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Ft. Wayne local historic district comments

Benefits of Local Historic Districts
Category : Local Historic District (LHD)
Published by Admin on 2007/4/5
Benefits of Local Historic Districts

The major benefit to local historic district designation is that property owners are assured that their investment in their property will be not be harmed by inappropriate alterations or construction on adjacent properties. Once a property has received local historic district designation, elements of the property that are subject to public view become protected from inappropriate changes by a design review process. Property owners are required to apply for, and obtain, a Certificate of Appropriateness (COA) before a building permit can be issued, or exterior work begun, on any exterior changes. This review process adds protection and stability to both individual properties and historic districts. The process and its benefits are similar to deed restrictions that are placed on lots in modern housing developments. In both cases, the goal is to guide development in order to protect individual investment and the common good.

Two common misperceptions of those who are unfamiliar with local historic district designation are that it will restrict their right to alter properties they own and that it will decrease the value of their property.

· Fort Wayne's historic preservation guidelines allow a great amount of flexibility in planning common building improvement projects. Over 90 percent of the applications for COAs are approved by the Fort Wayne Historic Preservation Review Commission (HPC), the majority of which obtain quick approval by HPRB staff. While a property owner may be required to get approval of proposed changes by reviewing plans with the HPRB and its staff, many owners find the process helpful because free advice is available from objective professionals.

Property values are not adversely affected by local historic district designation. Property values tend to rise with local historic district designation, equaling if not outpacing similar, undesignated areas. Values in local historic districts often exceed the rate of value increase for the city as a whole, thereby offering a secure location for investment.

What someone else said about preserving their neighborhood

A Neighborhood Worth Preserving...

In order to define just what we are trying to preserve, we did an informal survey of what midtown means to you. Not surprisingly, many of the lists overlapped. Here are the common themes:

* Neighborhood feel in an urban setting
* An eclectic mix of houses
* Old homes that provide a sense of history
* Trees!
* Walkablity and proximity to parks, shopping, and restaurants
* Diversity of residents (village feel)

These are all things that a Local Historic District can help to protect!
Benefits

A Local Historic District is an overlay to existing zoning that provides additional protection for historic structures. Some of the benefits of being a part of a Local Historic District include:

1. Historic preservation helps to maintain a sense of place and to bolster the character, community, and visual appeal of a neighborhood.

2. Historic districts provide a framework for a cohesive neighborhood while still embracing a wide variety of styles.

3. Protected neighborhoods draw economic activity because they are good places to live and work and great places to visit!

More information on Property values in historic districts.

Just insert Oakhurst into Powelton below

Is Powelton Village a Philadelphia
Historic District?
No. Listing on the Philadelphia Register of Historic
Places recognizes and protects the special
architectural and historic character of the district.
Powelton Village is on the National Register of
Historic Places, which recognizes significance but
does not provide protection.

What gives Philadelphia the power to
create Local Historic Districts?
The Philadelphia Preservation Ordinance, Section
14-2007, was enacted in 1954. At this time it
created the Philadelphia Register of Historic Places, on
which individual structures could be listed for
their architectural, historical, or cultural
significance. The Ordinance was amended in
1985 to allow for entire districts to be placed on
the Register.

Why should Powelton Village become a
Local Historic District?
Local Historic Districts are the best method of
protecting the character of historic
neighborhoods. They help prevent the demolition
and inappropriate alteration of historic buildings.
Creating a Local Historic District in Powelton
Village can lead to the stabilization of property
values, the protection of buildings and
streetscapes, and the fostering of community
pride.

How can Powelton Village become a
Philadelphia Historic District?
By completing a nomination and submitting it to
the Philadelphia Historical Commission (PHC).
The PHC consists of architects, structural
engineers, builders, historians, lawyers, and
developers appointed by the mayor, as well as the
heads of six city departments. The PHC considers
applications and whether or not to approve them.

What does the nomination need to
contain?
A description of the characteristics of the
potential district, its significance, an evaluative
inventory listing for every property in the district,
and a map showing the boundaries of the district.
.
Isn’t this a lot of work?
It can be, but much of it is done for you already.
The preliminary nomination required by the PHC
before the official nomination can be submitted
has already been prepared and is ready for
submittal. The National Register form contains
many of the requirements necessary for the local
nomination including the beginning of an
inventory. Also, a database has been created
which contains information about every building
in Powelton Village.

What’s left to do?
Complete an inventory for each structure and
submit the formal nomination for inclusion on the
Philadelphia Register of Historic Places.

Easton Historic District

EASTON/Local Historic District
06-19-06
Local Historic District: Preserving Easton’s Rich Architectural History
Downtown Easton has a rich and varied architectural history, and city officials have taken steps to make sure that history is preserved.
Last fall, 2005, City Council signed into law a Local Historic District ordinance that was later certified by the Pennsylvania Historical and Museum Commission.
“The significance of this ordinance is that it will stop any further deterioration of the historic architectural assets we have in downtown Easton,” explained Bob Sedey, who was appointed chairman of the historic district commission when it was formed in October.
Preserving the historic atmosphere of Easton is a worthy goal. The district contains about 600 buildings. Sedey estimated that more than 500 of those are historic in nature, with some dating back to the mid-18th century.
The Ahlum Gallery at 106 N. Fourth Street is a good example of the type of structure the ordinance seeks to protect. According to owner Denise Ahlum-Sandy, the original front-end of the building dates back to the late 1700s.
Ahlum-Sandy purchased the building in 2000, and had it registered in the National Historic Registry. She then renovated it in compliance with guidelines provided by the registry.
Ahlum-Sandy is grateful the local historic district was formed, because it will ensure that any renovations of surrounding properties will also respect the historic qualities of the city.
“If you look at villages, cities, and towns that have a historic district, they’re great, they’re beautiful. They are nice places to walk, and they have kept their historic integrity,” Ahlum-Sandy said.
In the past, Ahlum-Sandy has seen historic facades modernized and destroyed. The new ordinance will prevent that from happening.
“What happens now will be more compatible with what we have,” she said.
That’s important, she added, because Easton’s unique architecture is “one of the top priorities” for business owners from out of town to locate in the city.
The Local Historic District ordinance covers an area that is bounded, roughly, on the south by Ferry Street; on the east by the Delaware River and west to Sixth St.; and on the North by College Avenue.
The law allows city council, through recommendations of the Historic District Commission (HDC), to oversee any changes made to the exterior of all buildings within those boundaries. Any home or business owner wishing to change the façade of a building must first receive a Certificate of Appropriateness, or COA, from City Council
“We are only interested in those things that happen on the outside of a building,” Sedey stressed. Interior renovations would not be effected by the ordinance, nor would any renovations that are not visible to the public.
However, any new development, all demolitions, and any alterations, reconstructions, or repairs to the façade of a building would be subject to the ordinance requirements, and to recommendations by the commission.
The ordinance governs such details as the height of a building, the arrangement of windows and types of materials that can be used. It does not address issues such as paint color, window treatments or door and window hardware.
All new signs installed in the district must also comply with regulations.
Ultimately, city officials hope to protect the historic buildings and streetscapes of Easton. That not only serves to safeguard the rich character of Easton, but it makes it an attractive residential and business environment, as well.
“It’s proven to be a powerful planning tool,” said Jeff Martinson, vice chairman of the Historic District Commission. “It’s been shown that buildings within a historic district see property values increase over time, and it also increases investor confidence, because if you invest or own or sell a home in a historic district, you know someone’s not going to do something wild and crazy next to you.”
Martinson, an architect, observed that Easton has a distinctive nature that should be preserved.
“There’s a lot of great architecture here – a lot of diversity and great style,” he said. “And Easton has a great street pattern, with a focus on Centre Square and the rivers, and interesting topography. It makes it a fun place to live and work.”
“Easton is a fairly distinctive place for the size of the city,” Martinson added.
It’s unique in that it already has three Nationally Registered Historic Districts. Those include the Downtown National Historic District, Easton Centre National Historic District and College Hill National Historic District.
The Delaware & Lehigh National Heritage Corridor and Lehigh Canal System enhance the historic character of the city.
Plans to create a Local Historic District date back to 1983. At that time, the concept of a district was proposed and outlines were drawn, but no ordinance was ever approved by Easton’s City Councils.
This time around, things turned out differently.
“A lot of people saw what redevelopment had done to the south side of the downtown,” said Sedey, referring to an area along Larry Holmes Drive. “We lost a lot of architectural gems.”
While the Local Historic District is undoubtedly most advantageous to homeowners and business owners within the district, visitors to the area will benefit, as well.
“People are interested in history wherever you go,” Martinson pointed out. “Many of the most popular travel sites are history oriented. So, visitors to Easton will benefit because there will be some exposure of historical assets and visually improved buildings and spaces.

Local Historic Districts Article

Local Historic Districts

Local historic districts do not have to meet the exact same guidelines as a national historic district. Many cities use guidelines similar to the national ones but also allow for some leniency in determining what is significant to the community and how best to take care of it.

Creating a local historic district requires two things. The first is a local preservation ordinance, which is the legislation that provides the rules for how historic resources will be identified and preserved, and the second is a historic preservation commission. These commissions may go by different names in different states, but their general mission is to identify local historic districts and ensure that growth takes place appropriately within them. Members of these commissions are usually citizens of the town, often appointed by the city councils.

A resident can contact the historic preservation commission to let them know about the historic qualifications of the neighborhood. The commission prepares a report for the local elected officials, detailing the district's significance, the boundaries and each property address within the district.

The commission must then hold public hearings with ample notification for all property owners in the district. Local historic districts require tremendous community support. After considering public input, the commission makes a recommendation to the local officials, who may adopt, alter or reject the historic designation.

Local historic districts carry rules about how a property appears, and this is what largely differentiates national from local historic districts. Homeowners in a national historic district are not bound by any commitment as to how their property will look or by any rules that govern future home repair.

By consenting to a local historic district, residents are agreeing to follow a set of local regulations that govern new building in the area. The regulations are enforced by the historic preservation commission in a process known as local design review. The local design guidelines govern any building in the area, which is why historic district status is sometimes aimed at keeping condo developers and big box superstores out of the neighborhood. New buildings must usually incorporate a certain style or compatible exterior, which prevents a lot of different-looking buildings from trying to crowd into the same space. Already existing houses have to follow certain rules as well. These rules may relate to all exterior features including windows, doors, rooflines, paint colors and materials used to conduct repairs.

There can be a lot of benefits to local design review. The guidelines require better upkeep of homes and yards, which may increase home values. In 2005, researchers found that home values in historic districts in Memphis, Tenn. rose 14 percent to 23 percent higher than homes in non-historic areas [source: Munoz]. They can also lead to an increased sense of neighborhood pride and feeling of community, and historic districts might drive tourism dollars into the community.

Benefits of Local Historic Districts

The major benefit to local historic district designation is that property owners are
assured that their investment in their property will be not be harmed by
inappropriate alterations or construction on adjacent properties. Once a property
has received local historic district designation, elements of the property that are subject to
public view become protected from inappropriate changes by a design review process.
Property owners are required to apply for, and obtain, a Certificate of Appropriateness
(COA) before a building permit can be issued, or exterior work begun, on any exterior
changes. This review process adds protection and stability to both individual
properties and historic districts. The process and its benefits are similar to deed
restrictions that are placed on lots in modern housing developments. In both cases, the
goal is to guide development in order to protect individual investment and the common
good.
Two common misperceptions of those who are unfamiliar with local historic district
designation are that it will restrict their right to alter properties they own and that it will
decrease the value of their property.
•  Fort Wayne’s historic preservation guidelines allow a great amount of
flexibility in planning common building improvement projects. Over 90 percent
of the applications for COAs are approved by the Fort Wayne Historic
Preservation Review Board (HPRB), the majority of which obtain quick approval
by HPRB staff. While a property owner may be required to get approval of
proposed changes by reviewing plans with the HPRB and its staff, many owners
find the process helpful because free advice is available from objective
professionals.
•  Property values are not adversely affected by local historic district
designation. Property values tend to rise with local historic district designation,
equaling if not outpacing similar, undesignated areas. Values in local historic
districts often exceed the rate of value increase for the city as a whole, thereby
offering a secure location for investment.

http://www.jeffersontownky.com/ROM/Historic%20Pres/Local%20Historic%20District.pdf

Historic Districts are Good for your Pocketbook

http://www.state.sc.us/scdah/propval.pdf

Recent studies in South Carolina found that local historic district status increases
house values. The market recognizes the extra protection offered by local district
status and rewards owners with a higher rate of return on their investments.

In Columbia, house prices in local historic districts increased 26% per year faster
than the market as a whole.

In Beaufort, houses in the locally protected historic district sold for 21% more, all
other factors being equal, than similar houses not in the district.

In Greenville, establishing a local historic district caused prices of houses in the
district to go up. House prices rose, on average, over 50% in just a few years.

In six smaller towns and cities across the state, local historic district status was a positive factor in determining the value of a house. For example, in Georgetown,
houses in the local historic district sold for 11% more than comparable
non-district houses, while in Anderson, district houses sold for 36% more.

Local historic districts create a win-win situation for both homeowners and the
community:

Current owners can sell their houses for higher prices or make use of their
increased equity,

New homeowners can protect their investments in their houses and enjoy greater
price gains, and

The community strengthens its tax base.

Value of Historic Designations

In 2006, the historic designation practice came under public scrutiny when citizens and local government officials clashed over a proposal to assign H-1 zoning to the adjoining neighborhoods of Hollywood Terrace and Mount Vernon. Home owners fearing a limitation to exercise their private property rights protested the zone change, while preservation proponents championed the method as a way to save unique examples of architectural style. No argument in the debate over the recent proposed districting addressed the possible price effect H-1 could have on property values. Using a hedonic price analysis, this study reveals that for property values assessed in 2003, a historic district location added a 19% to 31% increase to the value of a residence. Age within a historic district mattered as well, with older homes benefiting from H-1 districting the most. The models considered a range of other attributes that impact a property’s worth, such as age, square footage, and amenities, in addition to the specific application of historic zoning.

http://www.martin.uky.edu/~web/programs/mpa/Capstones_2007/Vogel.pdf

History

Government has regulated private property in America for more than 300 years. All colonized land began as Crown property that was parceled out to individuals and groups who found favor. No explorer ever splashed ashore claiming land “for me, John Smith, Upper Whampton, Cheshire.” There never was a time in which a right to any land in the American colonies stood in opposition to the interest of the state as a general precept.

Later, the Revolution did not change things much, either. The legal traditions that the framers took with them into the Constitutional Convention in Philadelphia where extension of, not breaks with, deeply rooted English practices.

So what is the true genius of our form of governance? Well, it’s not a rawboned liberty to do as we please. It’s our concept of freedom under law. In our tradition, there is nothing of the freedom of the fox in the henhouse.

Jefferson’s “inalienable rights” and the Bill of Rights with in the Fifth Amendment property protections were advanced to shield us from capricious governmental power. But they were never meant to absolve us from political, legal, or community responsibility to each other for the public good. If that were the case then the rest of the Declaration of Independence and the Constitution would be nonsense.

The foundation of American liberty is the belief that people when they are free also choose wisely and well when what they do affects others – like exercising property rights. But this country was not founded on crossed fingers hoping for the best. The drafters of the Constitution knew the all too human tendency to choose badly at the expense of others. So, they empowered us to make laws to guide and inform decision making and to restrain us when we cross the line by failing to exercise good judgment.

We were meant to be self governed people, not an ungoverned people, even when it came to property. No one has the right to wreck a neighbor’s setting, a block, or a neighborhood. Our profound attachment to liberty assumes we all understand this. Laws are made fully for those who do not understand. It is the rule of law that protects the freedom of the rest from the irresponsible action of the few.
The enemy of liberty is not law or government but the argument that people are by right uncontrollable.