Action Needed: Save the Historic Tax Credit

Do you know how your state is affected by the Historic Tax Credit (HTC)? Do you know that a lot of downtown and village revitalization would not happen without the aid of the HTC? The HTC makes up the difference in project cost, which allows for the buildings to be rehabilitated.

Need an example? A current project in Enosburg Falls, Vermont is rehabilitating the historic Quincy Hotel. This building, constructed in 1874, began as a railroad hotel and served travelers well into the 21st century, becoming one of the longest continually operating hotels in Vermont. 

Quincy House, ca. 1910, prior to the fire on the 3rd floor, which resulted in the altered windows and roof (see next photo). Image source: Enosburg Historical Society. 

Image source: https://www.cardcow.com/461985/street-view-quincy-house-enosburg-falls-vermont/

Enosburg Falls is a typical example of a northern Vermont village; it was a bustling village and regional hub for industry, but with the demise of the railroad, it entered a protracted period of economic decline. This was manifested in a village center with many underutilized buildings and consequently fewer options for local employment, which have adversely affected the cohesiveness and vibrancy of the community. People left, businesses left, and buildings fell into disrepair. On top of that, the village suffered fires in some of its main building blocks.

One of the rooms inside the Quincy Hotel prior to rehabilitation. 

The rehabilitation of Quincy Hotel will provide the community with public spaces to host events ranging from business meetings to workshops and retreats, all with in -house accommodations and meals, complementing what is already in the Village. The hotel is located downtown and adjacent to the Enosburg Opera House. The railroad has been converted to the Missisquoi Valley Rail Trail; cyclists and tourists will find comfortable lodging at the Quincy Hotel. The rehabilitation of the Quincy Hotel would not be economically feasible without the state and federal Historic Tax Credits. There is a need for this project; Enosburg Falls is undergoing revitalization by dedicated residents and business people with investment in restaurants, retail, housing, parks, and now lodging.  Long-time readers will recall the Flying Disc coffee shop, a locally owned and successful coffee shop, which is just a short walk from the Quincy Hotel. 

This project, like all tax credit projects, will act as an economic multiplier; a catalyst for continued economic development. The local tax base will expand and jobs will be created as a direct result of this project. Even one small project can serve as a catalyst, leading to larger projects. Bringing housing downtown encourages commercial development (restaurants, retail, office spaces) and investment in a town or city block. This makes our existing communities more livable for all, and prevents poor development (i.e. sprawl) elsewhere. People want to live and work in vibrant communities.

So far tax credit projects seem like win-win situations, right? Yes. However, over the years our preservation efforts – from ordinances to regulations to tax credits – have been threatened at the local, state, and national levels. The only way to prevent their loss is to speak up! Right now is one of those times. Read on for an overview of the issues and how to help save the Historic Tax Credit (HTC), formerly called the Rehabilitation Investment Tax Credit (RITC).

The issue: The current tax reform bill introduced in the House of Representatives would eliminate the HTC. The HTC is a proven economic driver, as well the federal government’s most significant investment in historic preservation. If we take away the HTC, businesses and development projects are far less likely to pursue preservation projects because there will be no financial incentive. Why invest additional money if there will not be a guaranteed return-on-investment for developers?

Does this matter? Yes, it matters. If you take away the HTC, you take away valuable preservation dollars and in turn, irreplaceable historic fabric of your communities. How much of an impact will it have in your city or state? Find your state here and download an easy to use fact sheet. You can see which projects are housing, commercial, etc. For example, in Vermont (whose population is only approx. 600,000), from 2002-2016, there have been 234 HTC projects that resulted in over $200 million in total development.

Overall, the HTC generates more dollars than it costs to implement. It gives money back to the government while benefitting local and state communities. Most everyone is catching on; in 2016, the HTC was used more than ever, according to the National Park Service and Rutgers University. From the National Trust for Historic Preservation: over the life of the program, the historic rehabilitation tax credit (HTC) has:

• created more than 2.4 million good-paying local jobs
• leveraged $131.8 billion in private investment in our communities;
• used $25.2 billion in tax credits to generate more than $29.8 billion in federal tax revenue;
• and preserved more than 42,293 buildings that form the historic fabric of our nation.

This video from the National Trust shares highlights of the HTC.

Think this just a concern for Democrats? Not true. President Ronald Reagan put the HTC into place and fully believed in it. Watch and listen here.

What can you do to help? Contact your representatives! Here is an easy way to send an email. And, even more effective, call them!

With Your Coffee [Monday Edition]

Silos at Dealer.com, Pine Street, Burlington, VT. Painted by local artist Mary Lacy.

Good morning! How’s it going? Is September incredibly busy for everyone – what happened to summer days? In need of a preservation conversation spark? Here are some recent finds relating to transportation and place. Read anything good lately? Working on anything fun? Let me know.

• Transportation nerds unite. Let’s talk about pavement. 99% invisible for the win, yet again.

• Have you heard of Pikes Peak Ocean to Ocean Highway? Everything about that makes me want to take a long road trip across the USA.

• Related: I’ve learned about many old highways from Jim Grey’s blog.

• Traveling the country by train is also on my to-do list.

• Do you live in a college town? I do. Granted they crowd the streets and the sidewalks, they bring vibrancy and money to BTV!

• What’s your ideal NYC neighborhood? Take this quiz to answer the above question. But, remember, real estate prices are NYC prices… thus, ridiculous.

• It’s a been a sad few weeks for historic structures in Vermont recently. In the past few weeks, Vermont has lost three historic structures to fire: the Cornwall Covered Bridge; the Shelburne Farms Dairy Barn; and the last working round barn in the state.

Cheers!

Join Me for a Preservation Lecture in Wilmington

Ever wonder what a preservationist thinks about when she looks around a town or city? Come find out! On Tuesday July 12, 6pm, join me at Memorial Hall in Wilmington, VT for a lecture on reading your built environment + historic preservation. I’m honored and excited to be a part of Wilmington’s Pettee Library Summer Series. After this, you’ll never look at your built environment in the same way!

14 West Main Street, Wilmington, VT – 6pm

Hope to see you there!

YUP: Bikes, Beer & Buildings

The media tells us, with valid evidence, that appreciation for historic buildings is on the upswing, and the number of craft brewers continues to grow, and alternate modes of transportation are catching on in urban areas.

Where can you find all of these in one place? Check out Rochester, New York. The Young Urban Preservationists (“YUP”) of the Landmark Society of Western New York hosted its second annual BBB – Bikes, Beer & Buildings – scavenger hunt on Saturday July 11, 2015. Caitlin Meives (UVM HP Alum 2008), Preservation Planner with the Landmark Society, gave me the rundown on the event and the group.

PiP: Tell me about Bikes, Beer & Buildings. 

CM: Bikes, Beer & Buildings is a great way to explore Rochester’s neighborhoods, see some lesser known landmarks, and learn about ongoing preservation projects. Organized by The Landmark Society’s Young Urban Preservationists (“YUPs”), BBB is Rochester’s first bike-based scavenger hunt. The YUPs provide the clues and you (and your team of 1-4 people) hop on your bikes and hunt down the buildings (or architectural features, parks, structures, etc).

PiP: How many years running? Where did you get the idea and the name? 

CM: This was our 2^nd year. Last year, shortly after we formed, one of our steering committee members said he wanted to organized a bike scavenger hunt. So we did. Coming up with a clever name for events is always annoying so we thought, “Well, it involves three of our favorite things: bikes, beer and buildings….so why not just call it that!”

Happy participants! Photo provided by the Landmark Society for Western New York.

PiP: What’s the purpose or goal of BBB? 

CM: To have fun. To get out and see the city on two wheels. To see the exciting adaptive reuse projects that are happening all over the city. To see neighborhoods, parks, and buildings that a lot of people wouldn’t otherwise see or notice. Big picture, we (the YUPs) are also trying to engage as many youngish folks as possible. There is a an ever-growing community of young people in the area, especially in the city of Rochester, who are committed to their communities and are preservationists at heart.

PiP: Was it a success? 

CM: Yes, it’s a big hit and we’ll definitely do it again! This year we had 33 teams and just over 75 participants! We also had a bunch of local businesses and organizations who sponsored the event and provided in-kind donations of their awesome products for our prize baskets.

The beer garden! Photo courtesy of the Landmark Society of Western New York.

PiP: What was the best part of the event? 

CM: Watching everyone enjoy a cold beer or the purple “Pedaler’s Punch” that Lux Bar & Lounge prepared for our hot and tired cyclists.

Happy bikers and building lovers enjoying a cold beer. Photo courtesy of the Landmark Society of Western New York.

PiP: Who are the YUPs?

CM: The YUPs are a group of youngish folks interested in preservation and community revitalization. We come from various walks of life and various professions—lawyers, planners, doctors, veterinarians, architects, writers, artists—but we all have one thing in common: we care about our communities and we believe our historic resources play an important role in any community’s revitalization.

What does “young” mean? Whatever you want it to! We’re targeting those oft-maligned by the media “millennials” (aged 20 to about 40) but, more importantly, we want to connect with like-minded people who are invested in their communities and are young at heart.

PiP: Sounds awesome! Can you offer any advice for groups wanting to do something similar to BBB? 

CM: Four tips for you:

1. You need a dedicated and committed group of organizers. You don’t need a lot of people, you just need organized and committed people. In fact, if you have too many people it can become unwieldy. How you structure the organizing of an event like this depends on the structure and dynamics of your group. I happen to be one of the co-founders of the YUPs and I work for The Landmark Society, the organization with which the YUPs are affiliated, so it naturally falls to me to more or less lead the charge and to make sure we stay on track. In this case, delegating and giving people ownership of a task or an event can be challenging. However, in our 2^nd year organizing this event, I found that people felt much more comfortable taking charge. If your group was formed more organically by people who just came together to form a group on their own, likely you’ll all have that sense of ownership to begin with. Regardless, I think it’s important to make sure someone is the point-person for the event as a whole or for each facet of the event. If everyone is running around doing a little bit of everything and no one is in charge of one thing, things can really easily slip through the cracks. Trust me. We had one or two last minute snafus.

2. Partnerships are key. Starting an event from scratch is tricky, especially if your group/organization is new and doesn’t have a huge base from which to pull. Our first year, two days out from the scavenger hunt, we had three teams registered. Then one of our partners, a popular local blog that focuses on urban and preservation-related issues, shared the event through its social media. The flood gates opened and we breathed a huge sigh of relief.

3. Start small and work your way up. You don’t want your first attempt to be a colossal failure. So don’t set yourself up for failure by biting off more than you can chew or by expecting unrealistic numbers.

4. Learn and adapt. Your event won’t be perfect the first, second, or third time around. But have fun with it, make sure your participants have fun, and get feedback from them.

PiP: Where can we find the Landmark Society or YUP on Social Media? 

• Instagram: @youngurbanpres
• Search #yupROC (“ROC” is how locals refer to Rochester)
• Facebook: Young Urban Preservationists
• And check out Caitlin’s TedX talk about Flour City

Thank you, Caitlin, YUPs, and The Landmark Society of Western New York! Great job on such a wonderful event. 

With Your Coffee

Warm days in Montreal, where this is never-ending architectural eye candy.

Happy weekend! It’s been a nice week here in Vermont and Montreal with a few days of warmer temperatures and (some) blooming flowers, giving us reminders of the beautiful warm months ahead. No matter what the season, one of my favorite things to do is sip a cup of coffee and read a good article or blog post, or discuss one with a friend. Here are a few items I’ve found recently; maybe you’ll like them too.

• Fascinating TED talk about the future of architecture by Marc Kushner.

• Giant concrete arrows across the United States? Sounds like a road trip! 

• Dead malls are all over the news. But what about the birth of those malls? 

• Preservationists, consider trees essential to historic significance and quality of life.

• Definitely follow Raina on Instagram. She’s the bomb. 

• Power transmission lines are the latest threat to historic resources.

I hope your Easter weekend is perfect.  What are you reading? Let me know if you’d like to see this feature again. Coffee cheers!

IMPORTANT Preservation Legislation – WE NEED YOUR HELP

Do you follow Preservation Action for updates on preservation policy? It’s a good idea to do so, because as you know, legislation can make all the difference for preservation funding and government action. While much of preservation happens at the local level, the federal level carries much influence as well. A recent update that is worth your time:

MILITARY LAND ACT WOULD AMEND NATIONAL HISTORIC PRESERVATION ACT (and not in a good way) 

The summary and suggestion from Preservation Action (see their press release and an update):

Thursday, May 8, 2014, the House Natural Resources Committee will mark up H.R. 3687, the Military LAND Act.

This bill would amend the National Historic Preservation Act (NHPA) of 1966 to allow federal agencies to block and rescind the listing of federal properties on the National Register of Historic Places, National Historic Landmarks, and on the World Heritage List for national security reasons.

Maureen Sullivan of the Department of Defense and Stephanie Toothman of the National Park Service both testified in opposition to the bill on April 29, 2014.

Preservation Action, National Trust for Historic Preservation, National Conference of State Historic Preservation Officers, and the Advisory Council on Historic Preservation wrote the Public Lands and Environment Subcommittee Chair and Ranking Member outlining preservationists’ concerns and opposition to the bill.

Stop Congress from taking steps to undermine historic preservation. Please write members of the House Natural Resources Committee and ask them to oppose this harmful bill.

WHAT CAN YOU DO? Now is the time to contact legislators whether via a letter, email or phone call. Preservation is powerful when people speak up. The U.S. Military owns vast tracts of historic properties across the nation. As an example, the Army owns over 20,000 buildings considered eligible for listing in the National Register of Historic Places. And that is only one military branch.

WHAT SHOULD YOU WRITE? Preservation Action suggests this letter (copy & paste, and email – it’s that easy!)

May 7, 2014

Dear (Representative or Senator Name):

I am deeply concerned with H.R. 3687, the Military LAND Act. This bill would amend the National Historic Preservation Act (NHPA) of 1966 to allow federal agencies to block and rescind the listing of federal properties on the National Register of Historic Places, National Historic Landmarks, and on the World Heritage List for national security reasons. H.R. 3687 wrongly raises alarm that designation of historic sites weakens the authority of federal agencies to protect our national security. There is nothing that imposes any legal constraint on federal agencies to protect the interests of national security.

In addition, the bill creates a new requirement of Congressional review that could unfairly politicize the process of evaluating historic significance which has existed without issue for the past nearly 50 years.

The NHPA provides the direction and tools to protect our historic resources and, importantly, sets up a clear process of consideration of our historic heritage. Federal, state, and local governments use the NHPA to identify, preserve and protect our historical, architectural, archeological and cultural resources. The National Register of Historic Places is currently comprised of more than 88,000 listings. Listing a property or determining the eligibility of a property for the National Register does not limit a federal agencies authority.

Please do not undermine our nation’s historic preservation. I ask you to oppose H.R. 3687 and any provisions that would weaken the NHPA.

Regards,

(Your Name)

I wrote my senator. Will you?

Preservation is Good for Your Health

Mark Fenton, the keynote speaker for the Rhode Island Preservation Conference delivered one of the best talks I’ve heard. He linked public health and historic preservation, in a way that makes the connection seem so obvious. Read on to learn more from Mark’s conference talk.

Preservation is good for your health, plain and simple. Preservation improves quality of life, which likely includes health. Many of us know this, but have we thought about it enough to put it into words?

How is preservation good for you? Historic towns and cities were built for human scale, often prior to our auto-centric designs. This means that buildings are closer together, the streets are not filled with vast parking lots and strip-mall style setbacks. Streetscapes include sidewalks, street furniture, mature shade trees. Cars are not what connected people. Instead, people walked or rode public transit.

The problem with our auto-centric suburbs? Our transportation design and development patterns do not encourage walking (i.e. exercise). Every task requires a car. Bike paths don’t necessarily link neighborhoods to a downtown core. The destinations need to be functional, with the trailheads at our front doors.

The solution? Better design that allows passive exercise for all ages. Meaning that people are encouraged and able to walk for errands. Not every task requires a car. Networks are safe and user friendly. How? Vocal concerned citizens need to speak up and alert their elected officials that design matters. Their town doesn’t have to settle for the typical corporate big-box chain look. Schools should be built in towns, rather than off in the middle-of-nowhere. Zoning needs to change.

We need to stop building a world conducive to inactivity, and recognize that our historic development patterns made more sense. Telling people to exercise is not going to work. It’s like rearranging the deck chairs on the Titanic. Instead, we need to change how we design, how we build.

Transportation design, building design, and community planning must be improved. Step up to the plate and negotiate. Make your community healthy and believe that your community deserves the absolute best, not the run-of-the-mill design.

Need smaller steps in your community? Add benches. Add shade trees. Buy a bike rack. Be an active role model. If you can, try walking for just one errand. Businesses are looking to locate in healthy communities.

Doesn’t it make perfect sense? Of course historic preservation is good for you. And that is another tool in our preservation toolbox.

Want to hear the entire talk? Watch it here – begin at 23 minutes for Mark.

Providence, RI. A healthy city block.

Abandoned Vermont: Highgate Falls Church

It’s a good time to address underused churches in Vermont. The Vermont Historic Preservation & Downtown Conference features a work day at Christ Church on Thursday May 1, 2014. Too many of our churches sit empty with small, shrinking congregations, extremely limited (or no) funding, and an uncertain fate. The case of St. John’s Episcopal Church in Highgate, VT is one of the many that is not abandoned, but is underused. It is used seasonally for weddings. Members of the church currently attend services in nearby Swanton, VT. Currently this church appears to be in good condition.

The Preservation Trust of Vermont works with Partners for Sacred Spaces and the Vermont Division for Historic Preservation to host retreats that will aid organizations in developing uses for their churches. (This year’s is May 15-16 at the Grand Isle Lake House in Grand Isle, VT.)

Constructed in 1834.

Located in Highgate Falls, VT.

The rear of the church.

You can see clear through the window across the church. Is anything more lovely than a historic window?

Beautiful windows.

The sign on the front of the church.

This odd photo – pardon the blurry foreground, blame the iphone – shows the interior of the church. That’s as much as I could see inside.

What a beauty. This church is located down the road from Highgate Manor and the Highgate Falls Lenticular truss. Read more about Highgate, a small town in Franklin County, northwestern Vermont.

 

Boston Marathon Day

Today is Patriots Day in Massachusetts, which commemorates the first battle of the American Revolution. Today is also known as the day of the Boston Marathon to us runners. Boston in an important race, this year more so than others due to the tragic events of the 2013 race. Some are running for those killed, those injured, in support of Boston and runners everywhere, and for countless other reasons. To many runners, Boston is THE race. Since you have to qualify based on time and age, it’s often a personal triumph to marathoners. The spirit of the Boston Marathon is contagious. Having not run Boston myself (maybe some day), I’m cheering on a few dear runner friends today, wishing them the absolute best experience.

A few Boston facts for you.

• The first Boston Marathon was held in 1897, though it was only 24.5 miles as opposed to the full 26.2 miles that we know today.
• Why the Boston Marathon? The 1896 Olympic Games in Athens included a marathon race, which was based on Pheidippides’ fabled run from Marathon to Athens. When the Boston Athletic Association wanted a race in 1897 of similar style for the New Patriots Day, they chose a route from the Revolutionary War. (See more in this article from The Atlantic).
• The race begins in Hopkinton and ends on Boylston Street in Boston (see map).
• Heartbreak Hill is at mile 20.5. While it’s not the worst hill by itself, any hill at mile 20 is not welcome (at least the uphill part). And since mile 20 is often referred to as “the wall,” this hill packs an extra punch.
• Women were not allowed to run in the marathon until 1972 (no joke!). From the History Channel: Roberta “Bobbi” Gibb couldn’t wait: In 1966, she became the first woman to run the entire Boston Marathon, but had to hide in the bushes near the start until the race began. In 1967, Kathrine Switzer, who had registered as “K. V. Switzer”, was the first woman to run with a race number. Switzer finished even though officials tried to physically remove her from the race after she was identified as a woman.
• There are approximately 36,000 people racing Boston today. 

Are you watching? Have fun!

Freeways to Boulevards and Parks: A Brief Introduction

Transportation tells the story of our culture: how we travel, in what style, what mode and to where. Depending on the design and form of our routes, it tells our priorities and the purpose of the roads.

Consider parkways of the 1920s-1940s: scenic, winding, stone bridges and underpasses, grassy medians, low speed limits. These roads were constructed for an enjoyable ride, making the journey part of the destination. Now consider interstates of the 1950s – 1970s or later: wide lane with wide shoulders, limited access, high speeds, blasting through the landscape. These corridors were built for efficiency and speed, getting the traveling public from one place to another.

Why is there such a difference in road construction? Just as our tastes in fashion, design, food, and culture change, so do our theories and methods of planning, construction, and transportation. Theories and methods change to fit our needs and wants, as evident by the evolution of our roadways.

Take note of where major highways are located, and you’ll see that many hug the waterfront of cities. These roads divide the waterfront from the city dwellers, which seem to ignore the potential high-value real estate. Don’t the best cities embrace their waterfront? Why would we ignore that by constructing roads instead of boardwalks, beaches, and parks? There are a few important factors to understand (note these are not all-inclusive).

(1) Until the modern era, the waterfront often represented the industry of a city. Shipping ports were major transportation centers, where goods would come in or leave the city. Waterfronts were for business, not play. Even little Burlington, Vermont had  waterfront filled with railroad lines, oil tanks, the lumber industry, etc. It was much different than today.

(2) Since the waterfront was not a cherished place in cities, especially as industry changed in the United States, building a road along the shorelines seemed to make sense. Transportation was replacing industry, particularly the shipping and rail industry.

(3) Before the interstate were the low speed (relatively speaking) parkways were constructed (think early Robert Moses era), driving was recreation and leisure. A Sunday drive was leisure time to Americans, and driving on a scenic highway adjacent to the the water made for beautiful views and a lovely afternoon.

(4) Interstates often replaced parkways. And interstates caused devastation through cities across the nation. However, building the interstate along the waterfront often was a path of least resistance, as they would transport vehicles around the city at high speeds, avoiding the congestion of inner city loops. .

(5) Recreation and city planning changed. Whether a parkway or an interstate, this pattern of development left the waterfront divided from city dwellers. At the time when these roads were constructed, people were moving out of cities, not living in them. The effects to a city were less noticeable than they might today. When people began living in cities as opposed to living in the suburbs, city dwellers wanted to reclaim the empty waterfronts.

Half a century later and development patterns and planning theories have indeed changed. Today cities across the country are working to remove (yes, remove!) freeways and reclaim the waterfront by turning the roads into boulevards or parks. An article 6 Freeway Removals That Changed Their Cities Forever (Gizmodo) is an amazing collection of examples around the world. On the east coast, you might know the Big Dig in Boston. On the west coast, Harbor Drive in Portland, OR is a well-know case study.

Harbor Drive in Portland, Oregon BEFORE freeway removal. Click for source & article.

Harbor Drive AFTER freeway removal. Click for source & article.

And there are many cities with proposals in mind such as Syracuse, New York and Niagara Falls, New York. PreserveNet keeps a website by the Preservation Institute detailing freeway removal projects. These are not minor undertakings. They are an incredible feats, requiring major design shifts. Improving quality of life within cities by giving pleasant open space to all speaks volumes to how we view and use cities today. Gone are the days when people are fleeing cities to the suburbs and need the roads to get in and out of the cities as quickly as possible. Instead, we see the value in these dense, urban environments. Quite the bold revitalization, and an example of what good a dramatic change can accomplish.

What do you think? Anything to add?