. It’s coming in new residents who have moved into two neighborhoods and are just excited to be here and see potential in Wheeling because they have fresh eyes, and you’re also seeing it and longtime residents who are reading discovering the city. I think it’s really exciting because it continues to build upon what is best about Wheeling, which is its people and its unique sense of place. It’s my hope, and I think it’s our goal to to continue to engage diverse audiences and our work and continue to reach new people and provide them with resources that will help make them more successful.

What’s next:

I think the question of “what’s next” is a great one. It’s very clear that as you walk down the street in Wheeling that the work isn’t done. We’ve seen a decrease in vacancy rates from 32% to 15%, but 15% is not the goal. So, we’ll continue to work on new and innovative programs that help to solve that problem. And one thing that I always look at is the census tracts that comprise or surround downtown Wheeling has a residence or a population of about 7,700 people. But there’s still a really high unemployment and there’s still really high poverty. So it’s really important for our work, that it is engaging to everybody that lives in Wheeling because a downtown that is that is leaving people behind isn’t really developing. And so we’re focused on that sustainable development that allows our neighborhoods and our downtown to really thrive.

Reflections on the state’s developed historic tax credit:

[Wheeling Heritage was] a leading organization on the advocacy around increasing the state’s historic tax credit, and also preserving it through tax reform at the federal level.

We’re really fortunate that we have legislative leaders in the state and at the federal level who understand the impact that it has on Wheeling. And so the advocacy efforts locally were pretty easy. It’s pretty clear to see how impactful it’s been. There’s already been, you know, $30 to $45 million of investment announced that’s going to be made in historic resources and in downtown Wheeling. That’s an incredible opportunity that just wasn’t there under the former policies. The state tax credit makes it possible for development to occur.

On the historic tax credit’s potential to effect small projects:

There is protection set aside for small projects. The smaller projects are going to be the future of historic districts, and maintaining context and fabric in our communities. That’s where small businesses come to exist. They move into the small buildings, small historic buildings, and they create new uses for them. And that’s what’s really exciting in Wheeling. We’re seeing dozens of new businesses start up, especially in the Center Market area. The tax credit being able to be used for that is going to be critically important, not just in Wheeling, but throughout the rest of the state.

On future projects in Wheeling and West Virginia:

The Wheeling Pittsburgh Steel Building development, which has been announced softly, is 144,000 square feet of development in the center of our city. It will be converted into a mixed-use building with commercial and market rate housing. It is very, very exciting because it defines a shift in Wheeling. That building used to be made up of workers in a very strong industry here in Wheeling, and that’s just not the case anymore. These buildings that were built for that cause have a new use and a new economy here in the city. And so as we reuse these historic buildings like the Wheeling Pit building, it’s important to think about not only that it’s hitting the tax rolls and that it’s full, but that it defines a clear shift in what the future of Wheeling and what the future West Virginia looks like.

Can Rehabilitating Historic Buildings Help W.Va.'s Economy?

West Virginia’s historic rehabilitation tax credit was put in place to encourage developers and property owners to take some of the state’s crumbling, historic structures and get them back into working order. The credit is also supposed to encourage the creation of local jobs while repurposing the underutilized buildings.

But the state’s tax credit is 10 percent, and a coalition of architects, economic developers, and others say that’s not enough to encourage the community development they’d like to see. That same group is now traveling the state looking for support as they prepare to ask state lawmakers to increase the tax credit.

Here at the old Shenandoah Hotel, which first opened in downtown Martinsburg in 1926, a group of community members – interested residents, city and county officials, and some state lawmakers from the area have gathered to hear about the potential benefits of increasing West Virginia’s historic rehabilitation tax credit.

The credit provides a 10 percent dollar-for-dollar reduction in income tax liability for renovation projects on buildings registered with the National Register of Historic Places. The owner is then responsible for the rest of the project costs.

That’s Lisa Dall’Olio. She’s an architect with Grove & Dall’Olio Architects based out of Gerrardstown in Berkeley County and she spoke at the Abandoned Properties Coalition sponsored forum.

Dall’Olio says an increase to the credit could mean an increase in the number of tourists who visit the state, looking for charm inherent in old buildings. But it could also mean an increase in state and local tax revenues.

“This is a perfect example of how tax credits, an increased tax credits could make somebody jump and do this project,” she said.

Dall’Olio and the Abandoned Properties Coalition would like to see state lawmakers bump the credit from 10 to 25 percent during the upcoming session to match neighboring states.

Nicole Marrocco is the Abandoned Properties Coalition coordinator for the West Virginia Community Development Hub.

“We’re in the Eastern Panhandle; we’re wedged between Maryland and Virginia, which are two states that have a higher tax credit, so we have the 20 percent tax credit in Maryland, the 25 percent tax credit in Virginia, and both states are seeing more development than we are here in the Eastern Panhandle,” Marrocco explained.

The National Trust for Historic Preservation tracked state tax dollars brought in by a similar federal tax credit between 2002 and 2015. Tax revenues in Virginia, where the state tax credit is 25 percent, were significantly higher during that time than in West Virginia—some $103 million compared to West Virginia’s $5 million. While those numbers are based on the study of a federal credit’s impact, Marrocco believes the state tax credit played a part in those revenues too. And West Virginia could see more money flowing into its coffers if lawmakers increased the rate.

Berkeley County Delegate Saira Blair attended the forum and says she sees it’s potential.

“It’s gonna be something that’s put on the table, I can guarantee that,” Blair said, “I don’t know if it’ll go through this year, because we’re looking at thousands of other things; our Finance committee is gonna be swamped, but one more thing to put out there is great for our state.”

Newly elected Senator Patricia Rucker, a Republican from Jefferson County, says she’s excited about the prospect of what increasing the historic tax credit could do for the state.

“We have historic areas all over the state, and actually, there are parts of our state which are so beautiful, people don’t even know,” she noted, “It’d be wonderful to increase our tourism dollars by letting this revitalization help all the areas of the state.”

Rucker says she would back legislation increasing the tax credit if it came before the legislature.

Abandoned Properties Coalition Meetings:

Wheeling
Wednesday, January 25, 8:30 – 10:30 a.m.
The Stone Center
REGISTER

Fairmont
Thursday, January 26, 1 – 3 p.m.
The Gatherings
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Huntington
Wednesday, February 1, 4 – 6 p.m.
The Keith-Albee Theatre
REGISTER

Charleston
Thursday, February 2, 5 – 7 p.m.
The Art Store
REGISTER

Public Hearing to Be Held on Robinson Grand Project

A public hearing on the planned restoration of the Robinson Grand Theater is set in Clarksburg.

The Exponent Telegram reports Tuesday’s hearing will give citizens an opportunity to learn more about the city’s plans to put the downtown landmark back into use.

The hearing is part of the city’s loan-application process with the U.S. Department of Agriculture. City Manager Martin Howe says the Clarksburg Municipal Building Commission is looking at borrowing between $6 million and $7 million from the agency.

Restoring the architectural landmark as a regional cultural center is one of the city’s goals for reviving downtown.

James Swiger, president of WYK Associates, which is the architect on the project, has said that planned improvements include a basement for dressing rooms, a stage with an orchestra pit and handicapped-accessible restrooms.

Cruiser's Reunion Brings Nostalgia to Princeton

Cruise (v) : Driving with an emphasis on socializing.

It used to be unstoppable in towns in Southern West Virginia. Drivers would crowd the streets on weekends for a chance at meeting up with their friends and families.

Driving down the street one Friday or Saturday afternoon in downtown Princeton during the 1980s, you would see people working away washing cars and mowing their lawns in preparation for cruising.

The streets would be packed bumper-to-bumper with cars of all makes and models. It wasn’t about the speed you were driving – but the quality time.

But things eventually started to die off. Police began receiving noise and traffic complaints. Eventually the practice was completely abandoned in the downtown area in the early 2000s.

Since, Mercer Street has gotten a negative reputation for crime.

“Well, since the cruising stopped, [the] downtown area kind of went down, started losing a lot of business, which caused the crime rate to go up some,” says Princeton Police Chief John Howell.

But it seems to be making a comeback.

For the third year in a row, people gathered in downtown Princeton to celebrate a blast from the past.

People who used to pack the downtown scene 20 years ago where there again making the same preparations.

Cars from as far back as 1975 and as new as 2007 lined the streets hours before the event.

Tim Howard drove a 1975 MG Midget. He grew up in the area cruising, and says the new energy is a metaphor for the town’s own revitalization.

“It’s just a great feeling,” Howard says. “You know, this town kind of died away and now it’s coming back And this is what’s making the town come back. It’s bringing people to downtown and bringing all the hotrods out and cars that we saw go away 20 or 30 years ago.”

But cruising is more than just about the cars involved – it’s also about the tradition and memories.

Princeton-Bluefield West Virginia Hot-Rodders co-sponsored the event

In fact, it meant so much for one couple, they decided so say their vows during the event; Dallas and Tonya Hubbard were wed at Dick Copeland Town Square.

“I grew up on these streets, up here cruising town in the mid to late eighties, in the hay day of the cruise,” Dallas Hubbard says. “It got stopped for a long time. When they brought it back she had the great idea of getting married up here during the cruisers reunion.”

Tonya even adorned her dress with flames to symbolize an eternal flame. It also represents the flame that is plastered on their own hotrod.

For the groom, the recent changes that events like cruising have brought have been noticeable.

“People aren’t scared to walk up and down the sidewalks now,” Dallas says. “…and this is not just about Mercer Street. It’s about the town of Princeton.”

Two more cruises are planned for the third Saturdays of August and September.

Something New is Sprouting on Charleston's West Side

The first of Tom Toliver’s gardens is in what looks like an unlikely place—there’s a lumber mill across the street, a busy road without sidewalks, and the garden itself is nudged in between a pawn shop and a DeWalt tool center. Along 6^th street, a mom and her two kids walk by carrying groceries from the nearby Family Dollar. Toliver also lives down the street. He believes that putting gardens in urban areas, like Charleston’s West Side, helps reduce crime and revitalize the neighborhood.

“When you bring in the good, the bad will eventually creep out because they cannot survive together. That’s another advantage of a community garden,” says Toliver.

For about twenty years, Toliver has been a mentor for children whose parents are in prison. Five years ago, he had one of the children over for dinner, and they were serving green beans as one of their sides.

“So my wife said, ‘you know where this food comes from?’ And they said, ‘Kroger.’ They had no idea or concept how food grew.”

Das Menon and Tom Toliver. Green-beans are growing on the trestle.

That’s what planted the seed in Tom’s mind to create gardens throughout his neighborhood in Charleston’s West Side. Toliver doesn’t sell any of the food he grows— in fact, he gives most of it to neighbors or to nearby shelters. So when Sarah Halstead, with the West Virginia State University Economic Development Center, heard about Toliver’s project, she connected him with volunteers from around Charleston who began helping him this season.

One of those volunteers is Stephanie Hysmith. Hysmith is a Master Gardener, which means participated in a series of workshops offered by West Virginia University Extension Service.

And Das Menon, an industrial designer, was also excited to help Toliver with his gardens when he found out about the project earlier this year.

“I grew up in India. I’m at the later part of my life, and I want to do something good for people. You want to feel like you have done something that will help people, and that will carry on for the next generation,” says Menon.

This year, Menon is putting design skills to work and is helping the group create a gazebo for Toliver’s second garden, just down the street on 6^th and Orchard. This garden is a partnership between the West Side Community Gardens and Sustainable Agriculture Entrepreneurs, also known as SAGE. Here, vegetables are not separated by rectangular beds. This is an organically imagined garden with plots arranged in a kind of swirling, starburst design—with sunflowers and other bee-enticing flowers at the center.

One of the neighbors, Sharon Bills enters the garden, walking her dog up the grassy hill. “We walk the dog up here and come check it out. And we all say that it was so neatly done, the way that it waters itself and everything,” Bills explains, pointing to the sunflowers which are in full bloom.

Toliver says their project would like to eventually allow neighbors like Sharon to have their own garden plots so they will be invested in helping raise food for themselves and for people in need. “My philosophy is: begin to help people to grow their own food, eat healthy, it will cause a healthy community,” Toliver explains.

“Nothing hurts me any more than to go into countries, even in America, and see kids eating out of garbage cans, when it’s so simple to grow food. It’s so simple.”

A follow up story about Tom Toliver’s gardens and a group of 22 YMCA children who recently volunteered to help him bring vegetables to a local shelter, can be found here.

This story from West Virginia Public Radio is featured in The Charleston Gazette. Click here to view the article.

Clarksburg Hopes the Robinson Can Be Grand Once Again

The City of Clarksburg is looking to other municipalities across the state and around the country to aide in their endeavor to restore and rehabilitate a historic theater in the city’s downtown.

Clarksburg City Council voted in April to purchase the Rose Garden Theater, once known as the Robinson Grand, for $430,000 from C.J. Martin, James Lambert and David Rexroad, all of Upshur County.

Members said the city has been working to purchase the property since 2005, but the previous owner wasn’t interested in selling.

Since the decision to purchase the West Main Street property, City Manager Martin Howe said they are now looking for aide in funding the project with a $250,000 grant from the state Division of Culture and History and federal loans from the U.S. Department of Agriculture of up to $3 million.

Clarksburg is also looking to other cities who have taken on similar projects for guidance in how to make their revitalized theater a success.

“We’ve reached out to multiple municipalities, some within the state, who have been successful in acquiring a theater and in also renovating it,” Howe said, “but also how they operate.”

Howe said the building is structurally sound but will need aesthetic upgrades, things like new bathroom fixtures, paint and seat cushions.

Once engineering and architectural bids have come in, Howe said the city will have a better timeline on when improvement will be completed.

Until then, Clarksburg is working to create a foundation to manage capital projects for the theater and will also be researching professional theater management firms to handle day-to-day operations.

Howe is also hopefully restoring the theater will draw more people downtown, enticing new businesses to open in the area.