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Methods of Preserving Historic Neighborhood Character.

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Presentation on theme: "Methods of Preserving Historic Neighborhood Character."— Presentation transcript:


2 Methods of Preserving Historic Neighborhood Character

3 Local Designation 81 protected historic landmarks Heights Branch Library (1925) J.M. Glover Magnolia Café Building (1911) Cooke & Co. Dr. Rupert O. Roett and Catherine Roett House 3274 Holman Street

4 Local Designation 203 historic landmarks Alabama Theatre (1939), W. Scott Dunne (Arch.) Old Jefferson Davis Hospital (1923), W. A. Dowdy (Arch.) Gulf Building (1929), Alfred C. Finn (Arch.)

5 City of Houston Historic Districts Courtlandt Place (1996) West 11 th Place (1997) Westmoreland (1997) Main Street / Market Square (1997) Old Sixth Ward (1998) Avondale East (1999) Norhill (2000) Avondale West (2007) Broadacres (2007) Houston Heights West (2007) Shadowlawn (2008) Freeland (2008) Houston Heights East (2008) Audubon Place (2009) Boulevard Oaks (2009) First Montrose Commons (2010) Glenbrook Valley (2011) Heights South (2011) Woodland Heights (2011) Germantown (pending)

6 What Could be Considered Eligible? Generally, something has to be 50 years or older to be considered historic. It also has to prove historic significance through architecture, architect, or being related to an important person or event. As the study of history has adapted and moved beyond the history of famous people and events into the study of social history, the idea of what is historic has changed as well.

7 A New Preservation Ordinance for Houston 90 Day Waiver has been eliminated No changes to landmark designation or review 10% of property owner may initiate a district application, and 67% of owners are needed to create a historic district Creates a new mechanism to repeal or amend a district Appeals of HAHC decision may go to the Planning Commission and on to City Council, allowing for an elected body to review appeals Spells out what requires and what does not require a CofA Gives specific instructions for how additions are to be qualified Gives more specifics on materials More requirements for proving economic hardship

8 Common Traits of Historic Neighborhoods in Houston Diversity of housing Mix of incomes A strong neighborhood identity A broader area identity Walkable neighborhoods

9 Local District Designation National Register Designation Landmark Concentration/Tax Incentives

10 Requirements:  District or landmark must have proven historic significance  The majority of structures in a proposed district must be contributing structures.  67% of property owners must sign off on the district. Regulations:  Exterior changes to the historic property that are visible from the ROW, including removal or demolition, must be approved by the HAHC.  Maintenance and repair, A/C units, landscaping, fences, lighting, and paint color do not require HAHC approval. Incentives: Historic Site Tax Exemption Local Historic District Requirements and Regulations

11 What’s Missing? Ethnic Diversity - Economic Diversity - Areas Northeast and East of Downtown - 1930s -1940s Neighborhoods - Variety of Use

12 What Makes a District Successful? Size Common housing stock Less intrusion of new construction Common goals of preservation and retention of original housing stock

13 Why Designate Locally? Benefits of District Designation for Neighborhoods: Maintains a mix of incomes and housing Considers your home as an investment Reduces vacant housing Rehab spurs rehab

14 How Does Houston Compare? Dallas (20 districts) San Antonio (27 districts) Chicago (37 districts) Los Angeles (25 districts, and 17 surrounding cities that have historic districts)

15 National Register Designation Federal designation of landmarks and districts on the National Register of Historic Places. Boulevard Oaks Broadacres Courtlandt Place Freedman’s Town Independence Heights Idylwood Main Street/Market Square Near Northside Old Sixth Ward West Eleventh Place Westmoreland Old Cotton Exchange Building (1884) Eugene Heiner

16 National Register of Historic Places  Administered through the Texas Historical Commission  No regulations or restrictions as to what you can do with your property – does not deter demolition  Section 106 Review  Federal Tax Credit Program

17 Landmark Concentration The River Oaks Model

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