H-Town Day: Minnette Boesel

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The H-Town presentation on the City of Houston Historic Preservation Ordinance by Minnette Boesel, Mayor's Assistant for Cultural Affairs.

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  • Located in First Montrose Commons, built 1912, designed by Birdsall P. Briscoe, designated as protected landmark 2011.
  • Main St Market Sq
  • Good example of a landmark designated more for its ‘cultural’ significance than ‘architectural’ importance. Designated 2011.
  • Developed in 1920s, 1930s - typical architect-designedrevival styles of our museum-district historic neighborhoods – Boulevard Oaks, Broadacres, Shadow Lawn.
  • Early 20th century ‘streetcar’ neighborhood of bungalows, Queen Annes, Craftsman. Norhill and Houston Heights have similar housing stock.
  • H-Town Day: Minnette Boesel

    1. 1. a user’s guide to the City of HoustonHistoric Preservation OrdinanceMinnette BoeselMayor’s Assistant for Cultural Affairs
    2. 2. Historic Preservation1.Preservation in Houston2.Historic Districts and Landmarks3.Certificates of Appropriateness4.Benefits of Designation5.Online Resources
    3. 3. Historic Preservation• City’s Historic Preservation program started in 1995.• City can designate both Landmarks and Historic Districts.• Houston Archaeological and Historical Commission meets monthly to review applications and issue Certificates of Appropriateness.
    4. 4. Landmarks andHistoric Districts
    5. 5. Landmarks• Approximately 300 currently• Range from structures built in 1800s to mid- century moderns.• Must have historical, cultural, or architectural significance.• Building generally must be at least 50 years old to be a landmark, unless exceptionally significant - ‘youngest’ was built in 1968.
    6. 6. Dr. John Hoskins Foster House (1912)320 Branard Street – First Montrose Commons
    7. 7. Stuart Building (1880) 304 Main Street – Main Street Market SquareBefore Restoration
    8. 8. Last Concert Café Complex (c. 1850, 1949)1403 Nance Street
    9. 9. Raymond and Daisy Powell House 3640 Piping Rock Lane – River OaksMay 2011 July 1941
    10. 10. Landmark Designation• Owners may nominate their property, or in rare cases, HAHC may do it.• Two types of Landmark • ‘Regular’ • Protected• Application will go first to HAHC for a recommendation, then to City Council for a decision.
    11. 11. Historic Districts• 19 city districts• Contain over 6000 properties• Covers only 2.5 sq mi of 656 sq mi in Houston.• Largest is Glenbrook Valley (1255 tracts), smallest is West Eleventh Place (10 tracts).• Most historic districts are clustered in Heights area (6), Montrose (6), and Museum District (4).• Glenbrook Valley is first post-WWII district and first district outside the loop.
    12. 12. Boulevard Oaks Boulevard Oaks1802 North Blvd (1927) 1611 North Blvd (1928) Russell Brown Company1617 South Blvd (1927)J. W. Northrop Jr. 1659 North Blvd (1935) Hiram Salisbury 1707 South Blvd (1927) J.W. Northrop Jr.
    13. 13. Woodland Heights 501 Bryne521 Byrne 501 Byrne 719 Bayland506 Euclid 416 Euclid
    14. 14. Glenbrook Valley 8015 Glen Forest Ct. 7834 Santa Elena 7911 Santa Elena 7959 Rockhill 8610 Glen Aire 8210 Colgate
    15. 15. Historic District DesignationProcess begins:• Application can be initiated with the support of 10% of the owners in the proposed district.• HAHC may also initiate district designation.
    16. 16. Historic District DesignationValid application includes:• Petitions signed by 10% of the owners of tracts within the proposed district• Map reflecting the proposed boundary – district limited to 400 properties• Inventory – contributing & noncontributing• Photos of all properties.• Statement of Significance – why is the district worthy of designation?
    17. 17. Historic District DesignationReview Process:• P&D holds public meeting in community.• P&D mails a notice to all owners with a card to be returned indicating support or nonsupport.• 67% must indicate support within 30 days.• Public hearing held at HAHC.• HAHC makes recommendation.• City Council makes final decision.
    18. 18. Certificates ofAppropriateness (COA)
    19. 19. Certificates of AppropriatenessA COA is required for: • New construction in historic districts • Additions or exterior alterations to existing structures • Relocation or demolition of contributing structure
    20. 20. Certificates of AppropriatenessA COA is not required: • Ordinary repair and maintenance • Exterior paint, landscaping, HVAC units, light fixtures, porch ceiling fans, fences, re-roofing, mailboxes • Changes to the interior of the house • To rebuild your home back as it was if it is destroyed by fire or natural disaster • Demolition of a noncontributing (non-historic) structure
    21. 21. Building Materials• New materials (visible from the public right of way excluding alleys) must be visually compatible, but not necessarily the same as, the materials being replaced in form, scale, texture, and design for alteration, rehabilitation, restoration, or additions to historic structures
    22. 22. Additions• Eleven criteria that additions must meet (ex. whether addition retains the historic character of the property, does not destroy historic materials, compatible with setbacks, etc.)• Incentives for certain additions that HAHC must approve: the ‘shall approves’ – Second-story camelback – Side addition – Rear addition
    23. 23. Appropriate Addition
    24. 24. Appropriate Addition
    25. 25. Appropriate Addition
    26. 26. Appropriate Addition
    27. 27. New Construction __• Must be compatible with the existing contributing structures within the historic district in setback, proportions, roofline, and height.• No particular architectural style is required.
    28. 28. Appropriate New Construction
    29. 29. Demolition RequestsA COA for demolition of a contributing structure may be granted if the owner can show: • Unreasonable economic hardship or • Unusual and compelling circumstances
    30. 30. Design Guidelines
    31. 31. Design Guidelines
    32. 32. Design Guidelines• Contain standards for alteration, restoration, new construction, relocation and demolition of structures in historic districts.• Design Guidelines are being created for all city historic districts.• Already adopted for Old Sixth Ward.
    33. 33. Benefits ofHistoric Designation
    34. 34. Benefits of Historic Designation• City tax exemptions are available for rehab.• 50% discount on building permit fees.• Energy code requirements may be waived to preserve historic materials.• Stabilizes neighborhood and property values.• Ensures that new construction and additions are compatible with neighborhood character.• County, state and federal tax benefits may also be available.
    35. 35. Economic IncentivesHistoric Site Tax Exemption • Landmarks and contributing buildings may qualify if restoration expenses equal at least 50% of assessed improvement value prior to starting work • City will ‘look-back’ for expenses incurred up to five years prior to designation. • Exemption for up to 15 years.
    36. 36. Economic IncentivesSignificant Historic Building Tax Exemption • Protected Landmarks only • Must be identified as ‘Significant’ • Single-family residences not eligible • HAHC and Council must approve • Exemption of up to $30,000/yr in perpetuity.
    37. 37. Online Resources
    38. 38. www.HoustonPlanning.com
    39. 39. Historic District Homefinder
    40. 40. Historic District Homefinder
    41. 41. Historic District Homefinder
    42. 42. Historic District Homefinder
    43. 43. Historic District Homefinder
    44. 44. Contact UsHistoric Preservation Office:• Website: www.houstonplanning.com• Email: historicpreservation@houstontx.gov• Phone: 713-837-7701
    45. 45. Amended Historic Preservation Ordinance Q&AMinnette BoeselMayor’s Assistant for Cultural Affairs

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