Charming bungalows, tree-lined streets, significant architecture, thoughtful green-spaces...these are just a few things that come to mind when I think about the various Historic Districts in Houston, Texas.
Now, there's a difference between a historic home (one of a certain age/significance) and being in a historic district...you can even find recent construction in a historic district (what?!). How does that happen? And, what does it mean for you?
For complete details, going straight the source will give you the most complete education: https://www.houstontx.gov/planning/HistoricPres/HistoricPreservationManual/index.html
But....it's a lot to digest.
Welcome to your crash course in Houston Historic Districts!
Houston has seen a lot of changes over the years, booms and busts, construction, re-construction, demolition, flooding....so, it's not surprising that there's been a lot of transformation since the City's founding in 1836.
In October of 2010, Houston took a bold step to protect the historic character of the City and allowing the preservation of significant neighborhoods through Historic District designations and the protections that go along with it.
Each historic district is a bit different and special in its own right. I personally know most about the districts in the Greater Heights and here is my experience in a nutshell.
Historic Districts protect the history and aesthetic of a neighborhood by restricting the tearing down of homes and requiring Certificates of Appropriateness for major alterations to existing homes.
Within the boundaries of a Historic District there are Contributing and Non-Contributing designations. Contributing homes can't be torn down. Non-Contributing homes can be torn down but something that fits the architectural appropriateness of the neighborhood must be built in its place. Alterations (additions) need a Certificate of Appropriateness (COA) to ensure the historical character of the home is not negatively affected. Ordinary maitence and repair often does not require a COA.
Ancillary benefits of historic districts: they normalize a "small" house and keep more options available in adjacent sections. My house is a PERFECT example. Though I am not in an historic district, I am close to several...therefore, my reasonabily sized home on a 5,000 square foot lot is not out of place in my neighborhood. I have space between my house and my neighbors, actual yard space, and the knowledge and security that the surrounding neighborhoods have protections (so the neighborhood I bought into, is likely to retain its character).
You can see neighboring areas that were not protected and what happens....they either turn into a skinny house mill...jam-packed full of what I like to call "6-packs," high density, low walkability, the streets have turned into driveways, little green space areas....or they become prohibitory expensive for us non-millionaires by becoming overrun with contemporary, new construction....also suspiciously near zero-lot line.
But, opinions aside here are a few of the most surprising things people run into when learning about historic districts:
You have to keep the original windows
My house has 100 year old windows, one of the best ways to determine the age of a home is based on the glass (wavy) or style of an original window (one over one, or twelve over one). This causes concern for some, but, honestly, any hole in your house (even a double-paned one) isn't as efficient as it could be. There are plenty of solutions: I've had my original windows re-hung and resealed, some put interior inserts essentially making a double pane, older neighborhoods tend to have mature trees and shade gives plenty of relief in the summer.
It's more about preservation than historical accuracy
Moving an opening (like a front door or window) is frowned upon
They actually like additions to be less "seamless"
This varies from some historic districts in other areas or states even, but in Houston, the current view on additions is "someone should be able to stand on the street and be able to visually tell what the house would have looked like 100 years ago." Basically, they want to be able to tell what's new.
Changes are possible...it just takes longer since it needs approval
Overall, historic districts are an important part of our city's history and future. Think about it...where do people like to go visit? Cities with history and character. How do you have history and character in a city? By not tearing it down.
Comments