myth busting on a guide to partnering main street: … · 2016. 9. 15. · see report by donovan...
TRANSCRIPT
A Guide to
Partnering
with Historic
Preservation
MYTH BUSTING ON
MAIN STREET:
Florida Main Street Conference
St. Petersburg, FL
August 17, 2015
Kimberly Hinder
“The Drive to
Discover Your
History”
Master of Historic
Preservat ion,
University of Georgia
City of St .
Petersburg Senior
Historic Preservat ion
Planner
Aimee Angel
“Tools for Protect ing
Your Main Street”
Master of Historic
Preservat ion,
University of
Georgia
Senior Architectural
Historian, Cardno,
Inc.
ECONOMIC DEVELOPMENT
AND HISTORIC PRESERVATION
Jenny Wolfe
“Historic Preservat ion
Incent ives”
MS Architectural
Studies, University of
Florida
Board of Trustees,
Florida Trust for
Historic Preservat ion
City of St . August ine
Historic Preservat ion
Planner
Grant Panelist , F lorida
Division of Historical
Resources
Kimberly
Hinder
THE DRIVE TO DISCOVER
YOUR HISTORY
BECAUSE
History provides identity
We are the past: we are the sum of all the events--good, bad, and indifferent --that have happened to us.
The only way we can understand who we are and how we got to be that way is by studying the past.
People who lack a sense of roots, live rootless lives, often causing a lot of damage to themselves and others in the process.
WHY IS HISTORY IMPORTANT?
HISTORIC RESOURCES
Provide us with a sense of place
Are “a gift to the street”
Exhibit craftsmanship and quality materials
Brings more jobs and dollars to local economies thru rehabilitation
Provide inexpensive incubator space for small businesses, nonprofit organizations, start-up firms, and entrepreneurs
Can be adapted to a variety of uses
Are the ultimate in recycling
Attract people
WHY PRESERVE HISTORIC RESOURCES?
SO, I KNOW I HAVE SOME OLD BUILDINGS.
WHAT NOW?
FLORIDA MASTER SITE FILE FORM
PHYSICAL INVESTIGATION
1992
2015
1986
PUBLISHED LOCAL HISTORIES
9th Street and
1st Avenue South, 1888
Opening of western
Central Avenue, 1915
PROPERTY APPRAISER RECORDS
SUBDIVISION PLATS
Central Avenue
Dr. M
L K
ing
Jr. Stre
et
Ward & Baum’s Addition, Plat
Book H1, Page 19, Filed 1887
Central Land and Title Company Replat,
Plat Book 4, Page 15, Filed 1916Sanborn Fire Insurance Map, 1899
SANBORN FIRE INSURANCE MAPS
1908 Sanborn
Fire Insurance
Map
SANBORN FIRE INSURANCE MAPS
1918 Sanborn Fire
Insurance Map
SANBORN FIRE INSURANCE MAPS
1923 Sanborn Fire
Insurance Map
SANBORN FIRE INSURANCE MAPS
1951 Sanborn Fire
Insurance Map
SANBORN FIRE INSURANCE MAPS
1967 Sanborn Fire
Insurance Map
PERMIT HISTORY
CITY DIRECTORIES
CITY DIRECTORIES
NEWSPAPERS
Evening Independent
May 23, 1949
St. Petersburg Times,
August 2, 1925
NEWSPAPERS
St. Petersburg Times,
October 28, 1921
PHOTOS
Original Blueprints
Aerial Photos
Transaction Indexes
Deed Books
Liens
Mortgage Books
Tax Assessment Records
Interviews
THE REAL, AUTHENTIC STORY
PROMOTE IT!
Aimee
Angel
TOOLS FOR PROTECTING
YOUR LOCAL HISTORY
To bring new life to downtowns
To create housing
To conserve natural resources
To protect public investment
To increase tourism
WHY PRESERVE?
WHAT MAKES PRESERVATION HAPPEN?
Establishes a protective review process for historic sites
Authorizes the National Register of Historic Places
Requires federal agencies to identify and inventory historic sites
NATIONAL HISTORIC PRESERVATION ACT
Local, state and federal partnership
Local preservation programs that meet certain standards
Eligible for small matching grants
Eligible for technical assistance
CERTIFIED LOCAL GOVERNMENT
PROGRAM (CLG)
Establish a local
preservation
commission
Often create a design
review process
May have binding or
advisory review
authority
LOCAL PRESERVATION ORDINANCES
Established by a preservation ordinance
Tailored to community needs
Provides greater protection for privately -owned resources
LOCAL DESIGNATION
Protects investment of property owners
Encourages better quality design
Results in a positive economic impact from tourism
Attracts new businesses
Provides an attractive
place to live and work
WHY A LOCAL HISTORIC DISTRICT?
DESIGN REVIEW - DOES IT REALLY
MATTER?
DESIGN REVIEW - DOES IT REALLY
MATTER?
“OLDER, SMALLER, BETTER”
Jenny
Wolfe
HISTORIC
PRESERVATION
INCENTIVES
WHY ARE THERE INCENTIVES?
• Historic buildings contribute to a community’s identity which is
distinct from anywhere USA
• The National Historic Preservation Act of 1966 set historic
preservation as a priority by establishing policies to suppor t historic
preservation
• Reports document economic impacts of historic preservation and
how it contributes to our quality of life
• Incentives are of fered to encourage historic preservation because
there is a greater public benefit and shared value in preserving and
promoting our shared cultural heritage
“The rich and unique heritage of historic properties
in this state, representing more than 10,000 years
of human presence, is an important legacy to be
valued and conserved for present and future
generations. The destruction of these
nonrenewable historical resources will engender a
significant loss to the state’s quality of life,
economy, and cultural environment.”
Florida Statutes 267.01(1)(A)
Architecture represents the real, and that is ever
more precious in an age of the virtual. Every piece
of architecture is an opportunity for a real
experience. Some of the opportunities architecture
offers us are banal, others are irritating, and some
will not communicate at all. Some will give us
comfort, which is of no small value. And some will
be transcendent and will tell you, more eloquently
than anyone can express in words, of that aspect of
human aspiration that makes us want to connect to
what has come before, to make of it something
different and our own, and to speak to those who
follow us.
Paul Goldberger, Why Architecture Matters
FEDERAL GOVERNMENT PROGRAMS
Historic Tax Credit
20% of your expenses for a cer tified
rehabilitation can be applied as a 20% credit
toward your federal income taxes for income
producing proper ties
40,000 buildings have taken advantage of
this program since 1977
Creates jobs, low to moderate housing,
commercial revitalization for older
communities
Three par ts: cer tification of
significance/eligibility, review of proposed
work, and cer tification of completed work
Federal
Programs
National
Non-Profits
NATIONAL
PROGRAMS
Total Development Expenditures $866,469,137
Total Number of Projects 145
Total Number of Jobs 13,365
Construction Jobs 5,916
Permanent Jobs 7,449
Household Income Generated $477,135,800
Federal HTC Amount $143,833,877
ECONOMIC IMPACTS OF THE HISTORIC
TAX CREDIT IN FLORIDA
Source: Historic Tax Credit Coalition and the National Trust for Historic Preservation
Tampa
Water works
Park
TAMPA
WATERWORKS
BUILDING
FEDERAL GOVERNMENT PROGRAMS
Historic Preservation Easements/Conservation
Easements
Proper ty owners choose to place restrictions
on a historic proper ty which is recorded in a
deed
The easement is “donated” to a non -profit
organization and the owner can seek an
income tax deduction
The value is assessed with an evaluation of
the dif ference in the fair market value of the
proper ty before the easement is conveyed
Must provide a public benefit which can be
tailored to meet the needs of the owner, the
easement holder, and the community
Federal
Programs
National
Non-Profits
NATIONAL
PROGRAMS
FEDERAL GOVERNMENT PROGRAMS
GRANTS DIRECTLY TO CERTIFIED LOCAL
GOVERNMENTS
Implemented by the State Historic
Preservation Office with their other grant
programs (see Florida grants)
68 CLGs in Florida comprised of cities and
counties (out of 67 counties and 410
incorporated municipalities)
Reach out to your local government and if
they are not a CLG, ask why!
NATIONAL NON-PROFITS
National Trust for Historic Preservation
National Endowment for the Humanities
National Education Association
Numerous other non-profits: search for their
mission and match it with your project goal!
Federal
Programs
National
Non-Profits
NATIONAL
PROGRAMS
Florida Division of Historical Resources
Grant programs: Special Category Grants and
Small Matching Grants, CLG administration
Can fund $50,000 - $500,000 in grant funding,
requires 50% match
Applications are form based: be specific,
concise, get budget proposals, get letters from
your legislators
More details provided by DHR Bureau Chief
Alissa Slade’s presentation
Florida Division of Cultural Affairs
Grant programs: educational programs, exhibits,
events
Florida Division of Library & Information Services
Grant programs: digitizing archival collections,
suppor t for public library resources
Statewide
Programs
FLORIDA
ST. AUGUSTINE WATERWORKS:
$400,000 IN GRANT FUNDS 2015-2017
Courtesy St. Augustine Historical Society, ca. 1917
Credit St. Augustine Art Assn., ca. 1936
Proper ty tax exemptions
(Ad Valorem Tax Exemption )
Administered by the local government, if it is a
CLG, or the state, in a similar fashion to the
Federal Tax Credit; the proper ty must be an
eligible proper ty and must adhere to the
Secretary of the Interior’s Standards for
Rehabilitation and reviewed in stages
The value of the improvements reduce the
taxable value of the proper ty for 10 years
allowing the proper ty owner to recapture
expenses
A preservation covenant is recorded and
effective for the 10 year period
City and
County
Programs
LOCAL
GOVERNMENTS
ST. AUGUSTINE DISTILLERY AND ICE
PLANT: $404,060 EXEMPTION*
Tax Savings from first year:
$9,064.38, *SCJPA
Transfer of Development Rights
Zoning incentives promoting preservation and
conservation which creates a market to “sell”
cer tain development rights otherwise entitled to
the proper ty (such as height and density)
Community Redevelopment Areas
Typically CRAs are located in commercial centers
and oftentimes overlap designated historic
districts
Funding mechanism for CRA projects is from tax
increment financing which allows the agency to
collect funds from improved proper ty values in
the designated CRA and apply those funds for
identified projects in that area
Identified projects in the redevelopment plan
may include façade grants, rehabilitation funds,
low/no-interest loans, etc.
A l s o s e e k out l oc a l non - p r o f i ts , hous i ng author i t i e s , ne i g hbor hood
as s o c i at i o ns , p r i vate be ne fac to r s e tc . w hi c h m ay have l o w / no - i n te r e s t
l oans , e m e r g e nc y fund i ng , and g e ne r a l ph i l anthr op i c i n te r e s ts !
City and
County
Programs
LOCAL
GOVERNMENTS
OTHER INCENTIVES:
FLEXIBILITY WITH THE FLORIDA BUILDING CODE AND FEMA FINISHED
FLOOR ELEVATION
• The local building official is authorized to evaluate comparable levels
of code requirements for substantial improvements on historic
buildings
• FEMA adopted definitions for historic proper ties and recognizes the
negative impact of elevating historic structures
INCREASED OR STABILITY OF PROPERTY VALUES
• Historic districts had much more stability during the recession and
during normal times these areas are more highly desirable which
increases their proper ty values (preserve them !)
OTHER INCENTIVES:
JOBS
• Historic rehabilitations require skilled craftsmen which tend to be
local, meaning you are employing your neighbors, their supplies are
local, and their income goes back into the local economy ( nevermind
that historic materials are more sustainable!)
HERITAGE TOURISM
• Tourists seeking authentic experiences tend to stay longer and spend
more money
See Repor t by Donovan Rypkema for Historic Savannah Foundation,
2015 for the most recent suppor ting statistics: Beyond Tourism: Historic
Preservat ion in the Economy and Life of Savannah and Chatham County
Should a Main Street community pick a
theme to restore their buildings to?
Answer: No.
FACT OR FICTION?
Doesn’t National Register listing mean
that someone is going to tell me what to
do with my property?
Answer: Not so.
FACT OR FICTION?
The value of my house will go down if it is
located in a historic district.
Answer: Not so. In fact, values often
increase.
FACT OF FICTION?
Being in a historic district will help
preserve the design integrity of a
property?
Answer: Yes.
FACT OF FICTION?
These incentive programs are great, but in
the long run, isn’t it cheaper to tear
down an old building and start over?
Answer: Not necessarily.
FACT OF FICTION?
Florida Division of Historical Resources (SHPO), see
http://dos.myflorida.com/historical/
Sanborn Fire Insurance Maps at the University of Florida,
George A. Smathers Libraries, see
http://www.uflib.ufl.edu/maps/sanborn/mapnewsanborn.html
State Archives of Florida, see
http://dos.myflorida.com/library -archives/about-us/about-
the-state-archives-of-florida/
Google News Archive, see
https://news.google.com/newspapers?hl=en
The Edge History Project, see http://edgedistrict.org/edge-
history.html
WEBSITES
Kimberly Hinder
Senior Historic
Preservat ion Planner
City of St . Petersburg
P.O. Box 2842
St. Petersburg, FL
33731-2842
727.892.5451
Kimberly.hinder@
stpete.org
Aimee Angel
Senior Architectural
Historian
Cardno, Inc.
551 N. Catt lemen Road,
Suite 106
Sarasota, FL34232
941.377.9495
CONTACT INFORMATION
Jenny Wolfe
Historic Preservat ion
and Special Projects
Planner
City of St . August ine
P.O. Box 210
St. August ine, FL 32085
904.209.4326