Expert: Revitalization requires patience

She warns against big, quick fixes for ailing areas.
By PETER H. MILLIKEN
VINDICATOR TRUMBULL STAFF
WARREN -- Effective downtown revitalization requires a realistic, multifaceted, long-term approach -- not reliance on single large projects, which may appear to be quick fixes, says an expert on downtown revival and historic preservation.
"Big fix-itis doesn't work. There has to be a comprehensive approach," said Pauline Eaton, revitalization director for Downtown Ohio Inc. of Columbus.
She is referring to what she called the mistaken notion that a single major project, such as building a stadium or convention center, can alone revive a downtown.
DOI is a nonprofit corporation organized to encourage development, redevelopment and improvement of downtown areas and commercial districts.
Main Street strategy
Eaton, who is also a Galion city councilwoman, advocated her organization's Main Street program, which has been adopted by 35 Ohio communities since 1998. These efforts have seen more than 800 buildings rehabilitated and $254 million spent on downtown revitalization, she said.
Warren is now using the Main Street approach for its downtown redevelopment.
"This is just part of the ongoing process that we are undertaking," Mayor Michael O'Brien said. "It doesn't happen overnight, and the work has just begun."
The Main Street approach uses a four-pronged strategy of organization, promotion, design and economic restructuring, Eaton said.
Downtown revitalization must be a public-private partnership, a self-help effort by local people and an ongoing process, she said. "We are never done in downtown revitalization."
It involves developing a vision, goals and a plan, and implementing the plan incrementally, Eaton said. "It's really important that you start with the small stuff, and you build from small successes," before tackling big projects.
She spoke with city officials and business leaders last week while conducting a workshop on downtown revival, which was sponsored by the Warren Redevelopment and Planning Corp.
"Details are important," Eaton said. For example, small items, such as broken downtown benches, show "investors that you don't care," she observed.
She showed the audience an image of a broken bench, contrasted with a sturdy bench in New Philadelphia, which had artwork painted on it.
Historic preservation
The Main Street approach is based on historic preservation and enhancing assets, she said. "You all are so lucky to have a downtown historic hotel," she said of downtown Warren's Comfort Inn, where the workshop was held.
Historic preservation benefits the community because labor and materials used in preservation efforts almost always come from local sources, she said.
If a building is demolished and the site is turned into a parking lot, she noted that parking lots don't generate sales or income tax revenue for local governments.
Eaton said her organization endorses proposed state legislation that would authorize a 25-percent state investment tax credit for historic rehabilitation work in addition to the 20-percent federal tax credit already available.
Warren would benefit from such legislation, she said.
She also urged patience. "Your downtown did not get in the condition that it's in overnight. It was a long process, and you're not going to fix it overnight," she concluded.
milliken@vindy.com