Measuring the Impact of Historic District Designation on Real Estate in New York City
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1 Measuring the Impact of Historic District Designation on Real Estate in ew York City A Thesis Presented to the Faculty of Architecture and Planning Columbia University In Partial Fulfillment of the Requirements for the Degree Master of Science in Historic Preservation Advisor: Anthony Wood Readers: Erica Avrami & Jesse Keenan GIS Consultant: Jennifer Most Julia Barksdale Lewis May 2014
2 Thesis Context HISTORIC DISTRICT DISCOURSE AALYSIS Policy and Process The Roles of the Landmarks Preservation Commission and City Planning Agencies Length of the Approval Process Individual Landmark or Historic District? Operations Associated with Historic Districts Do Historic Districts Freeze Development or Limit Investment? Monetary Value of Properties in Historic Districts Initial Historic District Property Value Studies Cost of Fees, Time, and Materials Affordable Housing
3 Thesis Context HISTORIC DISTRICT DISCOURSE AALYSIS Policy and Process The Roles of the Landmarks Preservation Commission and City Planning Agencies Length of the Approval Process Individual Landmark or Historic District? Study 1: Ages of Buildings in ew York City Study 2: Remaining Developable Area in Manhattan Study 3: Vacant Land and Parking Facilities in Historic Districts Operations Associated with Historic Districts Do Historic Districts Freeze Development or Limit Investment? Study 4: ew Uses in Historic Districts Study 5: Investment in Historic Districts Study 6: Occupancy and Density in Historic Districts Monetary Value of Properties in Historic Districts Initial Historic District Property Value Studies Cost of Fees, Time, and Materials Affordable Housing
4 Study 1: Ages of Buildings in ew York City GIS SERIES 1: TESTIG THE ACCURACY OF PLUTO DATA FIGURE 1 Year Construction Completed According to PLUTO Data on Manhattan Block Construction Completed Before or After FIGURE 2 Year Construction Completed According to Ladies Mile Historic District Designation Report on Manhattan Block Construction Completed Before or After FIGURE 3 Overlay of data from PLUTO and the Ladies Mile Historic District Designation Report in regards to Year of Construction Disparity of Data 0-5 years 6-10 years years years years FIGURE 4 Disparity of Data by Years Disparity of Data 0-5 years 6-10 years years years years Ft. Ladies Mile Historic Designation Report. Landmarks Preservation Commission. The City of ew York "MapPLUTO" [Shapefile geospatial data], Coverage: ew York City, Updated October 2013 (Release 13v2), ew York City Department of City Planning, Downloaded: March Maps created by Julia Barskdale Lewis
5 Study 1: Ages of Buildings in ew York City GIS SERIES 1: TESTIG THE ACCURACY OF PLUTO DATA FIGURE 1 Year Construction Completed According to PLUTO Data on Manhattan Block Construction Completed Before or After FIGURE 2 Year Construction Completed According to Ladies Mile Historic District Designation Report on Manhattan Block Construction Completed Before or After FIGURE 3 Overlay of data from PLUTO and the Ladies Mile Historic District Designation Report in regards to Year of Construction Disparity of Data 0-5 years 6-10 years years years years FIGURE 4 Disparity of Data by Years Disparity of Data 0-5 years 6-10 years years years years Ft. Ladies Mile Historic Designation Report. Landmarks Preservation Commission. The City of ew York "MapPLUTO" [Shapefile geospatial data], Coverage: ew York City, Updated October 2013 (Release 13v2), ew York City Department of City Planning, Downloaded: March Maps created by Julia Barskdale Lewis
6 Study 1: Ages of Buildings in ew York City GIS SERIES 1: TESTIG THE ACCURACY OF PLUTO DATA FIGURE 1 Year Construction Completed According to PLUTO Data on Manhattan Block Construction Completed Before or After FIGURE 2 Year Construction Completed According to Ladies Mile Historic District Designation Report on Manhattan Block Construction Completed Before or After FIGURE 3 Overlay of data from PLUTO and the Ladies Mile Historic District Designation Report in regards to Year of Construction Disparity of Data 0-5 years 6-10 years years years years FIGURE 4 Disparity of Data by Years Disparity of Data 0-5 years 6-10 years years years years Ft. Ladies Mile Historic Designation Report. Landmarks Preservation Commission. The City of ew York "MapPLUTO" [Shapefile geospatial data], Coverage: ew York City, Updated October 2013 (Release 13v2), ew York City Department of City Planning, Downloaded: March Maps created by Julia Barskdale Lewis
7 Study 1: Ages of Buildings in ew York City GIS SERIES 1: TESTIG THE ACCURACY OF PLUTO DATA Only one building had the same year built date reported in the PLUTO data and the historic district designation report meaning for this block the PLUTO data was inaccurate more than 96% of the time. Among the 28 lots, eleven buildings were within five years of an accurate build date according to PLUTO and the historic district designation report, accounting for 39.3% of the lots. ine buildings (32.1%) were over twenty years off in date. Some buildings were misdated by 84 years. 11 of the 28 buildings were identified as having their date of construction estimated. Out of the nine buildings that were over twenty years off in date, only four were identified as building estimates. The estimate category incorrectly dated buildings by eighty-four to two years, a range of eighty-two whereas the buildings identified by PLUTO as non-estimates were incorrect by as much as seventy-three years. FIGURE 1 Year Construction Completed According to PLUTO Data on Manhattan Block Construction Completed Before or After FIGURE 2 Year Construction Completed According to Ladies Mile Historic District Designation Report on Manhattan Block 821 FIGURE 3 Overlay of data from PLUTO and the Ladies Mile Historic District Designation Report in regards to Year of Construction FIGURE 4 Disparity of Data by Years Construction Completed Before or After Disparity of Data 0-5 years 6-10 years years years years Disparity of Data 0-5 years 6-10 years years years years Ft. Ladies Mile Historic Designation Report. Landmarks Preservation Commission. The City of ew York "MapPLUTO" [Shapefile geospatial data], Coverage: ew York City, Updated October 2013 (Release 13v2), ew York City Department of City Planning, Downloaded: March Maps created by Julia Barskdale Lewis
8 Study 2: Remaining Developable Area in Manhattan FIGURE 5 Remaining Square Feet of Development in Manhattan Historic Districts in Manhattan Overbuit & Sites Built to Maximum FAR 1-10,000 SF 10, ,000 SF 100, ,000 SF 500,001-1,000,0000 SF Over 1,000,000 SF on site "Historic District Boundaries," [Shapefile geospatial data], Coverage: ew York City, Updated 22 April 2014, ew York City Landmarks Preservation Commission. "MapPLUTO" [Shapefile geospatial data], Coverage: ew York City, Updated October 2013 (Release 13v2), ew York City Department of City Planning, Downloaded: March The 87 million square feet of available development in historic districts accounts for 8.89% of the remaining developable square feet in Manhattan. This means that 91.1% of the available developable square footage in Manhattan is outside of historic districts Mile
9 Study 2: Remaining Developable Area in Ladies Mile 118 lots (33.42%) are overbuilt totaling 2,539,956 square feet FIGURE 10: Square Feet of Development Available in Ladies Mile FIGURE 11: FAR in Ladies Mile Four lots are built to the maximum FAR W. 23rd St. W. 23rd St. 4,036,211 square feet of remaining developable square feet on 231 lots The maximum developable square feet in Ladies Mile is 19,547,545 so the remaining square feet of development potential account for 12.99% of the developable area making the district 87.01% built out. Avenue of the Americas W. 22nd St. W. 21st St. W. 20th St. W. 19th St. W. 18th St. W. 17th St. Fifth Avenue Avenue of the Americas W. 22nd St. W. 21st St. W. 20th St. W. 19th St. W. 18th St. W. 17th St. Fifth Avenue If the overbuilt portion is taken into account, Ladies Mile as a whole district is built out to 92.34% capacity. Overbuilt Site/Maximum FAR 0-10,000 SF 10,001-20,000 SF Overbuilt Site/Maximum FAR FAR FAR 20,001-50,000 SF 50, ,000 SF 100,001 or more Ft FAR FAR Ft. "Historic District Boundaries," [Shapefile geospatial data], Coverage: ew York City, Updated 22 April 2014, ew York City Landmarks Preservation Commission. "MapPLUTO" [Shapefile geospatial data], Coverage: ew York City, Updated October 2013 (Release 13v2), ew York City Department of City Planning, Downloaded: March "Historic District Boundaries," [Shapefile geospatial data], Coverage: ew York City, Updated 22 April 2014, ew York City Landmarks Preservation Commission. "MapPLUTO" [Shapefile geospatial data], Coverage: ew York City, Updated October 2013 (Release 13v2), ew York City Department of City Planning, Downloaded: March 2014.
10 Study 3: Vacant Land and Parking Facilities in Historic Districts FIGURE 6 Vacant Land and Parking Facilities in Manhattan Historic Districts in Manhattan Vacant Land Parking Facilities "Historic District Boundaries," [Shapefile geospatial data], Coverage: ew York City, Updated 22 April 2014, ew York City Landmarks Preservation Commission. "MapPLUTO" [Shapefile geospatial data], Coverage: ew York City, Updated October 2013 (Release 13v2), ew York City Department of City Planning, Downloaded: March Mile
11 Study 3: Vacant Land and Parking Facilities in Historic Districts FIGURE 12: Vacant Land and Parking Facilities in Ladies Mile 10 Parking Lots 1 Vacant Lot W. 23rd St. Avenue of the Americas W. 22nd St. W. 21st St. W. 20th St. Fifth Avenue W. 19th St. W. 18th St. W. 17th St. Parking Lots in Ladies Mile Vacant Lots in Ladies Mile Ladies Mile Historic District Ft. "Historic District Boundaries," [Shapefile geospatial data], Coverage: ew York City, Updated 22 April 2014, ew York City Landmarks Preservation Commission. "MapPLUTO" [Shapefile geospatial data], Coverage: ew York City, Updated October 2013 (Release 13v2), ew York City Department of City Planning, Downloaded: March 2014.
12 Study 4: ew Uses in Historic Districts FIGURE 13: Ladies Mile Rezoning & Business Improvement District FLATIRO/23RD STREET PARTERSHIP BUSIESS IMPROVEMET DISTRICT W. 23rd St. W. 22nd St. Avenue of the Americas W. 21st St. W. 20th St. Fifth Avenue W. 19th St W. 18th St. REZOIG W. 17th St. Ladies Mile Historic District Flatiron/23rd Street Partnership Business Improvement District 2004 Rezoning Ft. "Historic District Boundaries," [Shapefile geospatial data], Coverage: ew York City, Updated 22 April 2014, ew York City Landmarks Preservation Commission. Ladies Mile Rezoning Proposed Zoning (C6-4A) ew York City Department of City Planning. "MapPLUTO" [Shapefile geospatial data], Coverage: ew York City, Updated October 2013 (Release 13v2), ew York City Department of City Planning, Downloaded: March eighborhood Map. Flatiron/23rd Street Partnership. Flatironbid.org. Accessed: 12 April 2014.
13 Study 5: Investment in Historic Districts FIGURE 14: COA s Issued in Ladies Mile Between 2003 and 2013 W. 23rd St. W. 22nd St. Avenue of the Americas W. 21st St. W. 20th St. Fifth Avenue W. 19th St. W. 18th St. W. 17th St. YEAR COA WAS ISSUED Ft. Archive. Search Query: Ladies Mile. ew York Law School. Accessed: March "Historic District Boundaries," [Shapefile geospatial data], Coverage: ew York City, Updated 22 April 2014, ew York City Landmarks Preservation Commission. "MapPLUTO" [Shapefile geospatial data], Coverage: ew York City, Updated October 2013 (Release 13v2), ew York City Department of City Planning, Downloaded: March 2014.
14 Study 6: Occupancy and Density in Historic Districts FIGURE Figure 9: Occupancy 7 of Units in Historic Districts in Occupancy Manhattan of Units in Historic Districts in Manhattan Historic Districts in Manhattan 0-70% 71-75% 76-80% 81-85% 86-90% 91-95% % "Historic District Boundaries," [Shapefile geospatial data], Coverage: ew York City, Updated 22 April 2014, ew York City Landmarks Preservation Commission. "MapPLUTO" [Shapefile geospatial data], Coverage: ew York City, Updated October 2013 (Release 13v2), ew York City Department of City Planning, Downloaded: March United States Census U.S. Department of Commerice. Economics and Statistics Administration. U.S. Census Bureau. Washington DC. FIGURE 8 People Per Square Mile in Manhattan Historic Districts in Manhattan 0-19,331 19,332-47,270 47,271-72,957 72,958-97,968 97, , , , , ,764 "Historic District Boundaries," [Shapefile geospatial data], Coverage: ew York City, Updated 22 April 2014, ew York City Landmarks Preservation Commission. "MapPLUTO" [Shapefile geospatial data], Coverage: ew York City, Updated October 2013 (Release 13v2), ew York City Department of City Planning, Downloaded: March United States Census U.S. Department of Commerice. Economics and Statistics Administration. U.S. Census Bureau. Washington DC Mile Mile
15 Study 6: Occupancy and Density in Historic Districts FIGURE 15: Occupancy in Ladies Mile FIGURE 16: Density in Ladies Mile W. 23rd St. W. 23rd St. W. 22nd St. W. 22nd St. Avenue of the Americas W. 21st St. W. 20th St. Fifth Avenue Avenue of the Americas W. 21st St. W. 20th St. Fifth Avenue W. 19th St. W. 19th St. W. 18th St. W. 18th St. W. 17th St. W. 17th St Ft Ft. OCCUPACY 85%-90% 90%-95% CESUS TRACT DIAGRAM "Historic District Boundaries," [Shapefile geospatial data], Coverage: ew York City, Updated 22 April 2014, ew York City Landmarks Preservation Commission. "MapPLUTO" [Shapefile geospatial data], Coverage: ew York City, Updated October 2013 (Release 13v2), ew York City Department of City Planning, Downloaded: March United States Census U.S. Department of Commerice. Economics and Statistics Administration. U.S. Census Bureau. Washington DC. PEOPLE PER SQUARE MILE CESUS TRACT DIAGRAM Under 49, ,555-51, ,839-52,420 52,421-69, ,947-91,163 91,164-99, , "Historic District Boundaries," [Shapefile geospatial data], Coverage: ew York City, Updated 22 April 2014, ew York City Landmarks Preservation Commission. "MapPLUTO" [Shapefile geospatial data], Coverage: ew York City, Updated October 2013 (Release 13v2), ew York City Department of City Planning, Downloaded: March United States Census U.S. Department of Commerice. Economics and Statistics Administration. U.S. Census Bureau. Washington DC.
16 Thank You! Julia Barksdale Lewis
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