turner house salon series architecture at risk and financial incentives for historic structures

8/10/2019 Turner House Salon Series Architecture at Risk and Financial Incentives for Historic Structures

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Architecture at RiskTurner House Salon SeriesNovember 13, 2014


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The Risk List is a way of educating and bringing public

awareness to the potential loss of historic, iconic orsignificant architecture in our own community.

As new Bishop-Davis Zoning was in the works, it becameeven more important for us to share collective memory.

Learning the history of our built environment strengthensthe sense of place in any community. Collective memory isrecalled through oral history and places, providing anemotional connection with the past.

Generations remember events and places differently, andimpose change to buildings. If allowed, our buildings canthrive, adapt and contribute value, while remaining areminder of the past. When these structures are lost,pieces of our story are gone forever.


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10. McKinney Lamar Viaductor Continental Viaduct c.1931


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http://


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View of the section of the Continental Avenue viaduct that would bereconstructed for Alternative 3C (Source: Microsoft Bing, accessed February 10, 201


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Approximately 195 linear feet of the viaducts approach

spans on the land side of the east levee would bereconstructed. The bridge section would be replaced withlarger spans to allow connecting ramps to the WoodallRodgers Freeway to pass under the bridge on the land sideof the east levee. Ramps to and from the main lanes wouldconnect to the new bridge section on the land side of theeast levee. Roadway embankment for the main lanes would

fill around a portion of 10 bridge piers up to a height ofapproximately 10 feet from the existing floodway floor. Theexisting exposed pier height is typically 40 feet. A floodseparation wall with a height of approximately 18 feet would

be located on the river side of the main lanes and wouldpass under the viaduct with no physical connection. TheBuild Alternative would impact the integrity of design,materials, and workmanship of the Continental AvenueViaduct, resulting in an adverse effect on the viaduct.


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9. Kovandovich House523Eads c.1914


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8. The Miller/Stemmons AdditionBishop

c.1910s 1930s


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Oak Cliff National RegisterDistricts


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7. Polar Bear Ice Cream1207N. Zang c.1932


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6. Oak Cliff Floral - 211 E.Colorado c.1938


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5. J.G. Davis Home500 N.

Ewing c.1910


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4. J.F. ZangsStorefront1045N. Zang 1910


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3. Mayor George Sergeants

Home635 N. Zang c.1910


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1. Oak Cliff Pumping Station @Oak Farms Dairy c.1913


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Historic Alamo Courts Road


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Signage


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Preservation Incentives


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Currently, new Zoning Ordinances are being written for OakCliff Gateway. Good urban planning should include incentives

for preservation and adaptive re-use. By examining how othercities have handled preservation incentives, we are studyinghow these examples could relate to Oak Cliff.

The key to successful organic growth in a historic community isin educating building owners and developers about theeconomic and environmental benefits of preservation,restoration and adaptive reuse. Preservation is sustainable andallows new life and new history to develop.


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Studies by the National Trust for HistoricPreservation Green Lab and the Urban Land Instituteshow that neighborhoods with a mix of older, smallerbuildings of different ages support greater levels ofpositive economic and social activity than areasdominated by newer, larger buildings.


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Economic Incentives forHistoric Properties


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Historic Properties

Provide more economically feasible uses for historic buildings

Increase a propertys income potential and discouragedemolition.

Promote preservation by increasing redevelopment optionsand increasing income potential.

Allow underparked historic buildings to attract tenants andcompete with new construction.

Increases property values, tax base and sales tax receipts

Retain character defining historic structures throughout OakCliff


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.


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Types of Incentives


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Types of Incentives

oTax Incentives

oDensity Bonus

oConditional Use

oParking Reductions

Federal


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Federal

A 20% federal income tax credit is available for therehabilitation of certified historic income-producingbuildings listed in or determined eligible for the NationalRegister of Historic Places.

Buildings 50 years or older can be certified historic if theymeet certain requirements set by the National ParkService.

The Texas Historical Commission works in conjunctionwith the National Park Service to review proposed workand ensure compliance with The Secretary of Interiors

Standards for Rehabilitation.

State


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State

The state of Texas signed House Bill 500, authorizing a 25% taxcredit for qualified rehabilitation expenses. The new state creditwill be effective on January 1, 2015, and can be combined withthe existing 20% federal investment tax credit for a total of 45%for historic rehabilitation projects in Texas.

The Texas Historic Preservation Tax Credit Program is availablefor work to a certified historic property which is income-producing. Certified historic structures can include propertieslisted in the National Register of Historic Places. The state creditis worth 25% of the rehabilitation costs for the project, with a

minimum of $5,000 project cost to qualify.

The program will be administered by the Texas HistoricalCommission and the Texas State Comptroller.


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Density Bonus


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Density Bonus

A density bonus is an incentive-based tool thatpermits developers to increase the maximumallowable development on a property in

exchange for helping the community achieveparticular public policy goals such as preservingopen space, preserving low-income housing orhistoric preservation.


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San Franciscos Transfer Development Rightsprogram protects historic buildings by1.) allowing the permanent transfer of theunused permitted floor area from a historic

building to other development parcels and

2.) using the sale of those transferred rightsas a source of funds to rehabilitate the

historic structure. TDR allows projects toincrease the permitted floor-area ratio...


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Portland, Austin and Seattle havesimilar programs with varying degreesof success.

Its unclear if this would work herebecause of the abundant area availablefor development and a very pro-developer climate.

Conditional Use


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Conditional Use

A use that is otherwise notallowed in a district but is

allowed under the condition thatit occur only in a historiclandmark


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Baton RougeB&B

Conditional Uses

Bed and breakfast home Limited to

local landmarks and National Registerof Historic properties or within homes aminimum of fifty (50) years old.

PortlandOffice, Retail


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and Others

Allows nonresidential uses, such asretail, office and others, in up to 100

percent of the floor area in a Landmark.Requires a land use review to minimizepotential impacts on nearby residences.

San FranciscoRetail andR t t


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Restaurant

Non

Residential Use in Residential DistrictsFor Landmarks in Residential Districts, the Planning Codepermits any ground floor use listed with Conditional UseAuthorization from the Planning Commission. The PlanningCommission must adopt findings that the proposed use wouldenhance the feasibility of preserving the landmark.

Example: Typically, retail or restaurant use is not permittedwithin a Residential District. With Conditional Use Authorization,retail or restaurant use would be permitted within an Article 10

Landmark. Any proposed work to characterdefining features or

the installation of business signage would require review andapproval by the HPC, or delegated to planning staff by the HPC,prior to the hearing before the Planning Commission.

Parking Reductions


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a g educt o s

o Parking requirements are reduced forhistoric properties to allow landlocked

structures more flexibility in attractingtenants and maintaining economicvitality


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Baltimore


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Parking. In the proposed new code, buildings over 50years old would be exempt from meeting parkingrequirements if the building or site does not accommodate

it. In addition, the distance allowed for meeting parkingrequirement off-site is double the current code.

New Jefferson PD


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The new Jefferson PD allows for a100% reduction in parking requirementsfor all uses in all buildings built before1989 in Subareas 1 and 2. Newstructures and additions to oldstructures must comply with current

parking requirements.


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Bishop / Davis PD 830


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PD 830 Approved 8/11/10


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pp

Legacy building.

(A) For residential uses within a legacybuilding, off-street parking requirements

may be reduced an additional 25percent.

B) For retail-related uses and officeuses within a legacy building, off- streetparking is not required.

a restaurant, the upstairs isoffice and did not require


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office and did not require

parking.

Brumley Gardens


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y

Sherwin Williams


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Oil and Cotton


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Padillia Gallery


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y

Chad West Attorney


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y

Oak Cliff Coffee Roasterswhile partially a restaurant the structure


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while partially a restaurant, the structurealso has a retail component that does not

require parking

Square Foot Tyler St.Properties


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Properties

Lucky Dog Books


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The Kessler


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An example is the Kessler Theater. It only has five actual


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spaces. In order for Edwin to return the building to a

theater he would have had to torn-down the three historicbuilding to the east and the west of the theater (includingthe historic apartment building to the east all the way to thehistoric Tudor building to the west and that actually stillwould not have been enough spaces to park it) By the way

parking reductions have allowed every single historicbuilding in the Bishop Arts District and along Davis andalong Jefferson to be restored and re-purposed. Not asingle one of the historic buildings meet the current

parking calculations that the city uses.


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The Boyds and the Jones will live upstairs

Oak Clips Pet Boutique

The Book DoctorCozy Cottage

Zolas

Tyler / Davis


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My Tyler/Davis project benefits from both Legacy status

and delta credits, particularly the church. Because mylegal parking requirement is essentially zero, none of myactual spaces (both curbside and off-street) have tocomply with the citys to-the-inch standards for size andmaneuvering room. Ive created 55 spaces on orsurrounding that campus; if the spaces had to be sized tocode, Id probably only have 35 or 40. This gets to afrequent refrain of mine: the free market alreadyincentivizes developers to provide sufficient parking; the

building codes (as well as lender requirements) have adistorting effect on parking lay-out. Old buildings need allthe breathing room we can give them.

Bishop Arts CD 7 ParkingRequirements


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Requirements

CD 7 Ordinance 25115 was amended and requirementswere reduced on 11/12/02

Oak Cliff Gateway -


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Proposed

Period of significanceStructuresbuilt prior to 1957


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ecen recommen a ons romCommissioner Anglin for CPC

h i 11/20/14


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hearing 11/20/14(5) Legacy Parking Reductions.Accepting SteeringCommittees recommendation on paragraph (5)(B), but

with the following modified wording at the top of page 9 in

draft ordinance.

"(B) For office uses within a legacy building, required off-street parking may be reduced by up to 50 percent.

And adding a new subparagraph (C) worded as follows:

"(C) For retail uses within a legacy building, required off-street parking may be reduced by up to 35 percent, exceptthat for restaurants uses the reduction shall be limited to25 percent.


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In Conclusion


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The successes that are occurringalong the Davis corridor since 2010

would not have been possiblewithout significant parkingreductions


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Current proposed parkingreductions that are beingrecommended for the Oak Cliff

Gateway are marginal and they willnot result in the positive historicadaptive reuse we are now seeing

on Davis.


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The early 1900s buildings OOCCL has

singled out as At Risk and many otherswill not survive the proposed increased

density without significant, tangible,monetary incentives. The heights areeven greater in the Gateway.


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There are other incentives being usedelsewhere in the country that could be utilizedhere.

The adaptation of older buildings into usablespaces is a phenomenon taking place inother major cities throughout the country.

Oak Cliff is fortunate to have the buildingstock to take advantage of this trend.


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Recent demolitions downtown on MainStreet have made people aware that ourhistoric resources are threatened in this

current business climate. It is moreimportant than ever to make the oldbuildings worth more standing rather

than torn down. They need all the helpthey can get.


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For more information about

Architecture at Risk or HistoricIncentives go to www.ooccl.comand click the Risk tab


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THANK YOU!

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