Agenda 09-13-10
Ad hoc Committee for Historic Preservation
Meeting Agenda
Date: September 13,2010
Time: 5:00 PM
Location: Fire Station #2
1. Call to order
2. Approval of minutes
3. Subcommittee update on education information
4. Discussion of National Trust grant
5. Schedule of Tasks discussion
6. Historic designations
7. Summarize tasks or accomplishments for next meeting
8. Staff comments
9. Public comments
10. Announce date of next meeting
11. Adjournment
S:IPlanningISHAREDIWPISPECPROJIH1STORIC\Ad hoc committeelAgenda (9-13-1 O).doc
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Florida Historic Districts
and Property Values
!NTRODUCT'ON
During the period 2001-2009, the
Florida economy emerged &om a mild
recession and then followed the national
economy from boom to bust. This
change is reflected in Floridas real estate
landscape. From 2000 until about 2007,
Florida benefitted from a strong housing
market. Because housing and the Florida
economy are closely linked (with housing
rising from 20% of the economy in 2000
to nearly a quarter in 2006), the housing
bubble stimulated both the States
economy and provided employment in
unprecedented numbers. Unfortunatel);
this growth was not sustainable.
Although Florida has traditionally
been an economic growth leader in the
United States, the reversal since 2007
has been stunning, with Florida falling
further than most other states. The
lowering of interest rates after the 2001
recession and the emergence of risky
fmancing vehicles such as sub-prime
mortgages, made real estate a major
factor in the economic downturn from
which both Florida and the United
States are still struggling to emerge.
After years of accelerating increases
in home prices throughout Florida,
economists indicate that the decline in
prices began around mid-year 2006.
The eventual drop approached 50% in
some places, and the collapse in home
i::.CONOMIC IMf-'ACTS OF HISTORIC PRESERVATION IN FLORIDA
prices drained many Floridians of their
net worth. Many homeowners were left
with mortgages worth far more than
the real value of their homes. The Case-
Shiller housing price index for the Miami
area (including Miami-
Dade, Broward and Palm
Beach counties) shows
a peak in home prices
in December 2006.
Since then the index
has plummeted some
47% (as of May 2010).
Likewise, the index for
Tampa (Hillsborough,
Pinellas, Pasco and
Hernando counties)
peaked in May 2006,
and has since fallen
43%. In both Florida cases, this collapse
represents a fall back to 2003 prices. In
comparison, Case-Shillers 20 City US
housing price index also peaked in May
2006 and declined some 32% through
May 2009. Since that time, however, the
20 City U.s. housing index has increased
some 10% while no gain is seen for
Miami and Tampa, the Florida markets
tracked by the index.
Evaluating home values over the
past decade presents a challenge to the
researcher. The early part of the decade,
from 2001-2006 generally show a wild
gain in all property values, reflecting
the real estate bubble. Since 2006 or
2007, all property values have fallen
in Florida, though they did not decline
at the same time or at the same rate,
nor were all parts of Florida equally
affected. However, as the continued
declines in the Case-
Shiller index show, it
is likely that Florida
home values will
continue to decline
for some time yet.
However, the time
constraints placed on
this study meant that
it can only present
an interim report
card on how historic
properties in Florida
are performing in
the current downturn.
COMPARATIVE PROPERTY
VALUES ANALv51S
The current property values study
represents a continuation of the study
in the 2002 Economic Impacts of Historic
Preservation report, which compared val-
ues for 1992, 1997 and 2001. Research-
ers used the same districts and compari-
son neighborhoods as in the earlier study
where possible, adding only the Tallahas-
see comparison, and adding additional
comparisons where, as in Uikeland and
West Palm Beach, a neighborhood previ-
43
n important additional value to historic preservation lie:, in i~, ontributlon to sustalnabil-
ity and energy efficiency.
Historic buildings are, by their nature, sustainable because tr :!Ir initial construction oc-
curred with physical comfort in mind.' Built long before modern syst ~ms made structures more
comfortable, historic buildings incorporated innovative ways to ligi-, heat and cool buildings.
Windows were constructed to enhance ventilation and lighting. Cmopies, awnings, shutters,
porches, balconies and shade trees helped control heating and cooling. Additionally, the his-
toric buildings were fashioned from stronger, longer lasting material:,.2 The demolition of exist-
ing buildings likewise adds further waste to already burdened landfills
Preservationists want to protect the historic and cultural integrity of buildings, and
environmentalists want to protect the earth through "green" building practices The two goals
are not mutually exclusive, but identifying techniques for "greening" the historic buildings is an
expanding challenge for researchers, architects, builders, and decision-makers.
National efforts have achieved "green" building standards aimed at constructing buildings
that conserve energy. The U.S. Green Building Council and the U.S. government have created
a point-based system for evaluating the energy efficiency in buildings, the LEED system, which
stands for Leadership on Energy and Environmental Design. The LEED system awards points
in five categories, including: indoor environmental quality; sustainable sites; water efficiency;
energy and atmosphere; and materials and resources.' LEED recently adopted a new LEED-EB
standard for existing buildings that better allows recognition of historic structures.
While historic buildings rate well on matters of indoor environmental quality and materials
and resources, they do not fare so well in the other three categories. As a result, historic buildings
often are not rated as high as newer, completed energy-efficient structures.
Preservationists fear that "green" renovations to historic buildings may sometimes harm
their historic integrity. Theypoint outthat historic buildings contain a certain" embodied energy"
that is defined as a value that includes what it takes to extract, prove, manufacture, transport
and install building materials. They estimate that a new energy-efficient building doesn't start
saving energy for 40 years.'
Although many energy-efficient technologies are new, efforts are underway to incorporate
new technology in ways that preserves the historic character of older buildings.
, "Preservation Briefs" of National Park Service, U.S. Department of Interior VWNJ.nps.gov . "Conserving Energy in Historic
Buildings". Baird M. Smith, AlA
2 "Main Street Minute", Published by Florida Main Street, AugustlSeptember 2008.
J Us. Department of Energy. "Trends in LEED and where do historic buildings fit in," Us. Green BUIlding Council, Octooer
2005.
4 "Main Street Minute", Published by Florida Main Street, AugustlSeptember 2008.
,,,;,,
ously used for comparison purposes had been
designated as historic since 200 1.
Working with the Geoplan Center at
the University of Florida College of Design,
Construction and Planning, researchers examined
more than 20,000 parcels of property in eighteen
historic districts and twenty-five comparison
neighborhoods for this study. Using the reports
from county property appraisers, researchers
compared the just values of single family
residential property during the period from
2001-2009. Cities and years studied included:
Jacksonville (2001, 2006, 2007, 2009)
Gainesville (2001, 2006, 2007, 2008,
2009)
Ocala (2001, 2006, 2007, 2009)
Tampa(2001,2006,2007,2009)
St. Petersburg (2001,2006,2007,2009)
Lakeland (2001, 2006, 2007, 2009)
West Palm Beach (2001, 2006, 2007,
2009)
Lake Worth (2001, 2006, 2007, 2009)
Tallahassee (2001, 2006, 2007, 2009)
F!NDINGS
Notwithstanding the difficulties caused by
the ongoing recession and the general decline
in property values in Florida starting in 2006,
researchers found that:
Historic designation does not itself depress
property values, and indeed properties
located in a recognized historic district
generally maintained their value during
the period 2006-2009 better than did
other comparable non-historic properties
(or did not lose as much value).
In at least twelve of the eighteen cases stud-
ied, property in the historic district appre-
ciated greater than target non-historic areas
for the period 2001-2009. In only two cases
(one Gainesville comparison and one West
Palm Beach comparison) did property in a
non-historic neighborhood appreciate at a
significantly higher rate than in the historic
district. Four comparisons were inconclu-
sive or had mixed results.
ECONOMIC IMPACTS OF HISTORIC PRESERVAflQN If\) FLORIDA
JACKSONV!LLE.
Jacksonville's Riverside/Avondale
Historic District is situated along the
St. Johns River very near to downtown
Jacksonville. The district, which is
both a National Register and local
historic district, contains some 3,000
homes and small apanment buildings,
and dates from the 18705 through the
19305. Projectstaff compared Riverside/
Avondale with the adjoining Onega
neighborhood and with San Marco,
another waterfront neighborhood
on the south side of the St. John's
River. Both these neighborhoods were
developed since the 19205 and contain
a variety of older and newer homes.
Ortega was listed in the National
Register in 2004, but has no local
historic designation. Argyle, in south
Duval County, is the final comparison
neighborhood, and was developed as
a residential neighborhood from the
mid-1980s.
As the chans show, single family
residential property in Riverside/Avon-
dale outperformed the comparison
neighborhoods for the 2001-2007 and
the 2001-2009 periods. The decline
in value from 2007-2009 was likewise
less than in the comparison neighbor-
hoods and in Duval County.
LAKEL...N!::
Situated in Polk County, midway
between Orlando and Tampa, Lakeland
has been a very attractive community
with nearly every neighborhood
benefitting from at least one of the
many beautiful lakes that give the
town its name. South Lake Morton
Historic District is a residential middle
class neighborhood developed from
1900 through 1940. Both a local
historic district and in the National
ECONOMIC IMPACTS OF HISTORIC PRESERVATION [r'\ FlORIDA
Register, South Lake Morton sits
next to Florida Southern College
which is itself a significant historic
'landmark with numerous buildings
designed by acclaimed architect
Frank Uoyd Wright. The
adjoining Cumberland
neighborhood to the east,
with homes from the
19205 to the 1950's was
one of the comparison
neighborhoods for the
2002 study. However,
Cumberland was placed
in the National Register in
2004. Lake Hollingsworth
to the south, Lake Homey
to the east of Florida Southern College,
and Lakeshore which sits alongside
Lake Parker to the north, were added
as comparison neighborhoods.
This was one of four comparisons
done in Lakeland. Researchers found
that single family residential property
in the South Lake Morton historic
district outperformed property in the
comparison districts and in Polk County
for the 2001-2006, 2006-2009 and the
200 1- 2009 periocls. These results are
shown in the accompanying chart.
WEST PALM BE,A.eH
The Flamingo Park Historic Dis-
trict was designated as a local historic
district in 1994, and listed in the Na-
tional Register in
2000. This residen-
tial neighborhood
contains a variety of
mostly single-family
residences dating
from 1920 through
about 1940. The
adjacent neighbor-
hood of Sunshine
Park was developed
at about the same
time period and shares many of the
characteristics of Flamingo Park. Both
neighborhoods benefitted from their
proximity to the new mixed use de-
velopments in downtown West Palm
Beach.
The close similarity between
Flamingo Park and Sunshine Park
is reflected in the almost identical
behavior of their respective property
values for all periods from 2001-2006,
2006-2009 and 2001-2009. Although
both the district and comparison
45
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nei\"hbor:l'.Jod vallie at a
signilica~IY illgh,.-r rale rhan did all
Palm Beach C1lltll)' smgle-family
residential propeny from 2001-2006,
propeny m the two comparison areas
showed comparable declines in value
for the period 2006-2009 as with other
Palm Beach County property.
.~
"
The Northeast Historic District is
one of Gainesville's oldest and best-
preserved residential neighborhoods,
Both a local and National Register
district, the Northeast Historic District
consists of some 160 acres with homes
dating from 1875 through 1920,
Starting in the 1990's, the Northeast
Historic District benefitted from a
great deal of rehabilitation activity. For
this study, researchers continued the
comparison with the Golfview Estates
subdivision, a single-family residential
neighborhood in southwest Gainesville
near the University of Florida campus
(and bordering the university golf
course), Golfview was developed from
aboUl1950 through 1980,
Although the earlier 2002 study
had shown the Northeast Historic
District outperforming Golfview for
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Go n.'w ourper!nrlTlcd I he historic
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Ho\'ever, since 2007 propeny in the
his! orlc district has helel its value better
thall in the companson district.
1
The Hyde Park Historic District
LS Tampa's oldest and best-preserved
residential neighborhood, It was listed
in the National Register in 1985, and
contains some 1700 structures in a
variety of styles dating from the 1880's
through the 1930's. As with the 2002
study, researchers compared Hyde Park
with the residential neighborhood on
Davis Island which faces it across Tampa
Bay.
While Hyde Park Historic District
Properly significantly outperformed
Davis Island property during the period
of the earlier study (1992-2001), Davis
Island property in turn outperformed
the historic district during the period
2001-2006. During the downturn
since 2006, however, the historic
district saw a smaller decline in value
than did the comparison neighborhood
or Hillsborough County single-family
residential property in general.
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The one l'omplctel~ new
comparison added SIllCC the 2002
study is III Tallahassee Myers
Park Historic DIstrict is located
near downtown and the park of
the same name and surrounding
the Capital City Country Club,
One of Tallahassee's first planned
neighborhoods, Myers Park was
developed mainly from the 1920's
through the 1950's. The Melrose
Park, Talallo Terrace and Franklin
Park subdivisions to the north were
developed mainly from the 1940's
and are commonly referred to as the
Old Town Neighborhood. Old Town
was compared with Myers Park.
Single-family residential property
in Myers Park outperformed the
comparison district during the
2001-2006 period. However since
2006, the historic district seems
to have registered larger declines
than the comparison district, though
its declines approximate those of
Leon County. Still, for the period
2001-2009, Myers Park showed
a greater increase in values than
both Old Town and Leon County
in general.
ECONOMIC IMPACTS OF HISTOR:C PRESERVATION liJ FlORID/\
Rivers!::e A'/':,n:!al-:=: Historic District
PERCENT CHANGE ot: JUST VALUE 2001-;:009
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ECONOfvllC H\-H'.,\CTS OF HISTORIC PRESERVATION IN RORIDA
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JUST VALUE, -;:001.2009
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40% --
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200H)7
2007-09
2001-09
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l'tl Ortega
. San Marco
Argyle
. Duval County
Lakt~!and Singh:: ,;:'z::miiy Resl;::entlai Pro,perty
JUST VALUE, 2\:,:?~-?[l09
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South Lake Morton Historic District
Lake Hollingsworth
. Lake Shore
Lake Horney
. Polk County
47
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Historic Preservation - Outline of recommendation topics
.
Preservation program -
Adopt recommended preservation program emphasizing
voluntary participation
.
Property inventory -
Update historic site inventory including applying for grants
for funding
.
Arch. Standards-
Establish design guidelines handbook and pictorial
document.
.
Staffing/Liaison -
Recommendation relative to staffing necessary to implement
program including implementation mechanisms such as
funding assumptions, alternative staffing options (e.g. full-
time, part-time, training plan for use of in-house staff, etc.)
.
HP Advisory Board -
Recommendation relative to historic preservation board
oversight of program including consideration of using
existing resources (i.e. use of existing board possibly
expanded with additional seats for H.P. role).
.
Designation of dists/properties-
Proactive establishment of district or placement of individual
properties on local register, possibly contingent upon what is
revealed/recommended in the update of the inventory.
.
Promotional info -
Recommendation on what documents/information are
necessary to educate and promote program, and means for
completion.
Page 1 of 1
Cherry-Guberman, Catherine
Cherry-Guberman, Catherine
Thursday, September 02,20103:31 PM
Adams, Warren; Breese, Ed; Hendricks, Gaylord Allan; Holzman, Steven; Jones, Eric D.;
McGovern, John E.; Orlove, Bill; Ready, Barbara; Rumpf, Michael; Stabile, Linda
Subject: Minutes of the August Historic Preservation Committee meeting
Attachments: Minutes 08-09-1 O.pdf
Greetings!
From:
Sent:
To:
The attached minutes are for your records.
Best,
Catherine Cherry
Recording Secretary
9/2/2010