1. Preservation Economics Continued Federal Government Preservation Tax Incentives Federal Government Preservation Tax Incentives A 20% tax credit for the certified rehabilitation of certified historic structuresA 20% tax credit for the certified rehabilitation of certified historic structures A 10% tax credit for the rehabilitation of non-historic, residential buildings built before 1936. (can provide for low- income housing)A 10% tax credit for the rehabilitation of non-historic, residential buildings built before 1936. (can provide for low- income housing)

2. How does it work? A tax credit lowers the amount of tax owed. For example, the 20% rehabilitation tax credit equals 20% of the amount spent in a certified rehabilitation of a certified historic structure. It must be a substantial renovation. A tax credit lowers the amount of tax owed. For example, the 20% rehabilitation tax credit equals 20% of the amount spent in a certified rehabilitation of a certified historic structure. It must be a substantial renovation. These can be used in properties rehabilitated for commercial, industrial, agricultural, or rental residential purposes. These can be used in properties rehabilitated for commercial, industrial, agricultural, or rental residential purposes.

3. Certified historic structures are those listed individually in the National Register of Historic Places OR a building located in a registered historic district that is contributing. Certified historic structures are those listed individually in the National Register of Historic Places OR a building located in a registered historic district that is contributing.

4. Texas Historic Preservation Credits Texas Historic Preservation Credits May used both State and Federal tax creditsMay used both State and Federal tax credits 25% of rehabilitation costs25% of rehabilitation costs Credit is applied to the state Franchise Tax and it can be carried forward 5 yearsCredit is applied to the state Franchise Tax and it can be carried forward 5 years Property must be income producingProperty must be income producing Only for Historic designated buildings.Only for Historic designated buildings.

5. ARCH 5325 Conservation Policies Chapter 9 Preservation Planning

6. Preservationists (Private and/or City): Preservationists (Private and/or City): Pro-Good DevelopmentPro-Good Development Contextual Development Contextual Development Anti-Urban SprawlAnti-Urban Sprawl Sensitivity to resources Sensitivity to resources Pro-SustainabilityPro-Sustainability Planners (City): Planners (City): Too often side with developersToo often side with developers Often have negative attitudes about the inner cityOften have negative attitudes about the inner city Pro-Development and Fast $$$ Pro-Development and Fast $$$ Often cheaper constructionOften cheaper construction

7. Developers (Private): Developers (Private): Pro-Sprawl – Start with a clean slate Pro-Sprawl – Start with a clean slate Easier, faster and cheaperEasier, faster and cheaper Let citizens pay higher taxes to fund infrastructure improvementsLet citizens pay higher taxes to fund infrastructure improvements Citizens:Citizens: Pro-development: American concept of out with the old and in with the new Pro-development: American concept of out with the old and in with the new Like the development to be near where they live Like the development to be near where they live

8. The “Preservation Plan” Ten Components Ten Components 1.Statement of Goals and Purpose (education of the public—why we are doing this and the benefits) 2.Definitions/description of the historic character (what is significant about it—how did it come to be) 3.Summary of past and present preservation efforts (what led up to this) 4.Survey of historic resources—what resources are important and why

9. 5.Legal basis for protection of resources—why an entity is allowed to do this 6.Relationship between preservation and ordinances—zoning, building codes, land-use plans 7.Responsibilities of the Public Sector—avoiding conflicts between use and changes to publicly owned resources and the preservation plan 8.Incentives—financial (tax abatement, façade grants) 9.Relationship between Preservation and Education—remembering where we came from, understanding and interpreting the past 10.Statement of Goals and Policies—and the agenda to achieve these

10. Downtown Health Downtowns are the perceived and actual IDENTITY of cities—the suburbs all look the same from town to town, city to city Downtowns are the perceived and actual IDENTITY of cities—the suburbs all look the same from town to town, city to city The inner city is more diverseThe inner city is more diverse And more interestingAnd more interesting What causes downtowns to decline in importance and economic viability—and potentially die? What causes downtowns to decline in importance and economic viability—and potentially die?

11. Early Lubbock Early Lubbock

12. Laying brick streets, c. 1920 Laying brick streets, c. 1920

13. Broadway, c. 1950 Broadway, c. 1950

14. The rise of automobiles The rise of automobiles Proximity of housing Proximity of housing Convenience Convenience Parking Parking Lack of public transportation Lack of public transportation Lack of a customer base Lack of a customer base Interstate and Major Highway bypasses Interstate and Major Highway bypasses Cheaper goods—Walmart Syndrome Cheaper goods—Walmart Syndrome Malls Malls Poor planning Poor planning Suburbia Suburbia Larger communities nearby with a larger variety of goods Larger communities nearby with a larger variety of goods

15. 1970 Tornado https://www.google.com/search?q=historic+photos+of+lubbock& rlz=1T4MXGB_enUS544US570&tbm=isch&tbo=u&source=univ&sa =X&ved=0ahUKEwj3ypyS3v_KAhWLvYMKHak4BUoQsAQIHA&biw =1344&bih=710#tbm=isch&q=photos+of+lubbock+tornado&img rc=_ https://www.google.com/search?q=historic+photos+of+lubbock& rlz=1T4MXGB_enUS544US570&tbm=isch&tbo=u&source=univ&sa =X&ved=0ahUKEwj3ypyS3v_KAhWLvYMKHak4BUoQsAQIHA&biw =1344&bih=710#tbm=isch&q=photos+of+lubbock+tornado&img rc=_ https://www.google.com/search?q=historic+photos+of+lubbock& rlz=1T4MXGB_enUS544US570&tbm=isch&tbo=u&source=univ&sa =X&ved=0ahUKEwj3ypyS3v_KAhWLvYMKHak4BUoQsAQIHA&biw =1344&bih=710#tbm=isch&q=photos+of+lubbock+tornado&img rc=_ https://www.google.com/search?q=historic+photos+of+lubbock& rlz=1T4MXGB_enUS544US570&tbm=isch&tbo=u&source=univ&sa =X&ved=0ahUKEwj3ypyS3v_KAhWLvYMKHak4BUoQsAQIHA&biw =1344&bih=710#tbm=isch&q=photos+of+lubbock+tornado&img rc=_

17. The Main Street Program The National Trust for Preservation created the program in 1980 The National Trust for Preservation created the program in 1980 Linked to: Linked to: Economic Development Economic Development Promotion Promotion Goals for business owners Goals for business owners Heritage Tourism Heritage Tourism

18. The Main Street Program Approach Approach Organization—bringing citizens together for a common cause—and building consensusOrganization—bringing citizens together for a common cause—and building consensus Promotion—advertising and activitiesPromotion—advertising and activities Design—making the downtown area more attractiveDesign—making the downtown area more attractive Economic restructuring—looking for fundingEconomic restructuring—looking for funding

19. https://www.ci.lubbock.tx.us/docs/de fault-source/planning-file- library/1993-guide-to-lubbock- architectural-heritage.pdf?sfvrsn=8

20. Principles for Developing Strategies for Revitalization Principles Principles Comprehensiveness—including incentives and funds for multiple projectsComprehensiveness—including incentives and funds for multiple projects Incremental approach—start with small projects to make a difference in perception of the downtownIncremental approach—start with small projects to make a difference in perception of the downtown Self-help—getting citizens involved in the processSelf-help—getting citizens involved in the process Public-private partnership—banks, wealthy citizens to back revitalizationPublic-private partnership—banks, wealthy citizens to back revitalization

21. Principles for Developing Strategies for Revitalization Identification of assets—and then making the best of themIdentification of assets—and then making the best of them Quality—better designQuality—better design Change—education of the citizens to enable them to appreciate what can happenChange—education of the citizens to enable them to appreciate what can happen Action orientation—if the community takes too long to make visible changes, attitudes will wane—let people see changesAction orientation—if the community takes too long to make visible changes, attitudes will wane—let people see changes

22. What can go wrong? Lack of citizen participation Lack of citizen participation Negative attitudes Negative attitudes Towns with no individuality—loss of resources Towns with no individuality—loss of resources Lack of financial resources Lack of financial resources

23. Theatres as part of the Process Brings people “back” to downtown Brings people “back” to downtown Especially at late hours which can bring people to shop early and eat before or after event Especially at late hours which can bring people to shop early and eat before or after event Lubbock—Cactus TheaterLubbock—Cactus Theater Abilene—The ParamountAbilene—The Paramount Post—Garza TheaterPost—Garza Theater San Antonio—The MajesticSan Antonio—The Majestic

24. The Majestic—an “atmospheric theater”

25. Educating the Movers and Shakers City Council City Council Planning Department—not a problem usually when there is a Historic Preservation Officer Planning Department—not a problem usually when there is a Historic Preservation Officer Downtown Development Authorities Downtown Development Authorities LEDA in LubbockLEDA in Lubbock McDougalMcDougal

26. Educating the Movers and Shakers Developers and Investors—often the hardest sell Developers and Investors—often the hardest sell Architects—making them understand the importance of Design Guidelines and compatibility with historic structures—and the downtown environment Architects—making them understand the importance of Design Guidelines and compatibility with historic structures—and the downtown environment Residents Residents