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MAIN STREET:

Economic Development within the Context of

Historic Preservation

Economic Development within the context of Historic Preservation

What does Main Street do?

Florida Main Street is a program of the Florida Department of State, Division of Historical Resources which provides training and technical assistance to local organizations in support of their efforts to revitalize their traditional downtown and/or business district.

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Florida Statutes:

Section 267.031 (5)(g), Florida Statutes states that it is the responsibility of the Division to “Cooperate with local governments and organizations and individuals in the development of local historic preservation programs, including the Main Street Program of the National Trust for Historic Preservation, or any similar programs that may be developed by the Division.”

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“People stay longer and spend more money in places that attract our affection … but no place in America will stay special by accident.”

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Ed McMahon

Senior Fellow for Sustainable Development

Urban Land Institute

National Main Street Board of Director

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Economic Development within the context of Historic Preservation

Why Downtown is Important

• Downtown is a major employer! A surprising number of jobs, at all salary levels, are located downtown

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• Downtown infrastructure is a major public investment. Healthy businesses in buildings assessed at full value help reduce the tax burden on homeowners.

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• Downtown has an impact on the property values of surrounding residential neighborhoods

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• Downtown is the heart of the community for a mix of goods and services: government, professional, technical and retail

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• Downtown is an important public space where all members of the community can meet and interact. Downtown is where monuments are located, speeches are made and parades are held.

Economic Development within the context of Historic Preservation

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Economic Development within the context of Historic Preservation

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Downtown is the home of independent,

family owned businesses

Conservatively, the NET new business in Florida Main Street towns provide over $88 million each year in Sales Tax Revenues to the State

Economic Development within the context of Historic Preservation

Buildings assessed at full value help

reduce the tax burden on homeowners

EVERY YEAR the Property Taxes from private sector investment in buildings on Main Street provide an additional $12,500,000 to local governments

Annual cost to the downtown of �an empty Downtown Storefront

• lost sales
• lost employee payroll
• lost rent
• lost business profit
• lost property taxes
• lost bank deposits
• lost real estate loan demand
• lost business loan demand
• lost sales tax to government
• lost utilities
• lost advertising

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$ 400,100 TOTAL

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Source: Donovan Rypkema, Place Economics

Thomasville Walmart

• Land consumed (acres): 34 1
• Total Property Taxes per acre: $6,500 $335,000
• Retail Taxes’ per acre to City: $47,500 $83,600
• Residents per acre: 0 48
• Jobs per acre: 5.9 26.5

Downtown Commercial Mixed-Use

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Big-Box vs Downtown�Property tax implication of different development types

Economic Development within the context of Historic Preservation

Main Street 101

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• Main Street is historic preservation
• Main Street is economic development
• Main Street is commercial development
• Main Street is all-inclusive
• Main Street’s strength is as a public/private partnership
• Main Street is grass-roots, community driven
• Main Street concepts transfer to the entire community

Four Point Approach

• Four Points provide strong, framework

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• Serve as excellent internal check-points to ensure holistic comprehensive approach

Four-Point Approach

• Promotion – marketing the district’s unique characteristics and assets
• Design – getting the commercial district in top physical shape
• Economic Vitality (was Economic Restructuring) diversifying the district’s economic base
• Organization – getting the community working toward consensus

Main Street Approach

Quantitative Outcomes

Qualitative Outcomes

• Community Vision
• Market Analysis

Return on Investment

Local Main Street Program

$38:$1

Economic Impact of

Florida Main Street Programs

since 1985

$4.69 Billion

28,771

7,769

1,437,693

Total reinvestment in Florida Main Street

Net Gain in jobs

Net Gain in businesses

Number of Volunteer Hours

The Main Street Principles

1. Comprehensive
2. Incremental
3. Community-driven/grass-roots
4. Public/Private partnership
5. Builds on existing assets
6. Quality
7. Change: tangible and in attitudes
8. Implementation oriented

Key components to succeed

• Full time paid Executive Director
• Follow the four point approach
• Unerring commitment to succeed
• Unified vision for downtown
• Strong committed leadership/Board
• Partnerships are essential
• Understanding that success is incremental
• Downtown is never “finished”
• Without risk…there is no reward!

Basic Do’s and Don’ts

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• Do create a Public-Private partnership
• Do work to change attitudes towards downtown. Everything in a downtown – people, buildings, streets, merchandise -must say “Welcome, open for business.”

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Basic Do’s and Don’ts

• Don’t overemphasize parking
• Don’t be derailed by a “white elephant”
• Don’t study downtown to death
• Don’t let traffic generators move out of the downtown
• Don’t expect 100% cooperation
• Don’t look for “home runs”

Katherine Beck

Coordinator

Katherine.beck@dos.myflorida.com

850-245-6345

www.floridamainstreet.com

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Laura Cicone

Assistant

Laura.cicone@dos.myflorida.com

850-245-6346

www.floridamainstreet.com

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Florida Department of State

Division of Historical Resources

Bureau of Historic Preservation

R. A. Gray Building

500 South Bronough Street

Tallahassee, Florida 32399

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