Rebecca GallDepartment of Historic Preservation,University of Kentucky

HISTORIC PRESERVATION AND AFFORDABLE HOUSING:

THE REHABILITATION OF HISTORIC MILL VILLAGES IN THE NORTH

CAROLINA PIEDMONT

In response to the recent rejuvenation of interest in mill villages across the North Carolina Piedmont, why should these structures be preserved as an

important part of the cultural landscape? what is the best way to rehab mill villages with

respect to their historic integrity? what literature is available related to the

combination of historic preservation and affordable housing?

what ultimately are the best practices for mill village rehab projects in the Piedmont?

RESEARCH QUESTION

Establish significance of mill villagesDetermine their current statusDefine elements worthy of preservationEstablish reasoning for rehab as aff ordable housingExamine literature and precedent projects working to

combine historic preservation and aff ordable housingDetermine relationship of ideas to sustainabilityEvaluate two mill village case studiesCreate step-by-step model for mill rehab based on

findingsApply this model to a mill village in need of rehab and

advocate for its use across the Piedmont

OUTLINE

Post-Civil War – Economic Downturn Industry Rural farmland Mills and Factories of Tobacco & Cotton

New industrial scheme – the mill village

THE NEW SOUTH

Railroad developmentOn average, 6 new mills

were built each year between 1880 and 1900

Population growthBy 1900, NC Piedmont

housed 90% of all mills (177 in all)

End of Great Depression – Southeast surpasses New England as world’s leading producer of cotton cloth

COTTON IS KING

Mill houses Out buildings

Privies Kitchens

Mill operatives’ houses

African-American housing Church Company store Community center Recreational areas

THE MILL VILLAGE

Glencoe Mill Village, Glencoe

Alamance Mills, Alamance County

Golden Belt Mills, Durham

Oakdale Mills, Jamestown Burlington

Edna Cotton Mill, Reidsville

China Grove Cotton Mill, Rowan County

FEATURES

Weatherboard sidingPaneled doorsTurned porch pillarsGable trimWood windows with true

divided light

OutbuildingsGarden lotsGrassy medians

Fair Labor Standards Act 1938

Mill Owners Sell HousingWWII Peak in Textile JobsManufacturing Goes

Overseas

RECENT HISTORY

Burlington, NCAbandoned Mill House, High Falls Mill, Alamance County

24 on National Register25 on State Study List12 determined eligible through environmental reviewTotal = 61 Listed or likely eligible

State Mill rehab Tax Credit Strictly factory buildings 30-40% credit 13 completed projects 20 proposed or ongoing projects

MILL VILLAGES ACROSS NC

Golden Belt Mills, Durham

Benefits

Honors historic integrity

Contributes to larger need

Socially sustainableEnvironmentally

sustainable

Concerns

DisplacementGentrificationSmall amount of

helpful literature exists

HP AND AFFORDABLE HOUSING

Who: Preservation North Carolina (Non-Profi t) Setting: Rural Alamance County, NC Status at DOC: Abandoned Listed on the National Register 1979 Strategy:

Minimal stabilization work Purchasing “Options” Model Mill House by PNC Protective covenants in deeds rehab agreements Secretary’s Standards State Historic Credits County Historical Landmarks Commission City Historic District Commission

GLENCOE MILL VILLAGE

Historic Mill House

Infill Mill House

Louisville, KY - Urban “California” Neighborhood in West EndStatus at DOC: Donated to HabitatNot in historic districtStrategy:

Incorporated a Renovation, Repair, and Painting rule Staff from ReStore trained in lead paint abatement Gut the interior Brown-Forman volunteer labor

Preservation Louisville “Top Ten Preservation Success” 2009

HABITAT FOR HUMANITY

Winston-Salem, NC - Cherry Street National Register Historic District Strategy:

Consult Historic Resources Commission Hired architectural firm to develop Master Plan and design infi ll houses Demolish 5 houses Construct 16 new infi ll houses SHPO approval Section 106 Community Development Block Grant (CDBG) Conservation Easement on 3 Contributing Houses

HABITAT FOR HUMANITY

Demolished Rehabilitated Infill House

Infill and Downtown

Social

Historic districts are: Walkable Mass transit accessible

High quality of lifeEquitable access to

quality neighborhoods

Variety of incomes

Environmental

Reduces demand for new resources

Reduces wastePreserves embodied

energyPrevents sprawl

SUSTAINABILITY

Lexington, NC – Erlanger Mill Village Who: City of Lexington Setting: Semi-Urban Suburb Listed on the National Register

2008 Strategy:

Established HRC & Erlanger Subcommittee 2006

Working toward local district status Community Development Block Grant

(CDBG) (2) Preservation North Carolina Protective covenants rehab agreements Lexington Housing and Community

Development Corp. (LHCDC) $150,000 reserve fund SHPO review

MILL VILLAGE CASE STUDY 1

Infill House Infill House

MILL VILLAGE CASE STUDY 2

Durham, NC – Morning Glory Village, Golden Belt MillsPartners:

Scientific Properties Habitat for Humanity The Community Builders Rescue Mission The Durham Housing Authority

Setting: Urban, Downtown CoreListed on the National Register 1985

Context Durham Hosiery & Edgemont Few Gardens & McDougald Terrace HOPE VI & The Community Builders Foundation

MILL VILLAGE CASE STUDY 2

Strategy: Scientific Properties - Rehab of 7 factory buildings – LEED Habitat for Humanity – 3 rehab & 2 infill designs The Community Builders – HOPE VI Grant – 4 infill houses Community Development Block Grant Revitalization Proposal

MILL VILLAGE CASE STUDY 2

Infill HouseMill House

Before After Rehab

Scientific Properties

After Rehab

After Rehab

Before

Before

Habitat Rehab

Scientific PropertiesWalkability Improvements

HOPE VI Infill House

REHAB PROSPECTUS

Jamestown, NC – Oakdale Mill VillageSetting: Rural Jamestown/Guilford CountyListed on the National Register 1976

1 Hold community meetings2 Establish Historic Preservation Commission and list

mill village as local district3 Work to enlist outside help – public or private

altruism4 Apply for grants5 Acquire properties when necessary6 Hire experienced professionals7 Work to retain historic integrity – compromising when

necessary for aff ordability8 Rehab model house9 Design & build infi ll houses10 Sell houses at aff ordable prices11 Create interpretive exhibit so history is not lost12 Implement walkability initiatives

REHAB PROSPECTUS

CONCLUSION