Agenda 10-11-10
Ad hoc Committee for Historic Preservation
Meeting Agenda
Date: October 11, 2010
Time: 5:00 PM
Location: Fire Station #2
1. Call to order
2. Approval of minutes
3. Subcommittee update on education information
4. Discussion of National Trust grant
5. Schedule of Tasks discussion
6. Frequently Asked Questions (FAQ) handout
7. Summarize tasks or accomplishments for next meeting
8. Staff comments
9.
Public comments
10.
Announce date of next meeting
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11. Adjournment
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S:\PlanningISHARED\ WPISPECPROJIHISTORIC\Ad hoc committee\Agenda (10-11-1 O).doc
HISTORIC PRESERVATION
FREQUENTLY ASKED QUESTIONS
· Will local historic designation hurt my property values?
No. A number of states across the country, including Florida, Michigan, Texas, Georgia,
Wisconsin and Virginia have conducted studies comparing property values in a designated
local historic district to property values in a comparable non-designated district. The results are
consistent. Property values do not decrease in value when compared to properties outside the
designated district. They sometimes remain the same, but more typically they increase in value,
sometimes significantly. A recent study conducted by the University of Florida of residential
properties throughout the State of Florida found that, for the period between 2006 and 2009,
historic districts tended to maintain their values better than non-historic neighborhoods. Local
historic district designation is regarded as a protection on the investments made to properties in
the district. Because the review of proposed improvements in the district stabilizes the
neighborhood, historic districts become desirable locations and resale values also increase.
Other benefits of local historic district designation include legal protection for historic
resources, preservation tax incentives, community revitalization and diversity, increased
tourism and a better quality of life.
· Are there tax breaks available to property owners in local historic districts?
Yes. The granting of tax exemptions to owners who make improvements to historic properties
was authorized under Florida law in 1992. Palm Beach County subsequently adopted an
ordinance in 1995 making provisions for tax exemptions under state law. The City of Boynton
Beach intends, with the passage of its own Historic Preservation ordinance, to enter into an
interlocal agreement with Palm Beach County to allow for these tax breaks. The program will
provide for an exemption from tax increases on the improvements to historic properties for
City and County Ad Valorem taxes for up to a ten (10) year period. The exemptions for
historic properties are intended for the physical improvements necessary to restore or
rehabilitate the historic structure, which may also include additions or alterations.
· Will local designation make my property taxes go up?
No. Property taxes are tied to real estate values. Property taxes for buildings within historic
districts are taxed no differently than those outside the district.
· Do I have to open my house to the public?
No. Many historic districts around the country offer historic open house tours, but individual
participation is always voluntary.
· Can the Historic Resources Preservation Board tell me what color to paint my house'!
No. Typically, paint is viewed as a temporary application that does not damage original
material, and therefore is not regulated. The Board and staff would. as part of their duties.
provide guidance to any homeowner who requested assistance in choosing a historically
appropriate color for their structure.
· Will I have difficulty selling my house because of the historic designation '!
No. The fact that the house has a historic designation will not make your property more
difficult to sell. In fact, a historic structure which is kept in good condition often commands a
higher price in the real estate market. Many people will pay a premium for the prestige of
owning an older historic home or to reside in a historic district.
· Do I have any say in whether my neighborhood is designated as a historic district?
Yes. Public comment is an important part of the designation process. By law, property owners
in a proposed local historic district must be notified of the proposal so that they may testify in
favor or against any designation during the required public hearings.
· Can a property owner "opt out" of being included in a local historic district?
No. After the public hearings are held and the City decides to establish a local historic district
it must follow the standards and guidelines created by the U.S. Secretary of the Interior and
National Park Service. These guidelines for determining historic district boundaries indicate
that boundaries are based on geography, integrity and the significance ofthe resource. not on
political boundaries or ownership and that "donut holes" can not be cut in the district to
intentionally exclude properties.
. Are all buildings within a historic district necessarily historic?
No. A historic district is comprised of two (2) different types of properties; contributing and
non-contributing. Contributing properties generally add to the historic significance of the
district by their location, design, setting, materials. workmanship and association. while non-
contributing properties lack the qualities embodied in the criteria for designation of the district.
. Can an individual property be designated?
Yes. The property to be designated should be 50 years old or older. and noteworthy for its
design or construction techniques, for its information potential, or its association with a
significant person or event. A historic structure must also retain its physical integrity and be a
good example of period architecture, including quality in design. materials and workmanship
for the period, unless the structure proposed for designation is associated with a significant
person or event.
· Is there any difference between having a property individually designated and being
designated as part of a district?
No. The protections and benefits are equally applied regardless of whether a property is listed
individually or is a contributing resource within a historic district.
· Once my house is included in a local historic district, do I have to restore it to the way it
was when it was originally built?
No. The purpose of local historic district designation is to retain as much of the original
historic material that existed in the district at the time it was designated, while still making the
structure comfortable and useful for modem living.
. Can I renovate my property?
Yes. The Board encourages historically appropriate rehabilitation, which is one of the main
purposes of the historic tax exemption. As such, a Certificate of Appropriateness is required
for typical exterior rehabilitation, other than general maintenance, which is defined as
maintenance that does not change the exterior appearance, design or materials, and which does
not require a permit. A Certificate of Appropriateness Matrix has been developed that indicates
whether certain improvements require "no review", "staff review only" or "Board" review.
· My house is a "non-contributing" structure. Do I need my rehabilitation reviewed for
appropriateness?
Yes. A review is conducted on all work to the exterior of all properties within the historic
district. A "non-contributing" structure is one which is less than 50 years old or a building
greater than 50 years old which has lost its historical integrity and therefore is listed as "non-
contributing" on the historical survey. The primary focus of review is to ensure that
improvements that affect size, massing and placement do not adversely affect adjacent
resources and those within the district overall. According to the Certificate of Appropriateness
Matrix, most rehabilitations to "non-contributing" structures only require a staff review and
can be processed quickly.
· Is work on the interior of a building reviewed by the Historic Resources Preservation
Board?
No. The Board only reviews work to the exterior of the structure. If the proposed work on the
interior will affect the exterior, such as rearranging the floor plan in such a manner that will
result in the closing of a window opening or relocating an exterior door, you may have to show
the Board the plans in order to explain why the changes are being made to the exterior.
· Can I lease out my house?
Yes. Any previous legal use of the property permitted under the existing zoning district is still
allowed.
· Does being designated historic affect my ability to obtain/maintain insurance'!
No. In speaking with several historic preservation planners, the insurance on the property is not
affected by the property being designated historic, because in a catastrophic event the property
owner is not required to build the structure back identically to its original construction.
complete with period fixtures, materials and construction techniques.
· What if I want to demolish my structure?
Owners of all properties within the City are required to obtain a demolition permit from the
Building Department prior to demolishing any portion of a building. Structures within a
historic district must also first obtain approval from the Historic Resources Preservation Board.
which may delay the demolition permit for up to 90 days while other options are evaluated.
. Will my yard be affected?
No. Landscaping is not subject to historic review. However, site walls and fences are subject to
staff review, as are decks, patios and structures such as pergolas and sheds.
· Does staff or the Board review work done on the back of the building or on other areas
that cannot otherwise be seen from the street?
Yes. A review is conducted for any work to the exterior of the building, without distinguishing
the location of the work. As noted in the Certificate of Appropriateness Matrix, depending
upon the work to be accomplished, the review may simply be a staff review.
. How do I apply for a Certificate of Appropriateness?
An application will be provided by the Planning & Zoning Division of the Development
Department. Any necessary photographs and drawings will be submitted with the application
to provide staff with enough information to process the request. Those applications eligible for
staff review will be reviewed timely in order to keep the project moving forward. Those
applications requiring Board review per the matrix, will be processed for the next available
Board meeting. Contact Ed Breese in the Planning and Zoning Division at (561) 742-6260 or
email to:breesee@bbfl.us
· What type of technical assistance can I receive in preserving my property?
The Planning & Zoning Division provides professional staff support to the Board and can
assist property owners in solving problems typically encountered by historic property owners
in the maintenance of their property.
Historic Preservation - Outline of recommendation topics
.
Preservation program -
Adopt recommended preservation program emphasizing
voluntary participation
.
Property inventory -
Update historic site inventory including applying for grants
for funding
.
Arch. Standards-
Establish design guidelines handbook and pictorial
document.
.
Staffing/Liaison -
Recommendation relative to staffing necessary to implement
program including implementation mechanisms such as
funding assumptions, alternative staffing options (e.g. full-
time, part-time, training plan for use of in-house staff, etc.)
.
HP Advisory Board -
Recommendation relative to historic preservation board
oversight of program including consideration of using
existing resources (i.e. use of existing board possibly
expanded with additional seats for H.P. role).
.
Designation of dists/properties-
Proactive establishment of district or placement of individual
properties on local register, possibly contingent upon what is
revealed/recommended in the update of the inventory.
.
Promotional info -
Recommendation on what documents/information are
necessary to educate and promote program, and means for
completion.
The following is a draft list of tasks that can be completed by a full-time preservation planner to
establish a solid preservation program. This work can be done while the City is proceeding with
the CLG application, establishing the Historic Preservation Board and implementing the historic
preservation program. I've estimated the number of weeks to complete each of the tasks.
Weeks
Compiling a history of the City and its development with help from the
Historical Society, archives etc. I'd suggest starting off with this so this
information is available for insertion into all future designation reports.
This can be updated continuously. 2
Survey, record, research, write reports for creating historic districts.
Assuming 4 districts at 3 weeks for each report. 12
National Register nomination surveys, research, application for say
4 properties. Estimate 3 weeks each depending on how many changes are
Requested by State reviewers. 12
Compiling Design Guidelines. I'd suggest around 8 weeks minimum for
compiling draft guidelines tailored to meet the architecture and history of
City. There will also be time required for review, making alterations and
getting the City to adopt the guidelines; therefore minimum 12
Grant applications. Depending on complexity, information required,
and the amount applied for can take from 2 days to 2 weeks. Suggest 6
Prepare Florida Master Site File forms and submit. This will be ongoing
but for the initial submission from the district surveys I'd estimate 2
Working towards CLG certification. There are a number of things still to be
done before meeting the requirements which include establishing a review
board, specify methods of enforcement, penalties, and appeals, establish
rules of procedure etc. This will be ongoing but to actually meet the
requirements, I'd estimate 8
Compiling the information for a dedicated preservation section on the City
website. This will be ongoing but to get it up and running and depending
on how much information will be posted I'd estimate 4
Preparation of application forms for Certificate of Appropriateness, local
designation, and other planning applications specifically for historic
structures e.g. waivers etc. 2
Meeting with other City departments and employees to explain the historic
preservation program e.g. Building Dept., Code Enforcement 2
Total 62
I'd estimate the cost of completing the above using outside agencies would amount to well over
$100,000.
In addition to the above, there will also be a number of items that will be ongoing
daily/weekly/monthly including:
Meeting with and educating local residents and business owners.
Meeting and working with other preservation organizations at local, state and national level.
Promotion of the program through the media.
Planning Dept. and City Commission meetings.
Dealing with inquiries.
Monitoring applications for alterations, new construction and demolition that could affect historic
resources. Even if the preservation program has not been fully implemented and there is no set
HPB or application process, it would still be possible to speak with property owners/developers to
try and encourage appropriate repair/alteration.
Monitoring proposals for existing historic structures e.g. the High School.
When the preservation program is fully established and an HPB has been set up, all the normal
duties of a preservation planner can be added to the above, which will be ongoing.
Having the above completed by a dedicated preservation planner will ensure consistency in the
program, ensure a thorough understanding of the development of the City and its architecture by
the preservation planner, and keep costs to a minimum.
Costs
Page 1 of 1
From: Warren Adams <warrenadams1@yahoo.com>
To: Barbara Ready <fiveready@aol.com>
Subject: Costs
Date: Wed. Sep 29,20101:00 pm
Barb,
I'd say costs could run to around IOk for each historic district surveyor
perhaps 30k to get 4 districts done at once. Guidelines could cost from 20k
upwards but I'd say around 40-50k for new guidelines tailored for the city. Yes,
certain elements can be copied from other cities but each city is unique and
should have dedicated guidelines.
Grant applications can cost from around 3k upwards depending on their complexity
and how much is applied for.
I'd say paying around 50k for a preservation planner is the best deal as all the
above could be achieved plus a lot more eg national register designations,
master site file forms, clg status etc. The other advantages of one person doing
this is speed, consistency, local knowledge etc.
Basically I think having a full time person will lead to a more solid
preservation program.
If you need any more cost estimates email me and I'll see what I can do.
Warren
Sent from my iPhone
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Board Appointments made October 6, 2009
//;; I II {J
2010
HISTORIC PRESERVATION AD HOC COMMITTEE
MEMBER
~arren Adams - Chair
1 020 NW 8th Street
Boynton Beach, FI 33426
/Gaylord Allan Hendricks
122 SE 4th Avenue
Boynton Beach, FL 33435
PHONE
PROFESSION
731-2125
warrenadams1@yahoo.com
Executive Director Broward Trust
for Historic Preservation
Landscape Architect
allan@cwiassoc.com
/Janet DeVries
'L 3575 S. Ocean Blvd #111
South Palm Beach, FL 33480
IEric D. Jones MBA
3360 East Atlantic Drive
Boynton Beach, FL 33435
Y John E. McGovern
(' 2620 Spiceberry Lane
Boynton Beach, FI 33436
Library Archivist
ianetdevries 1 @qmail.com
312-5305
hoveriones@aol.com
Supervisor Home Depot
736-5568
iohn-mcqovern@att.net
Administrator-State of Florida
\/Barbara Ready
329 SW 13 Avenue
Boynton Beach, FL 33435
vLinda Stabile
3811 Wall Street
Delray Beach, FL 33483
734-3646
fiveready@aol.com
Banking
734-6386
L1stabile@qmail.com
Retired College Professor
X Staff Liaison
Mike Rumpf
1 00 E. Boynton Beach Blvd
Boynton Beach, FL 33435
742-6261
rumpfm@bbfl.us
Planning & Zoning
CtQ 6uv~
Revised: 8/26/1 0
S:\CCIWP\BOARDS\LISTS\201O Board Lists\HISTORIC PRESERVATION AD HOC COMMITTEE. doc
Page 1 of 1
Cherry-Guberman, Catherine
Cherry-Guberman, Catherine
Wednesday, September 22,20105:42 PM
Adams, Warren; Breese, Ed; Hendricks, Gaylord Allan; Holzman, Steven; Jones, Eric D.;
McGovern, John E.; Orlove, Bill; Ready, Barbara; Rodriguez, Jose; Rumpf, Michael; Stabile,
Linda
Subject: Minutes of the September 13, 2010 Historic Preservation Committee Meeting
Attachments: Minutes 09-13-10.pdf
Greertings!
From:
Sent:
To:
The attached minutes are for your records.
Best,
Catherine Cherry
Recording Secretary
9/22/2010