Agenda - Planning Commission - 05/04/2017

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Administration State statutes generally will specify the com- position of a historic preservation board. It is critical that these boards have the technical capability to help landowners gain approval of an application that permits construction. Historic preservation requires architects or design professionals who have considerable experience in designing buildings and the skills to guide applicants to a satisfactory solution. Two other groups are desirable as members: builders and people who under- stand market dynamics and project financing. In large cities or urban counties, this expertise is likely to be available. In smaller cities and more rural areas, finding these people may be difficult. If the board does not have the exper- tise, the regulations should delegate reviews to staff and consultants. Approval Criteria The most basic approval criterion for proposed changes to historic structures, vacant land de- velopment, or improvements to existing non - historic structures is that the proposal would enhance the character of the historic district by meeting all required design criteria. If the proposal requests any exceptions from these design criteria, the regulations should require applicants to submit a detailed report indicat- ing the economic, architectural, or other rea- sons for the deviation from strict adherence. Demolition of an existing structure re- quires a different approach. One reason for approval would be that the structure is unsafe for habitation, and the cost of restoring it to a safe condition is so high that it is likely that the owner will let it continue to decline. In this case the historic board needs to explore with the owner whether there are things the juris- diction can do that will alter the economics (see flexibility discussion below). To approve demolition, the board must find that denial would create a severe hardship and cause the structure to become blighted. That the owner can make more money through demolition is not an acceptable criterion for approval. REGULATORY FLEXIBILITY In many cases, historic districts will need to incorporate flexible zoning techniques to over- come landowner concerns about the impact of historic district designation on property values. These include flexible use permissions and incentives for maintenance. Change of Use If the existing use of a historic property fails to meet current demand, and rents do not sup- port maintenance and reinvestment, consider allowing changes of use. Permitting large, older homes in a single-family district to be converted to two, three, or more residences is often a good solution. jurisdictions can ac- complish this by modifying the district density standard or incorporating special rules for historic structures in the district, allowing more units in those structures. Neighbors will need to be convinced that preserving the old homes is better than allowing disinvestment and teardowns. For residential uses adjacent to down- town or on major streets where nonresidential uses are more valuable than housing, con- sider permitting the conversion of residential buildings to office or institutional uses. In these cases, additional parking may be neces- sary. This parking should be to the rear, where a drive or alley provides access. Parking in the front yards should be prohibited. If they are on the National Register, commercial structures may be eligible for a zo percent tax credit, making preservation easier. Sample Incentive Provisions Pro forma: A pro forma shall be sub- mitted by the developer justifying the proposed incentive. It shall document the costs of acquisition, improvements, and long-term maintenance. It shall indicate projected changes in revenue due any change in use. These costs shall be summarized and included in a pro- posed value with the change in use and density permitted. The pro forma shall demonstrate that the incentive provides additional revenue to pay for the main- tenance and improvement costs and reasonable profit. The planning director in conjunc- tion with the historic commission or board shall evaluate the pro forma and its documentation to determine if the proposed incentive is adequate to per- suade the landowner to invest but not so large as to provide increases in income over that of neighboring property. They are empowered to grant such incentives. . This historic home in Knoxville, Tennessee, has been subdivided into apartments without undermining its contribution to the Fort Sanders Historic District. ZONINGPRACTICE 4.17 AMERICAN PLANNING ASSOCIATION Ipage5