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Findings from an Analysis of the Impacts of Historic
Preservation in LA
Prepared for the Los Angeles ConservancyPrepared by PlaceEconomics
Donovan RypkemaThe Trust Building
March 5, 2020
" I enjoyed your short presentation at
Preservation PA the other afternoon. It
was as interesting as the topic would
allow."
The Attributions
of Historic
Preservation in
Los Angeles
Room to Grow
Stable
Affordable
Dense
Diverse
Cost Effective
Economic Driver
Sustainable
The Basics
• 80% of LA Buildings more than 50 years old
• Not everything over 50 years old is “historic”
• 1,180 Historic-Cultural Monuments
• 35 Historic Preservation Overlay Zones (HPOZ)
• 26 National Register Historic Districts
• 195 Individual National Register Properties
• 3.1% of Population lives in HPOZs
• 1.8% of Jobs are in HPOZs
The Basics
Addition, 12.8%
Addition, 16.4%
Rehabilitation, 81.7%
Rehabilitation, 71.2%
Demolition, 1.9%
Demolition, 4.3%
New Construction, 3.6%
New Construction, 8.1%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
HPOZ
Rest of the City
Type of Construction Activity by # of Permits2002 - 2017
Addition Rehabilitation Demolition New Construction
The Basics
Addition, 34.2%
Addition, 15.7%
Rehabilitation, 43.8%
Rehabilitation, 26.0%
Demolition, 0.2%
Demolition, 0.4%
New Construction, 21.8%
New Construction, 57.9%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
HPOZ
Rest of the City
Type of Construction Activity by $2002 - 2017
Addition Rehabilitation Demolition New Construction
The Basics
Average Project Approvals per Year – 2008 - 2017
Conforming work on contributing structure 420
Conforming work on non-contributing structure 104
Certificate of Appropriateness 43
Certificate of Compatibility 11
Accessory Dwelling Units (since 2017) 98
The Concept of Revealed Preference
93.8% 92.4%
3.4% 4.5%2.8% 3.1%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
LA Parcels Land Area
LA PARCELS AND LAND AREA
CurrentlyDesignated
Add'l Identified bySurvey LA
Available
Room to Grow
# Parcels % of Parcels
% of Area
HCM* 1,180 0.1% 1.0%
HOPZ** 21,284 2.4% 1.8%
NR Listed*** 2,302 0.3% 0.3%
Survey LA 30,549 3.4% 4.5%
TOTAL 55,315 6.2% 7.6%
*Historic-Cultural Monument**Historic Preservation Overlay Zone***National Register of Historic Places
Affordable
49.1%
68.5%
0%
10%
20%
30%
40%
50%
60%
70%
80%
HPOZ REST OF CITY
HOUSEHOLDS SPENDING MORE THAN 45% OF INCOME ON HOUSING AND
TRANSPORTATION
Affordable
$0
$500
$1,000
$1,500
$2,000
$2,500
Monthly Rent for Studio Apartment
By Age
Affordable 51.3%
22.6%
44.6%
0%
10%
20%
30%
40%
50%
60%
Units affordable for a 2person household at 80%
AMI
Units affordable for a 4person household at 80%
AMI
Rental Affordability
HPOZ Rest Of City
16.2%
Affordable
Diverse54.4%
47.9%
0%
10%
20%
30%
40%
50%
60%
HPOZ Rest of City
Latinx 2017
Diverse
37%
10%
14%
39%
51%
9%
11%
29%
0% 20% 40% 60%
White
Black
Asian
Other
Race 2016
Rest of City HPOZ
Diverse
0%
5%
10%
15%
20%
25%
Age Distribution2016
HPOZ Rest of City
44.0%
59.0%
34.0%
0% 10% 20% 30% 40% 50% 60%
Millennials as Buyers of Houses 1912-1960
Millennials as Buyers of Houses Pre-1912
Millennials as Share of All Home Buyers
Millennials and Historic HousesNationwide
Diverse 29.4%
24.3%
16.0%
8.9% 8.9%
4.8%
7.6%
25.4%
22.2%
15.9%
10.6%12.4%
5.6%7.9%
0%
5%
10%
15%
20%
25%
30%
35%
Less than$25,000
$25-50,000 $50-75,000 $75-100,000 $100-150,000 $150-200,000 $200,000 ormore
Household Income 2016
HPOZ Rest of City
Dense
15,240
8,724
0
2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
HPOZ Rest of City
Density(Population per Square Mile)
Dense
Land Area Zoned Residential
Land Area Zoned Exclusively Single Family
HPOZ 80% 39%
Rest of City 47% 37%
HOPZ Rest of the City
Median Year Built 1929 1957
Average Square Footage 2,079 3,010
Average # Bedrooms 3 3
Average Land Value $383,119 $389,943
Average Improvement Value $170,105 $318,101
Average Total Value $555,623 $708,044
Average Value/Square Foot $226.29 $253.23
Dense
Dense
24.3%
16.0%
0%
5%
10%
15%
20%
25%
30%
HPOZ Rest of City
% Transit Ridership
Dense
One-third of all HPOZ single-family properties have less than 40% lot coverage. Therefore more than 3400 properties could accommodate one or more ADUs.
Room to Grow
An Alternative Path to Density –Redevelop Strip Centers
• 675 Strip malls in Los Angeles
• Consume 24,000,000 square feet of ground
• 7,237,000 square feet of leasable area
• Average strip mall, 10,755 square foot building on 35,814 square feet of land
• If redeveloped as 4-5 story structures, could provide equal amount of commercial space PLUS 63,416 apartments (850 s.f. each) plus one parking space per unit
Dense
Room to Grow
Two Units14%
Five or More Units39%
Four Units9%
Single Family
Residence31%
Three Units
7%
HPOZ
Dense
DiverseAffordable
Two Units6%
Five or More Units
5%
Four Units2%
Single Family
Residence85%
Three Units
2%
Rest of the City
Stable
64.3%
37.7%
29.5%35.7%
62.3%
70.5%
0%
10%
20%
30%
40%
50%
60%
70%
80%
United States Los Angeles HPOZs
Owner/Renter Households
Owners Renters
Stable
11.6%
11.4%
0% 2% 4% 6% 8% 10% 12% 14%
HPOZ
Rest of the City
Long Term Residents(Moved in before 1990)
43.1%38.6%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
HPOZ Rest of City
% of Renters that Moved in before 2010
Stable
16.7%
14.0%
0%
5%
10%
15%
20%
HPOZ Rest of the City
Renters who Moved in Prior to 2000
Cost Effective
Hard Costs & Soft Costs
Hard Costs
Soft Costs
$0
$50
$100
$150
$200
$250
$300
Historic Rehabilitation New Construction
Cost ComparisonHistoric Rehabilitation and New
Construction
Hard Costs Soft Costs
Available ToolsCost
Effective
Sustainable
Making cities sustainable means creating career and business opportunities, safe and affordable housing, and building resilient societies and economies. United National Sustainable Development Goals
Sustainable
A quarter of everything dumped in LA landfills is from construction debris.
The demolition of a 2000 square foot house in Los Angeles generates 295 cubic yards of debris, weighing 84 tons.
Sustainable
Economic Driver
25.5%
54.8%
15.2%
0%
10%
20%
30%
40%
50%
60%
HPOZs NationalRegisterDistricts
Rest of LosAngeles
Job Growth2005 - 2015
Economic Driver
35.0%
20.0%
0%
5%
10%
15%
20%
25%
30%
35%
40%
HPOZ Rest of the City
Growth in Arts Related Jobs2005-2015
Economic Driver
1.8%
2.4%
2.9%
3.0%
3.0%
3.3%
0.0% 0.5% 1.0% 1.5% 2.0% 2.5% 3.0% 3.5%
Share of All Jobs
Real Estate
Health Care
Other Services
Finance and Insurance
Administration
Share of Knowledge Worker Jobs in HDOZs
1.8%
4.1%
0.0% 1.0% 2.0% 3.0% 4.0% 5.0%
ALL JOBS IN HPOZS
START-UP JOBS IN HPOZS
Start-up Jobs in HPOZs
100.0
150.0
200.0
250.0
300.0
350.0
2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016
Change in Value per Square Foot 2000 = 100
HPOZ Rest of City
Economic Driver
37.6%
45.1%49.4%
68.0%
0%
10%
20%
30%
40%
50%
60%
70%
Pre-1950 Buildings
Historic Office Buildings and the 21st Century Economy
All Office Creative/Loft Office Live/Work Industrial Live/Work
Economic Driver
9.8%
12.6%
0%2%4%6%8%
10%12%14%
Buildings Constructedbefore 1960
Buildings Constrcuted1960-2018
Average Office Building Vacancy2014-2018
14.6%
19.2%
0%
5%
10%
15%
20%
Built Prior to 1960 Built 1960-2018
Average Vacancy –Loft-Creative Buildings
2014-2018
Economic Driver
Conclusion….Room to
Grow
Stable
Affordable
Dense
Diverse
Cost Effective
Economic Driver
Sustainable
Preservation is positive for the City and people of Los Angeles in multiple ways
Thank you very much