Avondale Neighborhood Historical Designation Project

~ Answers to Frequently Asked Questions ~

 

FAQs* - Avondale as an Historic District?

 

The Avondale Residence Addition was developed by the Greater Houston Improvement Company beginning in 1908.  It was described as “the choicest and most completely equipped residence addition in the city of Houston, and was created from thirty-one acres of land then known as the “Joe Meyer Pasture.”  At that time, this was the largest piece of undeveloped realty within the steam railroad belt in the district of Houston known as the South End.

 

When Avondale was originally developed, it received great attention because of its inviting street plan, with the streets and sidewalks paved with a deep red cement, large lots, appealing architecture, alleys and stringent building setbacks.   It originally included the streets of Yoakum Boulevard, Hathaway Street (now Westheimer), Avondale and Stratford Streets.  A portion of the development has already received the coveted historic designation.  As property owners, the choice is ours.  You can help keep Avondale from further losing its special appearance by signing an owner's petition to have Avondale become one of Houston's few historic districts.   Avondale contains some of the oldest remaining large homes in Houston and they deserve preservation.

 

What is a historic district designation?  Who can request one?

The City of Houston, late investing in historic preservation, passed its very first historic preservation ordinance in 1995.  The ordinance created and authorized the Houston Archaeological and Historical Commission (HAHC) to review applications for historic designation and make recommendations to the Planning Commission and City Council.  The HAHC is an 11-member board of citizens appointed by the Mayor and confirmed by City Council.

 

A historic district is a geographic area of historical, cultural or aesthetic importance to the City of Houston.  The owners of at least 67% of the properties who own 51% of the land in a proposed district.  At least fifty-one percent of the structures (houses) within the proposed district must be 50 years or older to qualify.  Houston's preservation officer, Randy Pace, has determined that Avondale is a strong candidate for historic district designation and is encouraging and assisting the efforts to apply.

 

Since Houston's preservation ordinance was passed, seven neighborhoods have been designated historic districts which include Avondale East, Westmoreland, Cortlandt Place, W. 11th Place, Old Sixth Ward, Norhill, Main St / Market Square.  All of them came about because the owners sought the designation.  They happened because enough people living there wanted the designation and came together to that end.  The majority of the property owners in these historic districts who have made exterior alterations to their property have complied with the intentions of their district's existence - to preserve as much as possible the original architectural character of their neighborhoods.

 

Within the boundaries of the Avondale Neighborhood Civic Association, which are bounded by Lovett (south), Montrose Boulevard (west), Bagby  (east) and Fairview (north), there are several historic areas that are worthy of designation as historic districts of the City of Houston.  The historic areas which may qualify for designation as historic districts include Avondale (1907), Hyde Park Fairview (1893) and Fair Grounds (1889).  By signing a petition to include your property within its respective historic district, you will support the effort of the Avondale Neighborhood to designate these architecturally and historically significant neighborhoods within its boundaries.

 

What does the ordinance do?

 

The ordinance regulates:

 

·         Exterior alteration, new construction, relocation or demolition of any historic structure, object or site and

 

·         Excavation of any archaeological site

 

What the Ordinance Doesn’t Do.

 

·         does NOT regulate land use

·         has no authority over interior alterations, interior remodeling or ordinary maintenance and repairs

 

·         does NOT regulate paint colors

 

 

What makes a property or site historic?

 

The criteria are:

 

·         It must be identified with a person or group that contributed significantly to the city's cultural or historical development, such as Bayou Bend OR

 

·         It must possess distinctive characteristics of architecture, building type, construction period or method that is representative of an area OR

 

·         The site or structure must be at least 50 years old.

 

 

If you are a property owner in Avondale and at least 67% of the owners seek historic designation, and, if Avondale is designated as an historic district, your property is included in the proposed district even if your property does not meet the criteria.  As an owner you still enjoy the benefits of being in the district.  We still want and need you to support historical designation and SIGN A PETITION.

 

What are the benefits of historic district designation?

 

  • Preserves and enhances Avondale's unusual and appealing aesthetic
  • Protects property investments and values
  • Promotes restoration and revitalization of homes built in Avondale between 1900 and the early 1950’s.
  • Encourages additional pride of ownership by encouraging adherence to its architectural period
  • Attracts homeowners who appreciate historic properties and value their preservation
  • Discourages demolition of historic homes
  • Increases neighborhood visibility with city officials
  • Provides property tax exemptions  for certain renovation projects
  • Promotes and preserves our unique architectural heritage (s)
  • Preserves and protects an important piece of Houston's history
  • Provides guidelines for compatible new construction on undeveloped lots and on lots where a home may be lost to demolition
  • Enhances our sense of community and improves the quality of the neighborhood

 

Will I lose control of my property?

When people learn of the possibility of Avondale becoming a historic district they understandably become concerned about a potential loss of control over what they can do with their property.  Is there any loss of control? NO! NO! NO!

 

Why is this concern so foremost?  No one wants to lose control over his or her private property.  In other cities in other states, property owners in historic districts are subject to some fairly strict rules on what they can or cannot do to their home.  That is the general impression people have of historic districts.  Houston's preservation ordinance is ultimately a voluntary commitment to preservation.

 

Will I be restricted as to what I can do with my home?

Historical designation does not apply to any interior changes you make - only alterations visible from the street.

 

Will the City of Houston control the color of my home?

No. The City of Houston Preservation Ordinance does not control the color someone paints their home.

 

If my home is designated as a contributing property, do I have to post a sign outside my home or open it to tours?

No.  Absolutely not.  The neighborhood would be entitled to strategically place street signage that signifies the area as a historic district.  That is it.

 

 
What do I have to do when I want to add on to or renovate my home?

The fast answer is that there is an additional "permit" you apply for whenever you make any changes to the EXTERIOR of your home.  There is NO MONEY required for this additional permit, called a "certificate of appropriateness" (CoA).  Ordinary maintenance and repairs do not require the permit or CoA.

 

The long answer also asks you some questions.  How often do you make changes to the exterior of your home?  How often do you change windows, doors, or the material that is on the outside of your home, or add on to your home?  Not often.  If you want to make EXTERIOR changes, then you or your contractor must submit plans to the city planning office anyway.

 

Before you made changes, you would possibly consult with an architect or engineer, have plans drawn, look at material choices, obtain estimates, select a contractor, and decide when you want to have the work done, schedule the work, and arrange how you will pay for it.  During the planning process, if you make EXTERIOR changes to your home, you would simply submit your plans to the Houston Archaeological and Historical Commission (HAHC) to get a CoA.  (Repairs and maintenance, and, exterior paint colors are NOT subject to HAHC review.)

 

What is a certificate of appropriateness (CoA)?

 

It is the name of the paper document you get from the city issued by the HAHC that says the EXTERIOR changes you want to make to your home will not transform the look of it from the street.  Put another way, others are not likely to think, "Why are they doing that here?"  The idea is to keep what you already like about Avondale, a neighborhood primarily developed between 1900 and 1945.  The HAHC is going to be helping and encouraging you to maintain the original exterior presentation of your home.

 

Avondale has many different architectural styles.  How does the historic commission determine what qualifies as "appropriate"?

Yes, there are different styles from different decades.  But they do typify a period and approach to housing that was different from what came in previous and later decades.  The commission considers each property individually in assessing an application for a CoA to preserve each property's original presentation as much as possible. 

 

What if the HAHC does not give me a certificate of appropriateness?

Back to what is written above; YOU have control over what you do with your property, not the city, not the HAHC.  The preservation office is equipped to help owners with solutions to their plans that also preserve the historical integrity of their home.  If, after 90 days from the time you have submitted a complete application for a CoA, you have not received it OR you have been unable to agree with recommendations from HAHC on how to accomplish your renovation goals, you can go forward as you wish after securing a building permit when necessary.  No one stops you.  The historic preservation ordinance was created because the city recognized the long term value of historic districts and sites.  The historic district designation is a means of encouraging owners and prospective owners to maintain the neighborhood's unique and valuable aesthetic quality.

 

 Why bother, really?

 

If you want to preserve the original architectural aesthetic of Avondale as much as possible, having the designation as a historic district has a greater chance of attracting owners who feel the same way.  Future owners will be vested up front in the historic value of this area.

 

It means your investment is enhanced by its location in an official historic district of the city, even if you own a new home in Avondale.  While no one can guarantee a specific return on a real estate investment, statistics from urban real estate markets throughout the country reveal a premium value for homes in historic districts.

 

 Are there any direct financial benefits to owning a home in a historic district?

If you have a contributing OR potentially contributing property, then YES! YES! YES!  They come from tax exemptions from the City of Houston when you substantially improve your home AND obtain a CoA for the work.  The tax exemption is in effect for up to fifteen years. 

 

I live in a home built a couple of years ago and I feel like a "third wheel" in this process.  What would historic designation do for me?

Homeowners of new or recent construction receive the benefits of being located within a historic district.  You can still support the effort to become a historic district by signing a petition supporting the historical designation.  Compliant new construction helps maintain the character and value of the neighborhood for future decades and future generations.

 

I don't want to give up any of my property rights.

This is not a case of the government telling you what to do with your property, but a way to maintain and enhance your community.  It actually helps protect and possibly enhance your property values by preserving the neighborhood around your property.

 

The purpose of this effort is to preserve what is unique about this historic neighborhood before it is too late.  By signing a petition now, you will help preserve Avondale.  Imagine what a difference historical designation can make!

 

SIGN A PETITION

SUPPORTING HISTORICAL DESIGNATION

TODAY!

 

*This information is an edited compilation of information posted on the City of Houston Historic Preservation website (http://www.ci.houston.tx.us/departme/planning/planning_dev_ web/historic_pres/hist_pres.htm),

Historic Houston's guide to historic preservation in Houston

http://www.historichouston.org/newSite/resources/publications.htm  

 

•          "My property is not historic..."

If it is at least 50 years old, it may qualify as an historic property due to its style of architecture, its notable residents or through its various historical relationships.  As such, it contributes to the proposed historic district, and may even be exceptionally significant in its own right.  If it is a newer building, it benefits from the historical surroundings.  Since a district includes many properties, all owners, even of "noncontributing" properties, are encouraged to sign the petition.

 

•          "It will increase my taxes."

No.  Historic district designation is not a factor in property appraisals or tax rates.

 

•          "They will tell me how I can use my land and my property…."

No.  Historic designation does not restrict land use.

 

•          "It will replace or alter my deed restrictions...."

No.  Historic designation does not affect any existing deed restrictions.

 

•          "It will adversely affect the value of my property when I decide to sell it…." Experience has shown that many buyers are more attracted to properties in recognized historic districts.

 

•          "They won't let me repair, change or add on to my house…."

Only exterior alterations, new construction, relocations and demolitions that require a building permit are required to obtain a "Certificate of Appropriateness" from the Houston Archaeological and Historical Commission.  If your plans are not approved by the commission, after 90 days you may proceed anyway.  So far, the majority of applicants benefit from the education associated with the process and have willingly changed their initial approach as a result of previous applicants have voluntarily agreed to more compatible alterations than what were initially considered.  The Commission provides expert design assistance and suggestions during the process.

 

•          "They will tell me what color to paint my house, or how to remodel my bathroom, kitchen, etc...."

No.  Interior alterations and paint colors are not regulated whatsoever.

 

•          "I will have to open my home for tours."

No.  There are no requirements for home tours or public access to your home or property.

 

•          "They will make me put a historical plaque on my porch."

No.  This is entirely at homeowner option and expense.

 

•          "It will violate my personal property rights…."

This is not a case of the government telling you what to do with your property, but a way for a neighborhood to acknowledge, maintain and enhance its unique character.  Historic district designation actually helps preserve and maintain your property rights by preserving the neighborhood around your property.

  

Benefits of Historic Designation

 

  • Will help maintain the architectural integrity and the special character of our neighborhood that originally attracted many residents
  • Helps educate residents about how to make improvements to their homes and preserve or restore their historic appearance
  • Promotes and preserves an important piece of Houston's cultural and architectural heritage
  • Helps educate residents about the history of our neighborhood
  • Helps maintain property values
  • Promotes restoration and revitalization
  • Encourages pride of ownership
  • Attracts homeowners who appreciate historical properties
  • Sends a message to developers about what kind of development and renovations the residents in our neighborhood want to see
  • Encourages compatible new construction
  • Discourages demolition of historic properties
  • Provides a unique sense of community
  • Increases neighborhood visibility with city officials
  • Property tax credits and abatements may be available for certain projects
  • Positions neighborhoods to receive foundation grants
  • There is no fee for submitting plans to the historical commission for review and approval. The commission's suggestions for compliance are made at no charge.

 

Downside of Historic Designation

 

  • Adds another approval process (over and above Deed Restrictions and building permits) when a resident wants to perform certain alterations or new construction.

 

  • Approval from the Houston Archeological and Historic Commission may take 14 to 45 days. The Commission only meets once a month and applications must be submitted 2 weeks prior to the meeting.

 

For more information about the Proposed Avondale Historical District, email Thomas McWhorter at Tmcwhorter@GHPA.org.

 

Read the Houston Preservation Ordinance at: http://www.houstontx.gov/codes/chapters31to35.html (Click on Chapter 33 VII - Historic Preservation)  Ask questions and stay abreast of the issues on: http://groups.yahoo.com/groups/HistoricGO .

 

Ricklefsen; 11/11/2004; Source: HAHC 2004

 

 

1.         Up to 100% exemption from city taxes (on the improved value) is available for locally designated historic properties.  The tax exemption is a city of Houston sponsored program to encourage the rehabilitation of individually designated historic properties and those historic properties located within historic districts.  The tax exemptions range in amount from 50-100% of City of Houston taxes.  The tax exemption is good for 15 years.

 

2.         Historic District Designation allows for a dialogue between residents and applicants who seek to demolish existing structures, construct new structures, or otherwise alter existing structures within a historic district.  When an application for alteration, demolition, or new construction within a designated historic district is sought from the city, the civic association within the impacted historic district are notified.  The city of Houston offers planning guidance to property owners located within historic districts free of charge.

 

3.         Historic District designation helps to stabilize property values and taxes.  In non designated neighborhoods it is all too common to find a modestly valued home next door to a substantial multi million dollar new development.  The resulting increased tax burden is shared with the owner of the modest home who must inevitably pay much higher taxes.  Another outcome of the influx of new development results in extremely high land values with disproportionately low improvement values.  Such situations can result in denials for home improvement loans on older structures.

 

4.         Historic designation helps foster community pride.  City of Houston historic districts are a select few and as such carry a certain degree of recognition.  The designation lets city, state and federal government know that your community is well organized and cares.  During this period of increased road building activity historic district status can help protect neighborhoods from federally funded projects which may be detrimental to the property values and quality of life in your neighborhood.  The National Historic Preservation Act of 1966 requires federally funded projects to seek alternatives to impacting historic properties and sites.  This law was recently invoked to prevent the acquisition and demolition of properties located along the highway 59 spur 527 project.  The major reconstruction to this stretch of US59 borders three historic districts; Westmoreland, Cortland Place, Broadacres and Boulevard Oaks.  As such plans sought to minimize the negative impact on these areas.

 

5.         Once the neighborhood has met the requirements for designation and has been designated by city council a historic district all exterior alterations, new construction and demolition activities (that requires a city building permit) requires residents to seek approval for the work.   At the end of 90 days if the owner and the city are not in agreement the applicant may proceed as planned.

  

SIGN A PETITION

SUPPORTING HISTORICAL DESIGNATION TODAY!