What is a historic district?
A historic district in Fort Worth is created through overlay zoning. It is typically a defined area or neighborhood with a common theme based on architectural style, historical development patterns, cultural identity, or social and economic historical patterns. At least two structures within the district’s boundary must be individually eligible for historic designation by meeting three of the ten designation criteria. A district is created when the owners of more than 50% of the individual parcels and lots and the owners of more than 50% of the total land area sign a petition in favor of the district nomination and the district’s design guidelines. The nomination and design guidelines are then reviewed and recommended for approval by first the Historic and Cultural Landmarks Commission (HCLC), then the Zoning Commission and finally by the City Council. The basic idea behind the creation of a historic district is to preserve the character and identity of an area for the future.
What is a conservation district?
A conservation district in Fort Worth is also created through overlay zoning. It is typically a defined area or neighborhood with a common pattern of spacing, a common development pattern, an area of significant natural vegetation or visual appearance, or an area that could potentially be a historic district, but does not have the age or integrity to be designated as such. The process for approval is the same as for a historic district, however, instead of the HCLC, the Scenic Preservation and Design Review Commission makes the recommendation and instead of design guidelines there is a conceptual plan approved with the designation to guide future development and alterations. The basic idea behind the creation of a conservation district is to conserve the basic patterns and special areas of significance from inappropriate new development.
What are design guidelines?
Design guidelines are regulations specific to a historic district. They are created and approved by the property owners of the historic district and then adopted by the City Council for use by the HCLC to review applications for a certificate of appropriateness. Once adopted, amendments may be approved only with the majority vote of the historic district and the City Council. Guidelines typically address new construction and alterations to the materials and design of existing structures. The guidelines are not intended to stifle creativity or to prevent alterations to property and, because the individual districts create them, guidelines can be drafted to address any issues of concern in the district and can be as specific or as general as the district chooses. In the absence of approved guidelines for a district, the Secretary of the Interior’s Standards for Review are used.
What is the Historic and Cultural Landmarks Commission (HCLC)?
The HCLC is a nine-member volunteer commission appointed by the Mayor and the City Council to review projects for certificates of appropriateness (COA) in historic districts and for individually designated properties, to nominate property for historic designation, and to assist in the implementation of the Citywide Historic Preservation Plan. Each member of the commission has demonstrated professional and/ or personal expertise in planning, historic preservation, law, real estate, architecture, or landscape architecture as required by the City Code and by the federal Certified Local Government Program. Currently, the HCLC consists of two architects, one planner, three real estate/ development professionals, one landscape architect, one historic preservation professional, and one lawyer. Most of the members also have some experience with personal historic rehabilitation projects of their own. The HCLC meets each month to review applications for certificates of appropriateness based on the guidelines for the property or district. Some historic districts have created neighborhood boards to assist property owners in making application to the HCLC, however this is voluntary and these boards are not part of the HCLC.
Who is the Historic Preservation Officer (HPO)?
The Historic Preservation Officer is an employee of the City of Fort Worth appointed to work specifically with the HCLC and owners of historic property. The HPO can provide technical assistance to property owners such as assistance in finding qualified craftsman, resources for researching the history of your home, answer questions about tax incentives for historic properties, assist you in putting together an application for a designation or certificate of appropriateness, and making design choices to fit your home’s structure. The HPO also makes professional recommendations to the HCLC and City departments relative to historic preservation.
What is a certificate of appropriateness?
A certificate of appropriateness, also called a COA, is an approval from the HCLC to obtain a building or other type of city permit to do construction, demolition, or other modifications to the exterior a designated property. A COA is not needed for painting, planting landscape, ordinary maintenance or for repairs that are ‘in-kind’ and do not change the material or design. When an emergency arises, and there is no time to wait for the next meeting, the HPO can facilitate the COA process for the immediate work. Typically, an application requires photographs or scaled drawings of the project. Professional drawings and plans are not required for a certificate of appropriateness and you are not required to have an architect or consultant for your project. In fact, an overwhelming majority of the certificates of appropriateness approved are for work to be done by property owners and ‘weekend warriors.’
What is the benefit of having a historic district?
Historic designation can be a burden to a property owner: there is extra time involved in planning major changes to a property; new construction should not look like something built in a new subdivision; and sometimes materials are more expensive and harder to find. Because the City realizes this, the Preservation Office provides extra help. Historic properties where a 30% reinvestment is made in a renovation are eligible for a 10-year tax freeze on the city portion of the property tax. And because the burden doesn’t stop, a property can receive it every 20 years. The HPO can also provide information on salvaged and reclaimed materials, which not only are structurally more compatible with a historic structure, they are friendlier to the environment. Another bonus is value: studies done nationwide show that property within a designated historic district appreciates resale value more steadily and more quickly than non-designated property. In Texas, the average resale appreciation is about 19% based on a study from Rutgers University.