SECRETS OF SUCCESS
Advice from Experienced Main Street Managers
July 2014 Main Street Matters
The national Main Street revitalization effort for historic downtowns was formed more than 30 years ago. In 1981, following a pilot project of the national center that studied ways to address the decline of America's downtowns, the Texas Main Street Program (TMSP) became one of the first six statewide coordinating programs in the nation. It has since operated as part of the Texas Historical Commission.
The TMSP is one of the oldest and largest in the nation, with 87 fully designated communities. Together these communities have spurred over $2.8 billion in overall downtown reinvestment and created 7,796 new businesses with over 30,000 jobs. What an impact Main Street has made across the state!
In addition to having one of the oldest statewide programs in the country, Texas has a wealth of knowledge about preserving historic downtowns for future generations. As we all know, places do not revitalize themselves; it is people working hard that help downtowns fully maximize their potential and become communities of choice for residents and tourists alike. Main Street cannot exist without strong community support, volunteers, and of course, strong Main Street managers leading the efforts. We asked some of our long-term managers around the state about their thoughts regarding their Main Street programs and are honored that they shared some of their words of advice.
Carolyn Howard, Main Street Manager for 29 years - Beaumont
What is your proudest accomplishment as a Main Street manager?
There isn’t just one thing – it really is the utter persistence, get-up-and-go, and timing that I feel good about. Persistence – when you just keep going, when you are dead tired, but you believe in the mission and you just get up one more time and go. Timing, knowing when to let go, and let the issue become silent, or when to leave someone alone and when to pick back up with them again. There is no such thing as “no.” There may be silence for a while and that’s okay.
What is the biggest challenge you have overcome in your time as a Main Street manager?
I am still overcoming all the time, but I have had to confront being mentally bankrupt. I have had to embrace taking time to refresh, to look at things outside of our world of Main Street-ing, and find those creative juices – allowing your mind to rest. There is a huge difference in physical tired and mental tired. The latter is tough; again, be silent and let your voice come back.
What do you know now that you wish you knew in your first year as a Main Street manager?
Trust your instincts, and when you feel pressured to do something because somebody said so. Stop, be still and silent, and the right thing can happen. It is okay to not take action on each and every idea. Silence really is power sometimes.
Any advice for new Main Street communities?
Be very patient. This is a process. And when the magic moments come, such as a great event or the restoration of an old property, savor every moment and remind yourself of the process required to get there. Embrace good organization because that is the foundation of everything else.
Beverly Abell, Main Street Manager for 30+ years - Mesquite
Beverly has been immersed in the world of Main Street for the past 30 years. She has managed four different programs in three different states, was on staff at the National Main Street Center, and was a Main Street consultant in the United Kingdom.
What is your proudest accomplishment as a Main Street manager?
First, I don’t consider any programmatic accomplishments “mine” alone. They belong to the community, the volunteers and the program. But for me personally, I’d say my two proudest accomplishments are: Relationships and Longevity. Relationship - anytime I can impact a life or be an encouragement is a true privilege to me, and I’ve had that opportunity many times over the past 25 years. Longevity itself -this is a tough line of work many times, and there are a lot of land mines and days you wish you could do something, anything else. It is very rare in our industry to see people who can stick it out more than a few years. I don’t know if the x factor in longevity is stubbornness, a touch of craziness, or what, but I am proud that I have lasted this long.
What is the biggest challenge you have overcome in your time as a Main Street manager?
Program-wise, it is balancing personalities and expectations. Also, making the point that Main Street isn’t just a special events program – it is true economic development at its finest. Personally, it is work-life balance. This job is a heartfelt mission and can easily become your life if you let it. Developing stress —and fatigue—management skills is a must.
What do you know now that you wish you knew in your first year as a Main Street manager?
That there is no way I will know it all in my first year—or even two or three years. That not everyone will be your fan or your friend, but if you keep steady and do what you know is right, you will be fine. To remember that it will be a month from today very, very soon. One thing I constantly ask myself: Will this matter a year from now?
Any advice for new Main Street communities?
There is no big investor out there who will save your community for you. Your answers and success come from within.
The Big Fix does not work.
Remember to hold events to reach a market point – not just because you want to throw a party.
Workplans are a must, no matter how much of a pain they can be.
Do the doable first.
Share the power and the vision, and then you have consensus.
Treat all ideas and the people who produce them with dignity.
Above all, remember that your job is encouragement: encouragement of downtown, encouragement of businesses, encouragement of historic preservation, encouragement of volunteers, encouragement of a community and a movement. Measure everything you do and say against that one word: encouragement.
And, just for fun: it’s promotion – no S! Drives me ‘round the bend when people tack on that “s.” Lol.
Amy Miller, Main Street Manager for 18 years - Elgin
What is your proudest accomplishment as a Main Street manager?
Main Street in Elgin is an amazing team – being part of growing the Elgin Hogeye Festival.
What is the biggest challenge you have overcome in your time as a Main Street manager?
Keeping a positive feeling around the program and downtown when times are hard.
What do you know now that you wish you knew in your first year as a Main Street manager?
Patience – it all takes time and it’s a rollercoaster that what goes up, comes down in some fashion, but goes up again, too.
Any advice for new Main Street communities?
Be patient, persistent, and positive.
Shelly Hargrove, Main Street Manager for 16+ years - Georgetown, Current Marketing & Communications Director at Texas Downtown
What is your proudest accomplishment as a Main Street manager?
Helping to recruit a strong, positive advisory board that accomplishes goals on their annual action plan through active, working committees.
What is the biggest challenge that you have overcome in your time as a Main Street manager?
Personalities. Downtowns tend to attract a lot of “mavericks” with our independent small businesses, but variety is the spice of life, right?
What do you know now that you wish you knew in your first year as a Main Street manager?
Get out and start building relationships with your downtown property and business owners and local leaders the first couple of weeks you are in town. Put names with faces since you will ultimately be the face of Main Street. People need to see you visible to know that the local Main Street program is active.
Any advice for new Main Street communities?
Baby steps, baby steps, baby steps! There can be so much you want to accomplish at first, but you truly have to listen to your downtown stakeholders and prioritize since timing can be everything!
Julie Glover, Certified Main Street Manager for 16 years - Denton
What is your proudest accomplishment as a Main Street manager?
Seeing downtown really become a vital 24/7 area with activities for all ages. I’m especially proud of our residents in downtown and their involvement with the program. They recently wrote and won a local grant to help us install custom bike racks, adding 57 more spaces for bikes.
What is the biggest challenge you have overcome in your time as a Main Street manager?
Dealing with dumpsters and parking. If there was a good solution, we’d already be doing it. And I would be a rich consultant, not a poor Main Street manager.
What do you know now that you wish you knew in your first year as a Main Street manager?
Don’t take it personally—some people cannot be happy with anything. Do what you can, keep smiling, and move on.
Any advice for new Main Street communities?
It’s a slow process, so don’t get discouraged. Know that you’re doing something worthwhile that will matter for generations to come
Frieda Haley, Certified Main Street Manager for 16 years - Decatur
What is your proudest accomplishment as a Main Street manager?
Seeing downtown Decatur busy and businesses thriving is a wonderful thing. Every event and project, from the beginning of the program in 1994, from clean-up day to downtown festivals, etc., has a part in the success of the program. Every volunteer hour really does matter and even though there is still plenty on the “to do” list, it’s great to look back and see it all pay off.
What is the biggest challenge you have overcome in your time as a Main Street Manager?
Apathetic and negative attitudes from business owners, building owners, city council members, and citizens is a challenge anywhere. Since people are really what make the Main Street program successful, building and maintaining positive and encouraging relationships, setting realistic programs goals, and learning to be patient are key.
What do you know now that you wish you knew in your first year as a Main Street manager?
You can’t please everyone and you can’t do it all for them (businesses) —be clear and realistic about what you (personally), your board and committees can offer, then under-promise and over-deliver.
Any advice for new Main Street communities?
It’s okay to think big — but set one or two realistic goals that can be accomplished in 12–24 months. Always write personal “thank you” notes to sponsors and volunteers. Take lots and lots of pictures, and keep track of the changes to your downtown (good and bad) so you can remind people how things used to look. You’ll be amazed how easily they forget.
Doyle Dick, Main Street Manager for 14 years - Greenville
What is your proudest accomplishment as a Main Street manager?
Visual improvements. The City of Greenville received a Transportation Enhancement Program grant for ADA sidewalks, pedestrian lighting, and street furniture. Additionally, we've awarded $100,000 in facade grants over the last four years.
What is the biggest challenge you have overcome in your time as a Main Street manager?
Implementation of work. Volunteers can have wonderful ideas, but many expect you to do it all.
What do you know now that you wish you knew in your first year as a Main Street manager?
Don't take it personally. Some merchants are negative and seek to blame others for their lack of success.
Any advice for new Main Street communities?
Little projects make a difference.