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30 (or so) Reasons why Historic Neighborhoods Make Great Cities
Preservation Alliance of Greater Philadelphia
October 12, 2012
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Impact of Conservation Policies on Real Estate Values
Donovan Rypkema Heritage Strategies International
Washington, DC
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Differentiation
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Character
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Beauty
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Engender Creativity
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In Migration
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Washington Population Growth
1990 - 2000
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Density at a Human Scale
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Measuring Economic Impact Environmental
Measurables – Compact development/Density
“Relatively high intensity
can be achieved within
constraints posed by the
height, form and texture
of traditional
communities as is
demonstrated in places
such as Georgetown
and Alexandria.”
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Economic Integration
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Housing at Right Scale
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27% of households 1 person
15% of 25-34 year olds live with parents
14% of prospective home buyers will buy smaller
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Mirror of the City
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Measuring Economic Impact
Neighborhood Measurables – Mirror of the City
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Voice at City Hall
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Reflect Evolution of the City
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Mixed Use
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Proximity
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Working families needing affordable housing also need proximity – to transportation, schools, work, and shopping. The availability of each of those categories in older neighborhoods is decidedly closer than in new neighborhoods.
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Interconnectivity
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Property Values
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2000 – 2007
• In local historic
district = + $59,000
to $67,000
• Historic district
properties + 21% in
appreciation
Property Values
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Property Values – Philadelphia
House Price Appreciation Over Time
(Indexed, 1980 = 100)
Homes in both local and national
historic districts appreciated in
value at a higher rate than houses outside historic
districts
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Property Values
Homes in local historic districts enjoy an
immediate 2 percent increase in values relative to the city average, once
local designation has taken
place; and thereafter, they appreciate at an annual
rate that is 1 percent higher than the city
average.
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Premium for Properties in Historic Districts (Philadelphia)
0
20
40
60
80
100
120
Not in HistoricDistrcit
In NationalRegister District
In Local District
Base Value Historic District Premium
14.3% 22.5%
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Canton, Connecticut
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Stability
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Single Family Foreclosures
Philadelphia
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0
1
2
3
4
5
6
7
8
Foreclosures per 1000 Housing Units
Historic Districts
Comparable Neighborhoods
Philadelphia
Analysis of:
Single Family Houses
6 Historic Districts
10 Comparable Neighborhoods
10/09 – 9/10
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Tax Generation
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The Federal Tax Credit: A Self-Funding Incentive (1978-2008)
$0.0
$5.0
$10.0
$15.0
$20.0
$25.0
Cost to FederalGovernment
Taxes to the FederalGovernment
Inflation Adjusted Dollars (Billions)
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$2.0 Million in Business Income Tax
$7.8 Million in Property Tax
Every Year
$10.8 Million in Sales Tax
$15.1 Million in Personal Income Tax
What do State and Local Governments get?
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Historic District Parcels
+ $31,000
$40,000 more revenue for County
$50,000 more revenue for
City
$200,000 more revenue for Schools
Analysis of North Little Rock, Arkansas
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Catalytic Role of Investment
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Cleveland 1994 - 2000
Cleveland 2000 - 2006
Suburbs 2000 - 2006
42.8%
32.7%
27.6%
36.9%
28.7%
27.6%
27.8%
24.9%
20.5%
Impact of Cleveland Restoration Society Loans
Loan Near Loan Not Near Loan
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…homeowners are
finding investment in
their community’s
architectural past
can be aesthetically,
culturally, and
financially rewarding.
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Jobs
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Jobs in Delaware Per $1 Million of output
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Household Income in Delaware Per $1 Million of output
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Jobs in Georgia In Georgia, $1,000,000 in output from Various
Industries means……
Jobs Salary & Wages
Automobile
Manufacturing
3.5 $245,000
Computer
Manufacturing
4.0 $255,000
Air Transportation 8.7 $476,000
Poultry Processing 10.4 $426,000
New Construction 14.9 $616,000
Rehabilitating
Historic Buildings
18.1 $750,000
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Spend $1,000,000 in Indiana
New Construction Rehabilitation
# of Houses 8 10
# of Jobs 15.2 18.8
Household Income $613,500 $782,000
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Historic Tax Credit and Job Stimulation
Historic Tax Credit (1978-
2008)
Cost to Taxpayers
$16.6 Billion
Jobs
1,800,000
Cost per Job
$9,222
Stimulus Plan
(2009-2010)
Cost to
Taxpayers
$260.7 Billion
Jobs
585,654
Cost per Job
$445,183
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Small Business Incubation
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0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
2000 2002 2004 2006 2008 2010
Georgia January Unemployment Rate
Main Street: Success against the Trend
0
5000
10000
15000
20000
25000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010
Cumulative Job Gain Georgia Main Street and Better Hometown
Communities
Cumulative Job Gain
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Main Street: Success against the Trend
$10,000,000
$11,000,000
$12,000,000
$13,000,000
$14,000,000
$15,000,000
$16,000,000
$17,000,000
$18,000,000
$19,000,000
20
00
20
01
20
02
20
03
20
04
20
05
200
6
20
07
20
08
200
9
20
10
State Revenue Collections (000)
State Revenue Collections
0
1000
2000
3000
4000
5000
6000
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010
Cumulative Business Growth Georgia Main Street and Better Hometown
Communities
Cumulative Business Growth
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Main Street – Business Creation
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IF Small Business
had laid off workers
at the same rate a
Big Business, there
would be
2,699,921 more
unemployed today
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Economic Competitiveness
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Quality of Life as Key Economic
Development Variable
Over the long term, places with
strong, distinctive identities are
more likely to prosper than
places without them. Every place
must identify its strongest, most
distinctive features and develop
them or run the risk of being all
things to all persons and nothing
special to any…Livability is not a
middle class luxury. It is an
economic imperative. Nobel Economist Robert Solow
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Public Health
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Neighborhoods built a half-century or more ago were designed with "walkability" in mind. And living in them reduces an individual's risk of becoming overweight or obese. American Journal of Preventive Medicine
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Adaptability
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Education
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Environment Responsibility
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It takes 10 to 80 years of an energy efficient new building to make up for the negative climate change
impacts of construction
Building reuse almost always offers environmental savings over demolition and new construction
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0
50
100
150
200
250
300
Pre 1930 1931-1950 1951-1970 1971-1990 Post 1990
Median kBTU/sf
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A quarter to a third of
all solid waste is
from construction
debris
What’s the cost in
dollars?
What’s the cost to
the environment?
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1,344,000
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“Head of Green
Building Council
Links Sustainable
Development and
Heritage
Conservation”
Philippines Green Building Council
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Fiscal Responsibility
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The Environment AND the Budget
Preservation projects save 50 to 80
percent in infrastructure costs compared to new
suburban development.
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The Public Cost of the Geometry of Circles
When you double the distance from the center, you quadruple the area that has to be covered by:
• Water lines • Sewer lines • Streets • Curb and gutter • Street lights • Miles for the
police, ambulance, fire trucks to cover
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Here’s a building in your neighborhood commercial district
There is $6,631.25 in current dollars invested in sidewalk, curb, gutter, water line and sewer line to service that building
Every year that building sits empty the taxpayers have thrown away $291.32 of investment
Stranded Investment
Vanishing Inventory
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Sustainable Development
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Historic Preservation
Reduces
Demand for land
and materials
Reuses
Embodied energy,
skills, labor,
knowledge
Recycles
The whole building
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Recycle?
Reuse?
Reduce?
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Sustainable Development
Environmental
Responsibility
Economic
Responsibility
Social/Cultural
Responsibility
Viable
Equitable
Livable
Historic
Preservation
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Recession Response
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Economic
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All the evidence demonstrates that
investment in heritage is an inherently sustainable,
long term, and measurably successful solution to economic
recession. Economic
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Public Policy Advancement and Sensible Land Use Policy
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Historic Preservation isn’t the answer to everything, but
it’s part of the solution of many urban challenges
No
Role
Support
Role
Major
Role
DIRECTIVE
X Coordinate public facilities/services to support revitalization
X Improve and create mix of housing for people of all incomes
X Enhance neighborhood commercial districts
X Reclaim Anacostia waterfront
X Create living and expanded Downtown
X Create new urban neighborhoods on institutional sites
X Leverage transit by promoting transit-oriented development
X Transform public schools into community anchors
X Strategically invest in targeted neighborhoods
X Increase city’s population by 100,000 in next 10 years
Historic Preservation and the 10 Directives
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Walkability
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The Growing Importance of Walkability
Create Walkable Neighborhoods Walkable communities are desirable places to live, work, learn, worship and play, and therefore a key component of smart growth. Smart Growth America
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Two-thirds see being within an easy walk of places in their community as an important factor in deciding where to live. National Association of Realtors Community Preference Survey
The Growing Importance of Walkability
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Walker’s Paradise
• 90-100
• Daily errands do not require a car
Very Walkable
• 70-89
• Most errands can be accomplished on foot
Somewhat Walkable
• 50-69
• Some amenities within walking distance
Car Dependent
• 25-49
• A few amenities within walking distance
Car Dependent
• 0-24
• Almost all errands require a car
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Historic Preservation in Connecticut: Advancing good urban design principles in
towns and cities of every size
28%
61%
9%
2%
Walker's Paradise:Daily errands donot require a car.
Very Walkable:Most errands canbe accomplishedon foot.
SomewhatWalkable: Someamenities withinwalking distance.
Car Dependent:Almost all errandsrequire a car.
Scores from Walkscore.com
Good urban neighborhoods are walkable. Nearly
90% of historic preservation tax credit projects are in neighborhoods described as Very Walkable or Walker’s Paradise
Environmental
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Essential Rightsizing Strategy
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Re-adjusting a shrinking city’s built
environment (buildings and
infrastructure) to match its current
and projected population and
development trends
What is Rightsizing?
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THE STUDY
20 older industrial cities
22 interviews with
preservationists
16 online surveys completed
by planners
8 follow-up interviews with
planners
5 interviews with “focus
group”
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Rightsizing and Historic Preservation: It ain’t just Detroit
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Rightsizing is a not just big cities
Between 2000 and 2010, 454 cities lost population
– 5 were over 500,000 in population
– 50 were between 100,000 and 500,000
– 110 were between 50,000 and 100,000
– 239 were between 20,000 and 50,000
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Rightsizing is not just the northeast
• 41 states plus Puerto Rico had at least one city over 20,000 that lost population
• Even "growth" states, had cities with shrinking population: California (57); Florida (26); Texas (11), Virginia (11), Arizona (4)
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There are rightsizing needs in growing cities
Often cities that are growing still have neighborhoods that could use rightsizing tools and strategies
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THE STUDY – PART TWO
20 older industrial cities
All had National Register
Districts
17 had Local Districts
Overlaid historic districts on
Census Block data
Compared population change
2000 to 2010 of historic
districts vs entire city
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FINDINGS OF POPULATION STUDY
1 As a whole 20 cities lost 11.6% of
their population.
Local historic districts lost 6.6%
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FINDINGS OF POPULATION STUDY
2 In 11 of the 17 that had local
districts the population change was
more favorable than the city as a
whole
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FINDINGS OF POPULATION STUDY
3 However, only 14 were CLGs,
many did not have basic
information about historic districts
web accessible, only 2 had
publically available GIS maps
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Smart Growth
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Smart Growth Principle 1 Mix land uses
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Smart Growth Principle 2 Take advantage of compact building design
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Smart Growth Principle 3 Create a range of housing opportunities and choices
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Smart Growth Principle 4 Create walkable neighborhoods
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Smart Growth Principle 5 Foster distinctive, attractive communities with a strong sense of place
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Smart Growth Principle 6 Preserve open space, farmland, natural beauty, and critical environmental areas
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Smart Growth Principle 7 Strengthen and direct development towards existing communities
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Smart Growth Principle 8 Provide a variety of transportation choices
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Smart Growth Principle 9 Make development decisions predictable, fair,
and cost effective
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Smart Growth Principle 10 Encourage community and stakeholder collaboration in development decisions
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Smart Growth Principles
• Create range of housing opportunities and choices
• Create walkable neighborhoods
• Encourage community and stakeholder collaboration
• Foster distinctive, attractive places with a strong Sense of Place
• Make development decisions predictable, fair and cost effective
• Mix land uses
• Preserve open space, farmland, natural beauty and critical environmental areas
• Strengthen and direct development towards existing communities
• Provide a variety of transportation choices
• Take advantage of compact building design
Historic Neighborhoods
X
X
X
X
X
X
X
X
X
X
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The preservation movement has one great curiosity. There is never retrospective controversy or regret. Preservationists are the only people in the world who are invariably confirmed in their wisdom after the fact.
John Kenneth Galbraith
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Thank you very
much
©Donovan D. Rypkema, 2012 PlaceEconomics
Washington, DC 202-588-6258