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Donovan rypkema presentation
This document discusses the economic benefits of heritage conservation in Auckland, New Zealand. It notes that heritage conservation contributes to the economy directly through jobs and investment in rehabilitation projects, and indirectly by increasing property values and attracting tourism. Specifically, it cites studies finding that properties in historic districts appreciate faster than elsewhere, experience lower vacancy and foreclosure rates, and that heritage tourism generates billions annually for local economies through visitor spending. The document advocates identifying, protecting and promoting heritage assets to realize these economic gains.
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Donovan rypkema presentation
- 1. Heritage Conserva.on and the Economic Benefits to Auckland Auckland, New Zealand March 10, 2015 Donovan Rypkema Heritage Strategies InternaDonal
- 5. 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
- 6. Know what we’ve got
- 7. IdenDfy Research Field Surveys Protect Heritage Districts Individual Landmarking Enhance IncenDves Priority for Use
- 9. Field Work • Use “Local Data” smartphone-‐based survey system • Gather limited informaDon on neighborhood • Gather limited informaDon on individual properDes
- 11.
- 13. Heritage as a Public Good
- 14. Cultural Value AestheDc Value Social Value Symbolic Value Educa-‐ Donal Value Environ-‐ mental Value Heritage has mulDple values
- 15. Beneficiaries of Heritage ConservaDon
- 16. 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.
- 17.
- 18. Two Requirements to receive full economic benefit of heritage… 1. Thinking beyond the monument 2. Commitment to adapDve reuse
- 19. Heritage conserva.on contributes to the economy Directly Indirectly FuncDonally By providing context
- 21. Jobs in Delaware Per $1 Million of output
- 22. Household Income in Delaware Per $1 Million of output
- 23. 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
- 25. House Price AppreciationOver Time (Indexed, 1980 = 100) Homes in both local and na0onal historic districts appreciated in value at a higher rate than houses outside historic districts
- 26. 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.
- 27. 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%
- 28. 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
- 29. 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
- 30. 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
- 31. 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% City of Raleigh Local Historic Districts National Register Districts Value Change 2000 -‐ 2008
- 33.
- 35. 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
- 37. 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
- 38. $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
- 39. $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
- 41. 58.1% 47.3% 41.9% 52.7% OVERNIGHT VISITORS DAYVISITORS Share of Heritage Visitors in San Antonio Heritage Visitors Non-Heritage Visitors
- 42. $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
- 43. 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
- 44. 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.
- 45. 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
- 46. . 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
- 47.
- 48. Cultural Visitors Other Visitors 0% 10% 20% 30% 40% 50% Visited 2 orMore States Cultural Visitors Other Visitors
- 49. Cultural Visitors Other Visitors $1,300 $1,400 $1,500 $1,600 $1,700 Per Visitor USExpenditure Cultural Visitors Other Visitors
- 50.
- 51.
- 54. Less than 7% of Heritage Tourism Dollars are spent at the Heritage Sites that aPracted them.
- 55. Heritage and Good Urbanism
- 56. 0 20 4060 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
- 57. 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
- 58. 0% 5% 10%15% 20% 25% 30% 35% 40% Historic Districts San Antonio Commute Time Less than 15 Minutes
- 59. 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
- 60. 0 5000 1000015000 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)
- 61. 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
- 62. 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.
- 63. Good Urbanism Heritage ConservaDon Affordable Housing Small Business IncubaDon Density Public TransportaDon
- 64. 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
- 65. 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
- 66. 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
- 67.
- 68. 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
- 69. 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
- 70. Preserva0on projects save 50 to 80 percent in infrastructure costs compared to new suburban development.
- 71. 0 50 100 150 200 250 300 Pre 1930 1931-‐1950 1951-‐1970 1971-‐1990 Post 1990 Median kBTU/sf
- 72.
- 73. Material Flows Rehabilita?on 47.3 Tons Demoli?on and Infill 351.8 Tons Suburban Construc?on 182.4 Tons
- 74. You cannot truly be an environmentalist without having heritage conservaDon as the core of your agenda.
- 75.
- 76. COST VALUE When Value Exceeds Cost Capital will flow quickly to the opportunity The Cost/Value Relationship
- 77.
- 78. Partial Payment for Benefitsof Heritage that accrue to the public rather than the property owner COST VALUE GAP The Cost/Value Relationship
- 80. 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
- 81. Effect of Historic Tax Credit on Federal Treasury Net Gain to US Treasury of $5.6 Billion since 1981
- 82.
- 84. 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
- 85. 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
- 86. Between 2003 and 2013 Heritage CiDes typically aPracted 41 more instances of Direct Foreign Investment than the non-‐heritage CiDes
- 87. Pioneer Square, SeaPle, Washington, USA
- 89.
- 91. All the evidence demonstrates that investment in heritage is an inherently sustainable, long term, and measurably successful soluDon to economic recession.
- 92. Heritage: The Driver of Development Value the Heritage! Heritage during the recession – luxury or necessity?
- 95. Donovan D. Rypkema Heritage Strategies Interna0onal www.HS-‐Intl.com