Methods of Preserving Historic Neighborhood Character

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

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.)

City of Houston Historic Districts

Courtlandt Place (1996) West 11th 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)

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.

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

Common Traits of Historic Neighborhoods in Houston

Diversity of housing

Mix of incomes

A strong neighborhood identity

A broader area identity

Walkable neighborhoods

Local District Designation

National Register Designation

Landmark Concentration/Tax Incentives

Requirements: District or landmark must have proven historic

significanceThe 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

What’s Missing?

Ethnic Diversity-

Economic Diversity-

Areas Northeast and East of Downtown

-1930s -1940s

Neighborhoods-

Variety of Use

What Makes a District Successful?

Size

Common housing stock

Less intrusion of new construction

Common goals of preservation and

retention of original housing stock

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

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)

National Register DesignationFederal designation of

landmarks and districts on the National Register of

Historic Places.

Boulevard OaksBroadacres

Courtlandt PlaceFreedman’s Town

Independence HeightsIdylwood

Main Street/Market SquareNear NorthsideOld Sixth Ward

West Eleventh PlaceWestmoreland

Old Cotton Exchange Building (1884) Eugene Heiner

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

Landmark Concentration The River Oaks Model