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The Village of Greenhills - Hamilton County_ Ohio

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					                  The Planning Partnership
        Hamilton County Regional Planning Commission


          Housing Forum 2005
            Session II: Housing Development




The Community as the Developer:
 The Village of Greenhills, Ohio

                By David Moore

                  April 15, 2005
           Village of Greenhills

• Built in 1930’s
• One of three greenbelt cities built by US
  Government
• Incorporated in 1938
• Owned by the government until 1950
• Total population 4,103
            Location Map
                                                       I-275
                      WY
                 5 EX                                          E XW
           I -27                                                      Y




                               WIN TON
                                         FOREST PARK

                                                                           SPRINGDALE




                                 RD
                                                                                GLENDALE
                             GREENHILLS
                                         WI




                                                                          WOODLAWN
                                         NT
                                           ON
                                              RD




            SPRINGFIELD TOWNSHIP

3000   0     3000          6000 Feet
               Population Trend
                 1950 - 2000
25000



20000



15000



10000



5000



   0
        1950     1960         1970       1980       1990          2000

                 Greenhills     Forest Park     Springfield Twp
               Household Income

Springfield Tow nship        < $29,999




   Greenhills Village                     $30,000 - $59,999




         Forest Park                                            $60,000 or more




     Hamilton County


                        0%          20%     40%           60%      80%            100%
   Housing: Current Conditions
• A, B blocks built first

• C, D and F blocks built later like military barracks to cut
  down on costs

• 1950’s: Government sold out to Greenhills Homeowners
  Corporation

• C, D and F blocks have 279 units, and only 28 are
  owner-occupied (30 years ago, about half were owner-
  occupied)

• Numerous housing units, specifically rental units, are not
  being maintained
                      Age of Housing
60.0%


50.0%


40.0%


30.0%



                                                                              Springfield Township
20.0%
                        Hamilton County




                                                         Greenhills Village
                                           Forest Park




10.0%


0.0%
        1980 - 2000                       1960 - 1979                                                1940 - 1959   1939 >
               Building Activity
• Between 1971 and 1999 no new houses built in
  the village

• 9 landominiums began construction in 1999.
  They have sold for $160,000 to $290,000

• Winton Woods makes this area a highly
  desirable place to live
Landominium
                           Average Housing Values
                                 1998-2002

$180,000

$160,000

$140,000
                                                                                                                                             Five-Year % change
$120,000
                                                                                                                                           Greenhills         7.04
$100,000                                                                                                                                   Forest Park        6.62
 $80,000                                                                                                                                   Springfield Twp    3.86




                                                                                                                         Hamilton County
                                                         Hamilton County




                                                                                                       Springfield Twp
                                                                                                                                           Hamilton
                                       Springfield Twp




                                                                                         Forest Park
 $60,000
                                                                           Greenhills
                         Forest Park




                                                                                                                                              County         15.61
           Greenhills




 $40,000

 $20,000

     $0
                        1998 Prices                                                     2002 Prices
                        Housing Tenure
Springfield Tow nship              Owner Occupied




   Greenhills Village                                     Renter Occupied




         Forest Park



     Hamilton County


                        0%   20%      40%           60%    80%          100%
               Assessed Valuation
180,000


160,000


140,000


120,000


100,000
                                                              1998
 80,000
                                                              2002

 60,000


 40,000


 20,000


     0

          Greenhills   Forest Park   Springfield   Hamilton
                                        Twp         County
         Sources of Revenues

                                Property Tax
      Other                         31%
      28%




State/County
   Funds
    10%            Income Tax
                       31%
              Infrastructure
• Federal Government “supersized” storm
  and sewage lines
• Sidewalks
• Tree-lined streets
• Pocket parks
• Golf course, swimming pool, community
  center
             Assessment
•   Visioning May, 2000
•   Historic Shopping Center
•   Obsolete Housing
•   How to change demographics to promote
    investment?
Historic Shopping Center
                        Goals
• Stabilize population (promote more owner-occupied
  housing)

• Replace dilapidated housing units with new or refurbished
  units that will bring in higher property and income taxes

• Eliminate 150 rental units and replace with 75 owner-
  occupied housing units by 2007
• Promote maintenance and upgrade of existing housing
  stock

• Promote Greenhills as a place to live: national landmark,
  original garden city, “new urbanism” characteristics
                Action Plan
•   Identify properties targeted for
    redevelopment- concentration in Dewitt section
•   Buy first property (eight-one bedroom
    apartment building)- Sept 2000
•   Evaluate what properties can be refurbished
    and what properties have to go
•   Sketch conceptual site plan for the area
•   Approve PUD for the area
Target Areas
Conceptual Site Plan
Infill Development
  Promoting Infill Development
• Assembled a 2-acre lot ready to develop
• Sold lot for $640,000
• Selling price did not include $200K village
  paid for buying, tearing down and clearing
  site
• No tax abatement
• Conceptual site plan
• PUD
      Greenhills in the Property
       Management Business
Greenhills has kept as rental units some buildings
until torn down or rehabbed
  • Greenhills acts as the landlord
  • Units have been upgraded
  • Revenues from rental units are used to pay interest
    on the loan
  • 95% occupancy rate
Typical Government Building
       Beautification Program

•   Enforcement of property code
•   Rental Units: tenants registration
•   Sidewalk repair
•   Street tree program
How is Greenhills paying for this?
•   Floated one-year note for the first two units.
    Pay the interest with rent income

•   Councilmatic bonds
      $1.2 million bond for 20 years
      $1.9 million rollover bond for one year
      $1 million bond to continue the project voted on by citizens
          with 60% approval rate


•   No tax abatements
                   Challenges
• Infill development does not have enough profit to
  interest developers

• Speculation from property owners
  – Have not yet used eminent domain


• Meeting new regulations in older areas
  – EPA codes for sanitary sewers
  – Stormwater regulations (Built underground detention system)
           Challenges (cont.)
• Coordination with Water Works, Gas & Electric,
  cable and phone companies to update their
  systems in the area

• County Auditor still not straight with the
  compiling and then redefining of the lots
Greenhills Today
          Greenhills Today
• 4 New houses available for sale in June

• Price range $ 190,000 to $ 300,000

• Over 30 developers interested
Questions?

David Moore
Administrator
Village of Greenhills
11000 Winton road
Greenhills OH 45218
513-589-3581 - dmoore@eos.net

				
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