Located just south of downtown Fort Worth is an area know as Near Southside. Once a prosperous neighborhood surrounding the medical district, the area had fallen into decline. With many vacant buildings, it had become a blighted area to the point that several of the 5 major hospitals in the district were considering moving to their main campuses to other parts of the city.
In 1996 an organization was founded committed to the revitalization of Near Southside based on the two-fold recommendation of Sasaki Associates. The Boston company believed that there was a need to 1) to create an organization to work daily on revitalization and 2) to work with the city to create an economic development tool to encourage development in the area. Fort Worth South, Inc. is a non-profit organization with the mission to promote the redevelopment of Fort Worth’s Near Southside as a vibrant, urban, mixed-use neighborhood. The mixed-use element meant they would need to attract new residents and businesses and create a sense of community that was non-existent. Mike Brennan, Planning Director of FWSI, talked about the vision and challenges of recreating Near Southside.
One of the primary problems with the area was that it had become a cut-through rather than a destination. Interstate highways created a psychological barrier from downtown. Widened streets encouraged moving through rather than looking around. All of this would have to change if Near Southside were to develop a new identity. Magnolia, the main street through the community, was designed to be a walkable or complete street - welcoming not only automobile traffic, but pedestrians and cyclists as well. The group was also committed to making the area a unique collection of local businesses while supporting economic anchors that already occupied the area. As a result they have attracted an eclectic variety of restaurants and small businesses and developed a growing sense of individuality not seen in other parts of the area.
The other role of FWSI was to market the area with the goal of changing perceptions of the neighborhood. In addition to attracting businesses and residential development, the organization strives to invite those outside the neighborhood to events such as Friday on the Green, Art Goggle, and other events to help them experience the unique culture of Near Southside.
The formation of Tax Increment Finance District #4 (TIF District) has also played a major role in the improvements and development of the area. Working with the city, the committee developed a redevelopment plan that included updating rules to allow for the type of mixed-use development they desired. (Prior to these changes it was illegal to have businesses and residential in the same building in this area.) It also offered financial incentives to support projects that met the goals of the redevelopment plan.
While the project has experienced much success, not everything they hoped for has come to fruition. One goal was to create a user-friendly access to the area through a modern street car. Plans were made for initial phases and the project even received $25 million in federal funding. Unfortunately, a close vote by the city council voted the project down and resulted in several developers pulling their projects from the area.
Despite political hurdles, New Southside has continued to grow and develop. Their community events attract people from outside the neighborhood and the area is quickly gaining a reputation of having a friendly and eclectic culture. One of the goals of Near Southside is to create a sense of authenticity. While they use this as an acrostic, the word really sums up the atmosphere of the area. Not only is it full of wonderful architecture, there is a sense of truth in the community and that is always a good thing.
Many old buildings are repurposed into related uses, but there is a growing trend to take industrial buildings and breathe new life into them as urban residential living spaces. The open space provides a blank canvas for creative thinkers like Eddie Vanston to develop unique apartment homes. Eddie's creativity does not stop there as he has developed an approach to financing that has allowed him to repurpose a number of buildings in south Fort Worth. He has used historic tax credits to help fund his projects. While this funding avenue has very specific restrictions and expectations, Vanston has developed relationships that have allowed him freedom and success. His personal passion for reuse has led him to educate himself about the process of gaining tax credit approval and the details that make this type of project successful. His office, on S. Main Street just south of downtown Fort Worth, has several apartments on the second floor. Vanston shared some of the challenges of working within the expectations of the historic tax credits - such as the challenge of locating period glass when a window breaks - but clearly he enjoys the process of breathing new life into old buildings while maintaining a level of historic integrity.
Just around the corner are the Miller Lofts(pictured above right) , a project Vanston is justifiably proud of. The project is an adapted warehouse that is now home to several unique apartments. Built in 1910, this building was home to the Miller Manufacturing Company and has been transformed into 16 lofts. While this area is experiencing some revitalization, it is still primarily vacant warehouses, and therefore benefits from the gated parking lot. One nice surprise when the wood and iron gate opens is the city garden (pictured on the right) that welcomes you to the community. The interior of the building is basic and has an industrial feel, but the community that has been created is far from cold. The residents seem connected in a way that no doubt stems from the unifying factor of each choosing to live in a unique residence - a live and let live attitude that does not only accept diversity, but embraces it. The art work (pictured on the left), commissioned by a local artist, in one of the hallways illustrates this idea in vibrant color. This is a unique living environment and a wonderful example of adaptive reuse.
Vanston is currently working on a new project just around the corner from Miller Lofts. He has just beugn repurposing the old Supreme Golf Warehouse into a mixed-use development with retail/office space, a beer garden and restaurant, and loft apartments. The challenges of balancing the historical expectations associated with the tax credits and meeting the market demands is sometimes challenging financially, but Vanston seems energized by the challenge. He has opted to keep much of the existing finish out, even talking frankly about the possible need to "rough it up" because, despite its age, it looks too clean and new. The plan includes large lofts and the addition of windows to open up storage spaces. The challenge with this otherwise straightforward adition is that the windows must maintain the historical integrity of the project as required by the tax credit guidelines. Vanston also plans to use the storage rooms as entry ways or closets, incorporating the weighted pulley door system. There will also be a beer garden (pictured on the left) and event hall as well as ground floor office space. As you walk through the project with hime, Eddie Vanston talks about the project with excitedment and confidence - clearly two of the qualities that have led to his strong investor base.
Welcome to The Live Oak Lounge in Near Southside. It is not often you see a music hall and lounge with a mission statement, but The Live Oak is no ordinary venue. Simply stated, Live Oak's goal is to foster community and to affect community and even before they open next month they have achieved this objective. You might think it is impossible that a music bar could have that kind of impact, but that is only until you meet founder, Bill Smith. Bill is in the process of transforming the circa 1952 Lion's Club building on Lipscomb into a first-class bar, restaurant, and music venue. But his vision does not stop there. He sees this project as a catalyst for bringing people and neighborhoods together to benefit others through such functions as fundraisers, youth mentoring sessions, and rallying to causes that impact the district and city. Even before crossing the threshold of The Live Oak, it is clear that the endeavor is much more than meets the eye.
Bill Smith is a guy with a dream and now (almost) a dream come true. His vision for a place that brings people together to enjoy good food, good drinks, and good music is almost a reality. His path to this place has not been an easy one, but to listen to him talk there is little to nothing he would do differently. He is quick to acknowledge that each bump and turn has been an integral part of the journey. Bill has not left this dream to chance either; he has learned about financing, marketing and even construction as he and his wife have had a hand in every part of this project. His decision to raise capital by selling units in a LLC, his research on how to use TIF funds (tax increment financing), and his willingness to actively participate in the construction and marketing show his commitment to the success of this endeavor. His candid transparency has also made him not only a welcome business partner, but has allowed him to captivate the support of the neighbors both business and residential. He is truly building community.
The financing part of the project had three phases. The first promotional phase was an opportunity to express his vision and pique curiosity. His business plan incorporated financial analysis and was the result of extensive research on the managing of a bar/restaurant. The final phase was a memorandum. He offered 100 units, each valued at 1% of the company. With a start up cost of $1.2 million, each share sold for around $12,140. These single units were purchased by investors and even people working on the project. In November, the price of each unit went up to ~$27,000. He has a maximum of 30 investors, so he is exempt from SEC regulations and he and his wife intend to hold 35-40% interest.
The entry/dining room of The Live Oak gives immediate tribute to the attention of detail found in the physical project. The acoustic panels or "clouds" are made from imported mahogany, many of them hand cut by Bill. These panels will not only offer an aesthetic element, they also serve as acoustic barriers. Bill told us the the dining room would be an intimate place to enjoy exceptional food and would not be directly connected to the music venue. Guests will be able to enjoy a formal dinner before a show or come for a different menu in the music hall or on the roof top. He has spared no expense on the soundboard, purchasing the same board that Bass Hall is still waiting to have installed. "We just ordered ours first," Bill smiled. The Music Hall will be an intimate experience offering fans and artists a unique venue in which to share music. As part of its mission, Live Oak will also offer music lessons and host fund raisers in the hall.
The finishing touch to this venue is the expansive roof top patio. Accessed by an outside staircase, the patio overlooks not only the Near Southside, but downtown Fort Worth. It will be lit by ambient lighting coming from the two namesake oak tress at the front of the lounge and reaching over the rooftop of the building.
Bill Smith has been dreaming about this project for many years - that is why he has such clarity. He has visited music venues and bars critiquing what works and what he would change. His hope is that if each person builds on what came before, "one day we'll get it perfect". The wonderful thing about Bill is that he did not let obstacles stop him form achieving his dream. He educated himself on the process of raising investment capital, he has allowed his personality and transparent nature to gain the support of the neighbors and community. He found a building that had the right feel and negotiated a lease that predisposed him to success and repurposed it to meet his needs. Bill has allowed himself to be excited about the project and use that energy to work hard to make it a reality, most often seven days a week. The Live Oak Music Hall and Lounge opens next month and not only does Bill get to see his dream come true, we all get to reap the benefit and enjoy it as well.
In 1996 an organization was founded committed to the revitalization of Near Southside based on the two-fold recommendation of Sasaki Associates. The Boston company believed that there was a need to 1) to create an organization to work daily on revitalization and 2) to work with the city to create an economic development tool to encourage development in the area. Fort Worth South, Inc. is a non-profit organization with the mission to promote the redevelopment of Fort Worth’s Near Southside as a vibrant, urban, mixed-use neighborhood. The mixed-use element meant they would need to attract new residents and businesses and create a sense of community that was non-existent. Mike Brennan, Planning Director of FWSI, talked about the vision and challenges of recreating Near Southside. 
