UF Historic Report - Franklin, IndianaThe final numbers reflect statewide findings and do not...

CENTER FOR GOVERNMENTAL RESPONSIBILITY ■ UNIVERSITY OF FLORIDA LEVIN COLLEGE OF LAW ■ CENTER FOR URBAN POLICY RESEARCH ■ RUTGERS UNIVERSITY

�of Historic Preservation in Florida

Economic Impacts

E X E C U T I V E S U M M A R Y

Florida is built on a rich history of diverse peoples who lived here before us. Even though Florida did not

become a state until 1845, evidence of early peoples’ lives and work on this peninsula dates back 12,000

years. Today the nation’s fourth most populous state is defined and distinguished by what we know and

what we continue to learn about our predecessors—Native Americans, Spaniards, the French and British

and African Americans who built the unique Florida we now cherish.

Florida’s historic preservation efforts, built upon four decades of programs defined by the National

Historic Preservation Act, are supported by citizens, private corporations, and elected officials. In 2001,

the Florida Department of State, Division of Historical Resources initiated this study, Economic Impacts of

Historic Preservation in Florida. With funding assistance from the National Park Service, United States

Department of the Interior, this study examines the direct economic benefits and concludes that this

investment yields over $4 billion annually, a benefit directly attributable to investment of public funding

for historic preservation work. Our state-initiated study is a public-private partnership between the

University of Florida’s Center for Governmental Responsibility and Levin College of Law, the Center for

Urban Policy Research at Rutgers University and the Florida Trust for Historic Preservation, and relied on

VISIT FLORIDA survey information.

Our study arrived at these figures by quantifying the effect of program components such as federal

income tax credit incentives, Florida jobs, incomes and property values, and direct state revenues.

Generated revenues are defined by a variety of projects including restoration, educational programs for

schoolchildren, private investment in Main Street businesses, bricks and mortar, and heritage tourism.

The Economic Impacts of Historic Preservation in Florida also reveals the startling statistic that for every

dollar generated in Florida’s historic preservation grants, two dollars return to the state in direct

revenues. A dollar directed to the Florida Main Street program, modeled after the National Main Street

design, shows a tenfold return.

Since 1977, the 20% federal income tax credits for certified rehabilitation of historic buildings have

returned nearly $332 million to investors. Florida communities such as the internationally-acclaimed

Miami Beach Art Deco district, Key West, Pensacola, St. Augustine and Orlando are just a few that

have benefited.

The Economic Impacts of Historic Preservation in Florida provides striking evidence that Florida’s invest-

ment in the preservation and protection of historic places and the legacy of the cultures that created it,

are paying huge dividends.

FROM THE SECRETARY OF STATE

of Historic Preservation in FloridaC H A P T E R 1 P A G E 5

� The Economic Impacts

C H A P T E R 2 P A G E 9

� Economic Impacts of Florida Historic Rehabilitation

C H A P T E R 3 P A G E 1 3

� Economic Impacts of Florida Heritage Tourism


� Economic Impacts of Florida Main Street Program


� Economic Impacts of Florida Historical Museums, Parks & Sites


� Economic Impacts of Florida Historical Resources Grants-In-Aid Programand Rehabilitation Tax Incentives


� Economic Impacts of Florida Historic Districts on Property Values


� Acknowledgements

Photos: (cover) Old Capitol, Tallahassee; (clockwise from top left)

Colony Hotel, Delray Beach; Osceola County Courthouse,Kissimmee; Restoration of Custom House, Key West; historic residence, Tampa

S E P T E M B E R 2 0 0 2

RUTGERS, THE STATE UNIVERSITY OF NEW JERSEY

Economic Impacts

�4

“The most important part of an historic district? It gives pride of ownershipto the people living in them.”

— Loretta Sharp, Realtor, Lake Worth

“We don’t market historic [character]. We market charm and quaintness.We don’t have to say it. It’s part of it.”

—Craig Willis, Executive Director of the Mount Dora Area Chamber of Commerce

“Between five and nine years ago, there was a problem with lending [forhistoric renovations], but not now. Whatever you get here [in a historicdistrict] you can go somewhere else in the city and get forty percent morehouse for the same price. Values [in historic districts] have increased.”

—Jeffery M. Wolf, Developer, Saint Petersburg

“If you just give a little eye to detail, to historic preservation, you’ll getmore money for it.”

— John Jones, Real Estate Consultant, Tampa

“The value of the property [in Ybor City] has increased so much in the lastfive years, like 150 percent.”

—Maricela Medrano de Fakhri, Urban Planner, Ybor City Development Corporation

“The whole city is founded on tourism, and the tourism base is historicpreservation.”

—David D. Birchim, Senior Planner, City of St. Augustine

�5ECONOMIC IMPACTS OF HISTORIC PRESERVATION IN FLORIDA

hile the state hasrewarded the new-comers with muchthat is new, Floridaalso is among the

most ancient of American states,with well over four centuries of his-toric settlement laid on the archaeo-logical remains from millennia ofprehistoric settlement. This studyexamines the value ofretaining and maintaininghistoric properties andsites amidst the pressuresof new development.

This study, The

Economic Impacts of

Historic Preservation in

Florida, is the first of itskind in Florida.Commissioned by theFlorida Department ofState, Division ofHistorical Resources andthe Historic PreservationAdvisory Council (nowknown as the Florida HistoricalCommission), the study is intendedas a statewide analysis of historicpreservation activity in Florida. The

study examines direct and multipli-er effects from investment in historicpreservation throughout the state insuch activities as historic rehabilita-tion of all types of properties, her-itage tourism, Main Street invest-ment, grants programs, tax creditsand museum operations.

The final numbers reflectstatewide findings and do not

examine individualcommunities, with thenotable exception ofthe property valuesanalysis. However, asindicated in the numer-ous charts of Floridacommunity involve-ment in various preser-vation programs, thereport includes inputfrom every region of thestate and its cities,towns, and villages. Ineach chapter of thisExecutive Summary,

individual communities are fea-tured. These communities wereselected at random, and their sto-ries are intended to demonstrate

how these many programs havebeen implemented in creative waysthroughout the State of Florida.

GENERAL FINDINGSWhile the numbers found in this

report are admittedly conservative,several conclusions can be madeabout the final results, including:

✔ Historic preservation creates jobs

in Florida.

More than 123,000 jobs were generated in Florida from historicpreservation activities during 2000.The major areas of job creationinclude the manufacturing sector,retail trade sector, services sector,and construction sector.

✔ Historic preservation makes a

substantial contribution to tax

collections for Florida state and

local governments.

More than $657 million in state andlocal taxes were generated fromspending on historic preservationactivities during 2000.

✔ Visitors to Florida spend billions of

dollars while visiting historic sites.

More than $3.7 billion was spent inFlorida by tourists who visited his-toric sites. The tourists are lured byFlorida’s historic sites, historic muse-ums, state parks, and archeologicalsites. There are more than 1,400Florida listings in the NationalRegister of Historic Places and morethan 135,000 historic structures andarcheological sites in the FloridaMaster Site File of historic sites.

Throughout its history, the state of Florida has attracted would-be and future residents with seductive visions of greatclimates, beautiful vistas, and year-round playgrounds. The endresult of that lure and its accompanying dreams has beenunprecedented growth for Florida, placing ever greater demandson the state’s housing and infrastructure, as well as on its tax base.

W

The Economic Impacts1

Jacksonville

ECONOMIC IMPACTS OF HISTORIC PRESERVATION IN FLORIDA�6

Florida Historic Sites

The 135,000 archaeological sites and historic structureson the Florida Master Site File are widely distributedthroughout all parts of the state. These sites reflect theunique environment and history of the Sunshine State.

Gainesville

St. Petersburg

Tallahassee

Jacksonville

Orlando

Delray Beach

S U M M A RY O F B E N E F I T S

Historic preservation activities in Florida impact the state some

$4.2 billion annually. These impacts can be seen in job creation, income gener-

ated, increased gross state product, increased state and local tax collections, and

increased in-state wealth.

For every category of historic preservation activity, the amount of econom-

ic benefit to the state of Florida is substantial, as indicated below:

Direct Economic Benefit:

Florida Benefits of the $4.2 billion Direct Annual Investment, Based on

Multipliers:

Jobs 123,242

Income $2.766 billion

Gross state product $5.266 billion

Total Taxes $1.254 billion in taxes

State & local taxes $657 million

In-state wealth $4.672 billion

Jobs and Income in Florida Supported by Historic Preservation:

JOBS INCOME

Services Sector 33,621 $751 million

Retail Trade 55,002 $796 million

Construction Sector 3,893 $174 million

Manufacturing Sector 9,627 $322 million

Other Sectors 21,099 $723 million

Total 123,242 $2.766 billion

SPENDING

� Heritage Tourism $3.721B

� Historic Rehabilitation $350M

� Net Historical Museum Operations $58M

� Net Main Street Program Activity $64M

Total Impacts of Historic Preservation In Florida... $4.2 billion annually

West Palm Beach


✔ Public funds invested in historic

preservation grants are matched many

times over with private funds in local

rehabilitation projects.

Since 1983, state historic preservation grantshave been awarded to projects in every Floridacounty, representing 2,751 projects and a stateinvestment of $212.1 million, which theSecretary of State’s office estimates is more thandoubled by leveraged public and private fundsin these local communities.

✔ The Main Street Program creates a greater

sense of place in Florida communities.

Since the Main Street Program began in Floridain 1985, eighty Florida communities haveleveraged a state investment of $4 million intopartnerships between private investors andlocal governments. This investment became atotal public/private investment in these com-munities of $486.5 million (as reported by May,2002) designated to improve the downtowns ofthese communities.

✔ Historic preservation helps to maintain

property values in Florida.

In an examination of the assessed values ofmainly residential property in eighteen historicdistricts and twenty-five comparable non-his-toric districts throughout Florida, there was nocase where historic district designationdepressed the property values. In fact in at leastfifteen cases, property in historic districtsappreciated greater than comparable, targetednon-historic districts.

The conclusions cited above are the resultof extensive analysis of data from various pub-lic and private entities involved in historicpreservation activities throughout Florida. Incollecting data for this project, the researchteam reviewed information available throughthe Bureau of Historic Preservation, includinggrant reports, federal rehabilitation tax creditdata, and Main Street project reports; surveyedlocal officials regarding rehabilitation activities;and conducted site visits of historic districtsand sites in cities throughout Florida.

The following chapters will detail how eachcategory of historic preservation activity gener-ates jobs and gross state product in Florida.

Historic Rehabilitation

Heritage Tourism

Net Historical Museum Operations

Net Main StreetProgram Activity


Gainesville


he result of this is rehabili-tation of older structuresallowing for their contin-ued contribution to ourcommunities. This rehabili-

tation may be as simple as restoring adecayed older house in one of Florida’smany residential historic districts, oras extensive as the adaptive reuse proj-ects that have transformed old indus-trial buildings in Tampa’s Ybor City tomake a vibrant and exciting commer-cial and entertainment district.

Like other forms of construc-tion activity, rehabilitation itself hasan economic effect. State officialsestimate that sixty to seventy per-cent of the cost of the typical his-toric rehabilitation project inFlorida is expended on labor, andthat usually benefits local laborers.

FINDINGS: Economic Impacts ofFlorida Historic Rehabilitation

In examining the economicimpacts of rehabilitation of historicproperties in Florida, researchersdefined rehabilitation as all con-struction work that the Censusidentifies as “alterations.” Notincluded are minor repairs or struc-

tures added to buildings. “Historic”is defined as property that is:

1. Designated as a national or locallandmark; or

2. Is located in a national or localhistoric register district; or

3. Might be eligible for historic designa-tion because of age or other factors.

More detailed methodology is dis-cussed in the technical report of the study.

The findings of the study are:� Historic properties accounted for about 6.5 percent of rehabilita-tion of existing residential and non-residential buildings inFlorida in 2000.

� That 6.5 percent of rehabilitationactivity on historic properties repre-sents an estimated $350 million inspending.

� The total economic impact on the state of Florida of the estimate$350 million in spending includes:

• 10,443 jobs

• $317 million in income

• $496 million in gross state product

• $111 million in taxes (including

$50 million in state & local taxes)

• $446 million in in-state wealth

Local, state, and federal governments and private lending

institutions throughout Florida are forming partnerships to invest

in the redevelopment of commercial and residential historic

properties and districts. Creative financing plans feature combinations

of loans, grants, tax credits, and investments of public and private funds.

Historic Rehabilitation

T

2

Jacksonville—Springfield

�

0

500

1000

1500

2000

2500

3000

� The 10,443 in-state jobs generatedfrom historic building rehabilitationinclude jobs from the following categories:

• Construction 2,666 jobs

• Services 2,107 jobs

• Retail Industries 1,700 jobs

SPRINGFIELD HISTORIC DISTRICT,JACKSONVILLE

Local communities are develop-ing creative ideas about funding therehabilitation of historic homes, manyin districts located near the urban coreof the city. The City of Jacksonville’sSpringfield community, located justblocks from downtown, is consideredthe city’s first downtown neighbor-hood, and during the silent film era,was an eastern version of Hollywood.1

Historic Springfield is a nationally andlocally designated historic district.2 In1998, with leadership from the neighborhood and from JacksonvilleMayor John A. Delaney, the HistoricSpringfield Initiative began “as a pro-

10

Lakeland

� Agric., Forest, Fish & Mining 200

� Construction 2666

� Manufacturing 1654

� Transport 477

� Wholesale 423

� Retail 1700

� Finance, Insur. & Real Estate 1168

� Services 2107

� Government 47

Jobs Created by Florida Rehabilitation


gressive plan to provide muchneeded infrastructure improve-ments, home ownership incentivesand assistance, and resources forcommunity development,”accord-ing to the Mayor.3

In 1998 the City sponsoredthe auction of twenty-threehomes in the Springfield district.Prior to the auction, lendinginstitutions were reluctant toinvest in the neighborhood. Sincethe auction, the city has devel-oped a consortium of five banksthat make loans for housing inthe neighborhood, supplementedby public funding programs forhomeowners who qualify and byassistance from community-based non-profit organizations.4

Since the auction and the invest-ment work on properties inSpringfield, property values havedoubled, according to city staff.5

Springfield’s redevelopment isa long-term project for the city,

with concentration of activityoccurring by quadrant, due to thesize of the district. The city’sNeighborhoods Department con-ducts monthly meetings to reviewcity services and needs inSpringfield, and, ultimately, resi-dents hope for development of atown center near their homes. The City of Jacksonville has received numerous awards for its innovative programs in Historic Springfield. The awards include selection by theNational Community DevelopmentAssociation for an Audrey Nelson Community DevelopmentAchievement Award for use ofCommunity Development BlockGrant funds in Springfield. Thecity was also recognized byFreddie Mac® in 2000 as the eighthAlliance Community in the U.S.and the first in the Southeast, forexpanding mortgage credit oppor-tunities for homeowners.

1. For additional information, see RICHARD ALAN NELSON, LIGHTS! CAMERA! FLORIDA!:

NINETY YEARS OF MOVIEMAKING AND TELEVISION PRODUCTION IN THE SUNSHINE STATE

(Tampa: Florida Endowment for the Humanities, 1987).

2. For more information about Historic Springfield, see WAYNE W. WOOD, JACKSONVILLE’S

ARCHITECTURAL HERITAGE: LANDMARKS FOR THE FUTURE. JACKSONVILLE’S HISTORIC LANDMARKS

COMMISSION (1989).

3. “Historic Springfield Initiative.” Brochure published by the Planning and

Development Department, Jacksonville, Florida.

4. Interview with Carole A. Burchette, Program Manager, Housing Services Division,

Planning and Development Department, City of Jacksonville (Mar. 28, 2002).

5. Id.

�

AuburndaleClay CountyCollier CountyCoral GablesDeLandDelray BeachEatonville EustisFernandina BeachFort MyersFort PierceGainesvilleGulfportHighlands CountyHillsborough CountyHollywoodHomesteadJacksonvilleJupiterKey WestKissimmeeLake ParkLake WorthLakelandLee CountyLeesburg

MiamiMiami BeachMiami-Dade CountyMicanopyMonroe CountyMount DoraNew Smyrna BeachOcalaOrlandoPalm BeachPalm Beach CountyPlant CityPompano BeachQuincySanfordSarasotaSarasota CountySt. AugustineSt. PetersburgTallahassee/Leon

CountyTampaTarpon SpringsWelakaWest Palm BeachWindermere

F L O R I D A ’ S C E R T I F I E D

L O C A L G O V E R N M E N T S *

* The Certified Local Government (CLG) Program is administeredjointly by the states and the National Par Service. CLG’s have estab-lished historic preservation programs, meeting federal and staterequirements, which entitle them to certain grants and technical assistance. 36 C.F.R. pt. 61 http://dhr.dos.state.fl.us/clg/index.cfm

Florida Income Generated by Historic Rehabilitation

� Construction $94.57M

� Services $61.03M

� Finance, Insurance & Real Estate $38.36M

� Manufacturing $55.74M

� Retail $26.19M

� Transport $17.35M

� Wholesale $17.1M

� Agriculture, Forest, Fish & Mining $4.84M

� Government $1.63M

ConstructionServices

Finance, Insurance,Real Estate

Manufacturing

Government Agriculture, Forest, Fish & Mining

Retail

TransportWholesale

�12 ECONOMIC IMPACTS OF HISTORIC PRESERVATION IN FLORIDA

St. Augustine


lorida had 71.5 million vis-itors during 2000. Some89 percent of those visitorswere from the UnitedStates; 8 percent from

overseas countries; and 3 percentfrom Canada. Domestic visitors iden-tify vacationing as their primary rea-son for coming to Florida, followedby visits to friends and relatives andbusiness trips.

Florida is home to hundreds ofopportunities to host tourists whoare interested in historic sites.From the abundance of historichotels in places like Miami Beach orSt. Petersburg to such seasoned andhistoric attractions as SilverSprings, Parrot Jungle, CypressGardens, Marineland and SunkenGardens, diverse sites attract thou-sands of annual visitors. In a surveyreleased in March, 2002, VisitFlorida found that six in tenrespondents to their survey (61%)participated in some history-based

activities while vacationing inFlorida in the past year. Theseactivities included visits to histori-cal museums or memorials, old homes, historic villages, NativeAmerican sites, military sites, parksor other historically importantsites. In 1997 Visit Florida’s FloridaVisitor Study listed three historicsites among the top ten attractionsfor air visitors – Kennedy SpaceCenter Visitor Complex, ErnestHemingway House, and St.Augustine Historic District. Thesame survey found five historicsites and museums among the topten major attractions of auto visi-tors surveyed – Kennedy SpaceCenter, St. Augustine HistoricDistrict, Cypress Gardens, NationalMuseum of Naval Aviation, andSilver Springs.1 More than one-halfof Florida’s museums are historical,representing more than 9.7 millionvisitors last year, according to theFlorida Association of Museums.

FINDINGS: Economic Impacts ofFlorida Heritage Tourism

No detailed statewide analysishas yet been conducted, focusingon the travel and spending patternsof heritage tourists in Florida.However, findings of this studyrelating to heritage tourists wholisted historic visits as a major rea-son for travel to the state still yielded substantial informa-tion about heritage tourism,including:� An estimated $3.721 billion in expenditures in Florida was gen-erated by heritage tourism in 2000.

� In Florida, that $3.721 billionmeans:

• 107,607 jobs

• $2.314 billion in income

• $4.552 billion in gross state product

• $1.093 billion in taxes (including

• $583 million in state and local taxes)

• $4.042 billion in in-state wealthcreation

Tourism is a vital component of Florida’s economy, as one of thestate’s top three revenue producers. Heritage tourism, one of thetop reasons for pleasure travel, has become increasingly important both to travelers and to the communities they visitand offers significant benefits to the community. Heritagetourism can offset the costs of maintaining historic sites, helpstimulate preservation efforts, and perpetuate the sense of placethat lends communities their unique character and identity.

3

F

Heritage Tourism

Silver Springs

ECONOMIC IMPACTS OF HISTORIC PRESERVATION IN FLORIDA

ST. AUGUSTINESt. Augustine epitomizes her-

itage tourism in Florida. The city’s13,000 residents and 14.4 squaremiles host 3.5 million tourists annu-ally.2 The tourists relive the history ofthe nation’s oldest continuously occu-pied city, strolling along St. GeorgeStreet, peering from atop the fortressof Castillo de San Marcos, or drivingacross the Bridge of the Lions. Thecharms of St. Augustine even luredone of the most famous Floridians,Henry Flagler, who was so impressedthat he built the Hotel Ponce de Leonand the Alcazar Hotel and purchasedthe Hotel Cordova.3 Flagler also plat-ted the Model Land Company districtfor his employees of the Florida EastCoast Railroad, and that area remainstoday as one of St. Augustine’s resi-dential historic districts.

Heritage tourism is the industryof St. Augustine. “The whole city isfunded on tourism, and the tourismbase is historic preservation,”observed David D. Birchim, Senior

Planner for the City of St. Augustine.4

The Economic Development Councilof the St. Augustine and St. JohnsCounty Chamber of Commerce esti-mates that tourism county-widebrought in $490 million in 2000.5

KEY WEST & PENSACOLAOld Town, in Key West, is a

190-block area that contains 2,580structures.6 Heritage tourism hasbeen a mainstay for Key West and

Pensacola. Key West’s Old Town andHemingway House and Pensacola’sSeville Historic District have attract-ed tourists for decades.

MOUNT DORAIn recent years heritage tourists

are making their own Florida discov-eries. Historic Mount Dora in CentralFlorida7 is a charming mix of com-mercial and residential properties.The 9,800 residents of the city host anestimated one million visitors annual-ly, largely through a calendar filledwith festivals built around the down-town historic shopping district.8

“Events put us on the map.People come for the charm,” saidCraig Willis, Executive Director ofthe Mount Dora Area Chamber ofCommerce. About one-half ofMount Dora’s annual visitors comefor a festival. “Our topography has alot to do with it. The hills, oak trees,overlooking a lake. The historiccharacter and quaintness. . .We don’tmarket historic. We market charmand quaintness. We don’t have to sayit. It’s part of it.”

The festivals are the biggestbusiness in Mount Dora, and Willissaid urban sprawl is the biggestthreat. “If we sit back, Orlando’sgoing to be knocking down the front

�14

Primary Activities of Domestic Visitors to Florida, 2000*

ACTIVITY TOTAL AIR VISITORS AUTO VISITORSBeaches 32.4% 30.8% 36.9%Shopping 32.4% 34.8% 30.6%Theme/Amusement Park 26.5% 30.5% 22.8%Nightlife/Dancing 12.0% 13.2% 9.6%Outdoor (Hunt, Fish, Hike) 10.7% 10.2% 11.6%Historical Places/Museums 9.1% 8.9% 9.4%Golf/Tennis 6.3% 6.6% 6.5%Cultural Events/Festivals 6.3% 6.4% 5.6%National/State Park 5.1% 5.1% 5.3%Sports Event 4.4% 4.5% 4.8%Gambling 2.0% 1.7% 2.4%Other 3.2% 3.1% 3.1%

*Travel Industry Association, TravelScope Data as cited in Florida Visitors Study. 2000.

Mount Dora


door. That’s why the preservationordinance was passed a few yearsago by 80 percent. The downtownvillage is our main draw. You’ve gotto keep your character. If we lose it,it’s over,” Willis said.

YBOR CITYIn Tampa, a resurgent Ybor City

Historic District is drawing a newbreed of heritage tourists. The com-

munity is a mix of thirty percent com-mercial buildings and seventy percentresidential property.9 It is now a fash-ionable entertainment district, redis-covering its potential as a touristattraction in the wake of massivedestruction after the promises ofurban renewal. The City of Tampa isinvesting in the former immigrantcommunity that is emerging as a lurefor Florida’s international visitors.10

1. VISIT FLORIDA, FLORIDA VISITOR STUDY/1997,

9, 20 (1998).

2. Interview with David D. Birchim, Senior

Planner, City of St. Augustine, Florida

(Mar. 28, 2002).

3. “Historic St. Augustine,” St. Augustine &

St. Johns County Chamber of Commerce

Visitor Information, available at http://www.

s t a u g u s t i n e c h a m b e r. c o m / v i s i t o r /

visitor8.html. (last visited Mar. 29, 2002).

4. Birchim interview, supra note 2.

5. “Tourism Industry Profile...” Economic

Development of St. Augustine & St. Johns

County Chamber of Commerce, available at

http://www.staugust inechamber.com/

edc/community/tourism.html. (last visited

Mar. 29, 2002).

6. “Key West Facts,” available at http://www.

keywestcity.com/city/welcome/cityhistory/cit

history.html (last visited Jan.15, 2002).

7. For more information on Mount Dora and

other picturesque Florida small cities, see, e.g.,

BRUCE HUNT, VISITING SMALL-TOWN FLORIDA,

(Sarasota: Pineapple Press, Inc.,1997).

8. Interview with Craig Willis, Executive Director,

Mount Dora Area Chamber of Commerce

(Feb. 15, 2002).

9. Interview with Maricela Medrano de Fakhri,

Urban Planner, Ybor City Development

Corporation (Feb. 20, 2002).

10. Interview with Del Acosta, Administrator,

Historic Preservation, City of Tampa

(Feb. 20, 2002).

Heritage Tourism Study: St. Johns Countyhe St. Johns County Tourist Development Council (TDC) commissioned the University of Florida’sCenter for Tourism Research and Development within the Department of Recreation, Parks andTourism in 2001 to conduct a study of the impact of tourism on St. Johns County and St. Augustine,

Ponte Vedra and The Beaches. The study, coordinated by Drs. John Confer, Lori Pennington-Gray, Brijesh Thapaand Stephen Holland, was supported by the Florida Department of State, Division of Historical Resources; theNational Trust for Historic Preservation; and the City of St. Augustine.

Specifically, the study will seek to address the following areas:

1. The size, relative to all St. Johns County visitors, of the heritage traveler segment, including overnight and excursionists.

2. Key factors in the heritage travelers’ decision to visit St. Johns County, including the role of historic preservationin selecting St. Johns County as a vacation destination.

3. Key activities that heritage travelers to St. Johns County participated in while visiting.

4. The economic impact generated by the heritage traveler segment on the St. Johns County economy, includingexpenditure patterns while visiting, the average length of stay, and lodging, shopping, and dining choices.

Florida Jobs Generated by Heritage Tourism

� Retail 51,794

� Services 30,068

� Finance, Insur. & Real Estate 9,903

� Manufacturing 7,365

� Transport 3,445

� Wholesale 3,221

� Agric., Forest, Fish & Mining 764

� Construction 558

� Government 490

�

�T

Retail

WholesaleServices

Finance,InsuranceReal Estate

Transport

Construction

ManufacturingGovernment

Agric., Forest, Fish, Mining

Daytona Beach

ECONOMIC IMPACTS OF HISTORIC PRESERVATION IN FLORIDA�16


lorida’s Main Street program, a technicalassistance program forcommunities of 5,000-50,000 in population,

though the program may be tailoredto smaller communities and pockethistoric commercial areas of largercities, has invested $4 million instate grant funds to eighty partici-pating communities, yielding a totalpublic/private investment of $486.5million since the program began in1985.1 The investment also resultedin 1,816 new businesses and morethan 7,000 jobs.2

FINDINGS: Economic Impacts ofFlorida Main Street Program� Florida’s Main Street programrepresents a net investment of $64million in construction plus retailjob benefits in FY2000-2001.

� Estimated average new full-timejobs created by this investment is850 in Florida in FY2000-2001.

� The overall economic impact inFlorida of the $64 million directinvestment is:

• 3,202 jobs



• $31 million in taxes

(federal, state and local)


� The largest number of in-stateFlorida jobs fostered by Main Streetinvestment is in the retail sector.

� Other large sectors of Florida jobsbenefitting from Main Street invest-ment are construction, services, andmanufacturing.

KISSIMMEELocal officials in

Kissimmee are working torestore a community histo-ry steeped in Florida’sranching and cowboy her-itage. Kissimmee joinedFlorida Main Street in1997 in an effort at downtown revital-ization, and completed a $2.3 millionstreetscape project that contributed tothe beautification of downtown.3 Cityofficials are using a CommunityDevelop Block Grant program to extend the renovation to building facades. They have designedthe city’s entry gate and logo to reflectthe cowboy heritage. The city has justhired its first historic preservationofficial in an effort to continue therestoration efforts.

AUBURNDALEAuburndale became a Main

Street community in 1992 andmerged its Main Street efforts withthe Auburndale Chamber ofCommerce in 1997, becoming thefirst such merger in Florida.4

Downtown Auburndale receivedanother boost through a grant fromthe Florida Department of State toreconstruct the old train station,which was dedicated in 2002 andserves as a museum and tennis cen-ter for the city.5

DELANDEstablished in 1985 as one of

Florida’s first Main Street programs,DeLand’s initiative remains alivetoday. The Main Street program in

DeLand has generated $55million in public construc-tion and is credited withincreasing occupancy ratesfrom forty to ninety-eightpercent. Other benefits thecity has seen as a result of being a Florida MainStreet community includeincreased sales tax revenue

from new businesses; increased inter-est in historic preservation; and storefront renovations aided by localmatching grants.6

PANAMA CITYPanama City Main Street is a

program of the Panama CityDowntown Improvement Board,Community Redevelopment Agency.In the past year, more than $12.4million has been invested in the

4Main Street ProgramDowntown revitalization is an important economic component ofhistoric preservation, and Florida communities of every sizehave restored their main streets and rediscovered their senseof place. Diverse investment programs, through leveraging ofpublic and private funds, are redesigning the way Floridiansthink about and use their downtowns.

F

community, and more than eighty-three new jobs have been created.The occupancy rate for commercialspace along the main business corri-dor has risen from 82% to 95% with34 businesses starting or relocatinginto the District. With the assistanceof Florida Main Street, district mer-chants have received retail consulta-tion and promotions have begunsuch as the “Celebrate DowntownFestival of Nations” and the “We’re

Diggin’ Downtown” streetscapepublic relations campaign.7

HAMILTON COUNTYThe state’s only countywide

Main Street program, in HamiltonCounty, serves the communities ofJennings, Jasper, and White Springs.Main Street is assisting local officialsand businesses in promoting eco-tourism of the region.8

HOMESTEADHomestead showcases its Main

Street achievements the first Friday ofeach month with an evening knownas “Friday Fest”. Sightseers can takein live music as they stroll aroundrestored historic buildings such as theOld Town Hall, which was construct-ed in 1917. Rehabilitation on the7,000 square foot building began

prior to Hurricane Andrew; not sur-prisingly, the storm necessitated fur-ther work on the structure.Replacement trusses were craftedfrom trees felled by the hurricane.

Begun in 1993, Homestead’sMain Street program relies largely onthe local spirit of volunteerism.Recently, the program’s lead organiza-tion has hired an outside consultantto assess the current market situationand identify areas in which improve-ments could be made. Homestead’sdowntown has witnessed an influx ofmore than $300,000 toward efforts tobeautify and rebuild the area.Homestead Main Street’s DesignCommittee is currently working on ahistoric district designation reportrequested by the City of Homestead.The report will consist largely of aseries of maps depicting structuresover fifty years old, architecturallysignificant structures, proposedimprovements, and sites of historic orcultural significance.9

FORT PIERCEMain Street Fort Pierce was

established in 1988 and is supportedin part through paid membershipswith support levels from $15 to$1,000. The winner of severalawards (such as “OutstandingFlorida Main Street ImageCampaign” in 2000), the programsponsors dozens of local eventsannually, including “Coffee with theMayor”. This monthly opportunityruns September through May andallows organizations and businessesto present themselves to others inthe community. August brings theReverse Raffle and Silent Auction, athemed event held the thirdSaturday of the month. And the firstSunday in December is “Sights andSounds on Second”, a festival thatculminates in the lighting of thecity’s Christmas tree.


ArcadiaAuburndaleAvon ParkBartowBlountstownBonita SpringsChipleyClermontClearwaterClewistonCocoaCrestviewDade CityDania BeachDavieDaytona BeachDeLandDelray BeachDunnellonEustisFt. Lauderdale/

Sistrunk Blvd.Ft. Myers BeachFt. MyersFt. PierceFt. Walton BeachGoldenrodHaines City

Hamilton CountyHomesteadImmokaleeIndialanticKey WestKissimmeeLake CityLake ParkLake WalesLake WorthLargoLeesburgMarathonMariannaMiami BeachMiami DowntownMiami OvertonMiami ShoresMiltonMonticelloNaplesNew Port RicheyNew Smyrna BeachOakland ParkOcalaOkeechobeeOrlandoOrmond Beach

PahokeePalatkaPalm HarborPanama CityPerry PlantationPlant CityQuincyRiviera BeachSt. CloudSt. Petersburg/

Grand CentralSt. Petersburg/

22nd Street SouthSanfordSarasota/NewtownSebringStuartTarpon SpringsTitusvilleVeniceVero BeachWauchulaWinter GardenWinter HavenYbor CityZephyrhills

Florida Main Street Communities Since 1985

Delray Beach

Main Street Fort Piercebought and is in the process ofrestoring the historic SunriseTheater with more than $5 mil-lion raised from private dona-tions and state grants. Fifteenfacade projects also benefittedfrom state grants, as did the ren-ovation of the Historic City Hall,a landmark constructed in 1925that was once slated for demoli-tion. In 1995, the program spon-sored a charette to generate amaster plan for the historicdowntown area. Results of thismaster plan include a new $2.5million library. Main Street FortPierce also has supported theworks of the St. Lucie MuralSociety in bringing four muralsto downtown depicting imagesof local significance.10


1. “Florida Main Street Communities Quarterly Report Data Base,” Information supplied by Thadra

Stanton, Florida Mainstreet Program Assistant, Florida Department of State (Mar. 7, 2002).

Main Street initially was developed by the National Trust for Historic Preservation. Since 1980,

Mainstreet has contributed some $16.1 billion in public and private investment in forty states and

over 1,600 American cities. Further information about this nationwide program is available at

http://www.mainstreet.org/.

2. As of August, 2002, Florida’s Main Street Program has yielded a total public/private investment of

more than $855.2 million resulting in the creation of more than 2,300 new businesses, and more

than 8,900 jobs. “Florida Main Street Quarterly Report Data Base” (Aug. 14, 2002)

3. Katherine Harris, Making It Count: How the Arts and Historic Preservation Can

Make a Difference in Your County, FLORIDA COUNTIES (Nov./Dec. 2000).

4. “Auburndale Chamber Mainstreet,” Information published by the Auburndale, Florida,

Chamber of Commerce, 2001/2002.

5. Interview with Doug Taylor, Building and Zoning Director, and Cindy Hummel, Director, Parks &

Recreation, City of Auburndale. (Feb. 5, 2002).

6. E-mail from Taver Cornet, DeLand Main Street Program Manager (April, 2002). Further information is

available at http://www1.flausa.com/interests/mainstreet/ce.php.

7. E-mail from Laura Lee Corbett, Florida Main Street Program Coordinator, Florida Dept. of State (Aug. 2002)

8. Harris, supra note 3.

9. E-mail from Dale Cunningham, Homestead Main Street Program Manager (April, 2002). Further

information is available at http://www1.flausa.com/interests/mainstreet/se.php and

http://www.homesteadmainstreet.com.

10. Information about these local Main Street Programs is available at http://www.

mainstreetfortpierce.org and http://www.visitstluciefla.com/history.html.

Ybor City

�


Bonnett House Museum and Gardens, Fort Lauderdale a property of the Florida Trust for Historic Preservation

�20


hile Florida’stourism of 2002might be betterknown for theCentral Florida

theme parks, which pump millionsof dollars into the state’s economyannually, tourism steeped in yes-teryear continues as a growing seg-ment of the tourist economy aswell. Visitors to the state frequent-ly combine both theme parks andhistoric sites on their itineraries.

A recently released survey byVisit Florida, found that six in tenrespondents (61%) amongFloridians who took a vacation inFlorida last year participated in ahistory-based activity. These activi-ties included visiting historicalmuseums or memorials, old homes,historic villages, Native Americansites, military sites, parks or otherhistoric sites.4 These findings arecomparable to similar surveys of allFlorida visitors in 1998 and 1999. In

1998, 52.9% of all vacationers and57.5% of Floridians who vacationedin Florida said they visited historicsites during their trip. The figureswere similar for 1999, when 54.3%of all vacationers and 55.5% ofFloridians said they visited historicsites while a tourist in Florida.5 WithVisit Florida reporting 58.8 milliontourists in 1999,6 the number of vis-itors interested in historic sites andactivities is quite significant.

These “heritage tourists” canvisit a wide variety of sites in thestate. Florida has more than 1,400listings on the National Register ofHistoric Places.7 Of the state’s 356museums, some 183 are consid-ered historic, representing 1,610employees, welcoming some 9.7million visitors last year and hav-ing operating budgets totalling$67.8 million.8

The Florida Department ofState’s Division of HistoricalResources awards grant funds to

non-profit Florida history muse-ums for operating budgets and tomuseums for exhibits regardingthe history of Florida. Since 1997,the Division has awarded 338grants, totaling more than $8.4million.9

FINDINGS: Economic Impacts of the Operations of FloridaHistorical Museums� Historical museums representmore than one-half of all the muse-ums in Florida.

� Historical museums in Floridahad an operating budget of $68million for 2001.

� Of the $86 million of Floridagross state product generated byhistorical museums, $29 millionbenefits the services sector, and$23 million benefits the finance,insurance, and real estate sectors.

� The total economic impact ofFlorida historical museums net

5Historical Museums,Parks & SitesArchaeologists estimate that humans have inhabited Floridafor more than ten thousand years.1 Monuments and sites com-memorating that long history lure the adventurous and the justplain curious to the state. These richly diverse historicalresources include Native American sites, museums, battlegrounds, parks, courthouses,2 downtowns, hotels, motels,beaches, historic markers and heritage trails.3

WMarjorie Kinnan Rawlings House, Cross Creek


spending is 1,989 jobs, represent-ing an income of $54 million and$19 million in total federal, state,and local taxes.

FLORIDA STATE & NATIONAL PARKS

Florida’s historic diversitymight best be reflected in the statepark system, which stretches fromthe Alabama line to the FloridaKeys. From the creation of a monu-ment at Olustee Battlefield in BakerCounty in 1899, the Florida StatePark system has celebrated the sig-nificant events and locations in statehistory.10 The Civilian ConservationCorps, created in 1933, assisted inthe development of the state parksystem. By 1938 the Florida StatePark System consisted of nine parks:Highlands Hammock in Hardee

County, Hillsborough River inHillsborough County, O’Leno inAlachua and Columbia counties,Myakka River in Manatee andSarasota counties, Fort Clinch inNassau County, Suwanee River inHamilton, Madison, and Suwaneecounties, Gold Head Branch in ClayCounty, Torreya in Liberty Countyand Florida Caverns in JacksonCounty.11

Today, Florida’s network of stateparks cris-crosses the state, reporting18.1 million visitors in 2000-2001.12

Of the 156 Florida state parks, 46include sites in the National Register.Among those visitors, more than 46.2percent traveled to a state park that ishistoric or includes some historic orarcheological site within its borders.13

Visitors to these parks take advantageof both the traditional recreationalfacilities of state parks and the histor-ically significant sites.

Florida’s national parks alsoinclude historic sites. Visitors tonational parks located withinFlorida’s borders, including theCastillo de San Marcos NationalMonument in St. Johns County and Dry Tortugas National Park inMonroe County, accounted for morethan 5.2 million of the 8.7 million vis-itors to national parks during 1999.14

Henry B. Plant Museum, University of Tampa

Cape Florida Light House

�23

1. CHARLTON W. TEBEAU, A HISTORY OF FLORIDA 8-18 (7th prtg. 1980). See also FLORIDA DEPT. OF ENVIRON.

PROTECTION, OUTDOOR RECREATION IN FLORIDA 2000, FLORIDA’S STATEWIDE COMPREHENSIVE OUTDOOR

RECREATION PLAN (2000) available at http://www.dep.state.fl.us/parks/planning/pdf/scorp-2000.pdf

(last visited May 30, 2002).

2. For more information about Florida’s historic courthouses, see HAMPTON DUNN, HISTORIC

FLORIDA COURTHOUSES (Gloucester Point, Va.: Hallmark Pub. Co., 1998).

3. For more information about Florida’s historic sites, see ELIOT KLEINBERG, HISTORICAL TRAVELER’S GUIDE TO

FLORIDA (Sarasota: Pineapple Press, Inc.,1997).

4. Cultural, Heritage, and Naturism in Florida, Memorandum from Vicki Verhine, Sr. Market Research Analyst,

Visit Florida (Mar. 27, 2002).

5. “History-Based Activities and the Florida Tourist” (Visit Florida Research Dept., 2000).

6. VISIT FLORIDA, FLORIDA VISITOR STUDY 2000 (2000).

7. General information about the National Register of Historic Places is available from the National Park

Service online at http://www.cr.nps.gov/places.htm. For more information about Florida listings on the

National Register, see MORTON D. WINSBERG, FLORIDA’S HISTORY THROUGH ITS PLACES: PROPERTIES IN THE

NATIONAL REGISTER OF HISTORIC PLACES (Gainesville: Univ. Press of Fla., 1995), updated online at http://www.

freac.fsu.edu/HistoricPlaces/Atlas.html (last visited August 16, 2002).

8. E-mail from Malinda Horton, Executive Director, Florida Association of Museums, to JoAnn Klein,

University of Florida College of Law (Jan.14, 2002). Further information about the Florida Association of

Museums is available at http://www.flamuseums.org.

9. Information supplied by the Division of Historical Resources, Museum Grants Program.

10. Florida Dept. of Environ. Protection, History of the Florida State Park System, available at

http://www.dep.state.fl.us/parks/information/history.htm (last visited May 30, 2002).

11. Id.

12. State Parks and Areas: Attendance at Parks by Dept. of Environ. Prot. Districts in the State and Specified

Counties of Florida, Fiscal Years 1998-1999 & 1999-2000, in FLORIDA STATISTICAL ABSTRACT 2000, 546-47

(Univ. of Fla. Bureau of Econ. & Bus. Research, 2000).

13. Id.

14. Id.

Alachua 45

Baker 3

Bay 4

Bradford 3

Brevard 42

Broward 23

Calhoun 2

Charlotte 16

Citrus 8

Clay 22

Collier 19

Columbia 10

Dade 164

DeSoto 1

Dixie 2

Duval 78

Escambia 33

Flagler 4

Franklin 10

Gadsden 14

Gilchrist 0

Glades 2

Gulf 3

Hamilton 4

Hardee 2

Hendry 10

Hernando 5

Highlands 13

Hillsborough 77

Holmes 1

Indian River 23

Jackson 9

Jefferson 19

Lafayette 0

Lake 20

Lee 44

Leon 55

Levy 3

Liberty 4

Madison 7

Manatee 24

Marion 29

Martin 5

Monroe 38

Nassau 12

Okaloosa 7

Okeechobee 2

Orange 36

Osceola 7

Palm Beach 67

Pasco 7

Pinellas 54

Polk 61

Putnam 15

St. Johns 32

St. Lucie 16

Santa Rosa 17

Sarasota 78

Seminole 12

Sumter 2

Suwannee 7

Taylor 2

Union 2

Volusia 78

Wakulla 7

Walton 5

Washington 3

TOTAL 1429

National Register of Historic Places: Florida Listings* �


Wakulla Springs Lodge

*Florida Master Site File and the Bureau of HistoricPreservation, Survey & Registration Section. August 15,2002. The National Register is the official Federal list ofproperties throughout the country that reflects theprehistoric occupation and historic development of ournation, states, and local communities.


Lake Worth


ormer Florida Secretaryof State Katherine Harrishas noted that approxi-mately $10-15 millionannually in matching

grant funds are available to "assista wide variety of historic preserva-tion projects, including culturalresource surveys, preservation education and planning, archaeo-logical excavations, and therestoration and rehabilitation ofhistoric buildings."3 The photo-graphs included in this book illus-trate many of the historic sites incities throughout Florida whichhave benefitted in some way fromthese state grant funds, and theirsuccessful combination of publicand private investment.

State officials estimate thatsixty to seventy percent of the costof the typical historic rehabilitationproject in Florida is expended on labor, and that usually benefitslocal workers.4

FINDINGS: Economic impacts ofthe Historical Resources Grants-In-Aid Program� For the purposes of this study, theanalysis was conducted on the grantswhich are used largely for capitalimprovement purposes, including thehistoric preservation grants and spe-cial category grants. Florida offers oneof the nation’s most successful pro-grams to foster historic rehabilitationthrough these grants programs.

� The Florida Historical ResourcesGrants-In-Aid Program has econom-ic effects from both the one-timehistoric rehabilitation (construc-tion) it engenders and from the on-going historic tourism it supportsthrough renovation of Florida’s his-toric resources, thus resulting in vis-itation to historic sites.

� From FY1996 through FY2001,the Florida Historical ResourcesGrants-In-Aid Program resulted in$333 million in historic rehabilita-tion through capital improvements.

� Within Florida, the $333 millionresulted in total cumulative economic impacts for FY1996-2001 of:

• 10,452 jobs



• $111 million in total taxes


� Of the $495 million in gross stateproduct, the following sectors of theFlorida economy were most greatlyimpacted:

• Construction $111 million

• Services $86 million

• Manufacturing $85 million

PENSACOLAPensacola dates back more

than 450 years and has one of theoldest and most active historicpreservation programs in the state.

6

More than 1,400 historic properties in all 67 Florida counties havebeen restored or rehabilitated since 1985 through the HistoricalResources Grants-In-Aid Program of the Bureau of HistoricPreservation, Division of Historical Resources in the FloridaDepartment of State.1 This program has awarded more than $212.1million in grants to 2,751 projects, which has been matched by $360million in local funds, and the Florida Department of State reports thatthis represents a 200 percent return on the public dollars invested.2

F South Beach, Miami Beach

Historical Resources Grants-In-Aid Program and Rehabilitation Tax Incentives


Much of the preservation effort in thedowntown area has focused on theHistoric Pensacola Village, composedof twenty properties constructedbetween 1800 and 1900. Ten of theseproperties have been transformed intoa museum complex depicting the his-tory of the city.5

In 2000-2001, three HistoricPensacola Village buildings received a$250,000 grant from the state forrestoration and continued museumuse. The grant applicant, HistoricPensacola, Inc., estimated that, oncerestored, these buildings would host morethan 500,000 visitors annually.6

Another $250,000 grant was award-ed to Pensacola in 1999-2000 for rehabil-itation work on the Old Pensacola CityHall, which now houses the T.T.Wentworth, Jr., Florida State Museum,with an estimated annual visitation of40,000.7

These and other historic projects inPensacola and Escambia County havereceived more than $6.6 million in stategrant awards since 1983.

KEY WESTKey West’s historic treasures differ

from those of many other Florida citiesbecause most of the structures of histori-cal significance in this southernmost cityare homes and cottages, representative ofthe late 1800’s.8 The charm of Key West,recreated from its cultural and island get-away reputation, lures tourists by car, byair, and even by cruise ship in the hun-dreds of thousands annually. The contin-ued restoration and rehabilitation invest-ment in Key West has been encouraged bya mixture of the state grants and federaltax credits programs.

During the decade of the 1990’s, theKey West Custom House, an 1891 publicbuilding that has served many govern-ment uses, underwent a major restorationfor use as a museum today. Abandoned in1974, the large structure received a varietyof state grants from 1992 to 2000, totaling

ince 1976, the FederalHistoric Preservation TaxIncentives Program has

been instrumental in preservingthe historic places that give Floridacities, towns and rural areas theirspecial character. Administered inFlorida by the Department ofState’s Division of HistoricalResources, this federal programprovides an investment tax credit(a dollar-for-dollar reduction of taxliability) equal to 20% of planningand construction -related costs forsubstantial rehabilitation of prop-erties listed in the NationalRegister of Historic Places, if afterrehabilitation they are used forincome-producing purposes.11 Thetax credit is available for ownersand long-term lessees of historicproperties. Projects must be car-ried out in conformance with theSecretary of the Interior’s Standardsfor Rehabilitation. Over 500 buildings across the state havebeen rehabilitated with benefitfrom this program, representingprivate investment of more than$367 million.12

MIAMI BEACHIn the 1970s, a push to save

the unique Art Deco architectureof Miami Beach began after localresidents became concerned thatthe brightly colored buildings ofthe 1930’s and 1940’s were serious-ly endangered by decay and neg-lect.13 Activist Barbara Capitmanbegan a drive to save the buildings,and today the city boasts the firstand largest historic district of ArtDeco architecture in the world.14

The Miami Beach ArchitecturalDistrict (the Art Deco HistoricArchitectural District), one of six

historic areas in Miami Beach, hosts an estimated seven milliontourists annually, making the areathe number one tourist attractionin South Florida and the numbertwo tourist destination in Florida,after the Disney attractions.15 Cityofficials estimate that the influx oftourists to South Beach con-tributes more than $11 billionannually to the area.16 The citybenefits from a combination ofrehabilitated historic hotels andapartments, new hotels, a thrivingbeachfront, and a vibrant commu-nity, all of which emerged with thecity’s renaissance.

Miami Beach has been one ofthe largest beneficiaries of the fed-eral tax incentives program. Sincethe last major change to the pro-gram occurred in 1986, rehabilita-tion projects qualifying for the fed-eral tax credit in the Art DecoHistoric Architectural District haveaccounted for more than $40.7million in private investment —with the historic properties beingreused as hotels, offices, retailspace and apartments.

Several other cities, includingLakeland and West Palm Beach,have seen significant improve-ments in their downtown commercial areas as a result of this program.

In addition to the federalincentives program, two types oflocal option ad valorem tax exemp-tion programs and a broad range ofdiscretionary local incentives also encourage preservation of historic properties in Florida communities. These incentives areoften enacted through the effortsof the community’s Certified LocalGovernment program.

Historic Rehabilitation and Tax Incentives

�S


$1.25 million in public funds.9 TheCustom House is now open as a his-toric museum and is estimated toattract 150,000 tourists annually.10

Key West also has received grantfunds for other properties such as theAudubon House, Bahama VillagePreservation, the Old Firehouse, FortZachary Taylor, Key West Cemetery,Key West Lighthouse, Old City Hall,the Oldest House, Truman LittleWhite House, and archaeological programs.

SPECIAL CATEGORY GRANTSWhile the three cities cited

above are well-known for their

historic projects, the special catego-ry grants program also made awardsto a variety of other types of proj-ects. Recent examples include:

• Governor Stone Schooner,

Apalachicola Maritime

Museum, Inc., $99,015

• Gulfview Hotel,

Fort Walton Beach, $174,500

• Key West Naval Storehouse,

$359,000

• Stetson University Historic District,

$350,000

• Wakulla Springs Lodge, $97,875

• White Hall, Bethune-Cookman

College, $400,000

1. FLORIDA DEPT. OF STATE, DIV. OF HISTORICAL RESOURCES, FISCAL YEAR 2001-2002, RESTORATION OF HIST. PROPERTIES, SPECIAL

CATEGORY PROJECTS, APPROVED & RANKED BY THE FLA. HIST. PRESERVATION ADVISORY COUNCIL Vii (2000).

2. Katherine Harris, Making it Count: How the Arts and Historic Preservation Can Make a Difference in Your County,

FLORIDA COUNTIES (Nov./Dec. 2000).

3. Id. Further information about the Historical Resources Grants-In-Aid Programs, including examples of recent

grants and application information, is available from the Division of Historical Resources at

http://dhr.dos.state.fl.us/bhp/grants (last visited Mar. 10, 2002).

4. Harris, supra note 2.

5. City of Pensacola, Architectural Review Board, Planning and Neighborhood Development, available at

www.ci.pensacola.fl.us.

6. FLORIDA DEPT. OF STATE, DIV. OF HISTORICAL RESOURCES, FISCAL YEAR 2000-2001, RESTORATION OF HIST. PROPERTIES,

SPECIAL CATEGORY PROJECTS, APPROVED & RANKED BY THE FLA. HIST. PRESERVATION ADVISORY COUNCIL 22 (2000).

7. FLORIDA DEPT. OF STATE, DIV OF HISTORICAL RESOURCES, 1999-2000 BUDGET REQUEST, RESTORATION OF HISTORIC PROPERTIES,

SPECIAL CATEGORY PROJECTS 35 (1999).

8. City of Key West, “Key West Facts,” available at http://www.keywestcity.com

9. “Historic Preservation Grants Awarded,” Information supplied by Florida Dept. of State, Div. of Historical

Resources, May, 2001.

10. See 1999-2000 Budget Request, supra note 7, at 21.

11. I.R.C., 26 U.S.C. §47 (2002).

12. “Florida Projects Qualifying for Federal Rehabilitation Tax Credit, 1/1/1987-3/7/2002,” information supplied by

Florida Dept. of State, Div. of Historical Resources.

13. For more information about Miami Beach’s Art Deco district, see FROM WILDERNESS TO METROPOLIS: THE HISTORY AND

ARCHITECTURE OF DADE COUNTY (1825-1940), 153 (Metropolitan Dade Co., Office of Community Dev., Hist. Pres. Div.,

2d ed.1992).

14. Further information about this important restoration is available from The Miami Design Preservation League,

at www.mdpl.org.

15. City of Miami Beach, “Tourism Overview,” available at http://www.ci.miami-beach.fl.us.

16. Id.

Total Grant Projects, 1983-2002

Old Christ Church, Pensacola

�

COUNTY NO. VALUEAlachua 64 $3,715,724Baker 12 876,388Bay 13 615,075Bradford 2 125,615Brevard 49 2,577,887Broward 83 6,289,838Calhoun 12 1,395,647Charlotte 13 274,274Citrus 28 2,059,967Clay 23 1,194,577Collier 15 836,927Columbia 11 738,860Dade 237 18,712,701DeSota 3 275,000Dixie 9 83,715Duval 111 11,672,080Escambia 69 6,652,967Flagler 12 998,167Franklin 29 1,937,755Gadsen 23 2,374,170Gilchrist 2 50,000Glades 5 300,510Gulf 9 658,728Hamilton 13 393,917Hardee 8 660,145Hendry 13 977,994Hernando 3 108,632Highlands 25 1,576,874Hillsborough 128 12,425,146Holmes 1 20,500Indian River 18 1,078,430Jackson 13 929,225Jefferson 37 3,729,073Lafayette 2 466,977Lake 51 2,679,060Lee 55 3,543,064Leon 96 11,976,800Levy 14 532,802Liberty 3 112,317Madison 11 1,738,940Manatee 33 1,759,618Marion 49 1,489,183Martin 23 2,471,720Monroe 110 8,384,800Multi-County 28 341,092Nassau 37 2,960,373Okaloosa 18 982,868Okeechobee 4 798,625Orange 73 6,551,380Osceola 13 760,625Palm Beach 140 9,429,150Pasco 44 2,975,385Pinellas 106 7,462,969Polk 103 10,454,884Putnam 28 1,403,673Santa Rosa 37 1,292,377Sarasota 77 8,164,860Seminole 21 1,048,207St. Johns 123 11,793,983St. Lucie 27 1,978,992Statewide 104 3,607,287Sumter 6 842,674Suwannee 11 1,696,965Taylor 12 334,585Union 3 868,750Volusia 162 12,577,525Wakulla 12 953,938Walton 14 694,669Washington 8 697,350Total 2751 $212,144,448


West Palm Beach


he ordinances then setforth a process underwhich designated prop-erties must seek reviewfor certain external alter-

ations, demolitions or other con-struction.1 A review of assessed val-ues of historic properties in Floridahas shown that historic preserva-tion helps to maintain property val-ues. The results are similar to stud-ies in other states and show thathistoric property often appreciatesat higher rates than similar non-historic property.2

Project staff collected propertyappraiser information for more than20,000 parcels in eight Florida citiesfor the years 1992, 1997 and 2001.3

They then reviewed changes inassessed property values in eighteenhistoric districts and twenty-fivecomparison neighborhoods. Thereview compared property of a simi-lar description (e.g., Single FamilyResidential), measuring percentagechanges from 1992-1997, 1997-2001 and 1992-2001. Assessedproperty values over the ten-yearperiod from 1992-2001 werereviewed for the following cities:

• Jacksonville: 1 historic district

(both National Register & local),

2 comparison neighborhoods

• Gainesville: 2 historic districts



• Ocala: 2 historic districts



• Tampa: 2 historic districts



• St. Petersburg: 4 historic districts

(local), 6 comparison neighborhoods

• Lakeland: 4 historic districts

(3 National Register & local, 1 local),


• West Palm Beach: 2 historic districts

(1 National Register & local, 1 local),


• Lake Worth: 1 historic district (local),

1 comparison neighborhood

Although the property valuesreview was not a comprehensivesurvey of all Florida property, itsconclusions are based on a fairlyrepresentative sample of mainlyresidential historic districts in eightlarge and medium-sized Floridacities.

FINDINGS: ComparativeProperty Values Analysis� Historic preservation helps tomaintain property values in Florida.

� In at least fifteen of the eighteencases studied, property in the his-toric district appreciated greaterthan in the non-historic comparisonneighborhoods

� No instance was found where his-toric designation depressed propertyvalues.

FLORIDA COMMUNITIESIn a desire to live near their

downtown offices or in communitiesreminiscent of their grandparents’homes, young professionals havejoined long-time local residents tryingto improve declining urban neighbor-hoods, and are creating a marketthroughout Florida for homes locatedin historic districts. As demandincreases, value of these propertiesincreases, according to city staff in asampling of Florida communities.

ORLANDOThe City of Orlando conducted

an informal analysis of sale prices intwo historic districts during the1990’s. They found a pattern ofincreased sale price per square foot,using information from neighbor-hood association newsletters andfrom the local property appraiser.Their analysis of selected propertiesindicated that: (a) in the LakeLawsona historic district, which wasdesignated in 1994, the sale price persquare foot increased from $55.12 in

7Property ValuesHistoric preservation is dependent upon local ordinances andprograms. These ordinances are usually part of zoning ordinances and administered through zoning mechanisms. These ordinances typically create a board to designate historic districtsor landmarks, together with criteria for designation.

T

1992 to $129.11 in 2001; and (b) inthe Lake Eola Heights historic dis-trict, which was designated in 1989,the sale price per square footincreased from $45.55 in 1990 to$117.55 in 2002.4

TAMPAIn the past twenty-three years,

the Hyde Park Historic District ofTampa transformed from a depressedarea with rooming houses and board-ing houses to a premier neighborhoodwith homes now selling for $1 mil-lion.5 According to a Tampa real estateconsultant, Hyde Park is experiencinga 10 percent appreciation per year andhouses can be sold in as quickly as amatter of hours.6

Tampa Heights is being trans-formed through home ownershipinvestment and city investment ininfrastructure.7 Throughout the dis-trict, neighborhood redevelopment isapparent.

OCALAThe Ocala Historic District, cen-

tered on Fort King Street, has beenbrought back to life from a declinedneighborhood in the 1980’s to a high-ly desirable residential area today.8 Thedistrict began with a group that want-ed to save the homes in the area, andworked to achieve an ordinancethrough the city.

WEST PALM BEACHThe combination of living in a

historic district, and proximity to abooming historic downtown corri-dor along Clematis Street and a newlarge-scale mixed-use development,have contributed to increased prop-erty values during the past two orthree years in the West Palm Beachdistricts of Grandview Heights andFlamingo Park.9

LAKELANDThe City of Lakeland, which

encourages historic districts withcity-supported infrastructure suchas historic light fixtures, brick streetrepair and tree replanting, has fourresidential and one commercial his-toric districts. The oldest district isSouth Lake Morton which hasemerged from divided houses usedas apartments fifteen years ago tosingle family home ownership today.City staff estimate that five yearsago a property in South LakeMorton, where many properties arebungalows, could be acquired forrehabilitation for $45,000-$50,000.Today, they estimate, it will costcloser to $100,000.10

ST. AUGUSTINELincolnville, the last remaining

historic neighborhood in St.Augustine, which is undergoing

rehabilitation, has experienced anincrease in buying/selling in thepast five years. City staff estimatethat five years ago, a house in disre-pair could be purchased for$10,000 and resold. The cost ofsuch a house in disrepair hasclimbed to in excess of $65,000,and today small vacant lots are sell-ing for that amount.11

GAINESVILLEProperty values in two

Gainesville residential historic dis-tricts were evaluated over the period1992-2001.12 The Northeast HistoricDistrict has about 160 acres ofhomes dating from 1875 throughthe 1920’s, including Epworth Hall,part of the old East FloridaSeminary, which later became theUniversity of Florida. Listed on theNational Register since 1980, thearea saw much rehabilitation workin the 1990’s. The Northeast HistoricDistrict was compared with theGolfview neighborhood, a residen-tial area in southwest Gainesvillenear the present UF campus. Overthe ten-year period from 1992-2001,average single family residentialproperty values rose by more than67% in the Northeast HistoricDistrict, compared with 52.5% for Golfview.

Pleasant Street HistoricDistrict, Gainesville's oldestAfrican-American neighborhood,was listed on the National Registerin 1989, and contains more than270 homes built between 1870 andthe 1930’s. This neighborhood wascompared with the mixed use areaimmediately west known as theFifth Avenue neighborhood. Singlefamily property in Pleasant Streetincreased by some 48% from 1992-2001, compared with 41% for theFifth Avenue neighborhood. (See charts on following page.)


Tampa


1. See generally Florida Certified Local Government Guidelines Pt. B.1. (Revised Nov. 1993) (available fromthe Bureau of Hist. Preservation).

2. For more information on affects of historic preservation on property values in other states, see, e.g., JONI

LEITHE & PATRICIA TIGUE, PROFITING FROM THE PAST: THE ECON. IMPACT OF HISTORIC PRESERVATION IN GEORGIA

8-9 (1999); CENTER FOR URBAN POLICY RESEARCH, RUTGERS UNIV., PARTNERS IN PROSPERITY: THE ECON. BENEFITS OF

HISTORIC PRESERVATION IN NEW JERSEY 16-18 (1998); DONOVAN D. RYPKEMA, THE VALUE OF HISTORIC

PRESERVATION IN MARYLAND 3-4 (1999).

3. For comparison, Florida had more than 9.6 million parcels statewide with a value of $1 trillion in 2000.General information on Florida property valuation is available from the Florida Department of Revenue,at http://sun6.dms.state.fl.us/dor/property/.

4. Interview with Jodi Rubin, Historic Preservation Officer, Planning & Development Dept., City of Orlando(April 10, 2002).

5. Interview with Del Acosta, Administrator, Historic Preservation, City of Tampa (Feb. 20, 2002).

6. Interview with John Jones, real estate consultant, Tampa, Florida (Feb. 20, 2002).

7. Interview with Linda Saul-Sena, City Council, City of Tampa (Feb. 20, 2002).

8. Interview with Holly Lang and David K. Herlihy, Planning Dept., City of Ocala (Feb.15, 2002).

9. Interview with Emily Stillings, Senior Historic Preservation Planner, West Palm Beach (Feb. 4, 2002).

10.Interviews with Randy Mathews, Community Development Dept. Planner; Ken Hancock, CommunityDevelopment Intern; and David Pipkin, Realtor, Picard & Picard Realtors, Lakeland (Feb. 5, 2002).

11.Interview with David D. Birchim, Senior Planner, City of St. Augustine (Mar. 29, 2002).

12.For further information about Gainesville historic districts, see Ben Pickard, Historic Alachua County andOld Gainesville: A TOUR GUIDE TO THE PAST 10-61 (2001); Morton D. Winsberg, FLORIDA'S HISTORY

THROUGH ITS PLACES 2-4 (Gainesville, Univ. Press of Fla., 1995).

0

10

20

30

40

50

60

70

80

Tampa Single Family ResidentialAssessed Values

� Hyde Park Historic District

� Davis Island

� Pleasant Street Historic District

� NE Historic District

� 5th Avenue

� Golfiew

Gainesville Single Family Residential Assessed Values

0

10

20

30

40

50

60

70

80

92-97 97-01 92-01

92-97 97-01 92-01

% Change in Assessed Property Value 1992-2001

Percentage Change in Assessed Property Value 1992-2001

Hyde Park, Tampa

Northeast Historic District, Gainesville

<-10

-10-0

0-25

25-50

50-100

100-200

> 200

<-10

-10-0

0-25

25-50

50-100

100-200

> 200

�

% Change 1992-2001

N

�

N �% Change 1992-2001

per

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cha

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Fort Pierce


Federal DisclaimerThis project (or publication) hasbeen financed in part with historicpreservation grant assistance provided by the National ParkService, U.S. Department of theInterior, administered through theBureau of Historic Preservation,Division of Historical Resources,Florida Department of State, assist-ed by the Florida HistoricalCommission. However, the contents and opinions do not nec-essarily reflect the views and opin-ions of the Department of theInterior or the Florida Departmentof State, nor does the mention of trade names or commercialproducts constitute endorsementor recommendation by theDepartment of the Interior or theFlorida Department of State. Thisprogram receives Federal financialassistance for identification andprotection of historic properties.Under Title VI of the Civil RightsAct of 1964, Section 504 of theRehabilitation Act of 1973, and theAge Discrimination Act of 1975, asamended, the U.S. Department ofthe Interior prohibits discrimina-tion on the basis of race, color,national origin, disability, or age inits federally assisted programs. Ifyou believe you have been discrim-inated against in any program,activity, or facility as describedabove, or if you desire furtherinformation, please write to: Officeof Equal Opportunity, NationalPark Service, 1849 C Street, NW,Washington, DC 20240.

Research for the report was conducted by:

At the Center for GovernmentalResponsibility, University ofFlorida Levin College of Law:Timothy E. McLendon and JoAnnKlein of the Center for GovernmentalResponsibility, Levin College of Law,University of Florida, with assistancefrom Stephanie Mickle, Coordinator;Kelly Samek & Michael Moyer, LegalResearch Assistants; Laura Coates,Office Manager; Lenny Kennedy,Senior Secretary; Barbara Seiger,Secretary; Linda Baldwin,

Coordinator; Alexandra Amador,Justin Barbour, and JennyVanDerVliet, Student Assistants

At the Center for Urban PolicyResearch, Rutgers StateUniversity: David Listokin andMichael Lahr of the Center for UrbanPolicy Research, Rutgers StateUniversity, with assistance fromSachiyo Takata, Leena Basynet,Uzoma Anukwe, and ShannonDarroch.

Heather Mitchell, Executive Director,and Caroline Tharpe, Membership &Events Coordinator, Florida Trust forHistoric Preservation, Inc.

Paul Zwick, Professor and Chair,Department of Urban and RegionalPlanning, and Director, Geo-FacilitiesPlanning and Information ResearchCenter (GeoPlan), College of Design,Construction and Planning,University of Florida

Stanley Latimer, Research Scientist,Geoplan, Department of Urban andRegional Planning, College of Design,Construction and Planning,University of Florida

James C. Nicholas, Professor ofUrban and Regional Planning,College of Design, Construction andPlanning, and Affiliate Professor ofLaw, Levin College of Law, Universityof Florida

Julian C. Juergensmeyer, Ben F.Johnson Chair in Law, College ofLaw, Georgia State University, andEmeritus Professor, Levin College ofLaw, University of Florida

All photos are courtesy of: JoAnnKlein; Timothy E. McLendon; FloridaTrust for Historic Preservation, Inc.;Bureau of Historic Preservation,Division of Historical Resources,Florida Department of State; FloridaMain Street; Key West HistoricalSociety; and Michael Zimny.

Project staff thank the many state andlocal government officials, businessowners, and community leaders whoprovided assistance and research forthis report, including:

Florida Department of State Division of Historical Resources Janet Snyder MatthewsDirector and State HistoricPreservation Officer

Florida Department of StateOffice of General CounselGerard T. YorkAssistant General Counsel

Florida Department of StateBureau of Historic PreservationFrederick P. GaskeChief Deputy and State HistoricPreservation OfficerLaura Lee CorbettDavid FerroWalter S. MarderBarbara MattickMary RowleyThadra StantonRobert C. Taylor

Florida Department of StateBureau of Historical MuseumsDiane AlfredLea Ellen Thornton

Florida Association of MuseumsMalinda Horton

Florida Park Service, Florida Department of Environmental ProtectionCarlene Barrett

Visit FloridaCliff NilsonClarissa OtoroRobin PhillipsVicky Verhine

University of Florida Levin College of LawE.L. Roy HuntProfessor Emeritus

University of Florida, Bureau ofEconomic and Business ResearchChris McCarty

Center for Tourism Research andDevelopment, Department ofRecreation, Parks and Tourism,University of Florida John ConferSteve HollandLori Pennington-GrayBrijesh Thapa

8Acknowledgments


Alachua CountyEd CrapoProperty Appraiser

City of AuburndaleCindy HummelDoug Taylor

City of Coral GablesDonna Lubin

DeLand Main StreetTaver Cornett

City of Delray Beach, formerly StateDivision of Historical Resources, Bureau of Historic PreservationWendy Shay

Formerly of City of Delray BeachEllen Uguccioni

Fernandina BeachDavid CaplesInnkeeper

City of GainesvilleMaki BrownDee HendricksDouglas R. Murdock

Highlands CountyHelen McKinneyDuane Neiderman

Hillsborough CountyMarilyn Hett

Homestead Main StreetDale Cunningham

City of JacksonvilleCarole A. BurchetteJoel MacEachinJames ReedJames SchockLisa Sheppard

Town of JupiterCindy Gartman

City of Key WestCarolyn Walker

City of KissimmeeAmy CarbajalGail Hamilton

City of LakelandKen HancockRandy MathewsConnie Rossman

David PipkinRealtor

City of Lake WorthRon GaffFrederike H. Mittner

Loretta SharpRealtor

City of Miami BeachThomas R. Mooney

Town of MicanopyKaren Strobles

City of Mount DoraGus GianikasSherry McKittrick

Mount Dora Area Chamber of CommerceCraig Willis

City of OcalaDavid K. HerlihyHolly Lang

City of OrlandoJodi M. Rubin

City of PensacolaMary Ann PetersonCarla Schneider

City of Saint AugustineDavid D. BirchimMark Knight

City of Saint PetersburgRick Smith

Karl J. NurseBusinessman

Jeffery M. Wolf Developer

Sarasota CountyRichard Hurter

Sarasota County Historical CommissionLorrie Muldowney

City of TallahasseeLaura Williams

Tallahassee Trust for Historic PreservationBeth LaCivitaAlyssa McManus

City of TampaDel AcostaNick D’Andrea

Linda Saul-SenaTampa City Council Member

John Jones Real Estate Consultant

City of West Palm BeachRichard JonesNestor NovaroSherry PilandEmily Stallings

Town of WindermereSherry Music

Ybor City Development CorporationMaricela Medrano de Fakhri

UF Historic Report - Franklin, IndianaThe final numbers reflect statewide findings and do not...

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Transcript of UF Historic Report - Franklin, IndianaThe final numbers reflect statewide findings and do not...