Becoming a Main Street City

With the establishment of Swiss Bear in 1979 and a local downtown effort in progress, under the leadership of Mayor Leander Morgan, City Planner David Rowland applied to the NC Department of Natural Resources and Community Development in 1980 for New Bern to be a participant in the state’s new Main Street Program.  In 1981, New Bern, along with Shelby, Washington, Tarboro and Salisbury were chosen out of a field of nearly 200 cities vying for the honor. The NC Main Street staff would provide guidance and encouragement but the degree of success would depend on the leadership invested in the program by the people of New Bern. Intensive training and technical assistance was provided during 1981 and the NC Main Street Center was available for follow-up consultation for two years. 

Based on the successful and comprehensive revitalization strategies developed in the National Trust for Historic Preservation’s three original pilot towns in the 1970’s, the Main Street program’s goal is to encourage economic development within the context of historic preservation.

The Main Street Program combines four elements to create a well-balanced program.*

• Organization: Building partnerships to create a consistent revitalization program and    develop effective management and leadership downtown. Diverse groups - merchants,    bankers, public officials, chamber of commerce and civic groups - must work together to improve downtown.
• Promotion: Re-establishing downtown as a compelling place for shoppers, investors, and visitors. This means not only improving sales but also rekindling community excitement and involvement. Promotion ranges from street festivals to retail merchandising, from community education to marketing and public relations.
• Design: Enhancing the visual quality of the downtown. Attention is given to the downtown  environment elements – not just buildings and storefronts but also public improvements, rear entries, signs, landscaping, window displays and graphic materials.
• Economic Restructuring: Strengthening the existing economic assets of the business district while diversifying its economic base. Activities include conducting market analysis to understand the changing market place, adapting vacant buildings that have outlived their original purposes for use as entertainment or cultural facilities and sharpening the competitiveness of Main Street’s traditional merchants.

The initial step was the visit of a resource team of five consultants for a three day evaluation and meetings with local leaders and elected officials. The following is a summary of their final report presented to citizens as a framework for New Bern’s revitalization effort.

• David Rowland and Kay Williams (Swiss Bear’s newly hired executive director) should serve as co-project managers for New Bern’s Main Street Program.
• The local government should continue to support Swiss Bear financially for at least the     next three years.
• The city government and Swiss Bear should establish goals and objectives and a year    by-year schedule of improvements in the central business district.
• Swiss Bear should expand its activities in the areas of promotion, recruitment and retention of businesses, development of a revolving fund and a low interest loan-pool and facade improvements.
• Swiss Bear and the merchant's association should work together closely.
• The Chamber of Commerce should pursue a more aggressive tourism program in conjunction with the Main Street project.
• The off-street parking areas need to be improved with paving and landscaping.
• Street and traffic lights need to be improved.
• Facade and sign improvements must be implemented as soon as possible.
• The urban renewal area should be treated as a natural extension of downtown.
• The urban renewal area should be developed for housing rather than office or commercial use.
• The community needs to adopt a sophisticated development approach to fill vacant buildings and upper floors.    

The City, County and the Swiss Bear board formally adopted the Main Street approach as its strategy for downtown’s revitalization effort and served as a pivotal role in the organization of the local Main Street Program. By emphasizing the Main Street theme of self-help, the program provided the framework and opportunity for the merchants, the city and county government and the business community, everyone who had a vested interest in downtown, to come together.

Like all plans/reports, the recommendations were meant to suggest appropriate and effective steps in developing a program of achievable goals and objectives. Decisions by the public and private sector over the long term on development and redevelopment decisions provided a unified sense of direction for downtown’s future. Thanks to the energy and leadership invested in the program by Swiss Bear, the City, County, Chamber of Commerce, other nonprofit organizations and the citizens of New Bern over the past 35+ years, New Bern’s downtown effort is widely recognized in the state and nation as an award-winning Main Street success story.

Strategies and projects will be related in future columns.

*The NC Main Street Program is under the Dept. of Commerce. www.nccommerce.com

MUMFEST 2013 has a Bold New Look

October 12-13 

Swiss Bear Downtown Development Corporation asked talented local artist and designer, Lisa Bisbee, to create a new look for MUMFEST 2013. True to her talent, Lisa Bisbee has come up with an original and bold design.

When asked how she came up with her new design, Lisa said, “Every year during the fall, I take photos of the brilliant autumn foliage. This year's design is based on a digitally enhanced image. I captured the photograph when the downtown merchants adorned New Bern’s streets with flowering mums during MUMFEST. The bold warm colors remind me of the harvest season during which MUMFEST takes place. I created a silhouette from the leaves and added white highlights with gestural artistic strokes. The font and color palette is energetic and festive, to remind everyone about new adventures unfolding during MUMFEST 2013!” 

Mumfesters can stop by the Greater Good Gallery at 228 Craven Street in downtown New Bern to see Lisa’s art, and while you’re there it wouldn’t hurt to let her know how you like her new design. You may also visit her web site at www.greatergoodgallery.com

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MUMFEST weekend in New Bern, NC attracts festiver goers from across the southeast to experience this award winning festival located in the beautifully restored historic downtown along the waterfront. Mumfesters can spend a little or spend a lot with over 300 commercial and non-profit exhibitors to choose from including pottery, crafts, art and a tasty variety of savory food. MUMFEST fits everyone's budget with two days of free entertainment including a wide variety of music from a variety of new and exciting bands, dance troupes, magicians, roving street performers, face painters and clowns. 

MUMFEST will be bolder than ever this year featuring the internationally famous X-POGO Team, a huge NASCAR exhibit from the Richard Childress Racing Team and the Renegade pirate ship just to name a few of the exciting new venues coming to New Bern on October 12-13. 

Start making plans now to come to MUMFEST by water taxi, trolley car park downtown - however you get here - come join the fun because there really is something for everyone! Check frequently on the MUMFEST website to learn all about this year's festival: www.mumfest.com

To learn more about MUMFEST and Swiss Bear Downtown Development Corporation go to www.downtownnewbern.com.   

Establishing the Historic District Commission

200 Block Middle St. Early 1980s

In the 1960’s and 1970’s, significant residential and commercial structures in the downtown area were demolished, many were in a deteriorated state and the original facades of many buildings were covered with aluminum and other materials in an attempt to modernize them.

300 Block Middle St. Early 1980s

With the establishment of the Historic Preservation Foundation in 1972, (today known as the New Bern Preservation Foundation), a private nonprofit whose focus was/is preserving historic residential properties, and Swiss Bear in 1979, with a focus on restoring the downtown, the area was beginning to experience an active revitalization effort.  Preserving the City’s unique and historic architecture was a major priority.  

In the late 1970’s, as a revitalization strategy, local preservation groups nominated a 20 block downtown area for listing on the National Register of Historic Places. In 1980, the historic district was expanded to include three areas overlooked in the original district including Trent Court, considered an example of high quality public housing, to act as a buffer zone around Tryon Palace.   

300 Block Middle Street 2000s

National Register District’s, basically honorary designations, are not protected by design controls. The one tangible advantage enables owners of commercial and income producing property to claim tax benefits; however, those who chose not to can simply obtain building permits and renovate their building in whatever fashion they chose.

In February 1980, spurred on by Swiss Bear and the Historic Preservation Foundation, the City Planning Department looked into the feasibility of establishing a local Historic District Commission (HDC), authorized by state statute and enacted by local ordinance that would place design controls on the rehab of exterior buildings, new construction, and delay demolition within the historic district.

 On February 28, with the support of David Rowland, City Planner and the Tryon Palace Commission, a public forum held in the Tryon Palace Auditorium included presentations by Robert Stallings Jr., President, New Bern Historical Society; Newsom Williams, President, Historic Preservation Foundation; David Henderson, Chairman, Swiss Bear Architectural Committee; and Dr. Larry Tise, head of NC Archives and History. They all expressed the need to establish a historic district commission with design regulations for any rehabilitation or new construction within the Historic District.

The great show of interest led to the Board of Aldermen appointing a nine member Commission: Boyd Meyers, Chairman, Peter Sandbeck, Newsom Williams, Charles Francis, Martha Smith, Janet Latham, Carrie Miller, Ray Houghton and Eliza Dudley. Their charge: develop an ordinance, guidelines, and application process with the Planning Department providing support and overall coordination.  

It was controversial from the start.

To nudge, or sledge hammer to preservation, was the title of an August 16, 1980 Sun Journal article by Catherine Landis who covered the contentious public meeting at which many people spoke. David Henderson advised the Commission to specify which guidelines are mandatory and which are just suggestions. “You have to be consistent” he said, “should can never be enforced”.  Commission Chairman, Boyd Meyers said,”when you get to texture, color, mass, you can’t get specific. Let’s keep it general enough so it will help everyone in the community”. Henderson replied “you’re going to get yourself in a hole if you don’t have something enforceable”.  Dr. Ray Houghton, Commission Vice-Chairman said”we’re not trying to strangle people or keep someone from doing something. I’d prefer to nudge people, not hit them with a sledge hammer”.

In the November 18, 1980 Sun Journal  article by Lee Landis, New Bern Historic District praised, panned at hearing,  reporting on the recent public hearing at the Board of Aldermen meeting…the near capacity audience, most of who supported the ordinance appeared at the meeting. The issue as both the advocates and opponents of the ordinance saw it was more government regulation. But those favoring the ordinance said it was necessary to preserve the historic integrity of the city. Those opposing the ordinance said they objected to being considered an “irresponsible minority”. At the urging of former Alderman Ben Hurst, audience members stood up. Hurst said he observed, “90% of the audience favored the ordinance”.

At the conclusion of the public hearing, the Board of Aldermen adopted the ordinance and the Commission’s guidelines. Effective January 1, 1981, a certificate of appropriateness (CA) had to be obtained from the Historic District Commission (HDC), (now Historic Preservation Commission - HPC) prior to any exterior alteration, relocation, new construction or demolition of a building.

A year later, the HDC decided the guidelines needed to be revised. As reported in a May 22, 1982 Sun Journal article, Historic Ordinance may be revised… the consensus of the HPC members was “we should go with our gut reactions (on applications) and stop being so worried about being so diplomatic”. Another commissioner noted “two years ago downtown New Bern was dying and I did not feel like imposing any requirements on people that might impede the restoration of the historic area. Now, with revitalization firmly underway, the circumstances were different and with our experience we can see some of the problems people are having with us and we are having with them and make changes”.

From the onset, the power of the HPC has been a controversial and complex issue and the focus of many bitter arguments, editorials and letters to the editor. Proponents credit the district controls with protecting areas of historic significance, helping chart future growth and stimulating new investment. Opponents contend the historic districts are elitist, often arbitrarily administered by commissioners who abuse their power and are not qualified to pass judgment on what are frequently complex, subjective decisions.

Whatever your opinion, generally speaking, when the design controls were put in place, Swiss Bear, preservationists, developers and investors saw promoting good design within the context of historic preservation as part of a comprehensive approach to stimulate residential and downtown revitalization efforts.

Middle Street Today

A historic district that looked beaten, bruised and neglected in 1980 is now a healthy vital district with new and rehabilitated structures that give New Bern its distinctive “sense of place”.

Susan Moffat Thomas, Executive Director

Looking to the long term.

NCSU professor advises Swiss Bear board on sustainability plan.

Click  Sun Journal, March 22, 2013 article

Municipal Services District: The funding mechanism

Middle St.
Streetscape Improvements

James Reed Lane



Bear Plaza




Craven @ Hotel Service Parking Lot



Among the 1977 Central Business District Revitalization Plan recommendations was development of mid-block pedestrian parks connecting with interior parking lots to supplement existing on-street parking and creation of a Municipal Service District (provided in the NC General Statutes) as a mechanism to fund a wide range of downtown revitalization projects. Also referred to as a BID (Business Improvement District) revenue is generated through imposition of a tax on owners of property subject to the ad valorem property tax in a defined district, not to exceed $1.50 per hundred valuation.

Effective July 1, 1978, at the property owner’s request, the City established the Municipal Service District (MSD) in four core blocks bounded by Craven, Middle, Hancock and Tryon Palace Drive (South Front Street).  The $.50 per $100 valuation, generating $250,000 over a three year period was used to develop Bear Plaza ($75,000) on a vacant Middle Street lot, the former site of the Coplon Smith Department Store that burned in the 1970”s. The interior of the mid-block park allowed convenient access (walkabilty) to the second MSD project known as the Federal Alley Parking Lot. The owners of 22 separate properties, ranging in size from 75 to 11,500 square feet in the interior block, signed a five year renewable agreement allowing the City to develop the interior area with MSD funds ($175,000) to be utilized as a common parking area.

In 1984, with the completion of the two projects, the rate was reduced to $.25, generating $24,000 annually. Seen as insufficient funds for any long term major improvements, Swiss Bear led the effort to expand the special tax district based on a plan of public improvements. Mayor Bengel and the Board of Aldermen approved and appointed a MSD Advisory Committee: Jim Chagaris, Virginia McSorley, Paul Johnson, Lou Steinberg, Blackie Stith, Lonnie Pridgen, Harold Talton and Susan Moffat.

They met in June ’85 to define objectives and explore expansion of the district to encompass the entire central business district so adequate funds could be generated to implement defined on-going public improvements. Smith Design Group was hired to develop general guidelines used to solicit property owner’s support to expand the district to encompass the area bounded by property on the north side of Broad Street, west side of Hancock Street to the shorelines of the Neuse and Trent Rivers. Following public hearings, the Board of Aldermen approved the expansion with the exclusion of vacant lots and residential property and reduced the tax rate to $.18 for that fiscal year.

In 2007, the MSD Committee discussed amending the 1986 ordinance to include all properties, residential, commercial and vacant land, as many residences had now become rental properties or converted for commercial.  Since the value of all property within the MSD had increased, many by 700-900%, the Committee believed all property owners in the MSD should be taxed as all properties were benefiting from the improvements. A review of the General Statue determined, when a boundary was defined and approved by the municipality, individual lots within that district (except those with nonprofit status) could not be exempted. Following several public hearings, on January 8, 2008, the Board of Aldermen adopted a resolution to incorporate previously excluded real property into the existing MSD.

Since its creation, MSD tax dollars provided the bulk of funding for numerous public projects; 12 blocks of major streetscape improvements, new streetlights, landscaping, street furniture, four parking lots, two mid-block pedestrian parks, two alleyways improved, design guidelines, special reports, purchase of the lot at the northwest  corner of Craven and South Front Street, personnel for litter pick-up, foot patrol and South Front Street streetscape improvements from East Front to Hancock Street that will begin in the very near future.

The commitment of property owner’s and involvement of the private sector has been vital to downtown’s success. The increase in property values within the MSD reinforces it.

MSD Property values 1979- 2012

• $8.75 million - 1979-80

• $63 million - 2002-2003

• $109,537,935 - 2009-2010

• $166,823,448 - 2010-2011

• $167,782,462 - 2011-2012

Swiss Bear coordinates the MSD meetings held quarterly at which time the City provides an up-date on funds and projects. The current tax rate is $.12.

Swiss Bear: a catalyst for positive economic change

200 Block of Middle Street

Broad Street 1970's

 

In the post WWII years, the advent of the automobile, railways and improved roads led to the gradual deterioration of small towns across the nation. Suburbanization, a new phenomenon and development of shopping malls, enticed residents to leave the old established residential neighborhoods for the newly developing residential areas.

In New Bern, an important port and mercantile center in the early 1900’s, the downtown was the heart and soul of the community, the center of civic and social activity and in a very real sense, symbolized the community’s identity and embodied its heritage. However, by the mid-1990’s, New Bern became nothing more than a rest stop—a town that people passed through on the way to the beach.



Deteriorating Waterfront

The downtown waterfront lined with piers, ships, and barges  bringing goods from all over the world to the businesses of lower Middle and Craven Streets in the early 1900’s, steadily declined. Deteriorating warehouses and vacated commercial buildings were a blight on the waterfront.  As businesses closed and buildings were boarded up, tax revenues declined. Many historic homes were demolished.  Construction of the Neuse River Bridge in the early 50's and widening of Broad Street to accommodate automobile traffic led to the downtown's further decline, creating a barrier between the residential area and the central business district.  

 

 

Middle Street

Downtown reached its lowest point in the early 1970's when, under a federal urban renewal program, all but three buildings along the Trent River on the 14-acre tract between East Front and Hancock Streets were demolished. A concrete bulkhead was constructed and the land filled in hopes of attracting new development.  Although an Economic Development Commission was formed, the 14-acre parcel remained vacant throughout the decade.

In the late 1970's, local government officials and community leaders worked together to reverse the decline.  A Central Business District Plan was completed.  The Plan recognized the key role the City’s historic assets, the downtown waterfront and expansion of the tourism industry could play in the revitalization of the downtown and redevelopment of its waterfront. The plan recommended bringing a new market into the downtown area to support remaining businesses and strengthen the deteriorating tax base.  The combination of resources could justify the efforts necessary to attract a market of recreation, tourism, and retirement-oriented housing to the area so the downtown would once again become a thriving center of civic activity..

The Plan recommended creating a locally funded, private nonprofit organization to spearhead and coordinate revitalization efforts--thus the establishment of Swiss Bear in 1979. The agency’s name is derived from the hometown of the City’s founders, Bern, Switzerland (Bern means Bear in German). The objective of this public/private approach was to tap the energy and motivational resources of the business community, coordinate and fund some of the private enterprise efforts and work closely with the City and County governments.

A National Register and local historic district was created to encompass the central business district and surrounding residential area. In 1980 New Bern was selected to participate in the NC Main Street Program, developed by the National Trust for Historic Preservation to encourage economic development.

Thirty four years later, downtown New Bern’s recognition as a Main Street success story is due to many factors. Development of long range plans with achievable goals, involvement of local government officials and community leaders and the commitment of the Swiss Bear organization that helped create an environment that promotes tourism, attracts retirees and other residents has intensified the sense of pride and community spirit in New Bern.

Future columns relate challenges and opportunities Swiss Bear and the community met to revive and preserve our historic downtown. For more information go to: www.downtownnewbern.com

 

Feb. 3, 2013

Susan Moffat Thomas

Executive Director

'A greater downtown will not merely be a dream'

Volunteers display Swiss Bear's new flag
made by a local citizen not long after the
 organization's creation in 1979.

On April 5, 1979, the Downtown Revitalization Committee officially transferred its responsibilities to the newly created organization, yet to be named and formally structured, at a public meeting in the Tryon Palace Auditorium. Its mission: to stimulate and coordinate the revitalization of the downtown and redevelopment of its waterfront.

In May, Doug Davis, Chairman; John Green, Vice Chairman; Virginia McSorley, Secretary; B.J. Wright, Treasurer were elected by acclamation to lead the organization.  Following the election, a motion by committee member David Henderson that the organization needed to file for incorporation, the Chairman stated a name for the group was necessary for incorporation. John Green’s suggestion, Swiss Bear, Inc., was adopted.

In late August, Swiss Bear received the incorporation charter as a 501(c) (3) nonprofit providing the right prescribed by law to solicit and receive contributions and gifts, exclusively for charitable or social welfare in furtherance of the purposes of the corporation and federal tax exempt status. 

By-laws were adopted and the composition of the board of directors consisted of not less than 18 or more than 25, nine by virtue of their office: New Bern Historic Foundation, New Bern Historical Society, New Bern City Government, New Bern City Administration, Craven County Government, Craven County Administration, Chamber of Commerce, Downtown Merchants Association and New Bern Planning Board. Nine additional members elected from the community-at-large, composed of citizens who demonstrated an interest in the objectives and work of the corporation.  

Charter members of the first board were George Slade, Harry Vatz, Martha Smith, Gordon Parrott, Jim Ross, Bill Edwards, Dell Ipock, Frank Hargett, Nick Scholz, J.C. Outlaw, David Henderson, Johnny West, John Hill, l.J. Eubanks, Jr., Roland Grubbs, George Scott and Ralph Mann.

Martha Smith designed the first official logo and a budget of $45,000 was adopted. Swiss Bear committed to raising $15,000 from the community with commitments from the City and County of $15,000 each in matching funds. The board would meet the third Wednesday of every month at 7:30 a.m. to carry out the established goals and priorities.  

Activities and accomplishments of the Downtown Revitalization Committee and Swiss Bear in the late 1970’s included:

• Raised $8,000 to fund the Central Business District Revitalization Plan.
• Recommended the City’s purchase of the Coplon-Smith vacant lot to develop a mini-park (Bear Plaza) to provide access to Middle Street from the inner block parking area.
• Garnered   support of downtown property owners and requested the City’s establishment of a special tax district to fund downtown public improvements.
• Acquired grant funds and commissioned renderings of the downtown storefronts by East Carolina Regional Development Institute to encourage facade rehabilitation.
• Sponsored the first annual Swiss Bear Festival.  
• Sponsored public forums on the importance of historic preservation.
• Developed plans for forming a Historic Preservation Commission approved by the City Planning Board.
• Lobbied with other businesses for retention of the Courthouse in the downtown.
• Assisted the New Bern Civic Theatre in the acquisition of the Tryon Theatre on Pollock Street.
• Assisted the newly formed Craven Arts Council & Gallery with the acquisition of the old First Citizens Bank and establishment of the Bank of the Arts.




A Swiss Bear Festival sign displayed in front
of a vacant building that housed an antique show
not long after the organization's creation in 1979.

As 1979 drew to a close, a memo to all downtown businesses from John Phillips, owner of Bryant McLeod Men’s Store, summed up an event filled year.

 “We got the ball rolling! With your continued enthusiasm and attendance at Swiss Bear’s informal monthly meetings, looking forward to a GREATER DOWNTOWN NEW BERN will not merely be a dream. It will become a reality that we, working together for a common goal, will see come to pass.”

Susan Moffat Thomas

Executive Director