Oakhurst Historic District

Ponce de Leon Court

2009-10-26T12:03:00.001-05:00

The historic Ponce de Leon Court neighborhood will be nominated to the National Register of Historic Places in recognition of its importance to the history of Decatur's development and its unique architectural and landscape features. The nomination is being prepared by Georgia State University graduate student Amanda Brown and the application is in the final stage of editing. Once completed, the nomination will be presented to the Historic Preservation Division's National Register Unit who will review the appication and submit it to the Georgia National Register Review Board for approval. For additional information on the National Register go to www.gashpo.org.

Decatur Historic Resource Survey Completed

2009-10-07T05:57:00.000-05:00

In March 2009, the City of Decatur engaged the services of Keystone Preservation Associates and Morrison Design, LLC to conduct a city-wide comprehensive survey the City's historic resources. The survey has been completed and the findings will be presented to the public on Wednesday, November 4th at Decatur City Hall in the City Commission Meeting Room starting at 7:00 p.m.. The presentation will be made by the consultants who will provide information on the methodology used for the survey and the subsequent results. There will be an opportunity for the public to ask questions.

Fighting Clouds in the Silver Lining

2009-06-23T08:29:00.000-05:00

Background: Highlands is a neighborhood in Denver Colorado built from 1893 - 1920 by the working class that has endured decades of change and continues to be a vibrant melting pot.

Article:
The revitalization of Highlands since the 1990s has not been without a downsider for many Highlanders, especially those concerned with keeping intact the area's small-scale historic character and rich ethnic diversity. As gentrification has pushed up property values, lower-income residents are nudged out, creating what artist and entrepreneur Chandler Romeo calls a "loss of multip-culturalism" in the area.

Moreover, as the neighborhood has become more desirable, developers have cashed in on the decades-old zoning code and begun demolishing older homes once again, as they did in the 1960s, in order to build large multi-unit structures. Although Blueprint Denver - an expansive reworking of the city's zoning code adopted by the city council in 2002 - provided some guidance for preservation, its impact has been watered down by an economic recession and pro-development city politicians. Demolitions have been most prevalent in West Washington Park, Cherry Creek and West Highland, although nearly all of the city's older neighborhoods are feeling the effecs of this process. Between 2003 and the end of 2005, acording to a May 2006 report in the Rocky Mountain News, annual demolitions of single-family and duplex homes jumped 63 percent.

Efforts are underway to establish additional historic districts (beyond the city's current number of 44) to help curtail rampant demolition. Historic Denver and several neighborhood associations have played an important role in this struggle, and nascent anti-demolition groups continue to form. Realtors have led the call for action in many areas, recognizing that homes in the least-dense R1 zones typically sell for more, since homebuyers want to buy into stable neighborhoods with little threa of change in local character. A recent bright spot for proponents of downzoning in West Highland was the creation last year of the Wolff Place Historic District, an area several blocks west of Highlands Square, which will help protect 110 homes within its boundaries.

From American Bungalow Issue 56

McBigger

2009-06-16T08:27:00.000-05:00

"McMansion" has become increasingly common in our vocabulary as traditional homes consistent with the local architectural style are torn down and replaced by hotel-sized, out-of-place dwellings. The term McMansion, coined for comparisons to McDonald's restaurants for their ubiquity and mass-produced style, seems even more appropriate considering statistics cited in two major newspaper articles:
From the Los Angeles Times last July, "Leveling Restrictions on McMansions," by Nicholas Riccardi: "In 1973, the median size of a new American home was 1,525 square feet; in 2006, it was 2,248 square feet." And from 2002, the Washington Post's Shannon Brownlee wrote in "Portion Distortion—You Don't Know the Half of It:" "As early as 1972, for example, McDonald's introduced its large-size fries (large being a relative term, since at 3.5 ounces the '72 "large" was smaller than a medium serving today)... But price competition had grown so fierce that the only way to keep profits up was to offer bigger and bigger portions. By 1988, McDonald's had introduced a 32-ounce 'super size' soda and 'super size' fries."
Both articles point to the fact that McBigger isn't always McBetter.

Cents and Sensibilities

2009-06-09T14:20:00.000-05:00

Older homes in designated historic districts are drawing attention like never before. Residents not only appreciate these mature neighborhoods and the qualities that make them special, they also appreciate their - well, appreciation.

To answer the often-asked question about the economic impact of designating residential districts as historic, the Los Angeles Conservancy reviewed several studies of historic districts in Texas, Indiana, Georgia and Virginia that found that neighborhoods bearing the "historic" designation appreciated faster over the two decades from the early 1970s to the early 1990s than similar neighborhoods that lacked the designation. Although the data are now somewhat dated, they end to confirm what other researchers have since found regarding the impact of historic designation on property values.

In Galveston, Texas, it was determined that "between 1975 and 1991, prices increased an average of 440% in the East End Historic District and by 165% in the Silk Stocking Historic District. By comparison, the prices in other neighborhoods over the same time period increased an average 80%."

In Elkhart, Ind., the rate of appreciation of properties in a particularly depressed historic residential area mirrored the rate of appreciation of the entire Elkhart market, and in Evansville, appreciation in one designated area outpaced that both in an adjacent undesignated area of the same vintage and residential style and in the overall Evansville market.

In Indianapolis, "property values in the local historic [residential] distric increased at a rate [that] exceeded the rate of both an adjacent, highly similar and unregulated neighborhood and the larger area of Indianapolis."

Other findings pointed to more consistent home ownership in Indianapolic historic districts. "In almost identical Indianapolis neighborhoods, the 1980 ratio of home-owners to renters was close: 34% of residents in Fletcher Place were owners and 29% in Holy Rosary - Danish Church. By 1990, while homeowners increased to 38% in Holy Rosary-Danish Church, the ratio of owners to renters had nearly doubled in Fletcher Place, rising to 66%.

In Rome, GA., the Athens-Clarke County Planning Department found that "between 1980 and 1996, designated properties increased in value 10% more than non-designted properties and locally designated properties increased in value almost 80% more than those only nationally designated."

Virginia cities confirmed the same trend. In Richmond, the value of properties within a designated district, Shockoe Slip, inceased at a steep rate compared to the rest of the city. Between 1980 and 1990, the total assessed valuation rose by 245%, from $23,135,886 to $56,761,000. Citywide, the increase was only 8.9%.

A study of Fredericksburg found that properties in the city's designted historic district gained appreciably more in value over the past 20 years than properties located elsewhere in the city. Between 1971 and 1990, residential properties in the historic district increased in value by an average 674%, while residential properties located elsewhere in the city increased in value by an average of 440%. In 1971, the average residentia property value was $17,920 in the historic district and $17,060 in the rest of the City. By 1990, average values had risen to $138,697 in the historic district and $87,011 outside the district.

It's little wonder that interest in historical districts is on the rise. Ken Bernstein, manager of the Los Angeles city planning department's Office of Historic Resources, told the Los Angeles Times recently that "the success of the Historic Preservation Overlay zones, or HPOZs, has caused an explosion of interest in the last decade." Until ten years ago, there were only eight zones in the city. Today there are 22, and designations are pending in another 16.

From American Bungalow , issue 57, spring 2008, page 125 - 126.

Wonderful Article on Miami

2009-06-02T16:13:00.000-05:00

Here is our favorite quote from the article:
"With the pressures of development, however, we are not only losing a significant part of our cultural heritage, but as those families are forced to move out, those neighborhoods are irretrievably losing their distinctiveness. In the words of historian George, "[As] we continue to lose our older buildings we lose more of our collective historical memory, our sense of place, our awareness of the rich past of our community. And we lose a vital source of enrichment in our lives.""
Sounds very familiar.
http://www.americanbungalow.com/AmBungalow/miamifeature.html

Miami's Bungalows: Orphans of Perpetual Boom
by Jose Vasquez

"Ninety years ago Miami didn't exist," wrote T. D. Allman in his 1978 book Miami: City of the Future. "[Yet] the Miami experience has recapitulated the experience of America-the dream that if only people pushed far enough into the uncharted vastness, they could escape the cold and corruption of the past and build for themselves a sunny and virtuous new world."
Miami is one of America's youngest cities. It was incorporated in 1896 on a three-mile-wide strip of land along the Miami River between Biscayne Bay and the eastern edge of the Everglades. Serious development began a decade later, when the influx of new residents and the expansion of residential and commercial settlement prompted the dredging of the first canals to drain water from the swamps on the city's western edge. By the early teens the city was growing in earnest. By 1920 the population had quadrupled.
That growth spurt, however, was just the ignition phase of what came to be known as the Florida Boom. Over the next five years, the city ballooned to 10,000 acres as South Florida became the nation's winter playground and the scene of frenzied real estate speculation. "The great boom did not just happen," wrote historian Arva Moore Parks. "[It] was created by Miami's incomparable climate, an abundance of available land and an extremely clever group of promoters" who tried to impress investors with "promises of an earthly paradise." It was not long before South Florida fell prey to this speculative real estate market. By 1925 the skyrocketing cost of living had created a severe housing crisis. The only railroad operating in South Florida, overwhelmed by the sheer volume of construction materials being shipped to Miami, imposed a temporary shipment restriction that limited cargo to fuel and sustenance goods. The following year a powerful hurricane laid waste to vast expanses of Miami and hastened the collapse of the teetering real estate market.
Unsung Treasures
Although South Florida has seen several booms since that first one, a primary legacy of that era was a belt of bungalow communities stretching along South Florida's east coast from Broward County in the north, covering Miami-Dade County and reaching south almost to the Florida Keys. These Florida bungalows have proven to be extremely resilient. For nearly 80 years, they have endured the region's humid, unforgiving climate and the assaults of countless tropical storms and hurricanes.
When I moved to Miami nine years ago I was struck by these highly idiosyncratic homes. In all of metropolitan Miami I could not find two that were exactly alike. Promoted as a "home of marked singularity," the bungalow was distinguished not only by an efficient plan and the use of the latest modern conveniences, but also by a meticulous attention to construction details. Multiple roof profiles, wide overhangs and flexible and efficient interior organization were prominent architectural features. Designers lavished special attention on their deep front porches. The use of such architectural elements as wood sideboards, trim, cornices and columns succeeded in making the textural and sculptural qualities of the structures stand out in the bright tropical sunlight. Today, although many of Miami's historic bungalows remain intact- a conservative estimate would place the number between 800 and 1,500, although thousands more may stand concealed beneath heavily altered exteriors- they are being systematically demolished or left to decay in the superheated real estate market that has dominated Miami in recent years. The loss is most evident in the area once known as the Edgewater subdivision, an eclectic neighborhood of California and Spanish Mediterranean bungalows that was developed north of downtown during the 1920s. During the past five years I have witnessed many instances in which whole groups of bungalows have been demolished over a weekend. Of several hundred that stood in the area five years ago, only a few dozen remain.
Tropical Domestication
The earliest reference to the bungalow in Miami, specifically the "Belvedere" type (so named for the often cross-gabled upper story, which was opened up to serve as a sleeping porch during the warmest months), can be found in a series of articles published beginning in 1916 in Tropic Magazine. The author praised the airplane Belvedere bungalow as highly suitable and adaptable to Miami's subtropical conditions. By the early 1920s the homes figured prominently in local real estate ads. Leafing through newspapers, one could find countless advertisements and articles extolling their virtues and the advantages of homeownership. "The word, Home, would bring up the whole history of our lives," wrote J. S. Andrews. "We want that little word to stand as a symbol of creative life and constructive happiness. We want the word 'Belvedere' to mean a Florida home, a Miami home."
The new developments consisted mostly of bungalow types clad in different styles, ranging from the popular California Craftsman to Spanish Mediterranean and Mission. Many Miami bungalow designs were indigenous re-interpretations of the California bungalow. Many of those models were sold as kits by Sears, Roebuck and the Aladdin Company throughout South Florida. Others were adapted by individual builders from designs in popular plan books of the time.
Miami's bungalows were the first widely built residential structures to embrace South Florida's early vernacular building traditions, making use of passive climate-control solutions such as raised floors, projecting overhangs and cross ventilation and incorporating indigenous materials-pine for the buildings themselves and oolitic limestone or "coraline" for foundations, chimneys and porches. Windows and porches were often shielded by canvas awnings or wire-mesh screens, giving rise to what eventually would become known as the "Florida room" and an aesthetic centered on a new, healthy lifestyle in which subtropical conditions were domesticated.In many respects we can see in these bungalows the early introduction of concepts and spatial themes that were to be refined and developed in the Miami Modern (MiMo) tropical home. Yet Miami Bungalows are still the most undocumented, overlooked and unprotected historic building type in South Florida. As Miami Herald architecture critic Beth Dunlop has recognized, "They are the unsung treasure of Miami's architectural lexicon and probably the least understood."
Preservation Changes
Many American cities- and many more neighborhoods in cities and towns across the country- have placed individual homes and entire communities of older bungalows under the protection of historic preservation ordinances and zoning restrictions. Owners have been encouraged by state and local tax incentives to make long-term commitments to restore and maintain their properties. Several Florida cities, including Tampa, St. Petersburg and Lakeland, are home to bungalow preservation associations that have worked with municipal governments to create bungalow historic districts. Unfortunately, Miami has no bungalow preservation association, and no historic district protecting any of its heritage bungalows.
In the 1980s, Miami-Dade County and the city both created historic preservation boards, which have had successes in such places as South Beach and the Art Deco district. In the old bungalow communities, in the opinion of South Florida historian Dr. Paul George, "preservation efforts haven't been a priority for large numbers of new arrivals trying to "make it." [And] the rising value of land makes it difficult for investors and developers to justify preserving the old when they can make more money by building anew-and vertically- on a site."
Many bungalows in more affluent neighborhoods have been lovingly restored and maintained, but these are exceptional cases. The only bungalow that is officially protected, the J. Jacob Hubbard House, a perfect example of a California Belvedere bungalow located in the area now known as Little Havana, was bought by the state several years ago and is now in the care of the Dade Heritage Trust. The trust has made plans for the restoration of this historical structure with the aim of revitalizing the surrounding neighborhood. It is hoped that its rehabilitation will inspire a renewed sense of pride among the community and encourage residents to reclaim their historic housing legacy through the promotion of the collective benefits of home ownership.
Whether any of this will happen is very much an open question. The challenges facing the preservation of Miami's bungalow legacy are nowhere more evident than in Little Havana, an area surrounding Southwest Eighth Street that can claim to have the highest concentration of 1920s bungalows in the city.
The dynamic commercial strip along Eighth Street, more famously known as Calle Ocho, is the centerpiece of the city's most vibrant and ethnically diverse residential district. The annual Calle Ocho festival, held over two weekends in March, draws close to a million people from around the world. There is a tangible sense of pride among the residents, who represent the coalescence of two cultures-that of traditional middle America and that of mostly Spanish-speaking Cuban emigres who arrived in the 1960s and more recent arrivals from Central America. Hispanics comprise just over 90 percent of the population.
Within this culturally integrated population, however, there exist stark socioeconomic disparities between those who live south and north of Eighth Street. In the blocks south of Eighth, more than 45 percent of the homes are owner occupied; they are thoughtfully painted, their lawns and gardens perfectly kept. The average home is valued at $350,000.
Northeast of Eighth, in the area directly abutting downtown known historically as Riverside, a predominantly low-income population lives in a mixture of single-family homes, duplexes and apartment buildings where fewer than 10 percent of households are owners. In this once exclusive development there are increasing numbers of empty lots among new apartment towers. The modest bungalows that remain, some among the oldest in the city, have been converted into shops or partitioned into cramped rental units.
Of these two areas, Riverside has experienced the more aggressive redevelopment in the last three years and appears to be at far greater risk historically. As property values have risen, renters have been forced out in greater and greater numbers, confronting the city with a crisis in affordable housing.
Despite the sense of foreboding one can read into this situation, the neighborhood is still a lively and colorful community that hundreds of families call home. As I stroll along the tree-lined streets, I do not sense among the residents an overwhelming sense of nostalgia. In this place-this community-the idea of the bungalow as "all-American" home is still alive. It is not the mid-century home of perfect manicured lawns, sheltered back patios and hidden family life. This is a community in which the streetscape, as seen and heard from the ubiquitous bungalow porch, plays a significant role in domestic life.
With the pressures of development, however, we are not only losing a significant part of our cultural heritage, but as those families are forced to move out, those neighborhoods are irretrievably losing their distinctiveness. In the words of historian George, "[As] we continue to lose our older buildings we lose more of our collective historical memory, our sense of place, our awareness of the rich past of our community. And we lose a vital source of enrichment in our lives."
As a professor of architecture at Miami Dade College, I have made a practice of involving my students in architectural documentation projects that broaden the scope of their architectural education. Last year, the Historical Museum of Southern Florida, located in downtown Miami, accepted my proposal to organize a documentary exhibition on Miami's bungalows as a way of helping to increase public awareness and understanding of this endangered architectural legacy. The exhibition was well attended and drew gratifying coverage from the local press. My students and I were proud of this work. Whether the exhibition changed anything remains to be seen.

Rockaway Beach in Peril

2009-05-28T16:25:00.000-05:00

Known as the poor man's Riviera, Rockaway Beach—a thin 7.5-mile snake of sand that hugs the coastline of Queens and Brooklyn in New York City—was once the summer home of the Vanderbilts, the Longfellows and the Astors. In the 1920s, many of these grand estates were divided and sold to developers, who built small communities in the popular architectural style of the time, and the bungalow colonies of Far Rockaway, N.Y., were born.
Now those beachfront bungalows and their public waterfronts are endangered: Only 100 of the 300 original houses remain. Dwarfed by massive new buildings—80 percent of all Queens nursing homes reside in Far Rockaway, and sprawling housing projects continue to grow, despite public easements—and unprotected by landmark status, the fate of these last bungalows is still up in the air. Though both national and New York City legislation mandates preservation and compatible development, the laws don't work unless someone enforces them.
Richard George in his bungalow, with high-rises in his back yard (Tim Davis)
That is precisely why Richard George, president of the Beachside Bungalow Preservation Association of Far Rockaway, Inc. (BBPA) is suing New York City's planning department and department of buildings, claiming they have violated their own initiatives. Founded 20 years ago, the association has tried a number of tactics to promote preservation. "Once I had to come and stand right in front of a bulldozer," George says. That was in 2001, and until last year, the city was still approving demolition permits. So George's group is taking the fight off the construction site and into the courtroom to protect the integrity of this humble neighborhood.
Rockaway Beach's six-mile boardwalk (the country's second longest, after Atlantic City, N.J.,) was once adorned with bathhouses and brothels, amusement parks and luxury hotels, which bloomed to life in the summer and were left sleeping for the winter. But during post-World War II expansion, Rockaway experienced the same decline that faced nearby places like the Bronx or Jersey City: Suburban settlements bypassed areas directly outside the metropolitan center, leaving boroughs subject to blight.
Their location, 20 miles from Manhattan, makes the bungalows particularly difficult to protect. Anthony C. Wood, longtime New York preservation activist, supports Richard George and his heroic efforts to save the houses. "These bungalows are really diamonds in the rough," he says. "Part of getting people on board is to get them to see the buildings, to fall in love with them. But the fact that they are so physically remote makes it hard. If they were in Manhattan, there'd be an army to protect them."
Dwarfed in Rockaway Beach (Tim Davis)
Many of the bungalows in this neighborhood—stretching from Beach 24th St. to Beach 27th St. between Seagirt Boulevand and the boardwalk in the Wavecrest area of Far Rockaway—were designed as soldier's housing in nearby Gravesend, then hauled by barge around the bay after World War I. The colony, built 80 years ago on the site of what was once the Dickerson estate, served as a humble summer retreat until its comeback in the mid-1980s.
The Beachside Bungalow Preservation Association was established in 1984, when year-round residents started to trickle into Rockaway Beach. But at the same time that the houses were at last owned instead of rented, and properly tended, development sprouted all around them. The 1918 deed from the four-acre Dickerson estate clearly affirms that an easement—guaranteeing public access to the waterfront—be preserved, but it wasn't until bungalows were demolished and easements violated that the association sprung into action.
In 1988, property owner Zion Halilli sold off his one-acre waterfront parcel to developers, who razed more than 50 bungalows on three city blocks. "They did it in the winter, when most of us weren't around," George says. "By the time we got back in the spring, they were gone." Yet the lot remained empty until 1998.
That's when the New York State Housing Trust Fund Corporation received an application from the Queens-based Margert Community Corporation to erect a multi-story apartment building there called Wavecrest II, despite the colony's easement. Magert originally promised garden apartments but later decided the building would contain 122 units of low-income housing.
"If public easements are ignored, it paves the way for the place to be chopped up, for further erosion," Wood says. "The sense of place is kind of what hangs in the balance."
Built on the site of 50 demolished bungalows, Wavecrest II looms above a modest bungalow. (Tim Davis)
Although the association challenged the application on the grounds that it would illegally usurp public access to the waterfront and violate federal and city laws, it was too late. Many Queens political heavy hitters, including former Borough President Claire Shulman and Assemblywoman Audrey Pheffer, supported the Wavecrest II application.
No one seemed concerned with the impact a six-story building would have on the modest neighborhood of one-and-a-half story, single-family homes—or with the legal clause that requires appropriate development. Neither did officials consider the easement, the right to ease, accommodation, and privilege to use land owned by another person. Both Margert and the city's planning department refused to comment for this story.
According to the Coastal Zone Management Act, which Congress passed in 1972, one section, Title 16, Chapter 33, Sec. 1452, states should give "full consideration to ecological, cultural, historic, and esthetic values as well as the needs for compatible economic development" and maintain "public access to the coasts for recreation purposes" while assisting "in the redevelopment of deteriorating urban waterfronts and ports, and sensitive preservation and restoration of historic, cultural, and esthetic coastal features."
Rockaway Beach juxtaposition (Tim Davis)
The New York City Waterfront Revitalization Program (WRP), adopted in 1982 and revised in 1999, is the city's own version of the Coastal Zone Management Act, intended to locally enforce the national act. In its own charter, the program states, "The guiding principal of the WRP is to maximize the benefits derived from economic development, environmental preservation, and public use of the waterfront, while minimizing the conflicts among these objectives. Through individual project review, the WRP aims to promote activities appropriate to various waterfront locations."
But if compatible development balanced with aesthetic values is the goal of the law, the reality is quite different. Today Wavecrest II hovers over the bungalows, violating their easements and spreading its pink brick wings across Beach 14th Street. Yet if the BBPA has its way, that will all change.
"They built private property on a public easement," George says. "The Coastal Zone Management Act says development has to be compatible with the character of the neighborhood, and they did not properly conduct a detailed environmental impact study. So the project is null and void." The association wants the city to restore the easements, perhaps even removing developments like Wavecrest, and protect the bungalows from future demolition. It hopes to require the city to review past applications and reverse inappropriate and illegal development.
"There are precedents for this sort of action," Wood says. He's referring to the "too-tall" tower at 108 East 96th Street that, due to a zoning error by the department of buildings, was forced to demolish its top 12 floors.
It could be months, even years, before the lawsuit is decided. But in the meantime, development on public easements and demolition of bungalows has temporarily come to a halt. Key city players are now behind his association, George says. "We even had the Astors come out here and give us support," he says. "Just like in the old days."

What does listing on national historic register really mean?

2009-05-21T16:29:00.000-05:00

It only took one bulldozer to quickly reduce a nearly 200-year-old house on a busy thoroughfare outside Albany, N.Y., to a pile of rubble this past May. Built in 1805, the timber-frame property had been one of the last remnants of the days when working farms, not shopping centers, strip malls, or housing developments, dominated the city's suburbs.
The John Wolf Kemp House was one of some 77,000 listings on the National Register of Historic Places, which the National Park Service—not the National Trust—administers. But that designation couldn't stop the building's owner from razing it to make way for a $12 million extended-stay hotel.
The belief that inclusion on the register renders historic structures or sites impervious to demolition or change is a widely-held misconception, as is the idea that owners are restricted from making alterations to properties once they're listed. Such myths can prevent the register from being as effective as it might be in bringing acclaim to historic properties and offering a measure of protection through mandated review to significant buildings and landscapes that stand in the way of federally funded projects, experts say.
"The register really exists to protect historic property owners from a government action that would impede or devalue the nature of their property," says New York State Parks Commissioner Bernadette Castro, who is a member of the federal Advisory Council on Historic Preservation, which comments on projects that would affect National Register-listed properties. "But there is confusion, and it is unfortunate. If your property is on the National Register, it does not mean you cannot paint your house any color you'd like," Castro continued. "It does not in any way mean you can't sell your property or pass it on to your heirs. Some people even think they have to let the public into their house once it's on the register. We get that question all the time."
In fact, properties that are deemed eligible for the register but not formally listed on it still receive the same consideration from the Advisory Council. So in the case of nervous owners, anxiety is unwarranted: Whether they agree to have their property listed or not, the limited protection that the register affords will be extended to them.
In the past five years, 272 properties have been removed from the register, but not necessarily because they were demolished. The Park Service subtracts buildings from the register not only when they are destroyed but when they're dramatically changed or moved from their original location. However, since sites are only taken off if a change in their status is brought to the Park Service's attention, there are no exact figures of how many register properties are lost annually.
Authorized under the National Historic Preservation Act of 1966, the National Register exists to assist in public and private efforts to identify, evaluate, and protect historic and archaeological resources, according to its official Web site. Properties listed on the register include districts, sites, buildings, structures, and objects that are significant in American history, architecture, archaeology, engineering, and culture.
To be eligible for the National Register, a structure or site should be associated with significant historic events or people or embody distinctive architectural characteristics of a specific period. Generally, the candidates must have achieved significance more than 50 years ago to be considered for inclusion. Historic buildings that have been relocated or reconstructed are generally not eligible.
Listing on the register gives a property special consideration by the Advisory Council on Historic Preservation if it would be in any way affected by projects that the federal government—or those that would use federal funding or require federal licensing—undertake. The council does not have the power to prohibit changes to a register property, but it does ensure that historic values are considered in the federal planning process. In addition, the council can suggest mitigation, such as documentation of a building or landscaping around a new development, prior to changes taking place.
Being on the register also makes owners of commercial property—including rental property—eligible for federal tax credits and qualifies them for federal assistance funds for preservation, when money is available. Most states have set up a parallel state-level register to which properties listed on the National Register are automatically added and the same oversight standards apply.
When the National Register was created, the nation was booming, and Americans were paying little attention to the potential value of historic properties. Urban renewal—which usually meant widespread demolition—and the federal highway program were in full swing, so the National Historic Preservation Act and the subsequent creation of the National Register were significant breakthroughs for preservationists.
"It created a check-and-balance system that we never had in this country before," says William J. Murtagh, who was the register's inaugural "keeper," a position he held for 14 years. "Before, preservationists had no legal part of the planning dialogue. Now, preservation is no longer the purview of a volunteer constituency; it's a formal part of the planning process."
At its inception, says Murtagh, the register "was never considered to be anything but a restriction of what the federal government could do to us and our property using tax dollars. It has absolutely no restriction on what the private individual does with his property."
Listing a property on the National Register can provide owners with intangible benefits as well, supporters say. It draws attention to a site, giving it a cache that could increase its value, or, in the case of an historic hotel or landmark, attract more visitors and boost business.
"We think the recognition is the most important incentive" for owners to list their properties on the National Register, says Carol Shull, its current keeper. "The recognition of the register can bring people to a community because they know the buildings there have historical integrity," she says. "It also can change the way communities view themselves by getting local people to support and preserve significant structures and landscapes."
In the end, it is local officials, not the federal or state governments, that wield the real power over the future of historic buildings and sites through zoning laws and historic districts, which sometimes set up strict guidelines about what owners can and cannot do with their properties—from restrictions on everything from paint color to windows.
"You can put a building on the National Register one day and demolish it the next," says Frank Quinn, director of Historic Preservation for Heritage Ohio. "It's the local listing, through a review board or district commission, that really maintains the physical appearance of a building."

You can be green and historic

2009-05-14T16:32:00.000-05:00

Thom Day and Dennis Scott knew instantly that their Chicago bungalow was meant for them the moment crossed the threshold during a house tour last summer. They loved the vintage trim, wood floors, windows, and, in the attic, denim scraps used as insulation. Built in the 1920s, the house had been renovated as a "green bungalow" as part a project the city of Chicago launched last year.
Defined as cottages with a low-profile roof and single attic dormer, bungalows account for about a third of Chicago's single-family houses. Most of the city's 80,000 bungalows were constructed between 1900 and 1940.
"Energy efficiency wasn't around when the bungalows were built," says Charles Shanabruch, executive director of the Historic Chicago Bungalow Association. "This is a great idea. The project gives people new ideas, directions, products, and materials to work with."
Day and Scott paid $143,000 for the house and moved in last September. They live in Chicago's Marquette Park on the same block as three other previously vacant bungalows that were restored in a way that conserves energy and materials. The "green bungalow" project is part of Mayor Richard Daley's strategy to make the Windy City known as an environmentally friendly place.
"We wanted to take these historic buildings and develop the green technology without destroying historic details," explains David Reynolds, the deputy commissioner of the city's department of environment. To restore the bungalows, the city's housing and energy departments worked with the Neighborhood Housing Services of Chicago, the Southwest Home Equity Assurance Program, the Greater Southwest Development Corp., and the Historic Chicago Bungalow Association. "Each of the not-for-profits bring their own expertise and strengths," Reynolds says.
All of the four houses had been foreclosed about five years ago and were boarded up when they were chosen for the program in 2001. Each was to be developed according to a theme: handicapped-accessible, home office, young professional's home, and a classic bungalow.
"Everyone who worked on the project tried to ensure that materials were shipped from local suppliers to conserve resources," says Nate Kipnis, one of the project architects. "It's fine and dandy to say we're using marble, but if it's marble shipped from Italy, it kind of defeats the purpose of energy efficiency."
Denim scraps insulate the attic of Day and Scott's classic bungalow, the one model where all the interior trim was saved and reused. The original water boiler stayed in the basement as an example of how bungalows were heated, but the house now uses a tankless water heater. Popular in Europe, the small, energy-efficient unit heats water on demand in seconds, while older models keep water warm all day, driving up gas bills.
In the handicapped-accessible bungalow, workers widened all the doorways, added a wheelchair lift to the side of the house, and planted gardens at wheelchair level. A cork floor conserves heat during the winter, and old newspapers and phonebooks insulate the attic. The kitchen countertops are lowered to wheelchair height, but overhead cabinets make the kitchen useful to non-handicapped owners. Geothermal energy, a system that saves hundreds of dollars annually, heats and cools the house via three 150-feet deep holes in the back yard.
The office bungalow's floor tiles are made of recycled tires, and it's insulated with rock wool, popular in the early 20th-century. Kipnis prefers it to other types of insulation because it's non-flammable and non-allergenic. Radiant floor heat and slate flooring keep the house warm in the winter: It's heated by a system that works as both a furnace and hot-water heater, circulating hot water through coils while a fan blows warm air generated by the hot water. The system draws outside air for combustion and can hold up to 40 gallons of hot water.
The roof of the young professional's bungalow has air-flow panels to keep the deck from rotting and solar panels that provide electricity. Windows are made from aluminum, and the trim from recycled wood. A special heating system saves money, since more heat is provided incrementally as winter sets in.
When spring arrives, the bungalows' landscaped gardens will bloom in an environmentally friendly way. In each garden, French drains recycle rainwater to maintain hardy native plants. The city selected varieties that don't need as much water as other exotic species.
Perhaps the bungalows' biggest contribution to the environment is their impact on their immediate surroundings on Fairfield Street. After all, the four previously forgotten houses have been sold to new owners (the most expensive bungalow was the young professional's model, which sold for $155,000). And, the city says, the green bungalows have inspired others to undertake similar renovations on bungalows in the up-and-coming Chicago Lawn and Marquette Park neighborhoods.

Why would I want my property included in a historic district?

2009-05-07T09:04:00.000-05:00

From Portland Oregon http://www.portlandlandmarks.org/historic_district.shtml

Local historic districts are created to protect historic areas or groups of historic structures against loss of historic fabric and features and to prevent insensitive changes. The properties within a historic district are a source of community pride. The National Trust for Historic Preservation has found that local historic districts provide the following benefits to their communities:
-local districts protect the investment of owners and residents of historic properties;
-local districts encourage better quality design;
-local districts help the environment by contributing to the revitalization of neighborhoods and conserving the resources they contain;
-historic districts provide a tangible link to the past, a way to bring meaning to history and people's lives;
-a local district can result in a positive economic impact;
-local districts enhance business recruitment potential;
-local districts provide social and psychological benefits.

Opinion from Eureka

2009-04-30T09:09:00.000-05:00

Historic districts are good for Eureka
My Word by Karen Black
Article Launched: 10/29/2007 01:31:48 AM PDT

I have three houses in the proposed Clark Historic District. I also have one in a newly designated Berkeley historic neighborhood. Now I live in a Victorian just outside of a historic district in Vallejo.

I understand that the freedom to change a door or window is a big deal, but personally I think it should be a design crime to replace an old Victorian door with something new from Home Depot. Sliding Vinyl windows look bad in the front of Victorian houses. Let's keep Craftsman homes looking like Craftsmans and let Art Deco buildings stay Art Deco. Character equals value.
Here are the only two unpleasant stories that I have heard of, and I have been around awhile:
1. Someone wanted to remove an extra door in front of their house. So they remodeled inside and left a false door on the outside. It looked a little silly, but it satisfied everyone. I don't think houses have to stay exactly the same, but the basic “look” must stay the same.
2. Someone went ahead and began a cement pillar and chainlink fence around their Victorian. The Historic Committee gave them the choice of three acceptable fencing options, and after about three years of messing around doing what he wanted to do, the fellow finally did one of the things he was asked to. It looked great, and he wished he'd listened sooner.

Here is what I think people are afraid of: Historic building police. Design committees can sometimes be overly brainy and insensitive. Right now there is a building code. Is that an infringement on property rights? Yes, but we give a little for the greater good.
I'd like to see historic homes kept as genuine looking as possible, but the council members have to not be too persnickety. Just about everyone has gone by a beautiful old house and said, “Oh, that it is so sad. Look what they did to that house! It used to be so great!”
The only problem that I see with having to comply with neighborhood historic building codes is the cost. New windows are cheaper and more energy efficient than the old wood ones. I put them (shame on me!) in my first renovation because it was all I could afford.
However, I once saw a guy on the television show called “This Old House.” His business was to bring his truck/mobile workshop to your home. He would take out your old windows and make them double-paned and then reinstall them! It was cheaper than buying a new vinyl one, and everyone was happy.
Change is hard to take, but it usually turns out for the best. Perhaps new guidelines will lead to more and different business opportunities for the craftspeople around town.
Eureka is lucky to have some of the best tradespeople in America. Establishments of historic districts are good for Eureka and her economy.
Karen Black owns several houses in historic neighborhoods. She now in a Victorian just outside of a historic district in Vallejo, Calif.

Does Historic District Zoning Negatively Impact Property Values?

2009-04-27T10:39:00.000-05:00

"The marketplace increasingly recognizes both the short and long term economic value of historic properties. Just compare almost any neighborhood or commercial area that has embraced historic preservation with those that have not. Historic preservation and economic development represent an effective partnership - as a growing number of communities and businesses have come to realize."

Full Article:

Does historic district zoning negatively impact property values?

This was the question that the Denver Colorado City Council sought to answer in 1988 when it designed the Lower Downtown Historic District.

More than 75 percent of the areas property owners initially opposed the historic district. They feared a loss of property rights and a further erosion of property values. Today, the opponents are believers in the value of historic district zoning

Before designation, the once thriving commercial area on the edge of downtown had a vacancy rate of 40 percent - and 30 percent of the properties had been foreclosed. Blighted conditions triggered precipitous decreases in property values.

By the summer of 1995, however, vacancy rates in Lower Downtown had dropped to less than 10 percent. The last foreclosed property was sold to a private developer in 1993. The area is now home to 55 restaurants and clubs, 30 art galleries, and 650 new residential units. property values have doubled and private investment, not including Coors Field - the new home of the Colorado Rockies baseball team - has exceeded $75 million.

So how did historic district zoning contribute to Lower Downtown's success? The answer is simple: scarcity and certainty create value. Small businesses and investors were lured into the area by its charm and historic character - and by a knowledge that it would remain that way. In other words, historic district zoning gave investors assurance that their investments in rehabilitated, turn of the century buildings would not be undermined by billboards, parking lots, or other insensitive developments on nearly properties. The city's $2 million investment in streetscape improvements also reinforced private investment in Lower Downtown.

Historic district zoning is frequently controversial, but it almost always has a beneficial effect on property values, commercial revitalization, business investments and increased tourism. This was the finding of a wide ranging 1995 study by the Preservation Alliance of Virginia. According to David J. Brown, Executive Director of the Alliance, "Historic preservation is economic growth and the reality is that preservation means dollars in the pockets of Virginians."

The Virginia study addressed four aspects of preservation's economic impact: tourism, job creation, property values and downtown revitalization. On tourism, the study found that historic preservation visitors are a major portion of the state's $9 billion a year tourism industry. Seven out of ten first time visitors come to the state to visit historic sites, museums, and battlefields. The study also found that history minded visitors stay longer and spend more; two and a half times more than the amount spent by other visitors.

The second issue the commission looked at was job creation that resulted from the rehabilitation of some 900 historic buildings in Virginia pursuant to the federal Historic Rehabilitation Tax Credit. This program created over 6,600 jobs in the construction trades and over 6,000 jobs in spin off areas. Construction related historic preservation activity yielded a total of $270 million in household income in Virginia.

The study also examined the impact of Virginia's Main Street Program. Since its inception in 1985, the 20 small communities in the Main Street Program - whose goal is downtown revitalization within the context of historic preservation - have netted more than 1,100 new businesses, spurred the rehabilitation of 1,622 historic buildings and resulted in a net gain of 2, 170 new jobs.

As for property values, the study found that property values appreciated more in historic districts than in other areas of the cities. These results were similar to those of a separate independent study conducted by the Government Finance Officers Association's research center which found that property values in historic districts in Galveston Texas and Fredericksburg Virginia grew 1.5 to 3 times faster than comparable areas not in historic districts.

The marketplace increasingly recognizes both the short and long term economic value of historic properties. Just compare almost any neighborhood or commercial area that has embraced historic preservation with those that have not. Historic preservation and economic development represent an effective partnership - as a growing number of communities and businesses have come to realize.

The Value of History

2009-04-27T10:17:00.002-05:00

A sense of place provides us with a canvas in which to tell a story. Nostalgia is one of the top reasons we visit places. Often, when visiting such places we spend money. I recently received an e-mail containing the attached photograph.

Four friends meet for lunch at the Universal Joint on a regular basis. These friends do not live in Decatur, but other parts in the state. They choose our warm neighborhood because it is where they grew up. They visit and talk. Their conversations are likely to include catching up on current events and reminiscing about their life in Oakhurst.

Without the sense of place and tie to the past they would likely not be drawn here. The ability to see a glimpse of what a building or group of buildings looked like in the past draws on nostalgia, a very powerful thing. If the neighborhood does not retain that sense of place, that link to the past, then it is no longer a nostalgic destination.

Sure, this trip down memory lane only brings in $40-50/month or so for one of our local eating establishments. But, this is not the only story we have heard about other former residence returning to the home they grew up in. We have also heard from visitors that spend time in Oakhurst because it reminds them of the place they grew up and because that place no longer exists for nostalgic purposes.

Local historic districts help keep this link to the past, which is valuable aesthetically and economically. The purpose of such a local district zoning is not to freeze a place in time, but to make sure new development does not erase the past.

Article from UGA/GAPC

2009-04-23T05:03:00.000-05:00

Here is information you may find interesting.
http://www.uga.edu/gapc/links_doc_pdf/FAQs%20about%20local%20districts.pdf

Oakhurst Historic District Nomination Form

2009-04-16T12:28:00.000-05:00

Decatur Historic District Nomination Form

Short Name of District: Oakhurst Historic District

Location:

Describe in general terms the location of the district within the City
The proposed Oakhurst District is located in the southwest quadrant of the City of Decatur. The District is bound by West College Avenue to the north; Winter Avenue, Johnston Place, Park Place, and portion of East Lake to the west; the Oakhurst commercial District to the south; and Mead Road to the east. The boundary streets are College Avenue to the north, Leyden Street to the south, Mead Road to the east, and East Lake Drive to the west.

List streets and features within and around the district.
In addition to West College Avenue, Winter Avenue, Johnston Place, Park Place, East Lake Drive and Mead Road, the proposed district also includes Hood Circle, Third Avenue, Cambridge Avenue, Feld Avenue and Leyden Street. The district includes Oakhurst Elementary, Oakhurst Business District, West College Businesses, Bell South Property, Mead Road Businesses, Oakhurst Baptist Church, Thankful Baptist Church, East Lake Marta property and a cohesive development of bungalow style homes. The district is located between the MAK Local Historic District and the Historic Scottish Rite and the proposed Kirkwood Historic District.

Reasons for requesting historic district designation.
Check all that apply and explain.
___ Recognition
_x_ Protection
The entire Oakhurst neighborhood is under extreme redevelopment pressure. The proposed district is in danger of losing important historic structures and overall character.
___Tax Incentives
___Grant Assistance
___Other

Nomination prepared by:
Name:
Brendan Breault, Greg Levine, Joy Provost

Title and Organization, if any:
Oakhurst Historic Preservation Group

Mailing Address:
228 Third Avenue, Decatur, GA 30030

Please explain your relationship to or interest in the district:
Citizens of City of Decatur and residents of the Oakhurst neighborhood.

Signature: Date:

Decatur Historic District Nomination Form

I. Name of the District
Oakhurst Historic District includes portions of the Town of Oakhurst developed by the East Lake Land Development Co., in 1910 and 1924, A.R. and L.M. Morris development in 1915, Feld Realty Company development in 1910 and John Ridley development in 1910. It is included in the large annexed area of Decatur between 1914-1916. The very northern section of Mead Road was annexed by the City of Decatur in 1907.

II. Description of District

a. Narrative Description
Oakhurst Historic District’s development was tied to the expansion of the railroad. One of the early stations built was Meade Station, which is thought to have been located at what is now Mead Road. John F. Ridley sold off portions of his property near the station for the development of the town of Oakhurst. Oakhurst was incorporated in 1910. The 1910 residential directory gave addresses in Oakhurst along Park Place, Viola (Madison), College Avenue, Meades Road (Mead Road) and Winter Avenue. Oakhurst was annexed into the City of Decatur in 1915.

Continued development was linked to the addition of trolley lines. The North Decatur line was built in 1892 running north of Candler Park, down to DeKalb Avenue and then following East Lake Drive South. It then crossed the South Decatur line at the intersection of Oakview Road, East Lake Drive and Mead Road.

The development of Oakhurst was developed closely to the expansion of Decatur and enjoys some of the same character as the oldest development of the City. Oakhurst Historic District housing is predominately in the bungalow style with Craftsman details. The majority of the homes are of wood construction, but there are many brick or stone homes. They are further distinguished by the simplicity of detailing and large front porches.

Oakhurst Baptist Church was the first church of any denomination in the City of Oakhurst.

Nestled within the Oakhurst Neighborhood is Oakhurst Elementary School, which recently underwent a nicely crafted and historically sensitive renovation, adding charm to the neighborhood. Having a school within the neighborhood creates a sense of community and enhances the small town feel of the district.

The area borders Oakhurst Park, maintained by Decatur Parks and Recreation Department. It serves as a recreational area for children, pets and various athletic teams and groups.

b. Condition
i. Very Good .05%
ii. Good .25%
iii. Average 64%
iv. Fair .05%
v. Poor .006%
vi. Ruinous .003%
c. Number of Properties
There are 317 properties in the Oakhurst Historic District.

d. Instrusions and Non-Historic Properties
There are several non-historic properties within the Oakhurst Historic District, although the majority of the homes would be considered contributing structures (over 50 years old). Over time, the original structures are being torn down and replaced with larger, more modern homes. However, many homeowners have built additions and managed to keep within the style of the neighborhood.

e. Boundaries of the District
The District is bound by West College Avenue to the north; Winter Avenue, Johnston Place, Park Place, and portion of East Lake to the west; the Oakhurst commercial District to the south; and Mead Road to the east. The boundary streets are College Avenue to the north, Leyden Street to the south, Mead Road to the east, and East Lake Drive to the west. This area comprises the most intact pre-war constructed homes in the City of Decatur. Another demarcation is its proximity to the former Scottish Rite Hospital currently listed in the National Register and the MAK Historic District.

f. Photographs
Photographs are included as an appendix to the application.

g. Maps
Maps of the district are attached.

III. History
a. Summary of Historic Facts
· The area is comprised of four subdivision built in the residential construction boom that preceded the expansion of rail stops and trolley lines. The developers include East Lake Land Development, AR & LM Morris, Feld Realty Company and John Ridley. Development occurred between 1910-1915 with additional development in 1924.
· The intersection of present day Mead Road with the railroad was the location of one of three Southern Railroad line tops in Decatur called Meade Station.
· Includes Hood Circle, one of the few streets with what appear to be World War II era houses: frame minimal Cape Cod “workers” houses.
· East Lake Drive was one of three automobile routes from Decatur to Atlanta by the mid-1920s.
· Original platted history.

b. Historical Narrative

In 1892 the Atlanta City Street Railway Company built the North Decatur line. Called “north” because it ran north of the South Decatur line, the second tram route ran through Candler Park down to DeKalb Avenue and then turned, following East Lake Drive south, east and south again into East Lake. This line crossed the South Decatur line at the intersection of Oakview, East Lake and Mead Road at what is now the “commercial “center in western South Decatur.

John F. Ridley purchased the Eugenius N. Meade property in 1907 and worked a small farm on the site when he first moved there. Ridley’s economic prosperity, however, was based in merchandise and real estate, not crops. In 1910, most of his sizeable estate was absorbed into the Town of Oakhurst, and he eventually sold off portions of his property. Some became the site for the Oakhurst School, more of it the basis for a subdivision along Mead Road.

In 1910 the Georgia Legislature approved the incorporation of the Town of Oakhurst, from all appearances the smallest of the settlement in the area of East Atlanta. The population for Oakhurst was a mere 100 people. The original residential directory gave addresses in Oakhurst along Park Place, Viola (Madison), College Avenue, Meades Road (Mead Road), and Winter Avenue, all located south of the railroad tracts in the original Oakhurst Subdivion.

Very little is known about the origins of Oakhurst or its brief life as a separate municipality, since the City Hall/Schoolhouse burned (and the records with it) a few weeks after the annexation to Decatur in 1915.

Most of Oakhurst was settled after it was annexed to Decatur, but he setting was already in place as far as relationship of lots to the street, lots to other lots and the lot size of the overall neighborhood. It is a pattern of down-scaled houses, overwhelmingly pre-World War II, overwhelmingly bungalow and sizable number are brick.

IV. Significance
a. Geography
Oakhurst is a neighborhood that many consider within walking distance to the downtown business and shopping district in the City of Decatur. It has a very popular commercial district with several restaurants, art galleries and other retail business. It contains a well used dog park, recreation park, and Boys and Girls Club. The Oakhurst area attracts many visitors from other parts of Decatur, Atlanta, and metro-Atlanta locations.

Oakhurst has many hardwood trees that pre-date back the origins of the neighborhood. There is a neighborhood arboretum within the Oakhurst community and many of the trees in the arboretum are located within the boundaries of the proposed district.

Oakhurst is an excellent example of the rapid suburban expansion that the electric streetcar service permitted.

b. Architecture
The predominant architectural style of Oakhurst is the distinctive bungalow with varying amounts of Craftsman detailing. Excellent examples of Queen Annes, Pyrmidal Cottages, Gabled Ells, Georgia Revival, Minimal Traditional, American Foursquare and Temple Forms exist.

V. Sources of Information
City of Decatur (decaturga.com)- zoning and land use maps
Dekalb County web site (dklbweb.dekalbga.org/TaxAssessor/)- property information
Atlanta History Center (Dorrie)
Dekalb Historical Society
Decatur Library
Decatur Preservation Alliance (decaturpreservationalliance.org and and Decatur Historic Preservation Resource Manual and Design Supplement to the Decatur Historic Preservation Resource Manual)
McAlester, Virginia & Lee. A Field Guide to American Houses, Alfred A Knopf, 1986
The Story of Decatur, 1823-99, by Caroline McKinney Clarke
Architectural History of Decatur Neighborhoods
City of Decatur Historic Resources Survey prepared by Catherine Wilson-Martin and Dr. Darlene R. Roth

Next Steps:
Community Education

A meeting was held in October of 2005 to discuss the nature of a local historic district. An invitation to the meeting was delivered via handbill to all residents of the Oakhurst Community one week before the meeting.

Discussion regarding a local historic district continued via in-fill meetings held by various member of the Oakhurst Neighborhood Association.

There was strong support of a local historic district within the district described here. Members of the community began the research to pursue a local historic district.

This Old Wasteful House - read all the way through

2009-04-06T11:30:00.000-05:00

This Old Wasteful House

By RICHARD MOE

Washington

NEVER before has America had so many compelling reasons to preserve the homes in its older residential neighborhoods. We need to reduce energy consumption and carbon emissions. We want to create jobs, and revitalize the neighborhoods where millions of Americans live. All of this could be accomplished by making older homes more energy-efficient.

Let’s begin with energy consumption and emissions. Forty-three percent of America’s carbon emissions come from heating, cooling, lighting and operating our buildings. Older homes are particularly wasteful: Homes built in 1939 or before use around 50 percent more energy per square foot than those constructed in 2000. But with significant improvements and retrofits, these structures could perform on a par with newer homes.

So how does a homeowner go green? The first step is an energy audit by a local utility. These audits can be obtained in many communities at little or no cost. They help identify the sources of heat loss, allowing homeowners to make informed decisions about how to reduce energy use in the most cost-effective way.

Homeowners are likely to discover that much of the energy loss comes down to a lack of insulation in attics and basements. Sealing other air leaks also helps. This can be done by installing dryer vent seals that open only when the dryer is in use, as well as fireplace draft stoppers and attic door covers.

Experience has shown that virtually any older or historic house can become more energy-efficient without losing its character. Restoring the original features of older houses — like porches, awnings and shutters — can maximize shade and insulation. Older wooden windows perform very well when properly weatherized — this includes caulking, insulation and weather stripping — and assisted by the addition of a good storm window. Weatherizing leaky windows in most cases is much cheaper than installing replacements.

The good news is that the administration is taking steps to help homes save energy with a program that will invest almost $8 billion in state and local weatherization and energy-efficiency efforts. The Weatherization Assistance Program, aimed at low-income families, will allow an average investment of up to $6,500 per home in energy efficiency upgrades.

My organization is also working with the Natural Resources Defense Council and members of Congress on legislation to help cover the costs of making all older homes more energy-efficient. Under this proposal, a homeowner would receive a $3,000 incentive for improving energy efficiency by 20 percent, and $150 for each additional percentage point of energy savings. If 300,000 homes could be retrofitted each year, we estimate that after 10 years we could see a reduction of 65 million metric tons of carbon emitted into the atmosphere, and the equivalent of 200 million barrels of oil saved.

The labor-intensive process of rehabilitating older buildings would also create jobs, and this labor can’t be shipped overseas. The wages would stay in the community, supporting local businesses and significantly increasing household incomes — just the kind of boost the American economy needs right now.

Before demolishing an old building to make way for a new one, consider the amount of energy required to manufacture, transport and assemble the pieces of that building. With the destruction of the building, all that energy is utterly wasted. Then think about the additional energy required for the demolition itself, not to mention for new construction. Preserving a building is the ultimate act of recycling.

Richard Moe is the president of the National Trust for Historic Preservation.

City of Decatur follows through on promise for historic survey

2009-02-21T11:10:00.000-05:00

Approved funding for the historic survey.

Historic Resource Survey Request For Proposal

2009-01-09T11:09:00.000-05:00

CITY OF DECATUR
HISTORIC RESOURCE SURVEY
REQUEST FOR PROPOSAL

INTRODUCTION AND PROJECT OVERVIEW:
The City of Decatur was incorporated in 1823 and has retained the small town character of its roots. It is a diverse city of roughly 18,000 residents covering 4.2 square miles and serves as the county seat for DeKalb County. It has the highest population density among all cities in the state of Georgia. The land use is characterized by a vibrant, mixed-use town center, a smaller, neighborhood business district on its south side, and a commercial corridor running through the middle of the city. All three commercial areas are surrounded by traditional single-family neighborhoods.
Decatur has a wealth of historic resources dating from the early 1800’s through the mid-century including many outstanding examples of post-modern architecture. Currently, the city has four local historic districts: the McDonough –Adams-King, Clairemont Corridor, Ponce de Leon Court, and Old Decatur. Additionally, Decatur has two National Register Districts, Winnona Park and South Candler Street. There are also twelve buildings/sites listed individually on the National Register.
In 1992, a historic resource survey was conducted resulting in the creation of the Decatur Historic Preservation Resource Manual. While this manual is still utilized, it did not address all of the historic resources in the city and a number of properties have now become eligible for the National Register.
In 2008, the city commission recognized the need for an updated historic resource survey and authorized the city to obtain bids for such a survey. The goal of this project is to identify historic resources in the City of Decatur that have not already been placed on the National Register or not protected under local historic district regulations. The updated survey information will be used to identify individual buildings and districts for possible listing in the National Register or Georgia Register of Historic Places, support local designations of buildings and districts, expedite environmental review by governmental agencies, aid preservation and land-use planning, promote research of the city’s history and architecture, and increase awareness of, and interest in Decatur’s historic buildings.
ADMINISTRATIVE INFORMATION:
The proposal must be submitted by 4:00 p.m. on Friday, January 30 2009. Any proposals submitted after this date will not be accepted.
Proposals must be submitted in Microsoft Word and a PDF file on a compact disc with five (5) hard copies to:
City Manager
City of Decatur
Attn: Historic Resource Survey
P.O.B 220
509 N, McDonough Street
Decatur, GA 30030
It is anticipated that the work will be awarded within two weeks (20 days) of the due date.
The proposal will be evaluated by the following guidelines:
-Completeness and clarity of the proposal.
-Firm experience, members of the project team and their qualifications.
-Previous historic resource survey experience.
-Technical approach to the project scope.
-Onsite interviews of finalists.
-References.
-Ability to meet schedule.
Questions regarding this RFP should be directed to:
Regina Brewer, Preservation Planner
regina.brewer@decaturga.com
(404) 371-8336
Limitations:
This Request for Proposal (RFP) does not commit the City to award a contract, to pay any costs incurred in the preparation of a response to this request, or to procure or contract for services or supplies.

What to learn some facts about Decatur?

2008-12-09T11:31:00.000-05:00

http://www.city-data.com/zips/30030.html

Ft. Wayne local historic district comments

2008-10-01T11:28:00.000-05:00

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

2008-09-13T11:27:00.000-05:00

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

2008-08-09T11:24:00.000-05:00

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

2008-07-01T11:22:00.000-05:00

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

2008-06-11T11:17:00.000-05:00

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

2008-05-09T10:50:00.000-05:00

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

2008-04-09T10:46:00.000-05:00

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

2008-03-09T10:44:00.000-05:00

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

2008-02-13T08:02:00.000-05:00

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.

2007-10-26T07:04:00.000-05:00

Georgia Cities and Counties with Historic Preservation Ordinances
1. Acworth
2. Albany
3. Americus
4. Ashburn
5. Athens-Clarke County
6. Atlanta
7. Augusta-Richmond Co.
8. Avondale Estates
9. Bowdon
10. Brunswick
11. Calhoun
12. Camilla
13. Carrollton
14. Cartersville
15. Cedartown
16. Clayton County
17. Cobb County
18. Colquitt
19. Columbus
20. Conyers
21. Cordele
22. Covington
23. Culloden
24. Dahlonega
25. Dalton
26. Darien
27. Dawsonville
28. Decatur
29. DeKalb County
30. Douglas
31. Douglasville
32. Dublin
33. Eatonton
34. Elberton
35. Euharlee
36. Fannin County
37. Fayetteville
38. Fitzgerald
39. Flowery Branch
40. Forsyth
41. Fort Oglethorpe
42. Fort Valley
43. Gainesville
44. Grantville
45. Greensboro
46. Griffin
47. Gordon County
48. Hahira
49. Hampton
50. Harlem
51. Hartwell
52. Hawkinsville
53. Heard County
54. Hinesville
55. Hogansville
56. Holly Springs
57. Jefferson
58. Jones County
59. Kennesaw
60. La Grange
61. Lavonia
62. Lexington
63. Lilly
64. Lincolnton
65. Locust Grove
66. Ludowici
67. Macon
68. Madison
69. Marietta
70. Marshallville
71. McDonough
72. McDuffie County
73. McIntosh County
74. Midville
75. Milledgeville
76. Monroe
77. Montezuma
78. Monticello
79. Moreland
80. Moultrie
81. Newnan
82. Oxford
83. Parrott
84. Pike County
85. Plains
86. Porterdale
87. Quitman
88. Reidsville
89. Richland
90. Rome
91. Roopville
92. Roswell
93. Rutledge
94. Savannah
95. Senoia
96. Social Circle
97. Sparta-Hancock Co.
98. St. Marys
99. Stone Mountain
100. Talking Rock
101. Taylor County
102. Thomaston
103. Thomasville
104. Tifton
105. Troup County
106. Tybee Island
107. Valdosta
108. Vienna
109. Walker County
110. Warm Springs
111. Washington
112. Waycross
113. Wayne County
114. Waynesboro
115. West Point
116. Whitfield County
117. Winder
118. Wrens
Bold indicates Certified Local Governments (72)

The principles for creating local design-review programs are spelled out in state legislation. In Georgia the Historic Preservation Act of 1980 enables local ordinances and provides guidance for the establishment of local preservation commissions. When the federal legislation created the CLG program in that year, a legislative framework and a grant fund were created that strengthened community preservation programs through a formal link with the State Historic Preservation Office (SHPO).

Another quote from Rome, New York

2007-10-19T16:23:00.000-05:00

What does being an owner of a property in the Historic District mean to me - can I make changes to my property?

Historic districts are not designed to prevent changes. Rather, they assist in shaping changes that enhance the historic assets that make a property and the district unique. Rome’s Historic District properties are protected by a special design review process that helps ensure that proposed changes are compatible with the nature of the property and character of the surrounding properties.

Their review process is very similar to Decatur, Georgia.

Pending Development Could Impact Your Property Values

2007-10-18T07:00:00.000-05:00

Pending Development Could Impact Your Property Values

Our historic neighborhood is surrounding by large tracts of commercial property. Just like the development of MARTA, the development of these tracts will have a major impact on the unique historic character of our neighborhood. Poor redevelopment will detract from the sense of place that once was the original town of Oakhurst and what the 1987 survey by Darlene Roth states defines architecture in Decatur. The benefit of ensuring these properties respect the historic character of our neighborhood has the added benefit of making sure all of Oakhurst retains that sense of place that we all love. There are also opportunities under Local Historic District Ordinance to provide incentives for reconstruction and disincentives for allowing a property to stay in a state of neglect.

Boys and Girls Club is considering relocating. The zoning for this 5.5 acres+ lot is R60. R60 Zoning uses without public hearing include single-family dwellings, elementary, middle, and secondary schools, public utilities, public buildings, churches, and family personal care homes. There is sufficient room for a planned residential development. Under the proposed new infill guidelines the homes can get progressively taller.

Thankful Baptist Church is zoned institution and comprises 3.82 acres+
Institutional zoning allows for Churches and other places of worship, associated single-family, two-family and multiple-family dwellings, colleges, seminaries, related professional offices, public and private schools, nursery schools, an small business, clinics, medical and dental offices, boarding and rooming houses, and clubs. Maximum building height allowed is 45 feet.

Bell South was purchased by AT&T and they are re-evaluating their real estate holdings. This 7.85 acre+ land area is zoned C-1. Maximum building height is 40 feet and three stories, minimum set back is zero. Set back next to residential is only 10 feet side yard and 30 feet real line. Uses for C-1 Local include retail shops, appliance sales and service, drugstores, and other sales and service establishments. Food, furniture and hardware stores, clinics, medical office buildings, professional office buildings, and financial institutions are also allowed. None of these uses require a public hearing.

The commercial property located at 636 East Lake Drive in the Oakhurst commercial district is 2.11 acres of C-1 property too. Similarly, the small commercial areas located at Mead Road and West College Avenue (.25 acre) and at Feld Avenue and West College Avenue (.25) are zoned C-1 local. It is also rumored that Marta is considering selling their parking lot between West College Avenue and Park Place for development (.75 acre).

Development of all of these properties could have an immediate and direct impact on your property value and enjoyment of your home. Within a local historic district a public hearing would be required even for the approved uses under the zoning laws. That would give you the opportunity to protect your home and your largest investment. Outside of a local historic district you do not have that luxury.

Buying a Home in a Historic District

2007-10-10T06:30:00.000-05:00

Buying a Home in a Historic District

www.bobvila.com/HowTo_Library/Buying_a_Home_in_an_Historic_District-Home_Buying-A1541.html

A National Register citation confirms a home's historic significance, but the real worth may be realized in the stability and strength of the property's value. A 2000 study of South Carolina home sales shows that homes in Columbia's historic districts sold 26 percent faster than the overall market; while historic Beauport owners saw a whopping 21 percent greater sale price. In Rome, Georgia, properties in designated historic neighborhoods increased in value 10 percent more than similar properties without historic designation between 1980 and 1996. Studies in Texas, New York, and Pennsylvania corroborate the positive effect an historic district designation has on property values, with overall increases between 5 percent and 20 percent. The stability of property value appears to extend to owner tenure as well: There is a reportedly lower owner turnover within historic districts than in neighborhoods lacking that distinction.

What are the advantages of Local Historic District?

2007-10-10T06:23:00.000-05:00

This is from a website for Rome, New York. The town has about 35,000 residents. More information regarding the City can be found at http://www.romenewyork.com/detail.asp?key=2201. It is an interesting perspective.

People purchase historic properties for many reasons . . .

Some like the idea of owning a "piece of history” and believe that quality of construction in older structures is superior to that found in modern structures. Large rooms, high ceilings, rich materials and intricate details are often an attraction. Other people simply like urban neighborhoods or rural areas in which historic properties are found. Established landscapes and mature plants and trees surrounding historic properties often add significant value. Properties in need of repair can often be purchased at a reduced price, enabling the purchaser to increase value through restoration and rehabilitation. Whatever the reason, it can be said that investing in historic properties and in historic districts helps preserve the history of the community for future generations to enjoy and learn. Historic districts have a unique sense of place desired by many people.

Owning property in a local historic district helps ensure that the neighborhood will be protected from unmanaged change. Because the review process requires public comment, neighboring property owners are usually given an opportunity to review and comment on alterations in their area before a decision is rendered. Owners have the security of knowing that neighboring properties will not suffer unsympathetic changes. Property owners historic districts are sometimes eligible to receive benefits not available to others in the city and are usually able to take advantage of preservation experts who work and volunteer for the city. Grant money may be available for professional design assistance, façade renovation and other projects to help preserve the area, which may encourage new investment. Local, State and Federal tax incentives also become available to designated Historic District properties to encourage owners to improve their buildings and bring investment to core neighborhoods.

March CNN Story

2007-10-09T06:04:00.000-05:00

Here is an excerpt from CNN’s Open House aired 3/31/2007. The City of Atlanta has passed new zoning that are aimed at limiting the size and mass of in-fill housing. Note that one architect states the difficulty of accomplishing that goal through zoning as opposed to a zoning overlay.

Also Atlanta City Councilwoman Norwood points out the oversized house can literally cause the smaller house to lose value because it is only worth the land. It becomes a tear-down. Norwood was behind the newly passed zoning.

Local historic district zoning overlay helps to maintain the character and look of neighborhoods. It protects the unique historic character of an area while still allowing additions, new construction, growth and development. It takes a little more work, but the results can be phenomenal.

The entire transcript can be found at http://transcripts.cnn.com/TRANSCRIPTS/0703/31/oh.01.html. Here is the entire piece regarding McMansions

WILLIS: McMansions, those oversized homes that seem to be popping up all over the country. Well, they're not always popular. In fact, some neighbors are downright determined to keep those ginormous (ph) houses out of their town. That's what's going on right now in Atlanta.

(BEGIN VIDEOTAPE)WILLIS (voice over): Drive through Atlanta's older neighborhoods, and they're hard to miss -- new houses, most of them big, and some the subject of controversy.

DORIS BETZ, ATLANTA RESIDENT: If you go down the streets and you see these out-of-scale, out-of-proportion homes to the craftsmen bungalows around it, it just looks like it doesn't belong. It's just not keeping with the integrity, the historic integrity.

DAVIS: Atlanta City Councilwoman Mary Norwood is leading the fight against so-called McMansions.

MARY NORWOOD, ATLANTA CITY COUNCILWOMAN: If you are the egregious example and you are three to four times the size of the house next door, that house can literally lose value because it is only worth the land. It becomes a tear-down.

WILLIS: Norwood is trying to pass new regulations that would limit the size of houses, and she hopes would help maintain the character and look of Atlanta's signature neighborhoods. But critics say the regulations won't work.

DAVID GREEN, ATLANTA ARCHITECT: If they make the changes that are proposed, it's going to become an incredibly complicated, complex process, that ultimately really won't have any effect on the way that we see the houses from the street. [zoning laws changes make it more complex]

WILLIS: The proposed regulations are complex, but they boil down to restricting the square footage and height of a new home, based on the size and elevation of the lot.

COOPER PIERCE, ATLANTA ARCHITECT: I think we have come up with recommendations that will limit that bulk, but still allow people, if they want to build a 3,000-square foot home or a 5,000-square foot home in an existing neighborhood. [recommendation are similar to the local historic district design guidelines]

WILLIS: But opponents say the regulations won't allow even modest two-story homes to be built on some lots. And some folks here say in order to bring families into established communities, larger houses are a necessity. [local historic district allow the community to create specific guidelines that protect their specific resources]

CINDY DAVIS, ATLANTA HOMEOWNER: People don't want to live in a small house anymore. People want to have a larger house, especially if it's more than one person living there, you know. This neighborhood traditionally had been a lot of single people, a lot of younger people, and that's changing. And the housing stock is changing with that. [actually the neighborhood is only 15% single, 15% retired, 25% married/committed no kids, rest are families - scare tactic from the neighbor]

WILLIS: Changes that could have a major impact on the look and feel of Atlanta's neighborhoods. (END VIDEOTAPE)

WILLIS: Those proposed regulations are still being debated in Atlanta. The earliest they could go into effect, May of this year.

What does the majority report from the infill task force say?

2007-10-09T05:48:00.000-05:00

Drawings that reflect what could be built under the majority infill report. Note that with a sloping lot the maximum height could reach 40-42'. That is much taller than what is allowed under the current zoning.

Quote from the historic survey in 1987

2007-10-05T08:11:00.000-05:00

"Oakhurst and related sections (Greater Decatur and East End) represent what Decatur was becoming and was to become when these parts were annexed to the city in 1915 and 1916. After Oakhurst, the moderately scaled, modestly decorated, soily nestled suburban house was the norm for Decatur. There were no more large scale subdivisions carried out in Decatur which had the architectural pretensions of an Adamas Street or its large scale....Thus Oakhurst and all the related subdivision constitutes the most represetnative kind of historic building Decatur has...it is the recommendation here that the City take whatever actions it can to enable itself to effectively and efficiently establish a balance between new developments and older constructions, to maintain scale and landscape effects, and to encourage new architecture which is sympathetic to the endemic styles. The kind of community identity rooted in landscape and architectural features which Decatur enjoys is a precious resource, one to be carefully and thoughtfully safeguarded. ... Because of the richness of its base of resources, however, the City of Decatur could yield to the tempation of taking them for granted. Should this happen, much more erosion of the qualities of life which have made Decatur a special place could occur."

This was 20 years ago. Since 2000 Oakhurst has experienced a surge of demolition and new construction unlike any other part of the City of Decatur. From the data available we are losing one home to demolition per month.

Quotes from the Architectural Survey of 1990

2007-10-05T08:03:00.000-05:00

"This section of Decatur, the southwest, contains some of the oldest subdivisions in the city. The Oakhurst Subdivision lie in the area bounded roughly by Third Avenue on the north, and by the city limits on the south. The eastern boundary is Fatetteville Road, and the western boundary is the city limits.

The predominant architectural style is the bungalow with a little or great amount of Craftsman detailing. Excellent examples of all levels of variation exist in the area. In addition, the Oakhurst subdivisions also have good examples of Queen Annes, Pyramidal Cottages, two-story craftsmans, Gabled Ells, Georgian Revival Bungalows, Temple Forms, Minimal Traditionals, American Foursquare, and a few English Vernacular Revivals. Oakhurst is a dense repository of all of the historic house forms found in Decatur."

Answer to a previous comment regarding COAs

2007-10-05T07:43:00.000-05:00

Amanda,

The following question appeared on the blog we are managing.

Sec. 58-3. Definitions.The following words, terms and phrases, when used in this chapter, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning: Certificate of appropriateness means a document evidencing approval by the historic preservation commission of an application to make a material change in the appearance of a designated historic property or of a property located within a designated historic district. Certificate of exemption means a document evidencing approval by the historic preservation commission or its authorized designee of an application to make a change other than a material change as defined by the design guidelines adopted as part of the ordinance designating the specific local historic property or local historic district. Exterior architectural features means the architectural style, general design and general arrangement of the exterior of a building or other structure including, but not limited to, the kind or texture of the building material and the type and style of all windows, doors, signs and other appurtenant architectural fixtures, features, details or elements relative to the foregoing. Exterior environmental features means all those aspects of the landscape or the development of a site which affect the historical character of the property. Historic district means a geographically definable area designated by city commission as a historic district pursuant to the criteria established in section
58-62. Historic property means an individual building, structure, site, object or work of art, including the adjacent area necessary for the proper appreciation thereof, designated by city commission as a historic property pursuant to the criteria established in section
58-63. Material change in appearance means a change that will affect either the exterior architectural or environmental features of a historic property or any building, structure, site, object, landscape feature or work of art within a historic district, such as: (1) A reconstruction or alteration of the size, shape or facade of a historic property, including any doors or windows or removal or alteration of any architectural features, details or elements;(2) Demolition or relocation of a historic structure; (3) Commencement of excavation for construction purposes;(4) A change in the location of advertising visible from a public right-of-way; or(5) The erection, alteration, restoration or removal of any building or other structure within a historic property or district, including walls, fences, steps and pavements, or other appurtenant features.

Does this mean non-contributing homes do not require a COA?

It would seem to indicate that demolition of non-contributing homes and new construction require a COA, Other alterations would not. Is this correct? Thanks.

All “material changes” to a building, structure, site etc. require design review. The ordinance designates what level of review based on the project (COA/COE), the review jurisdiction (four sides, visible from right of way), and the design guidelines outline what types of changes are compatible with the district.

Amanda Thompson
City of Decatur
678-553-6513
athompson@decaturga.com

Quote from the State of Michigan Historic Preservation Commission

2007-10-03T05:42:00.000-05:00

Quote from the State of Michigan Historic Preservation Commission.

"The primary reason for establishing local historic districts is to manage how change occurs in a designated area to ensure that as much of the original character as possible remains intact. After all, changes that occur to one property can impact the property next door, the block, and ultimately the neighborhood overall."

"Michigan's Local Historic Districts Act declares historic preservation a public purpose to safeguard a community's heritage, strengthen local economies, stabilize and improve property values, foster civic beauty and promote history."

What Midtown Says About Their Pursuit of LHD

2007-09-26T06:13:00.001-05:00

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:

Historic preservation helps to maintain a sense of place and to bolster the character, community, and visual appeal of a neighborhood.
Historic districts provide a framework for a cohesive neighborhood while still embracing a wide variety of styles.
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.

Other Atlanta Historic Districts:

Adair Park
Cabbagetown
Castleberry Hill
Druid Hills
Grant Park
Inman Park
M L King Jr.
Oakland City
West End
Whittier Mill

http://www.preservemidtownatlanta.org/

Economics, Sustainability & Historic Preservation

2007-09-25T05:04:00.000-05:00

Quotes from the following article: http://www.nationaltrust.org/advocacy/case/Rypkema_Speech_on_Sustainability_in_Portland.pdf

"Razing historic buildings results in a triple hit on scarce resources. First, we are throwing away thousands of dollars of embodied energy. Second, we are replacing it with materials vastly more consumptive of energy. What are most historic houses built from? Brick, plaster, concrete and timber -- among the least energy consumptive of materials. What are major components of new buildings? Plastic, steel, vinyl and aluminum – among the most energy consumptive of materials. Third, recurring embodied energy savings increase dramatically as a building life stretches over fifty years. You’re a fool or a fraud if you claim to be an environmentalist and yet you throw away historic buildings, and their components.

The World Bank specifically relates the concept of embodied energy with historic buildings saying, “…the key economic reason for the cultural patrimony case is that a vast body of valuable assets, for which sunk costs have already been paid by prior generations, is available. It is a waste to overlook such assets.”

I said earlier that in the US we haven't generally made the connection between sustainable development and historic preservation, but that there was one notable exception. The exception is Smart Growth. Dick Moe brought the preservation movement – with many of us kicking and screaming – into the forefront of Smart Growth…as well we should be. There is no movement in America today that enjoys more widespread support across political, ideological, and geographical boundaries than does Smart Growth. Democrats support it for environmental reasons, Republicans for fiscal reasons, big city mayors, rural county commissioners, there are Smart Growth supporters everywhere. The Smart Growth movement also has a clear statement of principles, and here it is:

• Create range of housing opportunities and choices
• Create walkable neighborhoods
• Encourage community and stakeholder collaboration
• Foster distinctive, attractive places with a Sense of Place
• Make development decisions predictable, fair, and cost effective
• Mix land uses
• Preserve open space, farmland, natural beauty and critical environmental areas
• Provide variety of transportation choices
• Strengthen and direct development toward existing communities
• Take advantage of compact built design.

But you know what? If a community did nothing but protect its historic neighborhoods it will have advanced every Smart Growth principle. Historic preservation IS Smart Growth. A Smart Growth approach that does not include historic preservation high on the agenda is stupid growth, period.

Historic preservation is vital to sustainable development, but not just on the level of environmental responsibility. The second component of the sustainable development equation is economic responsibility. So let me give you some examples in this area. An underappreciated contribution of historic buildings is their role as natural incubators of small businesses. It isn’t the Fortune 500 that are creating the jobs in America. 85% of all net new jobs are created by firms employing less than 20 people. One of the few costs firms of that size can control is occupancy costs – rents. In downtowns and in neighborhood commercial districts a major contribution to the local economy is the relative affordability of older buildings. It is no accident that the creative, imaginative, start-up firm isn’t located in the corporate office “campus” the industrial park or the shopping center – they simply cannot afford those rents. Historic commercial buildings play the natural business incubator role, usually with no subsidy or assistance of any kind.....

The area of preservation’s economic impact that’s been studied most frequently is the effect of local historic districts on property values. It has been looked at by a number of people and institutions using a variety of methodologies in historic districts all over the country. The most interesting result is the consistency of the findings. By far the most common conclusion is that properties within local historic districts appreciate at rates greater than the local market overall and faster than similar non-designated neighborhoods. Of the several dozen of these analyses, the worst-case scenario is that housing in historic districts appreciates at a rate equivalent to the local market as a whole......

So there are some ways that historic preservation contributes to sustainable development through environmental responsibility and through economic responsibility. But I saved the third area – cultural and social responsibility – for last, because in the long run it may well be the most important.

First, housing. In the United States today we are facing a crisis in housing. All kinds of solutions – most of them very expensive – are being proposed. But the most obvious is barely on the radar screen – quit tearing down older and historic housing. Homes built before 1950 disproportionately house people of modest means – the vast majority without any subsidy or public intervention of any kind. So you take these two facts – there is an affordable housing crisis and older housing is providing affordable housing and one would think, “Well, then, there must be a high priority to saving that housing stock.” Alas, not so.

For the last thirty years, every day, seven days a week, 52 weeks a year we have lost 577 older and historic houses, over 80 percent of them single-family residences. The vast majority of these houses were consciously torn down, were thrown away as being valueless. For our most historic houses – those built before 1920 – in just the decade of the 1990s, 772,000 housing units were lost from our built national heritage.

Affordable housing is central to social responsibility; older and historic homes will continue to provide affordable housing if we just quit tearing them down. At least as important as housing affordability is the issue of economic integration. America is a very diverse country – racially, ethnically, educationally, economically. But on the neighborhood level our neighborhoods are not diverse at all. The vast majority of neighborhoods are all white or all black, all rich or all poor. But the exception – virtually everywhere I’ve looked in America – is in historic districts. There rich and poor, Asian and Hispanic, college educated and high school drop out, live in immediate proximity, are neighbors in the truest sense of the word. That is economic integration and sustainable cities are going to need it."

The entire article is a great read and resource. The author is a well respected preservation and economic consulting expert.

Goals of LHD per Akron, OH Historic District

2007-09-21T14:48:00.001-05:00

Historic preservation is a continuum of choices affecting the landscape and buildings. This continuum includes maintenance of features that are historicially, architecturally, and culturally significant. Contemporary use can be achieved while retaining distinctive features.When we develop land and build structures, preservation adds economic value. Preservation requires the establishment and adherence to a set of standards. The cost of adhering to a set of standards is reasonable considering that good design elements add economic value to the larger community.Minimum standards established by the community in conjunction with the City, relating to aesthetics, appropriateness, and architectural compatibility, would be enforced in conditional zoning or zoning overlay of local historic district. In a historic district, changes in structures would be permitted to occur only when such changes are consistent with the preservation goals of the neighborhood that has established an historic district, unless health or safety concerns require an exception.

What are historic district good for anyway?

2007-09-21T06:26:00.000-05:00

Interesting article on historic districts:
www.nh.gov/oep/programs/MRPA/conferences/documents/WhatAreHDsGoodFor-logo.doc

“Daniel Webster once said that a person who doesn’t respect the past isn’t performing his [or her] duty to the future. ““Historic districts have the paradoxical twin virtues of stability and flexibility. They encourage continuity and the care of existing properties, while respecting changes over time ‑‑ layers of life ‑‑ that add architectural richness and visual variety to townscapes. But they do not prevent new construction, nor should they prohibit contemporary design that is respectful of existing resources.”“What about the reasons NOT to have a local historic district? Whenever the idea of historic districting comes up locally, “historic district horror stories” are sure to follow. Most of them are either misinterpretations, or misunderstandings, or just plain wrong “

REPLAY: Regarding LHD and Diversity

2007-09-19T16:33:00.000-05:00

Studies show that Local Historic Districts sustain diversity and racial mix of a community compared to more traditional suburban communities that are mostly segregated. With the rapid level of infill construction of home priced $600,000 - $1,000,000, will we be able to retain that diversity? Retaining diversity, avoiding the displacement of our elderly, poor and even middle class residents, and providing affordable housing within a community are concerns for any community that finds themselves with great demand for available land and therefore rapidly increases in land values.

It is true that there is a published paper "The Economic Power of Restoration" found at www.wisconsinhistory.org/hp/smartgrowth/economic_power_of_restoration.pdf. It states that historic districts reflect the diversity of a community unlike the majority of urban and suburban subdivisions that tend to be racially segregated. Why? Because a local historic district encourages a variety of housing sizes and therefore a variety of housing prices. Given the current land value in Decatur it is unrealistic to think we will easily provide affordable housing, but lhd can help us to maintain our diversity for what we hope is many more years.Many of our neighbors can not afford homes being priced from $600,000 - $1,000,000 in our neighborhood even if they sell their own homes for $300,000-$400,000 with 100% equity. Will that mean that continued infill development will mean a loss of diversity for Oakhurst? Only time will tell for certain.

Economic Power of Restoration

2007-09-19T06:46:00.000-05:00

Here is a link to a very interesting article entitled “The Economic Power of Restoration” http://www.wisconsinhistory.org/hp/smartgrowth/economic_power_of_restoration.pdf.

A good bit of the article does not apply to the subject of local historic district. Pages 5,6 & 7 are the most useful. I follow with a few quotes from the article.

“The overwhelming majority of what we call “historic properties” have no international, in most cases not even national importance. But they have a local importance to the people who live there. Both economic development and historic preservation are essentially local in the United States…”

“Related to the issue of neighborhood stability is neighborhood diversity. America is a diverse country, ethnically, racially, economically. From a political perspective there’s not much unanimity in the U.S. regarding overall urban policy. But I think there is rather widespread agreement on one issue – our cities would be healthier if we had diverse urban districts – that no one particularly benefits from neighborhoods that are all rich or all poor; all white or all black. And while for over thirty years we have had laws prohibiting discrimination based on race or religion, while anyone with the money to buy can live wherever they choose, our neighborhoods as a whole are not diverse.”

“Let me give you an example. Philadelphia, one of America’s oldest cities, has a population of one and a half million people. It’s about 53% white, 40% black and the balance Asian and Other. But when the census is taken Block Groups are identified. A block group is small – in Philadelphia only eight or nine hundred people in each one. There are about 1,750 Block Groups in Philadelphia. While the city as a whole is certainly diverse, the Block Groups are not. In a recent analysis we said that to meet the test of a diverse neighborhood, the Block Group had to be less than 80% white and less than 80% black, that is no extreme concentration of any race.Barely one Block Group in five met that test. 79% Philadelphia small neighborhood clusters were effectively all white or all black. Not so in the National Register Historic Districts, however. In the 106 Block Groups within historic districts nearly half met the diversity test – people of all races living together because of the appeal of the historic neighborhood. These were not all high-income areas, by the way. The income distribution in Philadelphia’s historic districts mirrors the income of the city as a whole. There is housing available in historic neighborhoods to accommodate a wide range of income levels.”

Commission Meeting Discussion 9/17/2007

2007-09-18T09:10:00.000-05:00

We understand that the City Commission discussed the proposed local historic district with the boundaries set by the HPC last night at their regular commission meeting. The commission asked that the City of Decatur staff gather additional information related to the proposed district including the cost of conducting the necessary survey of the area. The commissions concerns were also discussed. The minutes to the meeting should be available soon on the City of Decatur website.

Valparaiso Historic District.

2007-09-16T20:56:00.000-05:00

I posted the location of this a few post ago, but here it is again http://www.ci.valparaiso.in.us/HPC/Districts/Banta/Guidelines/7-About%20the%20Historic%20Preservation%20Commission.pdf

Here are a few more of the lessons learned from the study quoted:

* Designation as a local historic district does not discourage reinvestment in existing buildings.

* Strong, consistently enforced local ordinances have a greater positive impact on property values than do weaker ordinances

* Historic district commission approve more than 90% of the proposals they receive. Far from limiting what people can do with their properties, historic district commissions actually aid property owners by offering design assistance, advice on restoration techniques and products and guidance in finding suitable contractors.

* Historic neighborhoods can still effectively serve its traditional, multifunctional role in a community.

Article from Washington Post

2007-09-14T07:09:00.000-05:00

What's the Best Way to Address 'Supersized Homes'? (Hint: It's Not Through Zoning)

By Roger K. Lewis, Saturday, August 20, 2005; F04

Big houses are here, and that makes plenty of people unhappy. For instance, Chevy Chase is struggling with what a Washington Post editorial called "supersized homes." The editorial suggested that "jurisdictions grappling with so-called McMansionization should be able to come to grips with the issue through a sensible mix of height, lot coverage and setback standards."
Regrettably, enacting height, lot coverage and setback standards -- zoning rules that govern site use and building size -- has never been an effective architectural or urban design tool. Creating beautiful environments depends on more than dimensional limits. Look at America's cities and suburbs to see what zoning alone has accomplished, or not accomplished.

In fact, under current zoning, "supersized" houses are perfectly legal. They often appear in established neighborhoods on lots where smaller, older houses have been torn down. Much larger and more expensive than homes lining the street they share, big new houses can hurt the collective scale, visual texture and historic character of a neighborhood. This is why many neighborhoods seek to control or even eliminate them.

But tinkering with conventional zoning can never adequately address basic aesthetic attributes that transcend building size. Many other design characteristics affect how a building is perceived and relates to its context: massing and volumetric articulation; roof geometry and roofing materials; facade composition and fenestration patterns; facade materials, details and ornamentation; and landscaping patterns, forms and materials.

A talented architect can fashion a house that is significantly bigger than neighboring houses yet is attractive and harmonious. Conversely, an inept designer could come up with a house that is similar or even smaller in size than neighboring houses yet looks out of place and unattractive.
For these reasons, jurisdictions must go beyond conventional zoning that does little more than regulate height, bulk and yard sizes. For neighborhoods warranting aesthetic stewardship, appropriate design goals and enforceable design guidelines are needed, coupled with a well-managed design review process.

The Post editorial hinted at this approach when it referred to Montgomery County's land-use authority and prevailing zoning restrictions, then stated that "a case can be made for extending those powers where possible to smaller-scale elected bodies" and local communities. If used properly in advance of issuing building permits, design review is a responsible and fair way to accomplish what local citizens and even some developers want. It transcends zoning with explicit design objectives, provides flexibility to meet those objectives and encourages fruitful discussion. It also recognizes the necessity of informed, case-by-case value judgments, despite specific design criteria.

Design review can't change the talent of an architect, the strong sentiments of a home buyer or the profit motives of a developer, but it can foster higher aesthetic aspirations. Constructive criticism during design can help turn mediocre projects into good ones, and good projects into better ones, while filtering out really bad ideas and ugly architecture. Nevertheless, a design review process won't succeed unless a number of conditions are satisfied. There must be clearly expressed design guidelines drafted carefully with both community and professional input. Guidelines are best understood and most useful when they are graphic and illustrate design objectives and limitations through diagrams or visual depictions of specific principles and concepts.

Design reviewers must be qualified and competent to interpret proposals and make judgments regarding both design guideline conformance and design quality. Usually jurisdictions appoint design review boards or committees made up of local citizens, public officials and design professionals, but the nature of those appointments is crucial.

If reviewers lack objectivity, bring personal agendas or have inadequate design experience, the process can be counterproductive. Review bodies must include at least a couple of recognized design practitioners -- architects and landscape architects -- who are respected by the community and who have no financial or professional stake in the outcome of the review.
Finally, design review procedures must ensure that the review process is transparent and timely. Meetings should be open to the public and scheduled during early phases of design, when conceptual alternatives are being formulated and refined.

Conducting the first design review meeting just before applying for a building permit, well after a design has been finalized and all construction documents produced, is useless and potentially very costly in time and money. Because this precludes constructive criticism and dialogue between designer and design reviewers, it would be unfair to both neighbors and developers.
Design review makes sense to me in part because of my own positive experiences with the process. Design reviews in which I have participated, although never flawless, generally have worked. The aesthetic aspirations of developers and their architects always have risen, as has the quality of buildings.

To gain time to explore ways to curtail construction of supersized homes, Chevy Chase has adopted an ordinance imposing a six-month building permit moratorium on new house construction and house demolition. Implementing a design review process should be one of the ways explored.

Roger K. Lewis is a practicing architect and a professor of architecture at the University of Maryland.
http://www.washingtonpost.com/wp-dyn/content/article/2005/08/19/AR2005081900790_pf.html

Article by Ann Hetzel Gunkel (preservation expert) "Why a Chicago Bungalow?"

2007-09-14T06:57:00.000-05:00

Why a Chicago Bungalow? According to the architects of the Bungalow Company, "Since the 1920's, the average family has decreased in size; while the square footage of the average home has increased exponentially. From our perspective, the excessively large homes being built today contain space that is poorly utilized, consume far more energy than is reasonable, and are often built from inferior materials that just don't stand the test of time. We think there's a better way." Families need space, it is true--but the alternative preferred by many of our contemporaries is the excess of the suburban "Great Room house." This "new Victorianism" isn't so much about space as the abuse of space, in our opinion. The money, resources, land, and energy consumption of a 3500 square foot home for two is relative to the output of those resources for whole villages in much of the Third World. After all, the cost of the average "riding mower" (never mind the fuel to run it) is more than the yearly wages of most families in the world. The bungalow ethos stands is strict opposition to this schema. As Arts & Crafts guru Gustav Stickley commented in 1909, "The bungalow is planned and built to meet simple needs in the simplest and most direct way." This doesn't imply however some sort of insane Luddite turn. We are fortunate enough to have middle-class means and yes, we own a car. The bungalow ethos is a choice against the prevailing winds in home buying and construction in a city like Chicago and its suburbs. The amenities now sought in new home construction (lots of extraneous space, closets the size of Texas, "mudrooms," "great rooms," etc.) are lacking in our Chicago Bungalow. We feel these "amenities" promote and reinforce mindless consumerism and waste energy as well. The amenities of a 1920's bungalow are different: ease of movement, attention to craftsmanly details such as woodwork & plaster (no drywall!!), flowing floor plan, and efficient use of modest space. Jan Cigliano argues that "walking into a vintage bungalow...produces an immediate sense of ease because of the size, scale, and simplicity of the space." Ann Hetzel Gunkel

Who can nominate an area to become a local historic district?

2007-09-13T20:51:00.000-05:00

Who can nominate an area to become a local historic district? Any member of the Historic Preservation Commission or resident of Decatur can nominate an area to become a local historic district. The nomination report includes a physical description of the area, a statement of historical, cultural, and/or architectural significance, a map showing the district boundaries, a statement justifying the boundaries, and a photographs. (See Ch. 58 of the City Code for more information).

2007-09-12T19:07:00.000-05:00

Please keep your comments constructive and conversational. We regret having to put a post like this up because according to our IP address matches such comments come from only 2-3 people. Let's agree to disagree in a civil manner. Thanks.

Name of Proposed Local Historic District

2007-09-12T10:07:00.000-05:00

We understand there is a rumor that the new boundary nomination discussed in last night's HPC meeting was to name the historic district South Decatur instead of Oakhurst. First, they repeatedly referred to it as Oakhurst. Second, the reference in the 1987 survey specifically calls the area and recommended historic district Oakhurst. We believe the confusion comes from the fact that the survey is called the South Decatur Survey. The survey includes Winona Park, MAK, and other areas.

What is a local historic district?

2007-09-12T07:38:00.000-05:00

Given the proposed expanded boundaries for a local historic district in the Oakhurst community, many may be wondering what is a local historic district. Here is the site for the National Parks Service: http://www.nps.gov/history/hps/workingonthepast/. Please feel free to submit questions here or contact Amanda Thompson with the City of Decatur directly. There will be public meetings. The Decatur Preservation Alliance also has information available.

As for the process for the local historic district, the flow chart for the process can be found on the City of Decatur website. http://www.decaturga.com/cgs_citygov_resboards_historic.aspx

"What do some 2,300 local historic districts have in common? In each one, a majority of its residents have decided they want to keep the look and feel of the place they call “home” by adopting a local preservation ordinance, then creating a local preservation commission to administer it. Local legislation is one of the best ways to protect the historic character of buildings, streetscapes, neighborhoods, and special landmarks from inappropriate alterations, new construction, and other poorly conceived work, as well as outright demolition."

Apparently we start from the beginning...

2007-09-11T19:43:00.000-05:00

The HPC conducted a work session tonight, 9/11/2007. During the session there was a discussion of the boundaries for the local historic district. The Historic Preservation Commission stated that the area outlined in the historic survey conducted by Darlene Roth in 1987 would be considered the new boundaries. The addresses will be posted as soon as they have been compiled.

The nominating committee was taken by surprise that there would be an expansion of the boundaries for consideration. We will re-work the blog to reflect the changes as soon as possible.

Historic Preservation Commission Meeting Tonight

2007-09-11T06:48:00.000-05:00

There is a meeting of the Historic Preservation Commission tonight, September 11, 2007 at 6:30pm at City Hall. There are no Certificates of Authority for the commission to consider so they will be discussing the boundaries for the proposed local historic district. The chair of the commission has the option to allow for public input regarding the boundaries.

As background, historic district boundaries must use the guidelines developed by the U.S. Secretary of the Interior for determining historic district boundaries. A district must be a definable geographic area that can be distinguished from surrounding properties by changes such as density, scale, type, age, style of sites, buildings, structures, and objects or by documented differences in patterns of historic development.

The proposed boundaries include Mead Road to the East and Winter to the West. These streets were part of the original subdivisions for the Town of Oakhurst. Winter also has the physical boundary of the City Limits. Mead was said to have had a train stations called Meads Station which represents another historic boundary. West College is the North boundary and represents a physical boundary of the rail road. East Lake at Third Avenue represents a significant change in housing style. Mead Road runs to the commercial district and a one time was part of the 5-points intersection. Therefore, the boundary of the commercial district was used because of its importance in the anchor of history of the area. Additionally, this makes the district abute the Historic Landmark, Scottish Rite Hospital, which strengthens the historic value of both to the City of Decatur. Small areas of such as Leyden and Hood are included because they are completely surrounded by a concentration of historic resources. Drawing "donut holes" around non-historic resources within a district are not allowed.

Just because the nominators recommendation for boundaries was based on the above does not mean they will be accepted. The Historic Preservation Commission will make the final determination.

There are other older homes and homes of fine quality throughout the neighborhood. Exclusion from the boundaries does not mean your home or street is not worth perservation. However, the nominators, using the U.S. Secretary of the Interior's guidelines, found the proposed district to be a concentrated area of contiguous resources.

Spotlight on Oakhurst Baptist Church

2007-09-11T06:41:00.001-05:00

Oakhurst Baptist Church is one of the founders of the Town of Oakhurst. At one time Oakhurst Baptist Church was located on the sprawling campus that now houses the AT&T training facility. Oakhurst was the first church in Oakhurst. While the original building burned in the fire that destroyed much of the original town center. Oakhurst Baptist re-built and continued to serve the community. The church gives much to the community and we are very pleased to have them in our neighborhood. The church and their building are one of the anchors of history in our community.

The first photo from the early 1930s and shows the church as it stands now. The second is an ealier photograph, believed to be prior to 1920 that shows a Vacation Bible School class.

How are the boundaries of a local historic district determined?

2007-09-10T06:16:00.000-05:00

When defining local historic district boundaries you must use the guidelines developed by the U.S. Secretary of the Interior. A district must be a definable geographic area that can be distinguished from surrounding properties by changes such as density, scale, type, age, style of sites, buildings and documented differences in patterns of historic development.

Historic districts are typically a concentrated area of contiguous resources. Historic district boundaries should be based on three factors: historic significance, physical integrity of resources, and/or the location of significant geographic features.

Scenic America

2007-09-08T08:00:00.000-05:00

http://www.scenic.org/pdfs/Fact%20Sheet%20-%20Beauty%20Benefits.pdf

Visitors and residents alike enjoy shopping at businesses with attractive signage and pleasant landscaping. Design guidelines can inspire and give direction to business owners and homeowners who want to maintain the aesthetic quality of downtowns. The payoff can be substantial: business owners can benefit from increased competitiveness, while the larger community can enjoy a more attractive area in which to live, walk, and shop.

Historic districts are designations conferred by local governments that allow design review for the protection of significant historic resources. Whether in a commercial center, residential neighborhood, or a broader landscape, historic districts recognize the need for a consistent architectural aesthetic to maintain the character of the designated area. The design review required by the local historic district can help to inspire the community and attract visitors back.
Why is it that we do not see the visitors for such events as the BBQ, Blues and Bluegrass return as patrons for our restaurants? This is the type of revitalization that local historic districts have been created to try and encourage.

Now You See Them, Soon You Won't

2007-09-07T06:08:00.000-05:00

Now You See Them, Soon You Won’t, Discover disappearing architectural treasures
BY MILLIE ACEBAL ROUSSEAU

The bungalow was a popular house type with the growing middle class across America during the early twentieth century. Ample porches, wide eaves, local building materials and natural ventilation made the bungalow well suited to South Florida’s subtropical environment. In spite of their practicality, bungalows today are rapidly disappearing from the Miami landscape to make room for new developments.

Miami’s bungalows, with their wide porches, overhanging eaves, and natural ventilation, have a place in South Florida history. The homes, perfect for our subtropical environment, sprouted from 1914 to 1920 in Edgewater, Riverside, Shorecrest, Shenandoah, Little Havana, and Miami Shores. As Miami’s landscape is transformed, these bungalows are vanishing. To help to preserve them, the Historical Museum of Southern Florida opened a Miami Bungalows exhibit on May 18. “The exhibition came about because of the huge transformation taking place in Miami, specifically the downtown area,” said guest curator Jose Vazquez, assistant professor of architecture at Miami Dade College. “We wanted Miami to understand their architectural significance, and to document these structures that will be lost forever.” Thousands of bungalows remain throughout South Florida, many listed on Dade Heritage Trust’s Most Endangered Historic Sites. Developers are allowed to knock them down for new buildings, but the Trust managed to save one bungalow from demolition: Little Havana’s Hubbard-Alvarez house, which features a second half-story used as a bedroom/sleeping porch. The museum’s exhibition runs through September 9.
http://www.hmsf.org/

Residents that oppose the proposed historic district for Oakhurst have written your commissioners to tell them that the bungalow is not worth saving. Why? Apparently they feel they are not architecturally significant. Apparently they feel there are too many of them. That is what they contend. If you disagree, contact your commissioners. Support the local historic district.

Houston, we have a problem...

2007-09-06T06:03:00.000-05:00

ISSUE IN HOUSTON
http://savethebungalows.org/FAQs.html
The Houston Heights:
In the first nine weeks of 2007, the amount of "residential demolition" permits sold for the three zip codes that comprise the greater Houston Heights area was 65. THAT EQUALS A DEMOLITION A DAY. When new homes first began appearing in the Heights, they replaced buildings that were falling down or they went onto empty lots and they fit in well and respected the scale of the neighborhood. Nowadays we see perfectly livable and historically significant homes disappear simply because a huge house is more profitable for the speculator. More than half of the original housing stock in the Heights is already gone and Other areas, such as Garden Oaks, Lindale and Eastwood, are following the same path.

Urban neighborhoods that lack strong and consistent deed restrictions are experiencing (or may soon experience) significant tear down of early 20th Century housing and the subsequent building of lot-covering houses and townhomes. Many of the older homes are perfectly livable or restorable but they are demolished because they are not huge. The new lot covering houses have a dramatic effect on neighborhood property values, taxes, neighborhood stability, historic preservation, urban tree canopy, soil permeability (flooding), and a number of environmental issues. Access to affordable urban housing is clearly affected as well.

Sound familiar? Do we let it get to this point before we take action? We are already losing one home per month on average. Will the continuation of that level of demolition make a difference in the look and feel of our neighborhood? Will we lose the sense of place that the historic bungalows give us? Find out more. Support the local historic district.

Local Historic Designation Is Worth It

2007-09-05T05:26:00.000-05:00

Reader Opinion Piece
Local Historic Designation Is Worth It
by Deborah Mook

Shortly after moving into our Oakhurst home, I spent a day hunkered down in the Decatur public library, researching the history of the house. I was enthralled by the fact that we live in
a home that has housed several generations and has seen so much cultural change. I discovered a 1915 plot map of the East Lake Drive Land and Improvement Company showing the newly
created 15th district of the town of Oakhurst. I also found many of the old deeds. The first one shows the East Lake Drive Land and Improvement Company selling the property to Mr. J.H.
Phillips for the sum of $600 on November 1, 1915. The land was sold subject to restrictions which were in keeping with that time in history, and which I found fascinating. Let me just say
that I was astounded to see in writing that our property was touched from the outset by one of the darker sides of US history. I will use this as an example someday when I must explain
racism to my daughter. For me, this was a stark example that the neighborhood history is not always golden, but that it can really personalize and dramatize some larger lessons.

The character of Oakhurst is charming and meaningful. With one, and soon to be two, exceptions, my street is a tree-lined street of bungalows, a celebration of this architectural style.
This charming procession of bungalows is worth protecting. Currently, it is too convenient for developers to replace old houses with ones that change the character. Out-of-scale
houses command bigger profits but ruin the aesthetic appeal of the neighborhood. On our street there is one out-of-scale property and another under construction. Another half dozen
houses could be torn down and replaced with out-of-scale houses. At that point, the neighborhood will no longer look like a fitting row of bungalows but more like a block of town houses. Not only will the neighborhood no longer resemble its past, it will not be as attractive.

Obviously there are some who oppose the proposal for historic designation. Some of our neighbors are homeowners with genuine concerns which should be respected. However, there are others of the “opposition” whose motives I question. Firstly, some unknown fraction of folks with opposing signs in their yards have said that they don’t care about the issue and just put the signs there because they were asked to. Secondly, I fear that some opponents are developers or contractors whose motivation is purely economical. Intown areas, including Oakhurst, are ripe for the development picking. While people have the right to pursue their livelihoods, a genuine cry for help on the part of residents for protection of their neighborhood should trump an individual’s attempt to make a profit.

A recent letter to the Oakhurst Leaflet described the bungalow as an insignificant architectural building type. I beg to differ. The bungalow is the essence of the American dream: at the
outset, it created the opportunity for people who didn’t have a lot of resources to own their own home, and one that was beautiful and of which they could be proud. The style elevated the dignity of the working-class person; now it was not just the rich who could afford to own a beautiful home. The philosophy behind the style is that it is simple, handmade, personal, accessible to everyone, and elevates the human spirit through architecture. The bungalows are individualized by architectural and design elements, such as the Japanese-style motif incorporated into the roof line of our house. It would be a travesty to condemn these
beautiful homes to the trash heap in order for an individual to make a buck. Another sentiment I hear is that people don’t want “to be told what to do.” While this reaction is understandable on a visceral level, it doesn’t stand up to reality. Politely complying with rules is what being a part of a larger society is all about. We have limits on how fast we can drive, we must cut our grass regularly, our children must go to school on certain days and times. We chose to live with these rules because they form a framework within which we can proceed with our lives. Given the need to protect neighborhoods from destructive infill, we are asking to create an additional framework for our protection. LHD designation provides us with protection such that our historic neighborhood will continue to look like the neighborhood that made us want to live here.

Lastly, I will mention the impact of rising property values on our elderly neighbors. I am not certain that LHD will cause property values to rise any more than they already are; no one can
predict this. But, however it happens, rising property taxes do represent a hardship for the elderly. This problem can be addressed through legislation specifically directed at it. There is
a proposal, for example, that it might be possible to place a cap on the property taxes due from these neighbors. Solutions such as this should be explored, and this problem does not necessitate abandoning the quest for LHD protection. I do not suggest living in the past. It is possible to renovate existing homes, and even build new ones within a framework that preserves the character of the neighborhood. If my husband and I stay in the neighborhood, it is our intention to renovate our house to add more space and modern conveniences. We advocate LHD knowing that we will have to go through the process of getting a certificate of appropriateness
and renovate within the framework we are requesting. The additional steps are worth it if our neighborhood is protected.

Who can nominate an area to become a local historic district?

2007-09-04T17:49:00.000-05:00

2007-09-04T17:46:00.000-05:00

In a Local Historic District, the State of Georgia and the City of Decatur require ALL
material changes be reviewed against the specified Local Historic District Ordinances and
Design Guidelines and be issued a Certificate of Exemption or Certificate of
Appropriateness prior to performing work.

A Certificate of Exemption is an administrative review and approval of minor repairs and
installations or other projects described in the Local Historic District Ordinances and
Design Guidelines.

A Certificate of Appropriateness is granted for new construction, demolitions and
renovations projects after review and acceptance by the Historic Preservation Commission
as specified in the Local Historic District Ordinances and Design Guidelines.

Projects Requiring Review include:
New Construction
Additions
Demolition or Relocation
Alterations to Existing Properties; such as
• Doorways
• Windows
• Roofs
• Exterior Cladding
• Porches
• Fences and Walls
• Driveways
• Vegetation

See the following for flow charts of major renovation process now, compared to under local historic district. http://www.decaturga.com/client_resources/historic%20preservation/local%20district%20materials/local%20historic%20district%20processes1.pdf

Notes from the work session for the Planning Commission

2007-09-02T17:32:00.000-05:00

The infill task force, which was formed 11/2005, submitted reports to the City Commissioners. In August 2007, (yes nearly 2 years later) the Planning Commission worked on what would be submitted to the City Commission. Here are some notes regarding that meeting:

Zoning ordinances are a challenge because it applies to the entire city, which includes neighborhoods that are vastly different from each other in character. That is why the minority report used a contextual based approach, so that scale relates to the surrounding buildings. But the difficulties in applying that approach is that it’s a lot of work for the city to administer, it’s extra work for the property owner to get height surveys of the surrounding properties and residents feel that they have the right to have a two-story house.

It was made clear in the planning commission meeting that the majority report recommendations would have allowed even taller homes (up to 42 feet was the City's estimation). They also tested the minority report recommendation by using an existing (anonymous) street in Oakhurst to see what could be built. The resulting house could be 29 feet tall.

Greenville Historic Preservation Quiz

2007-09-01T17:27:00.000-05:00

I found this particular piece applicable because so many people I speak to do not have any understanding of what a local historic district does for a community. The answers to some of the questions are not the same for the existing local historic districts for Decatur. It is important that everyone understand what a local historic district is and is not. Local historic district does not stop new construction or renovation. It is an overlay that preserve the local historic character while allowing for development and growth. Enjoy.

Take the Greensboro Historic District Quiz!
People react in different ways when I tell them I live in a historic district. They often say, "I love old houses," or "I hate old houses." One nice lady, when I told her I served on the Historic District Commission, kindly shared her opinion that "you people are crazy." And she is a homeowner in one of the districts. A lot of people object to the degree of regulation in the districts. But when I ask which regulations they don't like, it often turns out that they don't actually know what the regulations are. So I thought it would be fun to offer a little online quiz about what actually is permitted -- and what's not -- in Greensboro's locally-designated historic districts. If you're a historic district hater, or just a skeptic, take the quiz to see how much you actually know. If you like, post your answers in the comments. (No fair peeking at the Historic District Guidelines!)UPDATE: Answers are now posted!
GREENSBORO HISTORIC DISTRICT QUIZ
1. All of Greensboro's historic districts are regulated by the Greensboro Historic District Commission (HDC).
False. Greensboro has a lot of neighborhoods that are listed on the National Register of Historic Places, such as the A&T College Historic District, the Bennett College Historic District, Irving Park, Guilford College, and the White Oak New Town historic district (to name just a few), none of which are regulated at all. Only Fisher Park, College Hill, and the Aycock Historic District are locally-designated districts which fall under the jurisdiction of the HDC.

2 .If you live in one of the locally-designated historic districts, your house colors must be approved by the HDC.
False. Although the Historic District Program Manual and Design Guidelines contain some helpful advice for those wishing to paint their houses in an historically-accurate way, owners are free to paint their houses any way they like.
3. It is not permitted to cover original wood siding with vinyl or aluminum siding in the locally-designated historic districts.
True.
4. New construction in the locally-designated districts must use historically appropriate materials; new products such as fiber-cement siding are not permitted.
False. Many new materials such as fiber-cement siding (also called hardi-plank) are permitted in new construction, although they are not considered appropriate as replacement materials for original historic materials such as wood, brick, or stone.
5. New houses in the locally-designated districts must be designed and built to look like the houses surrounding them.
False. Although new construction in the historic districts is required to be compatible with surrounding buildings in terms of size, setbacks, and roof forms, most new houses built there would never be mistaken for old houses; in fact, it's considered desirable by many preservationists that new houses shouldn't "fool" the public by looking too much like old ones.
6 It is not considered appropriate to paint previously unpainted brick or masonry in the locally-designated districts.
True. One reason for this is that once brick is painted, it can never really be unpainted again, and thus never restored to its original condition.
7 Prefabricated outbuildings such as sheds are not permitted in the locally-designated districts.
False. Many prefabricated sheds are considered appropriate and can be used, although metal sheds and those with gambrel roofs ("dutch barn" style) are not.
8 Large trees may not be cut down in the locally-designated districts without permission from the HDC.
True. The tree canopies in the historic districts are an important character-defining feature of the neighborhoods. When the HDC grants permission to take down a mature tree, it often requires the homeowner to plant another one like it.
9 Major interior renovations require permission from the HDC to insure historical appropriateness.
False. Interior renovations are not regulated by HDC.
10 Chain-link fences are prohibited in the locally-designated districts.
False. Chain-link fences are permitted at the rear of houses, but not in front or side yards.
11 You must receive permission from the HDC when planting trees, shrubs, or hedges.
False. Plant away freely.
12 Historic buildings in the historic districts are protected from demolition.
False. If a property owner wishes to demolish a building, the HCD only has power to delay the demolition for 365 days.
13 The tight regulation in the locally-designated districts drives away investment.
False. Several studies have shown that property values in Greensboro's historic districts have risen at a faster rate than that of the city as a whole over the past 20 years.
14 The zoning restrictions in the locally-designated districts are more stringent than those in modern suburban developments.
False. Many things are permitted in the historic districts, such as chain-link fences, prefabricated outbuildings, and unregulated landscaping, which are prohibited or controlled by restrictive covenants in many new neighborhoods. In fact, in some new developments, the neighborhood association has the right to remove items from your property which the association considers unsightly or inappropriate; this is not true in the historic districts.
Furthermore, Greensboro's historic districts all contain a variety of zoning types, including single and multifamily residential, office, business, and retail. Most new developments are restricted to single-family housing, often with minimum square-footage requirements.
15 The people who live in the locally-designated districts are a little bit nutty.
True. But so are the people who don't.

Quote from National Trust for Historic Preservation President

2007-08-31T05:36:00.000-05:00

“The pace of teardowns has amounted to an orgy of irrational destruction. Teardowns spread through a community like a cancer. I believe they represent the biggest threat to America's older neighborhoods since the heyday of urban renewal and interstate highway construction. Communities must realize that they aren't helpless in the face of teardowns. They must develop a vision for the future of their community...and put in place mechanisms to ensure that their vision is not compromised.” Richard Moe, President, National Trust for Historic Preservation June 28, 2006

What is a bungalow anyway?

2007-08-30T04:49:00.000-05:00

But what is a bungalow anyway? Where does the term come from? And what is so great about this architectural style?

Most dictionaries are explicit: a bungalow is a one- or one-and- a-half story dwelling. Good enough, except that since the period when most bungalows were constructed – roughly 1880 to 1930 in the United States – literally every type of house has at one time been called a bungalow. Two-story houses built on the grounds of hotels are still called bungalows, for example. And to further muddy the definition, the great Southern California architect Charles Sumner Greene went out of his way to call his Gamble house (1909) in Pasadena, Calif., a bungalow. Instead, the Gamble house is a sprawling two-story residence with a third-floor pool room.

A bungalow’s distinction is its low profile. There are no vertical bungalows even though in a few cities such as Sacramento, Seattle and Vancouver, British Columbia, the basically horizontal house type is raised on high foundations. Promotional literature in the early 20th century almost always noted the chief purpose of the bungalow: to place most of the living spaces on one floor. The advantages are obvious–the absence of a second story simplifies the building process. Utilities can be installed more easily than in a two-story house. Safety is at a premium because, in the event of fire, windows as well as doors offer easy escape. Best of all, the bungalow allows staircases to be eliminated, a boon for the elderly and also for the homemaker, who can carry out household tasks without a lot of trips up the stairs.

At the turn of the century bungalows took America by storm!

2007-08-29T07:05:00.000-05:00

At the turn of the century bungalows took America by storm. These small houses, some costing as little as $900, helped fulfill many Americans’ wishes for their own home, equipped with all the latest conveniences. Central to the bungalow’s popularity was the idea that simplicity and artistry could harmonize in one affordable house. The mania for bungalows marked a rare occasion in which serious architecture was found outside the realm of the rich. Bungalows allowed people of modest means to achieve something they had long sought: respectability. With its special features – style, convenience, simplicity, sound construction, and excellent plumbing – the bungalow filled more than the need for shelter. It provided fulfillment of the American dream.

The bungalow was practical, and it symbolized for many the best of the good life. On its own plot of land, with a garden, however small, and a car parked out front, a bungalow provided privacy and independence. To their builders and owners, bungalows meant living close to nature, but also with true style.

Sounds like an idea, a sense of place, a historic mark we should protect.

The question of the goal of the local historic district is often asked

2007-08-28T06:33:00.000-05:00

The question of the goal of the local historic district is often asked. I found this as part of a local historic district near Pasadena. It sums up the goals pretty nicely:

a) To promote community pride and unity by recognizing that the area is important as a historic resource.
b) To promote the preservation and enhancement of the historic character and architectural integrity of the district.
c) To assist homeowners and others with restoration, alteration, or new construction to eliminate unnecessary demolition, destruction and neglect and to ensure that the architectural qualities of the district are maintained and preserved.
d) To protect the single-family character of this neighborhood.
e) To enhance residential property values within the district.

Local Historic District Goals as stated for Akron, OH Historic District

2007-08-27T06:30:00.000-05:00

Historic preservation is a continuum of choices affecting the landscape and buildings. This continuum includes maintenance of features that are historicially, architecturally, and culturally significant. Contemporary use can be achieved while retaining distinctive features.
When we develop land and build structures, preservation adds economic value. Preservation requires the establishment and adherence to a set of standards. The cost of adhering to a set of standards is reasonable considering that good design elements add economic value to the larger community.

Minimum standards established by the community in conjunction with the City, relating to aesthetics, appropriateness, and architectural compatibility, would be enforced in conditional zoning or zoning overlay of local historic district. In a historic district, changes in structures would be permitted to occur only when such changes are consistent with the preservation goals of the neighborhood that has established an historic district, unless health or safety concerns require an exception.

What are you really trying to protect?

2007-08-26T06:22:00.000-05:00

Yet another comment from an earlier post...
"Further, as one of your earlier posts pointed out, infill is not occurring in the proposed district at the rate it is occurring in other parts of the City or Oakhurst (providing the exact addresses in which infill has occurred in the proposed district would be of assistance in this debate). So, what is it you are really trying to protect? "

As the nominators for the proposed local historic district we think that we have done a good job on this blog explaining what we are really trying to protect. The nomination for the proposed Oakhurst local historic district was made in an effort to preserve the unique local character of the neighborhood. The historic elements of the neighborhood have been documented in historic surveys.

It is true that the majority of demolitions in the City of Decatur are in the Oakhurst area. It is true that the boundaries of the proposed district have fewer demolitions than the surrounding Oakhurst area. These facts support our assertion that the proposed district remains the most intact area of Oakhurst and represents the historic settling of the area. Therefore, it is the area in most dire need of protection while we still have something to protect.

I for one moved to this neighborhood for the diversity and "character" that such diversity provides.

2007-08-25T06:12:00.000-05:00

"I for one moved to this neighborhood for the diversity and "character" that such diversity provides. If Oakhurst is designated as a LHD, the diversity of Oakhurst and such character is likely to be jeopardized, which presents a real and valid concern for many of our neighbors who truly value diversity. "

This is a comment from an earlier post. It is not true that LHD will jeopardize the diversity of Oakhurst. The majority of residents we speak to in and outside of the proposed local historic district state their number one concern is losing the character of the neighborhood. The second most frequent concern is losing the diversity of the neighborhood. As posted on an earlier post "Neighborhood character is expressed in at least two distinctive elements: the physical landscape and the social dynamic. Many inner city neighborhoods have the physical building blocks present to be successful, sustainable communities that provide homes for residents throughout their life cycles. Single-family homes come in small, medium and large sizes and price ranges." This mirrors the concerns of the neighborhood. The first and most important element of the local historic district is to preserve the historic landscape - meaning architecture, view from the street, set backs, sidewalks, etc. This is the first impression, if you will, of the character. As mentioned in another previous post older neighborhoods that have a local historic district do a better job of preserving the mix of people in their neighborhood. Why? Because there is a variety of single-family homes from small, medium, and large that have a variety of price ranges. This provides housing for people throughout their life, through their many cycles of life. If every home was replaced by a new home priced at $600,000 we would lose that very diversity. Studies support that older neighborhoods with a local historic district do a better job reflecting the racial and socio-economic mix of the community at large. New construction tends to segregate both racially and socio-economically.

What is neighborhood character??

2007-08-23T17:19:00.000-05:00

Neighborhood character is expressed in at least two distinctive elements: the physical landscape and the social dynamic. Many inner city neighborhoods have the physical building blocks present to be successful, sustainable communities that provide homes for residents throughout their life cycles. Single-family homes come in small, medium and large sizes and price ranges. Duplexes and small apartment buildings are sprinkled in, encouraging today's renters to become tomorrow's home purchasers. Nearby commercial structures offer the potential for locating neighborhood services within walking distance. Other physical elements can enhance the area - street trees and wide sidewalks for shaded walking, varied architecture for an interesting streetscape. Neighborhood character is not solely created through the physical landscape. The people who live in a neighborhood provide the flavor and attitude for that section of the city. The flavor can be ethnic, provided by long-time residents or created simply because a preferred lifestyle is more easily accomplished in that particular physical landscape.

Currently the only tool available for protecting our neighborhood’s unique historic character is local historic district. We welcome any comments and/or suggestions for other methods that you believe are currently available. If they are not currently available let’s talk about the time frame for implementing new suggestions.

Is there any reason we should not expect benefits and success in Oakhurst as a result of LHD?

2007-08-22T15:18:00.000-05:00

Local Historic Districts have been successful in preserving historic character while allowing growth in West End, Castleberry Hill, and in Decatur including the MAK Historic District right down the street. Is there any reason we should not expect similar benefits and success in Oakhurst?

Oakhurst, like all of the City of Decatur, has a lot going for it. It has a government that took the time to plan well in advance so that it could become the kind of place people want to live. The community that lives here are proud, social and giving, which makes for a nice place to live. We have wonderful architectural character. All of these factors indicate that Local Historic District could successfully protect the historic character of the neighborhood while allow growth and retaining diversity while being economically sustainable.

The overwhelming majority of the people I have heard from in this neighborhood are concerned about losing the historic character of our neighborhood. Unfortunately, many people are being told that LHD will not allow them to take advantage of the maximum square footage allowed under current zoning and/or that current zoning is sufficient to protect the unique historic character of the neighborhood. Both of these assertions are false. To make matters worse it appears that the new zoning will actually allow for bigger houses and more potential for loss of homes in Oakhurst.

Outside of Local Historic District designation, what can be done to make sure that we do not lose over 100years of history?

2007-08-21T06:36:00.000-05:00

The complete destruction of the Beacon Hill neighborhood has taught us that by destroying the housing of a community you eventually destroy the history because there is no longer any representation of said community. Outside of Local Historic District designation, what can be done to make sure that the nearly 100 years of historic character of this area is not lost?

Under the current zoning for the City of Decatur the only method of preseving the historic character is Local Historic District. Under any currently proposed zoning for the City of Decatur the only method of preserving the historic character is Local Historic District.

Other cities, including the City of Atlanta, are attempting to preserve the character of a neighborhood through stricter zoning and other new overlays. However, we have not found any that have been in place sufficient time to present any results of their efforts.

Oakhurst has lost approximately or estimated at 1 home per month to demolition over the past five years. We are seeing the impact of that level of development on the character of our neighborhood. To consider methods outside of Local Historic District at this time would mean more delays and more loss. Just consider that changes to infill zoning has taken nearly 2 years and is yet to be implemented. What would your street look like if you lost 20 houses to demolition?

The multitude of flyers makes the question of how LHD will affect property values confusing

2007-08-20T17:18:00.001-05:00

There have been multiple flyers circulated to residents lately. One flyer states that Local Historic District can make my property value go down. Another flyer states that Local Historic District will make my property values increase and therefore increase my property taxes. Which statement is accurate.

First, yes your taxes will increase if your property values increase. Most residents purchase their homes in hopes that the value will increase in an effort to increase their equity and personal wealth. At the very least we do not want our investment to decrease.

The question of whether Local Historic District increases or decreases property values is a difficult question to answer because there are so many factors that can impact property values. There are a number of studies listed on this blog site throughout June and July and we encourage you to read them all. Our research has shown that of all the studies we could find there are about 80% that say Local Historic District is good for property values and 15% that show some negative impact. The other studies indicate that the affect may be more neutral because Local Historic District is often sought once a neighborhood becomes desirable and then experiences threats to the historic character. We did find one study that stated that Local Historic Districts are protected from downfalls in the real estate market.

There are numerous studies that indicate that maintaining the character of the neighborhood is good for property values. Wide variations in housing architectural styles or wide variances in the look of a home from the street make an area less desirable. It loses its curb appeal. This is not to say there can not be any individuality or variance in homes and does not endorse the monolithic styling of many new neighorhoods. This is not to say that all homes should be the same size. A 1200 square foot home and 3600 square foot home can reside side by side without violating either the principals of archtectural similarity or look from the street. This harmony is not easy but can maintain the unique character of a neighborhood, maintain diversity in housing size and price, maintain diversity in residents, and maintain consistent property value increases.

Local Historic District is not just about preserving or increasing property values. Historic preservation is a program just out of its infancy when compared to preservation of other resources. In the beginning what was thought important to preserve was old, largely internationally signficant sights. Many of them were related to wars. Next came the preservation of the homes or scenes from the life of someone nationally famous. Why? Because a place says a lot about what makes a person and give you a sense of time and place that words on a plaque can not convey. Next came the preservation of events or people that were not so old. Because as we become a more populous nation we began to lose our resources rapidly. Now there is great value place on areas that still convey the sense of place of ordinary lives. We live in such a place. Oakhurst represents the defining architecture for Decatur as it entered its biggest building boom. It also clearly illustrates the transition from rail to trolley to car and back to rail. This is a valuable resource that many resident feel we need to preserve. Every home that is needlessly torn down removes some of that history. We do not advocate no demolition or no new construction or no renovation. Rather we advocate smart demolition, smart development, smart new construction and smart renovation that provides a win-win for our neighborhood.

Under current zoning do we as a community have any right to input regarding the various commercial properties?

2007-08-16T15:58:00.000-05:00

There are a number of large tracts of property zoned commercial within the proposed Local Historic District boundaries. It is well known that most are being strongly considered for sale and redevelopment. Clearly the type and quality of the development will impact the majority of the residents in Oakhurst. Under current zoning do we as a community have any right to input regarding the type of development? If we were a Local Historic District would we have more input?

Boys and Girls Club is considering relocating. The zoning for this 5.5 acres+ lot is R60. R60 Zoning uses without public hearing include single-family dwellings, elementary, middle, and secondary schools, public utilities, public buildings, churches, and family personal care homes. There is sufficient room for a planned residential development. Under the proposed new infill guidelines the homes can get progressively taller.

Thankful Baptist Church is zoned institution and comprises 3.82 acres+
Institutional zoning allows for Churches and other places of worship, associated single-family, two-family and multiple-family dwellings, colleges, seminaries, related professional offices, public and private schools, nursery schools, an small business, clinics, medical and dental offices, boarding and rooming houses, and clubs. Maximum building height allowed is 45 feet.

Bell South was purchased by AT&T and they are re-evaluating their real estate holdings. This 7.85 acre+ land area is zoned C-1. Maximum building height is 40 feet and three stories, minimum set back is zero. Set back next to residential is only 10 feet side yard and 30 feet rear line. Uses for C-1 Local include retail shops, appliance sales and service, drugstores, and other sales and service establishments. Food, furniture and hardware stores, clinics, medical office buildings, professional office buildings, and financial institutions are also allowed. None of these uses require a public hearing.

The commercial property located at 636 East Lake Drive in the Oakhurst commercial district is 2.11 acres of C-1 property too. Similarly, the small commercial areas located at Mead Road and West College Avenue (.25 acre) and at Feld Avenue and West College Avenue (.25) are zoned C-1 local. It is also rumored that Marta is considering selling their parking lot between West College Avenue and Park Place for development (.75 acre).

Development of all of these properties could have an immediate and direct impact on your property value and enjoyment of your home. Within a local historic district a public hearing would be required even for the approved uses under the zoning laws. That would give you the opportunity to protect your home and your largest investment. Outside of a local historic district you do not have that luxury. The only time a public hearing is necessary is when a variance is requested or to change the zoning. Even so, you have less consideration than you would under a LHD overlay.

The development of a local historic district provides recognition for an area and attracts visitors from the immediate surrounding communities and from across the country. This improved visibility makes commercial development within a local historic district a lower risk investment. Most communities experience a boom in the development of their commercial areas once a local historic district has been established. The improved development continues to improve the visibility and provides support for new business to stay and thrive. Commercial areas that have struggled because the immediate density of population was not sufficient to support more development find the designation expands development. It improves the overall available services, number of jobs, and tax base for a community.

What are the dates of the meetings with the City to discuss the Guidelines?

2007-08-16T15:55:00.000-05:00

The last we checked, Friday, August 10th. HPC's input on the guidelines presented to the HPC by the community have not been received. We understand that the original dates for August, starting with August 21 have been cancelled. We will provide the new dates as soon as possible.

Studies show that LHDs sustain diversity and racial mix of a community

2007-08-14T16:06:00.000-05:00

Studies show that Local Historic Districts sustain diversity and racial mix of a community compared to more traditional suburban communities that are mostly segregated. With the rapid level of infill construction of home priced $600,000 - $1,000,000, will we be able to retain that diversity?

Retaining diversity, avoiding the displacement of our elderly, poor and even middle class residents, and providing affordable housing within a community are concerns for any community that finds themselves with great demand for available land and therefore rapidly increases in land values.

It is true that there is a published paper "The Economic Power of Restoration" found at www.wisconsinhistory.org/hp/smartgrowth/economic_power_of_restoration.pdf. It states that historic districts reflect the diversity of a community unlike the majority of urban and suburban subdivisions that tend to be racially segregated. Why? Because a local historic district encourages a variety of housing sizes and therefore a variety of housing prices. Given the current land value in Decatur it is unrealistic to think we will easily provide affordable housing, but lhd can help us to maintain our diversity for what we hope is many more years.

Many of our neighbors can not afford homes being priced from $600,000 - $1,000,000 in our neighborhood even if they sell their own homes for $300,000-$400,000 with 100% equity. Will that mean that continued infill development will mean a loss of diversity for Oakhurst? Only time will tell for certain.

What is historic about Oakhurst? What is your basis for nominating the district?

2007-08-13T05:35:00.000-05:00

This was a comment left on another post.
What is historic about Oakhurst? What is your basis for nominating the district?

The nominating form contains some of the history surrounding the proposed district. It was developed during the time that Oakhurst was its own town. The proposed boundary has a consistent bungalow style and is relatively intact. The South Decatur historical survey conducted by Darlene Roth in 1987 was very thorough and was included as an index to later surveys for 1989 and 1990. In the survey from 1987 Ms. Roth states that "What Oakhurst represents for the City of Decatur is a pattern of housing -- scale, materials, and styles -- which won out over other available possibilities during the 1910s and especially the 1920s." She goes on to say "The Oakhurst areas were the most populous in Decatur through the 1920s and it was the Oakhurst pattern of down-scaled houses, rather than the Adams-King's Highway pattern of upscaleed houses which has continued to dominate Decatur architecture."

Location of Oakhurst "The skeletal outline of these related developments (Oakhurst, East End, and part of Greater Decatur) is visible on the 1928 USGS topographic map for Decatur: the houses clearly follow the line of the Georgia railroad and the South Decatur trolley line".

Why is the time period important "The late 1910s and the 1920s were the most significant decade for Decatur development"

Why preserve "Oakhurst and related sections (Greater Decatur and East End) represent what Decatur was becoming and was to become when these parts were annexed to the city in 1915 and 1916. After Oakhurst, the moderately scaled, modestly decorated, cosily nestled suburban house was the norm for Decatur"

How to preserve "The local ordinance could be used, with greater or lesser restrictions, to guide new construction in the historic areas, to recommend compatible alterations to contribuing properties, within the historic areas, to deter unnecessary demolitions, and to increase the local respect and pride in Decatur's historic housing stock -- a primary municipal asset."

The full 1987 report is available. Just request it via e-mail at preserveoakhurst@gmail.com.

Would you please provide the addresses for each of the homes demolished in Oakhurst during the last 5 years?

2007-08-13T05:14:00.000-05:00

Anonymous said...
Would you please provide the addresses for each of the homes demolished in Oakhurst during the last 5 years? Also, how many of those homes were uninhabitable?

We will provide the addresses in a separate post. The attached map shows major renovations (green) and new construction (orange) in the Oakhurst area from 2000 - 2005. We will update the map with 2006 & 2007 (so far) data soon. Some of the new construction on the map was on vacant lots.

We are not certain we can really answer your second question. The homes have been demolished and therefore the question of whether they could be inhabited is lost. Our own recollection is that in most cases someone was living in the home prior to the demolition. We do know that one demolition that does not show up on this map - 220 Third Avenue - was not inhabitable.

The map shows another very important detail. On a larger view Oakhurst has more demolitions than any other part of the City of Decatur. The proposed boundaries of the nominated local historic district has fewer demolitions and therefore is one of the more intact areas with a consistent bungalow housing style and time of development.

Atlanta City Councilwoman Norwood has stated that there is evidence that multiple out of scale homes devalue surrounding smaller homes

2007-08-10T07:02:00.000-05:00

Atlanta City Councilwoman Norwood has stated that there is evidence that multiple out of scale homes devalue surrounding smaller homes, making them essentially only worth the land or less due to demolition costs. What do you recommend to protect our elderly and middleclass from losing value in their most important investment?

The discussion regarding out of scale housing is taking place in metropolitan areas across the country. The City of Atlanta has been struggling with it for years. The most recent article in the Creative Loafing published 08.01.2007 http://atlanta.creativeloafing.com/gyrobase/Content?oid=277576 discusses a new ordinance passed by the City of Atlanta to try and resolve this issue.

The problem is that land value in the metro area has greatly increased. You do not have to look far to see crane tower building multi-family housing. This is indicative of the demand for housing in the metro area. When land values increase developers attempt to put as much square footage on the land in order to get the maximum price for their investment. Unfortunately, as you change the character of a neighborhood you lower the value of the original housing. Sometimes the lower value is temporary, sometimes permanent. A consistent block face or look from the street is attractive and according to real estate text it is more valuable.

Zoning is one tool that can be used to control height and mass. The zoning for R-60 is applied across the City of Decatur and changes to this zoning would be applied in the same manner. The City of Decatur is currently reviewing recommendations made by the infill task force and we anticipate there will be changes to the zoning.

The City of Decatur has a local historic district overlay that can be used in addition to the residential zoning that allows a community to protect its unique historic character. This overlay is applied to a specific area and therefore it can be used to meet the very specific needs of the community. Other communities have other overlays that are less (or more) restrictive than a local historic ordinance that is used for the same purpose. At this time the only tool available for preserving our unique character is the local historic district ordinance.

The Oakhurst community has experienced a lot of demolition in the past few years. Sixty homes were demolished within a 5 year period. That is one home per month. This rate of demolition puts our community at great risk of losing its historic character and could greatly impact your property values.

Here is a questions for you. What about handicap ramps in lhds?

2007-08-08T16:36:00.001-05:00

This is a question posed in a comment on a previous post. I start with the original comment. I apologize it is a long one.

Here is a questions for you. What about handicap ramps in lhds?I have been disturbed about the disagreements regarding handicapped ramps and whether or not a COA with full Historic Preservation Commission (HPC) review was a requirement. During one of the first rounds of public "input" sessions hosted by Amanda Thompson, the question was asked and she stated that a full COA and review was necessary. Lately there have been numerous disagreements with this statement. I wanted to be certain that I was speaking about this matter accurately and truthfully. Therefore, I did research on the subject and here is how it was explained to me. Georgia state law re historic preservation districts mandates that homeowners requesting any material change whatsoever to their house situated within a Local Historic District (LHD) must apply for a Certificate of Appropriateness (COA) and submit to a full HPC review. Because the addition to front or side entry of a handicap ramp is always a material change, the plans must be presented and approved by the HPC. Approval or denial can then be appealed to the City Commissioners by either the applicant or a neighbor. Appeal or denial at the City Commission level can then be appealed in the courts by either the applicant or a neighbor. The city nor the HPC can get around this particular addition because it is mandated by state law. Hopefully this answers this debated matter sufficiently.

I am not certain what the point or the question really is for this post. I am assuming that three things are being asked to be answered. One, are handicap ramps allowed in local historic districts. Two, must you get a Certificate of Appropriateness (COA) for construction of a handicap ramp. Three, what is a material change.

First, yes handicap ramps are allowed in local historic districts. I am not aware of any handicap ramp that has been denied in any local historic district in Decatur. The design guidelines for the proposed district are not available, but I do not anticipate there will be a provision for restricting handicap ramps. The level of change to a home necessary to build a handicap ramp varies from home to home. I have neighbors with a flat stoop and on step to the ground that would need very little if any change to their home to provide a handicap ramp. I have other neighbors that live on a very tall hill with multiple steps on multiple levels that will require extensive changes to put a ramp on the front of their home.

The question of whether or not a Certificate of Appropriateness (COA) will be required or not is a difficult question to answer. There are no proposed design guidelines to use to answer this question. However, material changes to the front and side of a home do require COA in local historic districts. Some handicap ramps will be simple, temporary structures others will be more complex and may require greater change. That means the question of whether a COA will be required is more complex than a yes or no answer. The most appropriate answer at this time is "it depends". Once more is known about the design guidelines we may be able to provide a better answer.

What is a material change? A material change is something that changes the architectural element or historic character of a building. Any permanent change to your home would represent a material change. However, items constructed that can be replaced, removed, or repaired without changing the structure would not be material. Changing the placement of a front door is material. Changing your screen door is not material.

I have heard several sides of this argument in the past months and I have begun to believe this argument is not about handicap ramps at all. The disabled and the elderly are very important to our community and represent the most underserved in our community. To use tactics to frighten these residents to support your argument is unseemly regardless of which side of the argument you reside. Pardon me as I step down from my soap box.

How will current proposed changes to in-fill impact smaller homes & environment?

2007-08-08T05:42:00.000-05:00

While current zoning laws allow only two story construction, we continue to see homes built to 2 1/2 stories by way of an unfinished attic space with dormers. The new proposed guidelines from the Infill Taskforce Committee recommend increases in height and floor area ratio so that even larger homes can be built, especially on smaller lots, than what is allowed under the current ordinance. How will this impact the smaller homes and the environment?

The in-fill taskforce recommendations can be found on the City of Decatur website. http://www.decaturga.com/cgs_infilltaskforce.aspx It is true that the majority report recommendations greatly expand the size and height of homes allowed in Decatur, especially on smaller lots such as the ones we have in Oakhurst. There are work sessions for the Planning Commission and City Commission on 8/9 and 8/20 to review the recommendations from the taskforce. It is our understanding that these work sessions are not public hearings, although the public is welcome to listen. Once these sessions are complete a recommendation will be made to change or not change the current zoning.

There is nothing in the available zoning laws that can specifically protect the unique historic character of a neighborhood. The zoning law enacted will apply to the entire City of Decatur and is unable to address the concerns of each individual neighborhood.

Given the rise in land values, it is expected that developers will continue to build homes to the maximum height and size allowed under the zoning laws. Therefore, we expect the rapid level of demolition to continue. No one knows for certain how this will impact the property values or the environment. Many communities have seen the loss in value of smaller homes as more and more larger scale homes where built around them. Certainly, if every lot maximized their impervious surface area there would be stress on our infrastructure and therefore the environment.

Letter to residents regarding the local historic district

2007-08-07T06:36:00.000-05:00

August 3, 2007

Dear Neighbor,

In our constantly changing world, we need reminders of our past. Preserving the unique historic character of a neighborhood provides us with an anchor to the past and an incentive to the future. As a friend often says, if you do not preserve history, history tends to repeat itself.

The 1987 survey on the historical resources of the City of Decatur conducted by Darlene Roth states that the Oakhurst community was the most populated residential area of Decatur in the early 1900s. The bungalow homes built in Oakhurst defined the future architecture for Decatur and became the defining style for the entire City. Additionally, the area still bears the mark of the development of a community as the popular mode of transportation changed from rail, to trolley line, to automobile.

The Oakhurst community is not just valuable for its mark in history at the time of its development in 1910. Every decade has added its layer of history and remains one to be remembered.

How important is preserving historic resources such as an intact neighborhood? Consider the travesty of Beacon Hill. Beacon Hill was a very strong, intact neighborhood near downtown Decatur. The majority of the residents of this community were African-American. Many people do not remember this neighborhood and the many stories of community leaders and local civil right leaders from this community because the entire community was demolished. There is no anchor to this history.

Today we are faced with a threat of demolition of the history of Oakhurst and a further burying of our historic resources. According to in-fill development data, the majority of demolition and reconstruction in the City of Decatur is occurring in Oakhurst. This demolition and displacement is not as immediate as Beacon Hill, but the result is the same. Not only are we losing our unique, historic character, we are slowly displacing our elderly and middle-class residents.

In a study conducted in Philadelphia, it was found that local historic districts mirror the cultural and racial diversity of a City at large. This is unlike most housing developments outside of historic districts, which tend to be more segregated. This is valuable from a cultural sustainability aspect, but also supports that local historic district do not displace residents because it provides for a variety of housing sizes and prices.

We are not advocating the prevention of new construction or renovation. We are advocating the use of local historic district to authorize design guidelines for new development and renovation that is not destructive to the area’s historic character. We hope you will join us in supporting this local historic district to preserve the area’s unique historic character, its history and its diversity.

Sincerely,

Your neighbors that support the proposed local historic district

What can be done under current zoning laws to ensure quality construction?

2007-08-05T20:03:00.001-05:00

Current land costs are so high it's anticipated that developers will lower renovation and new construction standards to retain profits for their new projects in Oakhurst. The lower quality construction may negatively impact the value of our homes. What can be done under current zoning laws to ensure quality construction and therefore protect my investment?

Zoning is the way the governments control the physical development of land and the kinds of uses to which each individual property may be put. Zoning laws typically specify the areas in which residential, industrial, recreational or commercial activities may take place. For example, an R-1 residential zone might allow only single-family detached homes as opposed to duplexes or apartment complexes. On the other hand, a C-1 commercial zone might be zoned to permit only certain commercial or industrial uses in one jurisdiction, but permit a mix of housing and businesses in another jurisdiction. Zoning can regulate height and floor area ratio, but the character of a place or home can not be regulated by zoning. Similarly, quality can not be regulated through zoning laws other than life safety and engineering standards. Local historic district overlay ensures quality construction that is in keeping with the local character of a neighborhood to protect a communities historic value and economic value.

Great Interest in Local Historic Districts Across Georgia

2007-08-04T19:51:00.000-05:00

According to the Georgia Department of Natural Resoures Historic Preservation Division there are 116 Georgia communities with historic preservation districts and 71 have local programs. The interest and number of local programs continues to grow. What are the benefits of local historic district that encourage so many communities to seek its protection?

It is difficult to answer the question for why other communities are interested in local historic district without getting the information from them directly. But, I refer you to the article by Donovan Rykema, http://www.nationaltrust.org/advocacy/case/Rypkema_Speech_on_Sustainability_in_Portland.pdfI his argument is based on the sustainability and flexibility of local historic districts. Sustainability in terms of economics, cultural, racial diversity, environmental, and community spirit.

Another article that may offer some reasons for the popularity is www.nh.gov/oep/programs/MRPA/conferences/documents/WhatAreHDsGoodFor-logo.doc
“Daniel Webster once said that a person who doesn’t respect the past isn’t performing his [or her] duty to the future. “

“Historic districts have the paradoxical twin virtues of stability and flexibility. They encourage continuity and the care of existing properties, while respecting changes over time ‑‑ layers of life ‑‑ that add architectural richness and visual variety to townscapes. But they do not prevent new construction, nor should they prohibit contemporary design that is respectful of existing resources.”

“What about the reasons NOT to have a local historic district? Whenever the idea of historic districting comes up locally, “historic district horror stories” are sure to follow. Most of them are either misinterpretations, or misunderstandings, or just plain wrong “

What tools are currently available

2007-08-03T06:08:00.000-05:00

What tools are currently available in the City of Decatur that preserve unique historic character and history, while still allowing growth and development of an area, other than Local Historic District designation?

The only method of preserving the unique historic character and history of a neighborhood in the City of Decatur is through Local Historic District. The historic preservation ordinance and historic preservation commission were established by local ordinance to ensure that renovations and new construction in Decatur's Local Historic Districts are consistent with the character of the neighborhood. The development of the design guidelines to be used in a community are created with input from the community so that it protects their unique valued resources while still allowing some flexibility especially in new construction.

Many residents mistakenly believe that zoning can be used to protect historic resources. However, zoning is the way the governments control the physical development of land and the kinds of uses to which each individual property may be put. Zoning laws typically specify the areas in which residential, industrial, recreational or commercial activities may take place. For example, an R-1 residential zone might allow only single-family detached homes as opposed to duplexes or apartment complexes. On the other hand, a C-1 commercial zone might be zoned to permit only certain commercial or industrial uses in one jurisdiction, but permit a mix of housing and businesses in another jurisdiction. Zoning can regulate height and floor area ratio, but the character of a place or home can not be regulated by zoning.

Local Historic Districts Help Preserve Character

2007-08-02T11:38:00.000-05:00

Here is an article from the Fall 2005 Decatur Preservation Alliance news letter:

Local Historic Districts
Help Preserve Character
The Decatur Preservation Alliance has formed an Advocacy committee to further our mission of helping preserve Decatur’s historic structures and greenspaces. The Advocacy committee has decided that one of its highest priorities is educating Decatur property owners about what benefits neighborhoods can receive from forming more local historic districts, and encouraging property owners to apply for historic district status for their neighborhoods.

Decatur is almost unique among inside-the-perimeter metro Atlanta small towns in retaining intact its historic neighborhoods. A survey completed for the City of Decatur in 1990 states that “by the year 2000 probably 80 percent of all of Decatur’s housing will be eligible for the National Register based on age alone.” However, very recently, development pressures have resulted in increasing demolitions of historic homes (those more than 50 years old) and commercial buildings throughout Decatur. While the DPA supports appropriate redevelopment in the city’s residential and commercial districts,
we urge residents of historic neighborhoods to take a look at the protections offered by local historic district ordinances. Many people are confused by what exactly it means to live in a locally designated historic district. Here’s a list of things a historic district ordinance can and can’t do:

A Preservation Ordinance does:
Establish an objective and democratic process for designating historic properties.
Protect the integrity of designated districts with a design review requirement for new construction or demolition.
Authorize design guidelines for new development within historic districts to ensure that it is not destructive to the area’s historic character.
Stabilize declining neighborhoods and protect and enhance property values.

A Preservation Ordinance does not:
Require permission to change paint color on your house.
Restrict the sale or use of the property.
Require approval of any interior changes to your house.
Prevent compatible new construction within historic areas.
Require approval for ordinary repair or maintenance.

We are very fortunate to live in a city with an in-place historic preservation ordinance, Historic Preservation Commission and Historic Resources survey, Resource Manual and Design Guidelines (all available at City Hall). Decatur also has two locally designated historic districts: the McDonough-Adams-Kings Highway district and the Clairemont Avenue district (an application is pending for designation of Ponce de Leon Court). But other historic neighborhoods without the protection of historic district ordinances as described in the city’s Resource Manual include: Lenox Place; College View (Adair,
Hibernia, Greenwood Circle, parts of West Howard); Ponce de Leon Terrace; Ponce de Leon Heights (Coventry, Woodlawn, Fairfield, Nelson Ferry); the Great Lakes; Clairemont Estates (Vidal, Lamont, Garden Lane); “Old Decatur” (Sycamore, Hillyer, Sycamore Place, Barry, Pate and North Candler); Glenwood Estates; Oakhurst; and Winnona Park. The City of Decatur has allowed property owners applying for local historic district status to participate in writing the ordinances that cover their neighborhoods; therefore, an ordinance covering the Clairemont Avenue historic district differs in some ways from the ordinance covering the MAK district. The DPA feels that both historic district ordinances have been popular among residents and extremely successful in preventing demolition of historic properties and promoting appropriate
design of new construction in these neighborhoods. Decatur’s historic neighborhoods
define the character of our city. The DPA in its mission to preserve these historic places urges Decaturites to learn more about the history and architecture of their neighborhoods and the tools available to them to protect them. To access the city-commissioned survey of historic neighborhoods visit www.decaturpreservationalliance. com, and click “Resources.”

Flyer given to residents within the proposed local historic district

2007-08-01T06:52:00.001-05:00

THE HISTORIC DISTRICT is a proposal to protect our classic homes from being needlessly torn down and replaced.

We all appreciate the character of our homes and our neighborhood. A historic district protects that character and makes sure that developers won’t be able to bulldoze historic homes.

The historic district is designed to protect the exterior appearance of our homes so that when they are renovated they still retain their original charm and character. This ensures that former residents will be able to return and still recognize where they grew up. This also makes sure that new residents only build homes that fit in with the existing homes (limiting new home size and new home appearance).

Designating our Oakhurst neighborhood a historic district recognizes the cohesive nature of our community and protects all residents from the intrusion of new construction that would interfere with its character.

The historic district does not prevent any renovations of the interior of your home and regulates only material changes to the portion of your and your neighbor’s homes that are visible from the street. And for that regulation you gain protection of your whole neighborhood. You gain the promise that your history in your home will be preserved so that in the future your children or grandchildren will be able to see the home where you lived and not a new home that replaced it.

The historic district recognizes the care that Oakhurst’s long time residents have taken with their homes and formalizes preservation so that current and future residents will take similar steps to preserve Oakhurst’s charm and character and unique housing styles.

The Historic District WILL:

Protect historic homes (built 1939 or earlier) from demolition.

Preserve homes so that our children and grandchildren will be able to see the homes and the Oakhurst we all love.

Require new construction to be in keeping with the look of the existing homes in Oakhurst.

The Historic District WILL NOT:

Prevent demolition of more modern, non-historic, homes.

Regulate anything more than the part of your home that is visible from the street.

Regulate the interior of your home.

Prevent ordinary maintenance and repair of your home.

Regulate non-material changes to your home (for instance adding, removing, or replacing a screen door.)

Prevent re-modeling a home or adding on to a home. The historic district requires material changes to meet design guidelines, but it does not “freeze” homes in time such that they cannot be remodeled or expanded.

Prevent wheelchair ramps or other changes to make a home handicap accessible.

Put you in jail for any historic district repair or renovation issue. (No one in Decatur has ever been jailed for any historic district issue.)

With a Historic District YOU GAIN:

Security in knowing that your neighborhood will continue to look and grow in keeping with its character

Protection from a future buyer destroying your neighbor’s house.

Public recognition of our neighborhood for its architectural

Answer to comments from 7/30/2007

2007-07-31T16:13:00.000-05:00

From Amy 7/30/2007: What is the purpose of the panel discussion being held 8/2/2007 at the Solarium Community Center?
From Anonymous 7/30/2007: The real question is why the nominating committee for the historic district REFUSE to participate. What do they want to hide?

The two questions posed here are interrelated. We have received this question from several other residents and therefore decided to answer the questions in a new post.

First, the panel discussion being held 8/2/2007 is sponsored by One Oakhurst. As stated in the July 2007 Oakhurst Leaflet this group opposes the proposed local historic district. The article also stated that this group will be compiling the questions for the first half of the meeting.

Similarly, in an e-mail from a representative of One Oakhurst regarding our participation in the panel we received the following response; “this panel is the culmination of efforts by Oakhurst:One Community. We have specific ideas and goals for this panel and have worked very hard to this point. We do not intend to have those efforts undermined or hijacked.” We will be happy to provide anyone interested with the full e-mail regarding the invitation so they will understand the context of this quote.

There is nothing wrong with an opposing group sponsoring a panel discussion, but it was obvious in our discussions with the One Oakhurst that the panel discussion would be directed toward one view. Additionally, the structure of the panel discussion, including who would sit on the panel and how the discussion and questions would be conducted, was very fluid even a week before the event. With consideration to all of these factors we decided it was best for us not to participate.

We have been invited to provide some literature at the meeting and will be in the audience to answer any questions that may arise concerning the application. We encourage residents to attend and hear One Oakhurst’s questions answered by the panel they selected. There will be valuable information presented. However, as always we encourage you to listen critically and do your own research. This is the same advice we have given at other community meetings and on this blog. We will be happy to discuss any question you may have regarding the information presented at the panel discussion.

Things to consider when looking at empirical studies

2007-07-30T19:56:00.001-05:00

Historic Property Values and Property Tax Payments
This paper is Chapter 8 of a larger study. http://www.njht.org/dca/njht/publ/chap8.pdf

In the paper it discusses the contextual consideration for historic designation and it’s possible effects on property value. One of the economic considerations not generally carved out is “current use” versus “highest and best use”. “Current use is the existing utilization of a property; highest and best use is the most profitable use incorporating those uses that are legally permissible, physically possible, and financially or economically feasible (Kinnard 1971,39)” So when considering study results you must consider is the study comparing properties that are being used for their highest use. This would be the case in most single family neighborhoods because the highest and best use is R-60 or R-85 or other residential designation where there is no higher underlying zoning use such as commercial or high density residential that you may see with town homes or in very urban environments.

Another factor to consider is whether the area under protection is sufficiently large enough to “achieve the spatial critical mass necessary to encourage rehabilitation by the property owner, financial institution investment, community organization activity, and other spin-offs, which ultimately may translate into enhanced property values.” You can see this in action in Chicago where there is a large, highly-regulated local historic district, surrounded by less stringent districts and then further surrounded by voluntary programs that work because of the critical mass.

Property type is another consideration. Residential property owners are more likely to pay a premium for assurance that desirable neighborhood features will be retained and property values protected. Commercial districts benefit from similar ambiance and perceived image, but it limits what industries are willing to pay a premium.

Other considerations are the difficulty or intricacy of a façade and alteration potential in the property. To put this in terms related to the Oakhurst proposed district; we have less ornate architecture and the majority of the homes have the ability to expand under current zoning. Therefore the impact of local historic designation would be less intrusive.

“The literature on the subject of historic designation’s influence on property value generally points to a positive, or sometimes neutral, effect from designation. Only a handful of studies that specifically consider the costs of alteration and demolition come to a negative impact conclusion” There is a listing in the article of studies from 1974- 1994 that are empirical studies showing considerable benefit to property values from local historic district. It is pointed out that empirical studies do not have the property context to compare to an individual neighborhood. When considering the theoretical considerations/complications mentioned at the beginning of the article one could conclude that it is likely to improve the property values within the proposed local historic district and the surrounding areas.

Historic Designation and Property Values in Memphis July 2004

2007-07-29T20:39:00.000-05:00

Link to another study regarding historic designation and property values
http://www.blackwell-synergy.com/doi/pdf/10.1111/j.1540-6229.2005.00127.x?cookieSet=1

Conclusions:

The literature on the effect of historic designation of neighborhoods has sharpened over the years. It started in the mid-1970s with comparison of average aggregate neighborhood property values, and since the early 1990s, it has elevated to address individual property values. In this article, we believe we take the analysis one step further by analyzing the change in property values, rather than by simple differences in assessed property values, across comparative designated and undesignated neighborhoods.We believe this nullifies some of the
objections of using assessed values in such an analysis, while at the same time mitigating some of the bias that may be inherent in the differences between designated and undesignated neighborhoods that are otherwise deemed to be similar.

Our analysis used a rather unique set of appraisal data for the years 1998 nd 2002 obtained from Memphis’s Landmarks Commission. As in several prior studies, our data set contained relatively equal numbers of properties in designated and undesignated districts. It also contained a single historic neighborhood with no undesignated companion that had a large swath of historic structures replaced by new construction during the past few decades.
After controlling for numerous variables that mostly pertain to differences in architectural style, functional features and housing quantity, we find across these Memphis neighborhoods that when properties were in neighborhoods zoned historical by the authority of the City of Memphis, it significantly raised property values at rates above those in other similar neighborhoods, that is, 14–23% higher. Given that local designation is a more important determinant
than national designation, it is possible to view this result as arising from the stricter guidelines embodied in local designation (which may be manifested in more assiduous upkeep, for example) rather than the cachet effect of designation, although this is a tentative conclusion.

A Little Bit of History

2007-07-28T20:35:00.000-05:00

History Finds It’s Way to Our Doorstep

In August 2002 my husband and I bought our first home, 244 Third Avenue. We were drawn to the slight curve of the tree lined street and row of classic bungalows. We knew this was home.

It took four months to renovate but it was so worth it. We felt it important to maintain the original feel of the home. We restored some layers and peeled away others. Vintage toys were found in far corners of the dirt basement, marbles and long lost jewelry in the A/C ducts. When we pulled out the vanity in the bathroom we discovered discarded razor blades from the 1940’s. Stuck in a kitchen pantry wall we found a William Randolph Hurst Newspaper from the early 1920's. At times I thought I smelled smoke or freshly sprayed perfume in the back hallway. Everything we discovered about our home's history made us more connected to it.

By Christmas we were living in our home. We married in the spring of 2003 merging his family from the northern England and mine from southern United States. Our son Kai was born July, 2004. He took his first steps and said his first words here. As I walk around my home I often think of the families that were here before us. Some got married, some had children, they gathered for Holidays and Sunday dinners. We now share similar memories.

One day three women were at the foot of my driveway chatting and taking pictures of my home. As I stepped out to greet them they scurried up, delighted to tell me that their Grandmother, Harriett Ferry Williamson, lived in this home for over 40 years. Kathy du Plesses, Marty Beth Lytal and Susan Wyman- three cousins were about to take a walk down memory lane.

As we walked up the front steps they paused wondering if the yellow glider could possibly be the same one they enjoyed as children. They and nine other cousins spent the summers sleeping out on the front screened-in porch together. Throughout our tour they shared laughter, tears and a remembrance of a home that was so much more than walls, doors, windows and floors.

Their piano sat in the dining room. Grandmother’s room was in the back with a vanity right where mine is now. She took great pleasure sitting at the vanity for a smoke and absolutely loved to spray perfume in the hall as she walked through the mist. The family who lived in back had chickens. The well known Dr. Smoot lived next door. A peeping Tom from Feld would sometimes peer from the front steps into the window of the front bedroom where Harriett Ferry and her two daughters shared a room; so many stories to share.

On Mother's Day weekend of this year, ten members of the Williamson family visited. It was Harriett Williams’ 80th birthday and a treasured moment for their family and ours.

Great-Grandmother Harriett Maudsley Ferry’s son Lou bought this house for her and his older sister, Winifred in 1924 for $7000.00! The three lived here from 1925-1935. In 1935 the home was shared by Harriett Ferry Williamson and her daughters, Harriett and Dorothy, “Aunt Dot” who shared the front room/parlor, two brothers Dick and Russell shared the middle bedroom and Great-Grandmother Harriett Maudsley Ferry and her daughter Winifred “Aunt Fred” shared the back bedroom. Yes, seven people, three of which were named Harriett, shared one tiny bathroom! They could see Stone Mountain from the top of the house. Produce peddlers used to sell their wares up and down the street shouting “yo peaches and yo apples”. Honeysuckle and fruit trees were scattered throughout the yards. On Sunday mornings the neighborhood pianist, Ruby Alexander could be heard across the street singing and playing her heart out. From our front porch you could also hear the congregation at Oakhurst Baptist Church singing hymns.

The family members graciously sent us stories and photos of their home from almost every decade: Young Harriett's 1936 communion picture in front of the peach tree in the back yard. Great-Grandmother Harriett Ferry in 1948 standing in front of her prized climbing roses. Son-in-laws, Ted Williams and Bill Mahon (football player for Georgia Tech) smiling mischievously in the front yard as Mother Harriett Williamson looks on in the background. Twelve cousins piled on the glider on the front porch in the summer of 1960. They are a wonderfully close family. We are fortunate to be able to share their memories.

I now realize that the day we signed the mortgage we were not just buying a home, we were now a part of the history this home, of Oakhurst, and a continuation of the cycle of family, memories, welcoming neighbors, trees and life.

Letter to residents regarding the local historic district

2007-07-27T05:56:00.000-05:00

There was an article in the July 2007 issue of Atlanta Magazine that state the following: "While the City of Atlanta has gained new residents at a rate we haven't seen since the seventies, it seems that middle-class homebuyers are leaving the region as builders raze older homes and replace them with zillion-dollar condo developments or gigantic infill houses."

It reminded me a bit about discussions in Oakhurst not too long ago. In early 2005 there was a lot of discussion in Oakhurst about in-fill. There were many concerns because as land values were rising developers had to build bigger and bigger homes to make the profits they desired. There were many problems associated with the bigger (and in our case taller) homes; (1) they dwarfed the surrounding houses taking away from the historic and quaint character of the neighborhood (2) the median price for new homes at that time was $550,000 or nearly twice the price of a renovated home (3) by maxing out the impervious and floor ratio percentages for a lot we were maxing out our infrastructure capabilities and creating an environmental problem.

It is safe to say that Decatur residents want flexibility in the ordinances to allow continued value gains in existing homes and to encourage development. At the same time we are all concerned about the problem described in the Atlanta Magazine article, that we are rapidly losing housing that is affordable for not only our poor but our middle class. In just two years the average home price has increased by approximately $150,000.

The proposed local historic district has sought to resolve the three issues mentioned above. By adding an additional overlay over the existing zoning laws - and possibly over the more aggressive proposed zoning laws - we hope this can be accomplished. First, the zoning laws allow new homes to be built and existing homes to be renovated to an average of 2,200 square feet. This is based on the average lot size and floor area ratios under the current in-fill zoning. The local historic district overlay attempts to keep the massing of a home of this size on our small lots that does not loom large over surrounding homes. This will help to retain the historic and quaint character, while allowing expansion and development. Second, such an overlay encourages a wide range of housing sizes which means there will be homes priced from $200,000 - $700,000 throughout the district. This means that we can continue to provide housing for middle class residents that want to live in Decatur. Third, this also means that more renovation will be encouraged versus new construction. This eliminates the amount of debris headed for the landfill. In most cases, it also creates less impervious surface which has significant environment impact and provides relief for our infrastructure.

The necessary changes to “fix” the current in-fill zoning laws to have the same impact as the local historic district overlay in addressing these three concerns would be dramatic and possibly harmful to those living throughout Decatur. The flexibility under the overlay allows communities to protect their unique character without impacting another community with different concerns.

It is true that the local historic district overlay adds another layer of government oversight. But the alternatives are (1) to add greater restrictions to the current in-fill zoning laws that may hurt continued development or (2) leave zoning alone and continue to destroy the unique character of our neighborhood and continue to drive away the socio-economic and cultural diversity of our neighborhood. I hope that you will support this additional government oversight in an effort to address the three main concerns regarding in-fill, continue to encourage growth and development and protect our unique historic character.

Sincerely,

Your neighbors that support the proposed local historic district

Seek more information:
Oakhursthistoricdistrict.blogspot.com
preserveoakhurst@gmail.com

Boundaries of the proposed local historic district

2007-07-26T07:02:00.000-05:00

There was a question sent to our e-mail address asking how the boundaries of the local historic district where determined.

Town of Oakhurst was formed in 1910. The Decatur Resource Manual states that the main streets of residential development for the town of Oakhurst were Park Place, Viola (Madison), College Avenue, Mead’s Road (Mead Road) and Winter Avenue. Subdivisions included Lenox Place (1910) Madison Subdivision (1910), Winters Subdivision (1910), East Lake Land Development Co., (1910), Feld Realty (1910), John Ridley (1910). Lenox Place was not included within the boundaries because the community felt they no longer had an identity linked to Oakhurst. An annexation map shows that the area within the boundaries was annexed into Decatur at the same time, which was later than Greenwood Place, Greenwood Avenue, Olympic Avenue, Jefferson Place, W. Benson and W. Hill. The streets included have a consistency in architecture and represent a cohesive representation of a particular time and provide a sense of place. The architecture and development draw a clear picture of life in one of the earliest subdivisions in Decatur and a community transitioning from rail to trolley to automobile. The very early history of this community was used to determine boundaries. But there are layers of history contained in these streets that is indicative of the neighborhood and Decatur as a whole. More to come.

It is true that there are older and grander homes scattered throughout Oakhurst. It has been said by many that the entire area could qualify for historic preservation protection. However, when gathering information and comments related to the local historic district the area within the boundaries stood out as a concise time in history with a consistent architecture that was mostly intact with strong community interest in seeking protection.

Comparative Property Values Analysis

2007-07-25T18:07:00.000-05:00

There is a study performed by Timothy McLendon & JoAnn Klein for the Center for Governmental Responsibility at the University of Florida Levin College of Law. The study is Comparative Property Values Analysis Use of GIS Mapping to Review Property Appraisal Data. Here is a link to the study: http://www.law.ufl.edu/cgr/pdf/Tech-Chapter7.PDF

Here is the conclusion of the study:

This initial comparative study reviews the effects of historic preservation on specific neighborhoods in the selected cities, which form a fair sample of large and medium-sized communities in the Florida peninsula. This review of assessed values was broad, examining more than 28,000 parcels of residential property. To this extent, the findings of this study do reflect the relative success of historic preservation in the selected communities.

One important conclusion is clear: in no case reviewed here do historic preservation programs so “burden” property as to decrease property values. Indeed, in the vast majority of cases, designated residential properties performed as well as or better than comparable undesignated properties. This was especially the case for single family residential property, but also true for small-scale multi- family residential property (see tables in Appendix B). This study shows that
local neighborhood historic preservation efforts may justly be considered as “value-added.” Such a conclusion is especially significant given the legal implications of government land use regulations, which are often alleged to “burden” the use of real property or impose some “inordinate economic burden” on the landowner. 19 If local governments are able to demonstrate that any incidental “burdens” associated with the protection of historic resources are
accompanied by an accompanying “benefit” in the form of increased property values, this may form a valuable insulation both against Fifth Amendment Takings challenges and against challenges brought under Florida’s Private Property Rights Protection Act.20

QUESTION regarding comparison to Druid Hills Historic District

2007-07-25T06:20:00.000-05:00

Bob posted the following question under another post:

"The Druid Hills neighborhood, which contains some of the oldest homes in the city, only requires historical accuracy on the front of the home. Why is it that we are considering stricter standards than one of the oldest neighborhoods in Atlanta, a neighborhood that contans homes designed by and lived in by some of the most well known people of the city, and of the world? Requiring only the front of the home to meet historical standards seems that it would achieve any goals considered by a preservationist point of view while allowing people to actually create a home that meets the needs of a modern way of life. "

We are not experts on the Druid Hill Historic District, but this is what we know...
In 1966 the National Historic Preservation Act Passed
In 1975 Druid Hills Parks & Parkways were listed on the National Register of Historic Places
In 1979 Druid Hills community was listed on the National Register of Historic Places
In 1982 Druid Hills was designated a Historic & Cultural Conservation area
In 1989 Protection was heightened to a Landmark District
In 1994 DeKalb County designated it as a Historic District

The design guidelines read as follows:

The primary goal for the community is to preserve the historic and visual integrity so they continue to convey a sense of time and place associated with periods of historic development. The historic relationships of buildings to each other, their sites, lot layouts, and landscapes are important.

The primary goal for individual historic resources is to preserve the integrity of each surviving historic structure, lot layout pattern, and site. Design guidelines for alterations should focus on appropriate rehabilitation procedures that will retain those character-defining features that distinguish the historic resource while allowing for appropriate development. These guidelines should be congruent with the Secretary of the Interior's Standards and Guidelines for Rehabilitation of Historic Buildings.

Design Review Objective - When making a material change to a structure that is in view from a public right-of-way, a higher standard is required to ensure that design changes are compatible with the architectural style of the structure and retain character-defining features. When a proposed material change to a structure is not in view from the public-right-way, the Preservation Commission may review the project with a less strict standard so as to allow the owner more flexibility. Such changes, however, shall not have a substantial adverse effect on the overall architectural character of the structure.

The standard for design review appears to be as viewed from the right-of-way and does not preclude review for the rest of the home. The "viewed from the right-of-way" standard is actually the proposed standard for the Oakhurst design guidelines without application to that which is not viewed from the right-of-way. That would indicate that our proposed standard is actually less than Druid Hills and more in keeping with your suggestion that the front of the home be used as the standard.

Neither Druid Hills or the proposed Oakhurst guidelines state that a home must meet historic accuracy. On the contrary the goal is historic integrity. The purpose is to allow homes to change and expand and even use modern materials.

As for the ability to expand a home the local historic district does not regulate the size of your home. The City of Decatur in-fill zoning laws make that determination. There are examples of significant additions to homes in the MAK district that illustrate what level of expansion can be done in a local historic district with design review for all four sides of a home. Photographs and addresses for such will be posted as a separate post.

Design guideline input has been provided to the Historic Preservation Commission. We anticipate they will have a draft ordinance and design guidelines available for the community in late August.

Why pursue a local historic district designation?

2007-07-24T06:20:00.001-05:00

To answer this question we refer you to a previously referenced article: "What are Historic Districts Good for Anyway?" published by the New Hampshire Division of Historical Resources.

http://www.nh.gov/oep/programs/MRPA/conferences/documents/WhatAreHDsGoodFor-logo.doc.

The New Hampshire legislature sums up the reasons for pursuing a local historic district when they extended the right to create them to their municipalities:

“The preservation of structures and places of historic and architectural value is hereby declared to be a public purpose. The heritage of the municipality will be safeguarded by:
I. Preserving a district in the municipality which reflects elements of its cultural, social, economic, political and architectural history;
II. Conserving property values in such district;
III. Fostering civic beauty;
IV. Strengthening the local economy; and
V. Promoting the use of a historic district for the education, pleasure, and welfare of the citizens of the municipality.”[RSA 31:89-a (1963), now RSA 674:45]

The law was later revised to emphasize the importance of cultural resources and community history.

What does it mean to preserve community history?

There once was a City called Oakhurst. The history of the existence of that City has been erased by the development of MARTA. We have no sense of place in regard to how that City once looked. Therefore, many of the stories of the people who formed that City are also lost. What we do have is the first church established in that community and a sense of the community that formed that City.

What does it mean to have a sense of history?

If you stand in Harmony Park and look toward the intersection of Oakview and East Lake you can visualize the five point intersection that once existed. You can see the path of the trolley lines and if you use your imagination you can hear the trolley bells. We have one of just a handful of such places. Most intersections have been altered beyond the recognition of their history. We are not advocating that every intersection be frozen in time. We are not advocating that transportation improvement not be made. We are not advocating that the community stop growing or stop building. We are advocating preservation of a bit of the history that remains in our community so we can preserve the stories of those who once lived here and those who live here now.

There are many more layers of history to preserve beyond the initial development of the community. Check back and we will share that history with you.

Rome Georgia Case Study

2007-07-23T05:18:00.000-05:00

Case study on Rome, Georgia on the impact of historic preservation on local economies in Georgia - http://www.athensclarkecounty.com/~planningdept/hpecon2.html

Here is the conclusion:

“As a preservation advocate and practitioner, the City of Rome demonstrates that historic preservation does have a quantifiable economic and fiscal impact upon local communities. Measurable benefits in areas such as real estate activity, construction activity, and commercial activity are definable through use of the National Trust for Historic Preservation's model. Initial statistics indicate that historic preservation activities contribute financially, as well as aesthetically, to the community. Real estate data, such as property assessment values, support the conclusion that local designation does have a significant impact upon historic property values. Construction activities, such as rehabilitation projects and revitalization programs, contribute to the local economy through job creation, local sales tax revenues, and a strengthened tax base. Though yet to be fully measured, commercial activities such as tourism also contribute to the local economy. As the adoption of preservation strategies spreads, historic preservation serves to reinforce the economic position of Georgia's communities.”