City of Austin Historic Preservation Office Updated 11/7/2018
LOCAL HISTORIC DISTRICTS
FREQUENTLY ASKED QUESTIONS
1) What’s the point of a historic district?
A local historic district is a tool for preserving a neighborhood’s historic character. It accomplishes this by setting a higher bar for the demolition of buildings that contribute to the district’s character. It also establishes design standards to help property owners, architects, and contractors choose designs for new construction and changes to contributing buildings that are compatible with the district character.
2) What do the words “contributing” and “non-contributing” mean?
A contributing building retains a high degree of architectural integrity and was built during the period of significance for the district (generally 50+ years ago). A non-contributing building was not built during the period of significance and/or has exterior changes that greatly alter its historic appearance.
3) Do the design standards apply to non-contributing buildings in the district?
The design standards apply to non-contributing buildings only when a property owner seeks to restore the historic appearance of a building so that it can contribute to the character of the district. The standards also apply to new construction of freestanding buildings on all properties within the district.
4) What benefits does the City offer to property owners within historic districts?
The City offers a property tax abatement for the rehabilitation of contributing properties—and for rehabilitation work on non-contributing properties, if the proposed work will make that property contributing. The tax abatement effectively maintains the City’s share of property taxes at the pre-rehab value for seven years if the property is owner-occupied, and for ten years if the property is income-producing. The abatement does not apply to AISD’s or Travis County’s share of property taxes.
5) What responsibilities do property owners in a historic district take on?
All property owners in Austin are required to maintain their property to minimum standards, which include structurally sound and well-maintained roofing and siding materials, windows, architectural features, stairways and porches, chimney, and the building overall; a yard free of debris and vermin; and adequate drainage to prevent water from pooling. A provision for owners of contributing properties in local historic districts prioritizes repair over demolition and sets up a process for City staff to work with property owners to preserve and repair deteriorated and/or dangerous buildings.
6) Is review by the Historic Landmark Commission required for every change I want to make to my house?
No. Many changes to contributing buildings can be approved administratively by the Historic Preservation Office. These include routine maintenance, replacement of materials with in-kind materials, small additions, and site features like pools, walls, and fences. The Historic Landmark Commission reviews proposals for larger-scale projects, such as a large or prominent addition or an auxiliary dwelling unit (ADU), using the design standards for the historic district. Design standards do not apply to the interior of a building.
7) Will the City dictate my choice of paint colors?
No. Your choice of paint colors for your house is your decision. City of Austin Historic Preservation Office Updated 11/7/2018
8) Will the City tell me what flowers or trees I can plant in my yard, whether I can have a basketball hoop on my garage, or have a hammock in my yard?
No. The provisions of a historic district differ substantially from those for a homeowners association. Historic district design standards are not intended to curtail your enjoyment of your property.
9) Can I undertake green and energy efficiency measures on my house?
Yes! Historic preservation and energy efficiency go hand in hand. Many older houses originally incorporated energy efficient features, and preserving a house is already a decision that saves natural resources (demolishing a house sends 155 pounds of debris per square foot to the landfill!). Older houses can be made even more resource-efficient through insulation, rainwater collection, solar panels, more efficient fixtures, and interior storm windows—all measures compatible with retaining the building’s historic character. New materials like hardiplank or metal roofing can be considered as long as the materials meet the design standards and don’t impact the historic character of the house.
10) Can we still develop on our lot? Density is important to us.
Yes. The local historic district is intended to guide changes to the exteriors of contributing houses, with an emphasis on street-facing façades. Development of another building on your lot (e.g., a garage apartment or ADU) is allowed within the zoning of your property, though it must meet the design standards.
11) Will local historic district designation prevent new construction?
Local designation helps prevent demolition of contributing buildings, but it does not stop new construction. Design standards do require new buildings to be compatible with contributing properties. Compatibility can be defined in terms of lot placement/setback, scale, form and massing, and materials.
12) Does all development within the district have to follow a certain architectural style?
No. Austin neighborhoods include homes built from the 19th century to the present day, and the many architectural styles tell a story of growth in each neighborhood and the city as a whole. The design standards help preserve the character of existing homes. New development should be compatible with the character and scale of the district, but it does not have to follow the same architectural style.
13) Do I have to make repairs to my house to make it contributing?
No. You are not required to change anything when a local historic district is designated.
14) How will this impact property taxes?
According to TCAD, properties in local historic districts are taxed no differently than other properties. Plus, contributing structures are eligible for the property tax abatement for rehabilitation projects (see question #4).
15) Does the City permitting process change with a local historic district?
Today, if you have a house that is more than 45 years old, demolition, relocation, and exterior changes to the building are reviewed by the Historic Preservation Office and may be referred to the Historic Landmark Commission for review. In a local historic district, the Historic Preservation Office reviews the project using the enforceable design standards set by the neighborhood, and may refer the project to the Historic Landmark Commission for review. This review will give you a Certificate of Appropriateness (COA) for your project. A COA is also required for construction of new buildings to ensure that development is compatible with the district’s historic character.