Historic Preservation Review Section 106 of the National Historic Preservation Act
Measuring the Economic Benefits of Historic Preservation€¦ · Measuring the Economic Benefits of...
Transcript of Measuring the Economic Benefits of Historic Preservation€¦ · Measuring the Economic Benefits of...
Measuring the Economic Benefits of Historic Preservation
11:20 a.m.—12:30 p.m. Friday, April 22, 2005 Sturm College of Law
Moderator: Matt Goebel, Esq., AICP Vice President Clarion Associates Denver, Colorado Panelists: Kathleen Brooker President Historic Denver Denver, Colorado Nancy Kramer Executive Director Steamboat Springs Art Council Steamboat Springs, Colorado
THE ROCKY MOUNTAIN LAND USE INSTITUTE
CONCURRENT SESSION
1
Making the Economic Case for Historic Preservation:
Lessons from Denver and Steamboat Springs/ Routt County
C L A R I O NC L A R I O N
• Matt GoebelVice President, Clarion Associates
• Kathleen BrookerPresident, Historic Denver
• Nancy KramerExecutive Director, Steamboat Springs Arts Council
Speakers
Historic preservation adds value to the lives of all Colorado
residents.
Historic preservation also yields significant economic benefits.
C L A R I O NC L A R I O N
• State Officials‒ Need to be convinced of the merits of existing and
potential policies and programs.
• Local Officials‒ Need a simple economic development model that
can be applied in their communities.‒ Need preservation examples as they face major
economic development challenges.
• Owners of Historic Properties‒ Need to be encouraged to invest in historic
structures, instead of demolish.
Who Needs to Hear the Message?
C L A R I O NC L A R I O N
2001 Colorado Study
• THEME 1: Preservation supports economic development across Colorado‒ Rehabilitation of historic
properties‒ Heritage tourism
• THEME 2: Preservation benefits the owners and users of historic properties‒ Property values‒ Affordable housing
C L A R I O NC L A R I O N
What’s New in 2005?
• Updated data on heritage tourism and building rehabilitation
• A property values case study in a commercial historic district (Fort Collins)
• Economic achievements of the new Colorado Main Street program
2
C L A R I O NC L A R I O N
Rehabilitation of Historic Resources
• Incentives for Rehabilitation‒ State Historical Fund‒ Federal Rehabilitation Tax Credit‒ State Rehabilitation Tax Credit
C L A R I O NC L A R I O N
Federal Tax Credit 1981-2004: $493.8MState Tax Credit 1991-2004: $ 48.9M SHF A&D projects and matching dollars 1993-2004: $611.5M
DIRECT IMPACT: $1,154.2M
(reduced for projects that used multiple incentives) $918.4M
INDIRECT IMPACT: $1,175.5 M
TOTAL IMPACT: $2,093.9M
Also included in this total are 28,966 jobsand $709.9 million in household earnings!
Summary of Economic Impacts from Rehabilitation Projects
C L A R I O NC L A R I O N
Heritage Tourism
C L A R I O NC L A R I O N
In 2003, heritage tourists in Colorado spent $1.5 billion in five major categories:
Trans-portation
17%
Eating & Drinking
23%
Recreation8%
Retail24%
Lodging28%
This $1.5 billion generated an additional $1.9 billion in related expenditures for a total of $3.4 billion.
Heritage Tourism
C L A R I O NC L A R I O N
Heritage Tourism
• Heritage tourists are different than other Colorado tourists
‒ Spend more ($58 vs. $55)‒ Stay longer (5.3 nights vs. 5.1 nights) ‒ More likely to visit National and/or
State parks, to watch birds and wildlife, and to visit a museum
‒ Usually older and more likely to be retired
‒ 30% have incomes over $75,000 per year
C L A R I O NC L A R I O N
Does local historic designation affect property values?
Property Values
3
C L A R I O NC L A R I O N
Property Values
• 2001 Case Studies‒ 4 locally designated districts examined‒ 3 in Denver, 1 in Durango‒ All historic, single-family detached dwellings
C L A R I O NC L A R I O N
Property Values
New Fort Collins Case Study
C L A R I O NC L A R I O N
Property Values
C L A R I O NC L A R I O N
Property Values
Key Findings in All Districts:
Local historic designation does not decrease property values.
Property values in the designated areas increased in value either more than, or the
same as, nearby undesignated areas.
C L A R I O NC L A R I O N
Colorado Main Street
• Linking historic preservation and downtown economic development in smaller communities across Colorado.
ArvadaBerthoud
BrushCanon CityCentral City
CortezGreeley
GunnisonLake CityMontrose
C L A R I O NC L A R I O N
Colorado Main Street
• The Main Street Approach™:‒ Design‒ Organization‒ Promotion‒ Economic
Restructuring
4
C L A R I O NC L A R I O N
Colorado Main Street
• From 2001 to 2003: ‒ $570,806 for 52
façade rehabilitations
‒ $11,470,434 for 208 rehabilitation and new construction projects
‒ $9,509,956 for the purchase of 43 buildings
C L A R I O NC L A R I O N
Colorado Main Street
C L A R I O NC L A R I O N
Conclusion
Historic preservation
makes Colorado a better
– and richer –place to live, work,
play, and visit!
C L A R I O NC L A R I O N
• Matt GoebelVice President, Clarion Associates
• Kathleen BrookerPresident, Historic Denver
• Nancy KramerExecutive Director, Steamboat Springs Arts Council
Speakers
Building A Better Tool Box
Kathleen Brooker, PresidentHistoric Denver Inc.
C L A R I O NC L A R I O N
The Downtown Threat: Demolition
5
C L A R I O NC L A R I O N
The Opportunity: Reinvestment with Protection
C L A R I O NC L A R I O N
The Approach
C L A R I O NC L A R I O N C L A R I O NC L A R I O N
C L A R I O NC L A R I O N
The Results: A Chocolate Chip District
C L A R I O NC L A R I O N
The Neighborhood Threat
Under Designated and Over Zoned
6
C L A R I O NC L A R I O NLogan Street Streetcar
Broadway & Colorado Ave, 1890
Platt Park: A Denver Story
C L A R I O NC L A R I O N
Summary of Platt Park Characteristics
•• PrePre--WWII neighborhoodWWII neighborhood•• Diverse housing types and stylesDiverse housing types and styles•• Brick construction and front porchesBrick construction and front porches•• Detached garagesDetached garages•• Spacious back yardsSpacious back yards•• Mature trees, especially along Mature trees, especially along
streetsstreets
C L A R I O NC L A R I O N
Styles: Grand to Modest
C L A R I O NC L A R I O N
Front Yards
C L A R I O NC L A R I O N
Detached GaragesDetached Garages
C L A R I O NC L A R I O N
Historic Block Development Pattern
2525--30 ft30 ft
7
C L A R I O NC L A R I O N
Breaking the Pattern
C L A R I O NC L A R I O NBroadwayBroadway
DowningDowning
LoganLogan
PearlPearl
II--2525
WashingtonWashington
Where Are Teardowns Occurring?
RR--2 Zone2 Zone
RR--1 Zone1 Zone
C L A R I O NC L A R I O N
What Is Driving New Development?
••Proximity to downtown, light rail, IProximity to downtown, light rail, I--2525••Neighborhood amenities, characterNeighborhood amenities, character••Mature landscapingMature landscaping••Changing housing preferencesChanging housing preferences••RR--2 Zoning2 Zoning••Maximizing square footage allowedMaximizing square footage allowed••SpeculationSpeculation
C L A R I O NC L A R I O N
What is Inhibiting Preservation?•Fear of Landmark Control
•Limited Access to State Historic Fund
•Over Zoning Relative to Neighborhood Identity
C L A R I O NC L A R I O N
A Regulatory Tool: Quick Wins II
•• Establishes front and rear Establishes front and rear buildablebuildable zoneszones
•• Increases required open space from Increases required open space from 50% to 62.5%50% to 62.5%
•• Requires 60% of Open Space to be Requires 60% of Open Space to be in rear zonein rear zone
•• Tightens definitions of Open SpaceTightens definitions of Open Space•• Provides incentives for detached Provides incentives for detached
garages and front porchesgarages and front porches
C L A R I O NC L A R I O N
What Quick Wins II Does Not Do:•• Address architectural characterAddress architectural character
‒‒ Orientation of front doorOrientation of front door‒‒ Front porchesFront porches‒‒ Building materialsBuilding materials‒‒ RooflinesRooflines‒‒ Massing and design qualityMassing and design quality
•• Protect trees in side and rearProtect trees in side and rear•• Change side setbacksChange side setbacks•• Stop negative impacts on Stop negative impacts on
infrastructureinfrastructure•• Change RChange R--2 use by right2 use by right
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C L A R I O NC L A R I O N
An Educational Tool:Historic Denver’s Urban Living Program
•Technical assistance
•Referral of preservation professionals
•Certified Historic Denver Home plaque program
•Educational programs and events
C L A R I O NC L A R I O N
A Financial Tool: Historic Denver’s Easement Program
•Targets individual owners of National Register Properties
•Provides charitable deductions from IRS
•Protects historic buildings in perpetuity
1
Th
e E
con
om
ic B
enef
its
of
His
tori
c P
rese
rva
tio
nT
he
Ro
utt
Co
un
ty S
tory
2005
Pre
sen
ted
by
Na
ncy
Kra
mer
Ste
am
boat
Sp
rin
gs
Cit
y C
ou
nci
l M
emb
er
Exec
uti
ve
Dir
ecto
r S
team
boat
Sp
rin
gs
Art
s C
ou
nci
l
Pre
pa
red
by
Ari
an
the
C. S
tett
ner
Exec
uti
ve
Dir
ecto
r, H
isto
ric
Rou
tt C
ou
nty
!
2
Rou
tt C
ou
nty
Fir
st s
ettl
ed 1
870’s
Pop
ula
tion
18,0
00
No
rth
wes
t C
olo
rad
o:
45
% p
ub
lic
lan
ds
Min
ing
Ag
ricu
ltu
re
Sk
iin
g
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sm
5 C
om
mu
nit
ies:
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amb
oat
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rin
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Cre
ek
Hay
den
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k
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pa
3
Min
ing -
Hah
n’s
Pea
k
4
Ag
ricu
ltu
re –
Th
e C
arp
ente
r R
an
ch
5
Sk
iin
g –
Mou
nt
Wer
ner
The
His
tori
c M
ore
Fam
ily B
arn
6
Tou
rism
:
Cult
ura
l H
erit
age
Touri
sm
Rec
reat
ional
Touri
sm
7
Ste
am
bo
at
Sp
rin
gs
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ula
tion
10,0
00
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rpora
ted
1900
Co
mm
itte
d t
o H
isto
ric
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serv
ati
on
Fir
stP
rese
rve
Am
eric
a C
om
mu
nit
y
in C
olo
rad
o 2
00
4
Cer
tifi
ed L
oca
l G
ov
ern
men
t
Sin
ce 1
99
8
8
Ste
am
boat
Sp
rin
gs
1914
Ski
Jum
pin
g a
t H
ow
else
n H
ill
9
A “
Pre
serv
e A
mer
ica
”C
om
mu
nit
y
10
Dow
nto
wn
Ste
am
boat
Sp
rin
gs
11
His
tori
c P
rese
rvati
on
Evolu
tion
•G
rass
Ro
ots
---c
itiz
en i
nit
iati
ve
•N
on
-pro
fit
Org
aniz
atio
ns-
--p
riv
ate
sect
or
•L
oca
l G
ov
ern
men
ts--
-pu
bli
c se
cto
r
•E
con
om
ic B
enef
its:
dir
ect
& i
nd
irec
t
•M
easu
rin
g s
ucc
ess
12
Th
e D
epot
19
14
Hom
e of
the
Ste
am
boat
Sp
rin
gs
Art
s C
ou
nci
l
Wh
ere
Cit
izen
Pre
serv
ati
on
Eff
ort
s B
egan
13
His
tori
c R
ou
tt C
ou
nty
!N
on
-Pro
fit
Org
an
izati
on
sin
ce 1
997
Fiv
e P
rog
ram
Are
as:
–P
rese
rvat
ion
Pro
ject
s
–N
om
inat
ion
In
itia
tiv
e
–B
arn
s E
tc:
Do
cum
enta
tio
n,
Tec
hn
ical
Su
pp
ort
,
and
Res
ourc
es f
or
rura
l pro
per
ties
–E
du
cati
on
an
d A
dv
oca
cy
–H
isto
ric
Str
uct
ure
Ass
essm
ents
14
Lo
cal
Go
ver
nm
ent:
Routt
County
•E
stab
lish
ed h
on
ora
ry R
ou
tt C
ou
nty
Reg
iste
r o
f H
isto
ric
Pro
per
ties
in
19
93
•V
ote
r in
itia
ted
.3
mil
pro
per
ty t
ax
app
rov
ed i
n 2
00
3 t
o h
elp
su
pp
ort
Ro
utt
Co
un
ty m
use
um
s an
d H
isto
ric
Ro
utt
Co
un
ty!
gen
erat
es $
22
0,0
00
an
nu
ally
15
Lo
cal
Go
ver
nm
ent:
Cit
y o
f S
team
boat
Spri
ngs
–C
erti
fied
Loca
l G
over
nm
ent
since
1998
•G
reat
er a
cces
s to
Colo
rado S
tate
and F
eder
al T
ax
cred
its
for
rest
ora
tion p
roje
cts
•A
cces
s to
addit
ional
gra
nt
funds
•C
om
men
ts o
n N
atio
nal
& S
tate
Reg
iste
r
nom
inat
ions
•C
om
men
ts o
n S
ecti
on 1
06 R
evie
w P
roje
cts
–C
ity S
ales
Tax
Reb
ate
•A
vai
lable
for
ren
ovat
ion o
f his
tori
call
y
des
ignat
ed p
roper
ties
16
Eco
no
mic
Ben
efit
s:D
irec
t
Sta
te H
isto
rica
l F
un
d G
ran
ts:
–O
ver
59 g
rants
aw
arded
in R
outt
County
sin
ce
1993 w
ith a
val
ue
of
over
$2,0
00,0
00
–M
ult
ipli
er e
ffec
t of
loca
l gra
nt
mat
ch p
lus
in
kin
d d
onat
ions
and i
ncr
ease
in v
alue
of
rest
ore
d p
roper
ties
is
signif
ican
t.
17
Mes
a S
cho
ol
Ho
use
Reh
ab
ilit
ati
on
His
tori
c R
outt
County
! an
d C
ity o
f S
team
boat
Spri
ngs
par
tner
ship
18
Ro
utt
Co
un
ty N
atio
nal
Ban
k
•H
isto
ric
Routt
County
! sp
onso
red p
roje
ct–
$320,0
00 p
roje
ct c
ost
–$183,5
00 i
n e
conom
ic b
enef
its
•$
82
,00
0 S
tate
His
tori
c F
un
d G
ran
t
•$
50
,00
0 F
eder
al;
Inco
me
Tax
Cre
dit
•$
50
,00
0 S
tate
In
com
e T
ax C
red
it
•$1500 C
ity S
ales
Tax
Reb
ate
on l
oca
lly p
urc
has
ed m
ater
ials
–F
açad
e E
asem
ent
on B
uil
din
g
–P
artn
ers:
Cit
y o
f S
team
boat
Spri
ngs,
His
tori
c R
outt
C
ounty
!, S
tate
His
tori
cal
Fund, S
team
boat
Spri
ngs
Agen
cy, M
asonic
Lodge
19
Rou
tt C
ou
nty
Na
tio
na
l B
an
k B
efo
re a
nd
Aft
er
20
Cit
y o
f S
team
bo
at S
pri
ng
s
Cen
tennia
l H
all/
Car
ver
Pow
er P
lant
21
Cen
ten
nia
l H
all
-C
ity C
afe
22
Eco
no
mic
Ben
efit
sIn
dir
ect
His
tori
c re
sourc
es i
n t
he
regio
n n
ow
rec
ogniz
ed a
s an
eco
nom
ic &
com
munit
y d
evel
opm
ent
tool:
•N
ort
hw
est
Colo
rado C
ult
ura
l H
erit
age
Touri
sm
init
iati
ve
wit
h M
off
at, R
outt
, an
d R
io B
lanco
C
ounti
es a
nd 1
0 r
ura
l co
mm
unit
ies:
–P
rogra
m S
upport
fro
m t
he
YV
ED
C a
nd t
he
Nat
ional
T
rust
for
His
tori
c P
rese
rvat
ion
•E
mer
gin
g p
rogra
ms:
–N
atio
nal
His
tori
c D
istr
ict
nom
inat
ion i
n p
roce
ss f
or
dow
nto
wn S
team
boat
Spri
ngs
–S
team
boat
Spri
ngs
com
mit
men
t to
bec
om
e a
“Mai
n S
tree
t”C
om
munit
y
23
Ma
d C
reek
Ba
rn
Pre
serv
atio
n P
artn
ersh
ip w
ith
His
tori
c R
outt
County
! &
US
DA
Fo
rest
Ser
vic
e
24
Lak
e C
atam
ount,
His
tori
c R
outt
County
! an
d Y
ampa
Val
ley
Lan
d T
rust
pro
ject
par
tner
s
Pri
vat
e L
and C
onse
rvat
ion
& H
isto
ric
Pre
serv
atio
n P
roje
ct
25
His
tori
c D
esig
nat
ion
The
firs
t st
ep t
o a
cces
s ec
onom
ic b
enef
its
for
his
tori
c pre
serv
atio
n
26
Mea
suri
ng S
ucc
ess
in R
outt
County
•L
oca
lly d
esig
nat
ed p
roper
ties
:
•1
995:
16
2005:
80
•H
isto
ric
faça
de
ease
men
ts:
•1
995:
02
005:
2
•H
isto
ric
ranch
es d
ocu
men
ted:
•1
995:
02
005:
85
•P
ubli
c pro
per
ties
pre
serv
ed w
ith S
tate
H
isto
rica
l F
und G
rants
•1
995:
12
005:
more
than
12
27
“Nev
er d
ou
bt
that
a s
mal
l gro
up o
f th
oughtf
ul,
co
nce
rned
cit
izen
sca
n
chan
ge
the
wo
rld
: In
dee
d, it
’s t
he
on
ly t
hin
g t
hat
ev
er h
as.”
Mar
gar
et M
ead
e