donovan rypkema presentation
TRANSCRIPT
Heritage Conserva.on and the Economic Benefits to Auckland
Auckland, New Zealand March 10, 2015 Donovan Rypkema Heritage Strategies InternaDonal
Economics and Heritage
Know what we’ve got
Heritage as a Public Good
Heritage Economic Benefits
Heritage and Good Urbanism
Heritage Environmental Benefits
Need for IncenDves
InternaDonal CompeDDveness
InternaDonal APenDon
Know what we’ve got
IdenDfy
Research Field Surveys
Protect
Heritage Districts Individual Landmarking
Enhance
IncenDves Priority for Use
Field Work
• Use “Local Data” smartphone-‐based survey system
• Gather limited informaDon on neighborhood
• Gather limited informaDon on individual properDes
Character Quality CondiDon
Heritage as a Public Good
Cultural Value
AestheDc Value
Social Value
Symbolic Value
Educa-‐Donal Value
Environ-‐mental Value
Heritage has mulDple values
Beneficiaries of Heritage ConservaDon
The owner/ developer/ investor in a heritage building is (hopefully) crea.ng economic value for herself. But at the same .me is crea.ng a public value for which she is not the primary beneficiary.
Heritage Economic Benefits
Two Requirements to receive full economic benefit of heritage… 1. Thinking beyond the monument
2. Commitment to adapDve reuse
Heritage conserva.on contributes to the economy
Directly
Indirectly
FuncDonally
By providing context
Jobs in Delaware Per $1 Million of output
Household Income in Delaware Per $1 Million of output
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 Transporta?on 8.7 $476,000 Poultry Processing 10.4 $426,000 New Construc?on 14.9 $616,000 Rehabilita?ng Historic Buildings
18.1 $750,000
House Price Appreciation Over Time (Indexed, 1980 = 100)
Homes in both local and na0onal historic districts appreciated in value at a higher rate than houses outside historic
districts
Homes in local historic districts enjoy an
immediate 2 percent increase in values rela0ve to the city average, once local
designa0on has taken place; and therea<er, they appreciate at an annual rate that is 1
percent higher than the city
average.
0
20
40
60
80
100
120
Not in Historic Distrcit
In NaDonal Register District
In Local District
Base Value Historic District Premium
14.3% 22.5%
0
50
100
150
200
250
300
350
400
Rest of Savannah Cuyler-‐Brownsville Mid-‐City Savannah HD Victorian
Value Change 1999 -‐ 2014 Savannah Local Historic Districts
1999 2014
0
50
100
150
200
250
300
350
400
1999 2000 2001 2002 2003 2004 2005 2006 2007 2008
Real Estate Values in Up Years
Historic Districts Rest of Savannah
40
50
60
70
80
90
100
110
120
2008 2009 2010 2011 2012 2013 2014
Real Estate Values in Down Years
Historic Districts Rest of Savannah
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
City of Raleigh Local Historic Districts National Register Districts
Value Change 2000 -‐ 2008
Single Family Foreclosures Philadelphia
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
0%
2%
4%
6%
8%
10%
12%
14%
16%
18%
20%
Salt Lake City
Provo Logan Ogden Park City
Single Family Foreclosure Rates 2008-‐2012
Foreclosure Rate for City Foreclosure Rate for Historic Districts
$0 $50,000
$100,000 $150,000 $200,000 $250,000 $300,000 $350,000 $400,000 $450,000
All Price Ranges -‐ Local Historic Districts Salt Lake City Average Value 2012
$0 $50,000
$100,000 $150,000 $200,000 $250,000 $300,000 $350,000 $400,000 $450,000
All Price Ranges -‐ Na?onal Register Districts
Average Value 2012
58.1% 47.3%
41.9% 52.7%
OVERNIGHT VISITORS DAY VISITORS
Share of Heritage Visitors in San Antonio
Heritage Visitors Non-Heritage Visitors
$0
$10
$20
$30
$40
$50
$60
Lodging Transportation within San Antonio
Food & beverage Retail Recreation
Per Person Per Trip Overnight Visitors to San Antonio
Heritage Visitors Other Visitors
0
2000
4000
6000
8000
10000
12000
14000
16000
Lodging Transportation within San Antonio
Food & beverage Retail Recreation
Jobs from San Antonio Heritage Tourism
Direct Indirect/Induced
Heritage tourism in the Philadelphia 5-‐county area
contributes over $3 billion in total output, supporDng over 45,000 jobs and $975 million in earnings, within the Commonwealth of
Pennsylvania each year.
16% of Arkansas Tourists are Heritage Tourists
• But they spend 30% more than other visitors
• More likely to be out-‐of-‐state visitors
Heritage Tourism generates $891 Million/year
• Supports 21,552 Jobs • Adds $319 Million in income • Generates $74 million in tax revenues
. Heritage tourists to
Florida in 2007 spent an es0mated $4.13 billion, and 46.7% of all U.S. visitors to Florida reported visi0ng an historical site during their
stay
Hotel Room Nights
Cultural Tourists
Others
Cultural Visitors
Other Visitors
0%
10%
20%
30%
40%
50%
Visited 2 or More States
Cultural Visitors Other Visitors
Cultural Visitors
Other Visitors
$1,300
$1,400
$1,500
$1,600
$1,700
Per Visitor US Expenditure
Cultural Visitors Other Visitors
+470,000 Visitors
+785,000 Visitors
Less than 7% of Heritage Tourism Dollars are spent at the Heritage Sites
that aPracted them.
Heritage and Good Urbanism
0 20 40 60 80 100
Main/Military Plaza Alamo Plaza
Tobin Hill Cattleman Square
Lavaca King William
St. Paul Square Fulton
Average of Historic Dignowity Hill
Monte Vista Monticello Park
Government Hill Olmos Park Terrace
River Road City of San Antonio
Mission
Walk Scores for San Antonio Historic Districts
Average Walk Score
Designa0on
Raleigh 29 Car-‐dependent Local historic districts 82 Very walkable NaDonal Register historic districts 64 Somewhat
walkable All historic districts 73 Very walkable
Walkability
0% 5% 10% 15% 20% 25% 30% 35% 40%
Historic Districts
San Antonio
Commute Time Less than 15 Minutes
0 20 40 60 80 100
River Road
St. Paul Square
Alamo Plaza
Dignowity Hill
Average of Historic
Monte Vista
Fulton
Government Hill
City of San Antonio
Bike Scores in San Antonio Historic Districts
0 5000 10000 15000 20000 25000
Keystone Park Fulton
Main/Military Plaza Cattleman Square
Tobin Hill Olmos Park Terrace
Monticello Park Lavaca
Monte Vista Dignowity Hill
River Road Government Hill
King William City of San Antonio
Mission
Density (Residents/Square Mile)
The Tale of Two Neighborhoods Oakwood Reedham Oaks/Wyndham
Popula?on 1664 507
Size (acres) 114.5 114.0
Housing Units 794 127
Average Year of Construc?on 1925 1992
Average Size of House (square feet) 2473 3515
Average Value $315,004 $524,077
Taxes per Unit $2,887 $4,805
Popula?on per acre 14.5 4.4
Square feet of Road per Unit 1045 2209
Taxes per acre $22,022 $5,351
Water/Sewer Line Replacement Cost per Unit $8,811 $24,781
Annual Property Taxes $2,292,539 $610,068
Rela0vely high intensity development can be achieved within constraints posed by the height, form and texture of tradi0onal communi0es as is demonstrated in places such as Georgetown and Alexandria.
Good Urbanism
Heritage ConservaDon
Affordable Housing Small
Business IncubaDon
Density
Public TransportaDon
Small Business Reali.es • 97% of NZ business are fewer than 20 people
• 96% of them are independent businesses
• They account for 28% of GDP and 31% of jobs
• In 2012 they were responsible for 41% of new jobs
• 23% of them are exporDng • You cannot build new and rent cheap
• For most small businesses the share of revenue that goes for rent and that goes for profit are about the same number
• A huge contribuDon of older and historic buildings is their role as natural incubators of small business
Historic Buildings
46% Older
Buildings 22%
New Construc?on
32%
Loca?on of New Business in Downtown Raleigh -‐ 2013
Historic Buildings
Older Buildings
New ConstrucDon
0%
10%
20%
30%
40%
50%
60%
70%
Close to shops,
restaurants & offices
Shorter commute but smaller
home
Available public transit
Mix of homes
Mix of incomes
Preferences of Those Planning to Buy within 5 years
Heritage Environmental Benefits
It takes 10 to 80 years of an energy efficient new building to make up for the nega0ve climate
change impacts of construc0on
Building reuse almost always offers environmental savings over demoli0on and new
construc0on
Environmental Impact of RehabilitaDng 50,000 s.f. Warehouse in Maryland
20 – 40% reducDon in Vehicle Miles
Traveled (VMTs)
ReducDon of travel
related CO₂ Emissions by 92 – 123
Metric Tons
CO₂ “saved” relaDve to suburban
construcDon = 18,700 to
22,000 gallons of gasoline
Embodied energy retained 55,000 MBTU
Greenfield land
preserved 5.2 acres
Less construcDon debris in
landfills 2500 Tons
Infra-‐structure invest-‐ment
“saved” $500,000
to $800,000
Preserva0on projects save 50 to 80 percent in
infrastructure costs compared to new
suburban development.
0
50
100
150
200
250
300
Pre 1930 1931-‐1950 1951-‐1970 1971-‐1990 Post 1990
Median kBTU/sf
Material Flows
Material Flows Rehabilita?on
47.3 Tons
Demoli?on and Infill
351.8 Tons
Suburban Construc?on
182.4 Tons
You cannot truly be an environmentalist without having heritage conservaDon as
the core of your agenda.
Need for IncenDves
COST VALUE
When Value Exceeds Cost Capital will flow quickly to the opportunity
The Cost/Value Relationship
Development Incentives
COST VALUE
GAP
The Cost/Value Relationship
Partial Payment for Benefits of Heritage that accrue to the public rather than the property owner
COST VALUE
GAP
The Cost/Value Relationship
Grants • Special purpose • Code Compliance • General RehabilitaDon
Property Tax • Assessment Freeze • Seismic Improvements not added to Assessment
• Tax Freeze • PreferenDal Rate
Loans • Low Interest • Deferred Payment • Loan Guarantee
Income Tax • Federal Credit • State Credit • Easement DeducDons
Policy/Regulatory • AlternaDve Building Code • Zoning Requirement Waivers • Non-‐conforming waivers
Technical Assistance • Training • Direct Assistance • Technical Documents
Other • Transferable Development Rights • Public Insurance Pool
Examples of Incen.ves in US
Effect of Historic Tax Credit on Federal Treasury
Net Gain to US Treasury of $5.6 Billion since 1981
InternaDonal CompeDDveness
Does Heritage MaPer? Research collaboraDon with Erasmus
University in RoPerdam 1. If today jobs are following people, and
2. If people (especially young, knowledge workers) are choosing where to live based on Quality of Life factors, and
3. If heritage is a significant Quality of Life indicator, then
4. There ought to be more examples of Foreign Direct Investment in strong Heritage CiDes
Research Approach
1. IdenDfy European ciDes that are a) World Heritage CiDes b) Belong to the OrganizaDon of World Heritage
CiDes (29) 2. IdenDfy comparable ciDes accounDng for
other factors – size, human capital, density, etc. (190)
3. Compare instances of FDI with similar non-‐heritage ciDes
Between 2003 and 2013 Heritage CiDes typically aPracted 41 more instances of Direct Foreign
Investment than the non-‐heritage CiDes
Pioneer Square, SeaPle, Washington, USA
InternaDonal APenDon
All the evidence demonstrates that
investment in heritage is an inherently
sustainable, long term, and measurably
successful soluDon to economic recession.
Heritage: The Driver of
Development
Value the Heritage!
Heritage during the recession –
luxury or necessity?
Donovan D. Rypkema Heritage Strategies Interna0onal
www.HS-‐Intl.com