Saving A White Elephant. The Galion Success Story

Transcription

1 Saving A White Elephant The Galion Success Story

2 The Central Hotel 1851

3 Historic Significance Listed on the National Register-1976 Italianate Design Featuring Arcaded Brickwork, Window Hoods and a Decorative Cornice Described as Finest, Earliest and Most Important Commercial Structures in Galion Representing Galion s Commercial Boom of the 1860s Guests included Thomas Edison and Mark Twain Alexander Graham Bell tested telephone equipment-running line from Room 201 to Maccabee Building and hired GHS students at a nickel each to test sound transmissions Henry Lee got his start in business working here, which eventually led to the establishment of the Lee Jean Company Located on the Original Lincoln Highway

4 The Hotel Talbott 1940 s

5 Christmas In Uptowne Galion 1960 s

6 The Ritchey House 1970 s

7 The Heritage Inn Upper Floor Sleeping Rooms Closed- January 7, 1979 due to extensive investment to meet current fire codes First Floor White Linen Restaurant remained open until 1985 when it was vacated Purchased by Jim Benedict 1988

8 The Decline Proposed Development Project Stalled Galion City Council Reject Tax Abatement Plan s Owner Walks Away Liens begin to add up Deterioration begins

9 Liens Delinquent Land Taxes- $5, Mortgage Lien to Paulette Boehm- $19,000 Federal Tax Lien- $115, Federal Judgment -Maintenance, Inc.- $17, Ohio Bureau of Employment Services- $89, Ohio Bureau of Worker s Comp- $152, Beacon Insurance Company- $29, Moulton, Ricksecker, Wagner- $1, State of Ohio Taxation Department- $20, TOTAL $451,371.41

10 Main Street Galion 1993-Group of Concerned Citizens form Main Street Galion Hotel is One of the group s main focuses 1994-One MSG founder is elected to Galion City Council 1998-Main Street Galion is first Ohio Main Street Program Main Street Galion takes lead in Redevelopment of The Central Hotel

11 Timeline 1995 Oct Main Street votes to purchase Hotel at first Sheriff s Auction and starts raising funds to do so Oct. 13, 1995-Brian Benedict is high bidder at Sheriff s Auction. Hotel is awarded to second highest bidder, Bill Sherron and Don Grady after Brian Benedict does not have funds in hand- $14, Oct. 16, 1995-Mr. Benedict Pays back taxes and Redeems Property-($21,000) All Liens still in place and accumulating

12 1998 Timeline May 26, 1998-Foreclosure from the State of Ohio Expected on Hotel June 1998-Foreclosure dropped due to Service of Process to incorrect address State Decides Not To Attempt Another Foreclosure Action

13 Timeline 1999 Tom Belding starts negotiation with Benedict Family Jan-5 1/2 hour work session held with Poggemeyer, Lutheran Homes, MSG, City Leaders, DOI and OHPO and Benedict Family Jan 13-Hudson Hanover Contacts City Jan 27-Lutheran Homes Contacts City Feb 2-PDG Meets with Lutheran Homes PDG Addresses potential OHPO concerns with Lutheran Homes proposed design Feb 5-Lutheran Homes Tax Analysis Summary Done for CRA

14 Timeline 1999 (Continued) March 19-Craig Harmon outbids Lutheran Homes and buys Hotel at Second Sheriff s Auction-$71,000 April 8-Mr. Benedict Pays back taxes and Redeems Property-$13,123. All Liens still in place and accumulating-$260,000 May 3-PDG Submits proposal to undertake study of Hotel May 21-Status report prepared by PDG, Benedict hires CPA to work on getting liens released, Belding explains project status to MSG Board December 27-County Files For Foreclosure

15 Timeline 2000 Jan 12-Meeting held with ODOD, discussing who should buy the building, financing and concern that only state and local liens are removed with sheriff s sale, not federal, etc. Hudson Hanover wants project for Senior Housing March 14-Jim Benedict dies after battle w/lung Cancer May 3-Meeting to discuss safety issues and inability to last through the winter-agree to post the building as unsafe-orange barrels go up July-Hudson Hanover submits application for Affordable Housing Project August-Hudson Hanover Application Denied Sept-Meetings with Interested Parties to bid on Hotel Aug 30-Foreclosure Filed on Hotel

16 Timeline 2000 (Continued) Oct 5-City meets with CIC to plan for purchase at auction. Members decide to form C Corp instead and pledge $15,000 toward purchase in 5 minutes Oct 6-Good Citizens Corp Purchase Hotel at 3 rd Auction-$11, Oct 27-OHPO Meeting with City, PDG, MSG, Good Citizens-Hotel Cannot be Demolished-Future Federal Funding would be in Jeopardy Nov-Stabilization Drawings are Completed to Send out RFP s

17 Anticipated Stabilization Expenses Acquisition $50,000 Temporary Roofing $20,000 Electric (new meters) $15,000 Gas (new line and capping) $ 5,000 Water (new line) $ 5,000 Asbestos Capsulation $25,000 Permits $ 2,000 Architect s Fees $25,000 Debris Removal $15,000 Environmental Review/ Asbestos Assessment $ 5,000 Miscellaneous $10,000 Architectural Cross-Renderings $10,000 Marketing $15,000 TOTAL $212,000.00

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19 Timeline 2001 Feb-All Liens Are Cleared Of Hotel Property WE HAVE CLEAR TITLE! May 3-Listed Hotel on National Main Street Website for White Elephants June-RFP Prepared on Hotel and Depot June-Letter sent out to Developer List Jun, July, Aug-MSG fields calls and sends out RFP s along with PDG July-Good Citizen Corp Offers to Deed Hotel to City July-City Purchases Phase I Environmental Study for Hotel July 10-City Council Votes to Accept Hotel, No Choice, Not money to demolish, but money is available to stabilize through CDBG Discretionary Funds

20 Timeline 2001 (Continued) July 13-Mike Asebrook walks into the MSG office July 20-City Accepts Hotel from Good Citizens Corp Conference Call with ODOD, MSG, City-Receive OK to apply for Discretionary Fund PDG Does Decision Tree for City Taking Title to Hotel Aug-Local Contractor Meeting Aug-City Council get report on lack of contractor interest Aug-MSG Contacts Contractors, Refers them to PDG, Linda Chambers begins receiving calls from contractors Oct 3-Stacey & Asebrook submit an adaptive reuse strategy plan for the Central Hotel-First Design

21 Timeline 2002 March 21-Stacey & Asebrook submit tax credit application April-13 additional points are needed in application. Additional Letters of support are submitted. May-Hazardous Materials Removed from Building Received Tax Credit Project Approval December-City Awarded Tier 3 Discretionary Grant from ODOD

22 Timeline 2003 April 8-National Park Service Threatens to Delist the building from the National Register- Potential Loss of Historic Tax Credits July-Developers Go out for Private Bids July 31-KG&R are awarded Housing Tax Credit December 5-KG&R Development Company are awarded contract for renovation of the Central Hotel for 30 Senior Citizen Apartments

23 Timeline 2004 December-Stabilization Begins April 29-Groundbreaking Ceremony Held 2005 October 7-Grand Opening Celebration 17 units leased

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32 New Construction At Last!

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38 Our Heroes Mike Asebrook, Rod Kagy and Jack Shrode

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