macon rotary presentation
DESCRIPTION
May 13, 2013TRANSCRIPT
Macon Rotary Club: May 13, 2013
1Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Preservation History
“God help me I sometimes cannot stomach it when I see with what negligence, or to put it more crudely, by what avarice they allow the
ruin of things because of their great nobility the barbarians, the raging enemy have spared; or those which all-conquering, all ruining time might easily have allowed to stand forever.”
-- Leon Battista Alberti, 15th century
2Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Preservation Law
Pope Pius II issues first preservation law on April 28,
1462
Requires the maintenance and preservation of ecclesiastical buildings, and ancient burial
structures
3Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Renaissance Italy
Laocoön and His SonsStatue ca. 25 BC attributed restored
under a Renaissance era contest judged by Raphael
4Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
The Grand Tour
Francis Basset in 1778 on the Grand Tour in Rome, with the Castel Sant'Angelo and St. Peter's Basilica in the background - painting by Pompeo Batoni
5Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Parthenon
The Elgin, er, Parthenon Marbles?
6Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Preservation of ruins
7Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
National Register
The National Register of Historic Places is the official list of the Nation's historic places worthy of preservation
•National Register authorized by National Historic Preservation Act of 1966
•Resource must be at least 50 years old and retain the integrity of this age
•Resource must be association with significant events, activities or developments
•Can be sites, objects, structures, buildings, ships or collections of these in districts
•Districts can be significant in the story it tells as a collection of resources
•Kept by the National Park Service
•Nominations are received and vetted by the State Historic Preservation Office
8Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
National Register
Benefits Restrictions
•Eligible for federal tax credits (Federal Rehabilitation Tax Credit)
•You can purchase and hang a plaque
•Information about the resource is permanently archived
•None, unless federal money is used
9Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Macon’s Historic Buildings
• 14 National Register historic districts
• 7,718 acres of historic districts• 6,387 contributing resources within
National Register historic districts• 6,332 National Register listed
historic buildings• Buildings range in age from ca.
1820 to 1973• Two National Historic Landmarks
Each dot represents one historic building
10Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Why Preservation?
11Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
The basics
Buy it and make it a museum!
12Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Sidney Lanier Cottage
13Tuesday, May 21, 13
14Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Other options
Mount an advocacy campaign
Change local laws or zoning to affect the property
Donations & Bargain sales
Acquire a real estate option
Acquire an easement or deed covenant
Provide technical assistance and use incentive programs
Improve the neighborhood and value to make the property attractive
15Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Donations & Bargain Sales
16Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Partnerships
17Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Easements & Covenants
•When you sell a property, you don’t have to sell the whole
property•Maybe you have a farm and only want to sell the barn and 100 acres and keep 5 acres
and the farmhouse•Covenants and easements are
the same: you keep someproperty rights when you sell or some property rights are donated to you
• You can keep or have any property right donated
• Examples: The right to maintain the property in and out, the right to tear down a property the right to use the property for certain purposes, the right to
restore the property, the right to sell the property to someone else
18Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Easements
We keep and monitor about 130 easements and covenants
19Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Incentives for homes
Georgia’s state income tax rate is 6%. A household with $50,000 in income pays about $3,000 in state income tax each year. Historic Macon
Foundation’s houses come with $30,000 in tax credits, meaning buyers with $50,000 in income would not pay taxes for ten years.
8.5 year property tax freeze at pre-rehabilitation value
25%-30% state tax credit ($100,000 max)
Homes in Macon are charged property tax every year. For a $135,000 home, that tax is nearly $2,260 a year ($188/month). Historic Macon homes have
values that are frozen, decreasing your property taxes drastically.
20Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Assistance with incentives
21Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Obsolete housing demolished
22Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Beall’s Hill
23Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Beall’s Hill
24Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Sales prices
$80.00
$87.50
$95.00
$102.50
$110.00
2008 2009 2010 2011 2012
Average sales price
25Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Days on Market
0
38
75
113
150
Historic Macon National Average
Days on Market
26Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Revitalization Partners
!
27Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Economic Development
Historic Macon Hills and Heights Partnership
Private
$1,715,000 $1,333,000 $1,254,000
28Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Economic Development
Property Tax Sales Tax Jobs
64 Jobs$47,000/ year $115,000
29Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
980 Maple St.- Before
30Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
980 Maple St.- After
31Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
972 Maple St.- Before
32Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
972 Maple St.- After
33Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
1295 Ross St.- Before
34Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
1295 Ross St.- After
35Tuesday, May 21, 13
• Demographic changes in the U.S. will require a vast increase in urban housing options
• Between 2010 and 2030, four in five new homes needed to accommodate household growth will be for households without children
• To meet the emerging demand for the new urbanity, roughly 44.5 million new attached and small-lot detached units will need to be built between 2007 and 2020
• Up to 27 million large-lot units may be surplussed by 2020• Most buyers would be willing to accept a home with
smaller square footage for one with a higher level of finish
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Real Estate Changes
NEW URBANITY: THE RISE OF A NEW AMERICA, By ARTHUR C. NELSON, The Annals of The American Academy of Political and Social Science November, 2009626 Annals 192
36Tuesday, May 21, 13
Even the National Association of REALTORS says:
•“Two-thirds of Americans now see being within easy walking distance of places in their community as an important factor in deciding where to live”
•“The coming demographic convergence will push construction inward, accelerating the rehabilitation of cities...”
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
REALTORS
37Tuesday, May 21, 13
13%
39%
48%
Households with Children Households without ChildrenSingle person households
U.S. Household Distribution in 1960
38Tuesday, May 21, 13
28%
45%
27%
Households with Children Households without ChildrenSingle person households
U.S. Household Distribution in 2030 (projected)
39Tuesday, May 21, 13
0
15
30
45
60
Households with Children Households without Children Single Person Households
1960
2000
2030
Suburban Urban Small-lot Urban Loft
40Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Walkability
41Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Second Sunday
42Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Mercer Village
43Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Downtown Revolving Fund
44Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Downtown Lofts Project
551 Cherry St.
Save an abandoned and derelict building
Create 3-4 owner-occupied loft apartments
Spark a market for home owners to move to downtown
Macon
45Tuesday, May 21, 13
Josh Rogers, Executive [email protected]
phone 478-742-5084 • fax 478-742-2008email [email protected] • site www.historicmacon.org
46Tuesday, May 21, 13
CASE STUDY
Purchase a home with tax credits in place
47Tuesday, May 21, 13
Restored homes from Historic Macon Foundation
include tax credits
This home at 980 Maple St. included frozen property taxes at $200 per year and $30,000 in state income tax
credits.
The net monthly cost to own this $130,000 home is
$500 per month
Homes
48Tuesday, May 21, 13
HomesHistoric home
Any other home
House Price $135,000 $135,000
Down Payment $4,725 $4,725
You Get a Raise! $2,700/year $0
Reduced Property Tax $205 $2,260
Total Savings $44,480 $0
Total Monthly Cost $500 $1,160
49Tuesday, May 21, 13
Down Payment Assistance
The City of Macon offers down payment assistance up to $25,000 for people of low
to moderate incomes
Mercer University offers $20,000 to all employees for
down payments
Georgia Dream can offer $5,000 to $7,500 to help with
down payment and closing costs
50Tuesday, May 21, 13
Josh Rogers, Executive [email protected]
phone 478-742-5084 • fax 478-742-2008email [email protected] • site www.historicmacon.org
51Tuesday, May 21, 13
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Preservation History
52Tuesday, May 21, 13