Habitat for Humanity project revives old fears
Earlier development didn't bring big crime, low values
Some might describe Providence Park by mentioning how many American flags billow from its porches, how many flowers are planted in its yards or how many minivans sit in its driveways.
They might note the sea of mostly black and brown children that flows from Paragon Mills Elementary School or the sounds of crickets, teenagers playing basketball and traffic from nearby Interstate 24 that dominate its evenings.
But the neighborhood is more than all those things.
Habitat for Humanity's largest affordable housing development in Tennessee is a community where residents change their financial lives. It's the kind of place the Nashville affiliate of the nation's best-known charitable housing developer points to as an example of its impact.
Since Providence Park opened adjacent to a longstanding Southeast Nashville neighborhood in 2003, home values in and around it have risen at a modest but a steady rate. Incidents of crime dropped in 2004, then increased somewhat in successive years, a Tennessean analysis of crime and housing data showed.
But the charity's plans to build Park Preserve, a 350-home development that would be the largest Habitat community in the nation, face stiff opposition.
Homeowners in some of the 37 northeast Nashville neighborhoods near the would-be site of Park Preserve say it's only the latest in a series of value-stripping
Habitat fills a pressing need in Davidson County, said Michael Nelson, a housing policy fellow at Vanderbilt's Center for Nashville Studies. It creates affordable, sustainable homeownership options. But its methods for identifying places for large developments will, over time, concentrate affordable housing in some areas, Nelson said.
"The key thing to keep in mind here is that this is a difficult situation for everybody," he said. "Every homeowner, and certainly African-America
His corner of northeast Nashville is home to everything from rental duplexes to $400,000 residential spreads. It's the American Dream for African-America
"Now, we are not against affordable housing; some of us over here have worked hard for what we have and came from public housing," said Jordan, an associate pastor and apprentice mortician. "But we have Habitat — more than enough Habitat — in this community, and we don't want any more.
"We don't want the crime or the trouble or the traffic that we know that development is going to bring."
About six miles from Jordan's house sits Timberwood, where workers began in 2007 on the first of 112 homes. Next to it sits Rainwood, which launched in 2001 and includes a mix of Habitat and other affordable homes and market-rate housing.
Habitat isn't making an effort to build in any specific section of the city, said Chris McCarthy, president and CEO of the local Habitat chapter. The realities of the affordable housing business are that developers must look for relatively cheap land first, she said, then select sites with limited costs for utility connections and street paving, plus access to public transportation.
"The numbers have to work so that we can keep these homes within range for working families," McCarthy said. "Land in Bellevue is just too expensive. We've looked."
By the time Park Preserve reached the Metro Planning Commission for its final review before being sent to the Metro Council, Jordan and others were organized enough to persuade commissioners to delay it. Habitat representatives
Activists have gotten Habitat developments in suburban San Francisco, Richmond and Wash ington, D.C., tabled in the last two years. In each case, neighbors said the Habitat development would draw crime and excess traffic and spark a slide in property values.
When the news came that Habitat would be building in a stretch of land that began almost across the street from his home, Phillip Parker wasn't pleased that it was "already a done deal." Some of his neighbors moved.
Parker, a 30-year resident of that area, participated in the community group that communicated directly with Habitat, persuading the charity to make a few design changes. He can't say if his property value has changed, but his property tax bill has gotten a little bigger.
"I can't really tell the difference," Parker said. "And that's really what I'd have to say about the whole thing. The only real problem we have because of Habitat is traffic."
The first residents moved into Providence Park in 2003. Crime in that development and its nearest neighborhood took a temporary drop in 2004. By 2007, the development was complete at 138 houses, but there were only 36 more crimes reported in the two communities than in 2003.
Median home sale prices were $105,000 in 2004 and $112,500 in 2007.
Meanwhile, in the three communities nearest the proposed Park Preserve site, there were 178 more crimes in 2007 than in 2003. Median home sale prices rose from $90,000 to $102,300 in the same period.
Traffic in the Providence Park area has been a serious issue. One intersection, graded an E by Habitat consultants while Providence Park was being planned because of traffic volume and pace of flow, was projected to be at F level by this year. The information was part of a 2002 report submitted to Metro Public Works.
Afternoon traffic backups forced the addition of a turn lane and light where area residents turn onto Harding Road.
"I really can't say I've had any hint at all that people didn't want us here," Amato said. "Of course, most of the kids at the school at this point live in Providence Park."
But before her family could move in, even Amato's husband needed some convincing. "He thought it was a too-good-to-be-
Habitat homes are sold with two mortgages — a larger one with zero interest and a smaller one with interest that's forgiven in portions over the course of the first five years. Families who want to move before the minimum five-year commitment are responsible for both mortgages and any remaining interest.
Before the Amatos could become a part of what McCarthy often refers to as "the family," they had to clear an inspection of their old home; pass a review of their finances and debt load; and participate in classes on money management, home repair and maintenance, and community relations. The family put in 425 hours of sweat equity — Habitat-speak for helping to build one's own and other's houses.
"It's not just your average Tom, Dick and Harry that can get a house with Habitat," Amato said. "I love my neighborhood, and I would think that the people around this neighborhood at least like us because I have come here and made lifelong friends."
Framed pictures relate the family's Habitat experience. The wall colors — selected by Amato and her husband with the zeal of recently liberated apartment dwellers — range from cafe to a deep red. Her 3-year-old daughter has her own room, and sons ages 5 and 6 sleep in bunk beds in another.
Because their mortgage is less than they were paying in rent, the Amatos bought a used minivan, marking the first time they've ever had two cars. And this year, they won't use their tax return to cover bills. They will use it to upgrade the living room and dining room with hardwood floors and on stainless steel kitchen appliances.
"As far as I'm concerned," Amato said, "Habitat is the American Dream."
Contact Janell Ross at 615-726-5982 or jross1@tennesse
They might note the sea of mostly black and brown children that flows from Paragon Mills Elementary School or the sounds of crickets, teenagers playing basketball and traffic from nearby Interstate 24 that dominate its evenings.
Habitat for Humanity's largest affordable housing development in Tennessee is a community where residents change their financial lives. It's the kind of place the Nashville affiliate of the nation's best-known charitable housing developer points to as an example of its impact.
Since Providence Park opened adjacent to a longstanding Southeast Nashville neighborhood in 2003, home values in and around it have risen at a modest but a steady rate. Incidents of crime dropped in 2004, then increased somewhat in successive years, a Tennessean analysis of crime and housing data showed.
But the charity's plans to build Park Preserve, a 350-home development that would be the largest Habitat community in the nation, face stiff opposition.
Homeowners in some of the 37 northeast Nashville neighborhoods near the would-be site of Park Preserve say it's only the latest in a series of value-stripping
Habitat fills a pressing need in Davidson County, said Michael Nelson, a housing policy fellow at Vanderbilt's Center for Nashville Studies. It creates affordable, sustainable homeownership options. But its methods for identifying places for large developments will, over time, concentrate affordable housing in some areas, Nelson said.
"The key thing to keep in mind here is that this is a difficult situation for everybody," he said. "Every homeowner, and certainly African-America
Neighbors organize
As president of the Claymille Station Neighborhood Association, Marcus Jordan is used to other people calling him for information. But on Aug. 6, a newspaper told him Habitat for Humanity was planning to build Park Preserve adjacent to his neighborhood.His corner of northeast Nashville is home to everything from rental duplexes to $400,000 residential spreads. It's the American Dream for African-America
"Now, we are not against affordable housing; some of us over here have worked hard for what we have and came from public housing," said Jordan, an associate pastor and apprentice mortician. "But we have Habitat — more than enough Habitat — in this community, and we don't want any more.
"We don't want the crime or the trouble or the traffic that we know that development is going to bring."
About six miles from Jordan's house sits Timberwood, where workers began in 2007 on the first of 112 homes. Next to it sits Rainwood, which launched in 2001 and includes a mix of Habitat and other affordable homes and market-rate housing.
Habitat isn't making an effort to build in any specific section of the city, said Chris McCarthy, president and CEO of the local Habitat chapter. The realities of the affordable housing business are that developers must look for relatively cheap land first, she said, then select sites with limited costs for utility connections and street paving, plus access to public transportation.
"The numbers have to work so that we can keep these homes within range for working families," McCarthy said. "Land in Bellevue is just too expensive. We've looked."
By the time Park Preserve reached the Metro Planning Commission for its final review before being sent to the Metro Council, Jordan and others were organized enough to persuade commissioners to delay it. Habitat representatives
Activists have gotten Habitat developments in suburban San Francisco, Richmond and Wash ington, D.C., tabled in the last two years. In each case, neighbors said the Habitat development would draw crime and excess traffic and spark a slide in property values.
'Only problem is traffic'
Neighbors of Providence Park said they had some of the same concerns five years ago.When the news came that Habitat would be building in a stretch of land that began almost across the street from his home, Phillip Parker wasn't pleased that it was "already a done deal." Some of his neighbors moved.
Parker, a 30-year resident of that area, participated in the community group that communicated directly with Habitat, persuading the charity to make a few design changes. He can't say if his property value has changed, but his property tax bill has gotten a little bigger.
"I can't really tell the difference," Parker said. "And that's really what I'd have to say about the whole thing. The only real problem we have because of Habitat is traffic."
The first residents moved into Providence Park in 2003. Crime in that development and its nearest neighborhood took a temporary drop in 2004. By 2007, the development was complete at 138 houses, but there were only 36 more crimes reported in the two communities than in 2003.
Median home sale prices were $105,000 in 2004 and $112,500 in 2007.
Meanwhile, in the three communities nearest the proposed Park Preserve site, there were 178 more crimes in 2007 than in 2003. Median home sale prices rose from $90,000 to $102,300 in the same period.
Traffic in the Providence Park area has been a serious issue. One intersection, graded an E by Habitat consultants while Providence Park was being planned because of traffic volume and pace of flow, was projected to be at F level by this year. The information was part of a 2002 report submitted to Metro Public Works.
Afternoon traffic backups forced the addition of a turn lane and light where area residents turn onto Harding Road.
'I love my neighborhood'
Still, if her established neighbors had any fears over her family and others moving in, that's news to Danielle Amato."I really can't say I've had any hint at all that people didn't want us here," Amato said. "Of course, most of the kids at the school at this point live in Providence Park."
But before her family could move in, even Amato's husband needed some convincing. "He thought it was a too-good-to-be-
Habitat homes are sold with two mortgages — a larger one with zero interest and a smaller one with interest that's forgiven in portions over the course of the first five years. Families who want to move before the minimum five-year commitment are responsible for both mortgages and any remaining interest.
Before the Amatos could become a part of what McCarthy often refers to as "the family," they had to clear an inspection of their old home; pass a review of their finances and debt load; and participate in classes on money management, home repair and maintenance, and community relations. The family put in 425 hours of sweat equity — Habitat-speak for helping to build one's own and other's houses.
"It's not just your average Tom, Dick and Harry that can get a house with Habitat," Amato said. "I love my neighborhood, and I would think that the people around this neighborhood at least like us because I have come here and made lifelong friends."
Framed pictures relate the family's Habitat experience. The wall colors — selected by Amato and her husband with the zeal of recently liberated apartment dwellers — range from cafe to a deep red. Her 3-year-old daughter has her own room, and sons ages 5 and 6 sleep in bunk beds in another.
Because their mortgage is less than they were paying in rent, the Amatos bought a used minivan, marking the first time they've ever had two cars. And this year, they won't use their tax return to cover bills. They will use it to upgrade the living room and dining room with hardwood floors and on stainless steel kitchen appliances.
"As far as I'm concerned," Amato said, "Habitat is the American Dream."
Contact Janell Ross at 615-726-5982 or jross1@tennesse
