Working in Historical Districts

[JasonW]

I've heard and read many frustrated comments from contractors all across America in regards to working in registered Historical Districts. For those of you who have never done this, let me give you a little heads up on what you might expect to run into and why things are done the way they are done.

In many areas throughout the country we have districts that are either important for the community members, or have a significant event that occurred and makes it important to the area. These places are held in high regard because of it's ability to attract tourism. Some times in the form of sight seeing, lodging, and many other possibilities.

It's very important for these districts to keep things just the way they were so that you get the authentic experience of the history in that community. A new chain restaurant, store, or anything other than what you would expect to see during the days gone past is never welcome and working on existing homes and buildings come with a lot of rules and regulations.

Some of these rules and regulations are what makes working in these areas very frustrating for some Contractors, and very challenging for others. There are guide lines set by the National Park Service /U.S. Department of the Interior. These documents are free on line in the form of Preservation Briefs (http://www.nps.gov/history/hps/tps/briefs/presbhom.htm) offered by the Technical Preservation Services. There are currently 47 briefs that offer tips and technical information on how to approach working with historic fabrics of all kinds however, these are not the only set of rules that you'll need to know.

Many of these districts have a group of people who work as a Historical society. They also follow the guidelines above, but will offer much more insight on the actual community and it's past. They may only allow certain colors of paint to be used, specific materials for roofs and siding, and specific types of architectural designs. It's important for the members to keep with the history of the district because this affects tourism and also grant money that can be used for historic looking street lights, fire hydrants, and general care of public walks and parks. Without that money the burden of taxes would be much greater to the owners of the properties in these areas.

If you come across the opportunity to work in one of these districts, the first thing you'll want to do is ask the owner of the house or building if they have spoken with the Historical Society about the work they want done. Next you'll want to contact them yourself before beginning any work and before signing any contracts.When working with these groups, keep in mind that they have an important job to do and don't let yourself get frustrated by the lack of control you may feel when deciding on the scope of work to be done. If you do this first you'll have a project that you can be proud of when it's completed and you'll do a lot less griping about how bad the job went because of the Historical Society and all their rules.

Jason E Whipple/ New Venture, llc, Vermont

http://www.vtrenovations.com/

[Bodger]

In Los Angeles, it's called Historical Overlay Preservation Zone. HPOZ.
And it's on the checklist of agencies that have to be cleared prior to geting a set of plans approved and stamped.

I've only dealt with it once, and it wasn't really a bad thing. As long as the client understands that renovations in a historical preservation zone cost more money due to the additional clearances and inspections, and approval is required on architectural details.

Considering what had been done in the neighborhood where I was working before there were HPOZ oversights, it was a good protective measure.

Custom homes built in the late teens and '20's had been razed, and ultra modern stucco boxes erected in their place. Kind of sad to see a beautiful old Spanish or Mediterranean house get replaced with a cement shoe box.

[DavidC]

Great post Jason. Well thought out and written. I'll be watching the future issues of JLC for your article.

Good Luck
Dave

[AndyGump]

A lot of good advice there Jason thanks, the Old Towne Orange historic district here is even more strict than you stated. They treat the rear face of the structure as stringently as the face of the structure. Only difference being that as long as you use 'like for like' materials in the rear they will allow some additions.

I have had to make many a single glazed, wood framed, counter-balanced double hung windows to comply with local ordinance.

Andy.

[Ed The Roofer]

We have it even better in Elgin Illinois, which has several different types of Historical Designated Districts, but with the added boost of having Grant Programs due the Riverboat Casino money that the City gets every year to pay to upgrade the City and it's formerly blighted areas.

The only problem is, that when the permission for residents to solicit their bids from the approved list of contractors, it always winds up being at the end of January when we are covered with snow and dealing with freezing temperatures.

About one out of every 4-5 jobs that I do in that City needs approval first from the Community Development Staff before I can apply for and receive any permit to begin work on the structure.

One pervasive problem, which is also a fortuitous blessing in disguise, are the home owners who have pain-stakingly spent years of their time with DIY renovation projects and due to their recognition and status for doing so, they were easily pre-established to run various Historical Committee's having their say-so in how things should be done.

Although I am impressed with their end results, their financial objectivity is so skewed, because when others seek their advice, the costs that they spent does not include the hours and hours of their time devoted to the process and in hindsight, they unrealistically guage any new project thaty others are considering to be significantly less costly aforehand.

So, the process requires 3 bidders for the home owners to solicit and turn in those estimates and the Grant Funds are capped at various dollar amounts, which can unfortunately result in the lesser trained contractor winding up with the job and not providing the accurate details be done in a manner that would pay reverance to the original ideology of following in the original craftsmen who did the project in the first place.

The home owners are NOT locked into going with the lowest bidder, but none want ANY money to come out of their pocket to revamp and upgrade the historical authenticity of their home, regardless of the final outcome and results.

Another problem, which works in a way to bias who gets the Grants in the first place, is that a few individuals have turnkeyed the process for their friends and even ministry to get qualified much easier than the typical resident from the City. I see way too many people just getting stuff done for free that don't deserve it, both from lower income parties and more well to do families.

But, it is good to see the local community becoming revitalized on a regular ongoing basis, none the less. For that part, I am very grateful fore the Greants and time and all of the efforts of any and all of the individuals who contribute their time to continuing this revitalization effort.

Ed

[naptownCr]

The city of Annapolis has one of the strongest historical preservation boards in the country. The rear of the house is considered the same as the front. I have torn composite decks from the rear of houses that could not be seen from anywhere but the neighbors house because they were not natural wood.
BTW neighbors rat each other out like it was part of a plea deal keeping them out of jail. Like materials such as fiberglass columns on porches even if molded after the original are not allowed. The trick with all comissions is to seek their advise and council beforehand. Tell them what you have in mind and start a discussion. I have found that many times they will compromise to keep a property from deteriorating because the "Historical" fix is beyond the owners financial capabilities.

[AndyGump]

I have found that many times they will compromise to keep a property from deteriorating because the "Historical" fix is beyond the owners financial capabilities.

Truer words were never spoke.

Andy.

[naptownCr]

Truer words were never spoke.

Andy..



Btw sorry about the cornhole comment.

Actually a popular game in the midwest and elsewhere

www.cornholeparty.com/

[Derek Stevens]

Hmm. well as a 9 year member of the DesChutes County Historical Landmarks Commission,
(the last three years as Chairman) and after 30+ years as a builder who tends to fall into the historic realms, I can say that with forethought most restoration projects do not cost any more than a remodel to a modern POS home. As to the rear of the homes being treated the same as the primary facade, I think that that is cool, but would offer that if you are before a commission, try to use any variation in work planned ( additions and the like) in the rear for a better chance of success.
And Andy, I have always enjoyed building historic windows.

[Silvertree]

A little off track, but I live in an area of 1950's ramblers, all of which are what is termed "Executive Ramblers", built one at a time by custom builders.
I serve on the Architectural Advisory Committee and we determine a projects suitability on many levels.

We have a John Howe home getting work done, and one by Ralph Rapson and another few all done by nationally recognized 50's and 60's architects. We are open to adding on if its in the style of the original home.

So I'm a 50's and 60's homes guy.
All after moving from my 120 year old 4 square.

[Derek Stevens]

well, by definition, Levittown is now eligible for historic status... 50 years old or older... it will be one of the harder things to regulate as a commissioner in the coming years... the fact that the Brady Bunch house is almost a possible landmark...

[Bodger]

well, by definition, Levittown is now eligible for historic status... 50 years old or older... it will be one of the harder things to regulate as a commissioner in the coming years... the fact that the Brady Bunch house is almost a possible landmark...

I saw a documantary about the original Levittown a while back. If I recall, there were only a couple of houses remaining that had not been added on to or otherwise modified.

[WarriorWithWood]

Born and raised in levittown, Pa. North park to be exact.:2thumbsup:
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[AndyGump]

Speaking of '60s style homes we have a couple of neighborhoods here in Orange with Eichler houses. About 100 homes in each tract.
I don't care too much for modern style houses but these babies are classics. I have not done any work on any yet and their overall conditions look to be good to very good for each house. I do know that they sell for higher prices than the surrounding neighborhoods though.

Andy.

[naptownCr]

The original Levittown was on Long Island.
Arthur Levitt and sons was the builder
They cranked out one or two houses a day in the heyday
The houses were basically well built usually a ranch or cape on a slab.
Others that I can name by this builder
Levittown in Pa
Most of Bowie Md
A good portion of Crofton Md
A large chunk of Rosslyn Ny
A good chunk of Laurel Md
A large chunk of Brentwood NY


If you drove through most of these neighborhoods today the housing stock has been altered and improved drastically over the years.

Levitt offered and affordable home reasonably well built. Not an over the top home as is the trend today. but basic housing stock that has lasted.

This was probably the last true neighborhood builder.