Local Historic District Application
Historic districts in the United States are designated historic districts recognizing a group of buildings, properties, or sites by one of several entities on different levels as historically or architecturally significant. Buildings, structures, objects, and sites within a historic district are normally divided into two categories, contributing and non-contributing. Districts greatly vary in size: some have hundreds of structures, while others have just a few (1). Listing on the National Register gives official recognition of the district’s significance and is a prerequisite for receiving various kinds of Federal benefits (e.g., Federal grants, tax incentives, etc.). However, National Register listing or eligibility for listing provides protection—of a procedural sort—only when there is a federal involvement (e.g., Federal dollars, permits, etc.) in an action that may threaten the resources in the district. If there is no Federal involvement, the Federal designation of the district as historic doesn't help to protect the resources aside from the fact that the Federal Government has officially agreed that the district is significant and thus worthy of preservation (2).
Beauregard Town was nominated to become a National Historic District on April 11, 1979 and was formally designated as such in 1980 (3). The boundaries of the historic district designation were increased twice in 1983 and once in 2000 to include structures that contribute to the historic significance of community (4).
Beauregard Town became part of the Baton Rouge Downtown Development District (DDD) when it is was formed in 1987. The DDD was formed to initiate, incubate and support partnerships that develop and enhance the District, using community-driven master plans and economic incentives to aid private-sector and nonprofit philanthropic organizations in their development and entrepreneurship efforts (5). The DDD has been highly successful in the redevelopment of downtown spurring restoration of many of the commercial building and bringing business and commerce back to the area.
The BTCA has nominated Beauregard Town to become a local historic district. The primary impetus for becoming a Local Historic District is to preserve the historical culture, character, and integrity of our neighborhood (6). Local historic districts also promote the educational, cultural, economic and general welfare of the public (7).
Related Articles and Documents
We will over time add stories to our blog to mark the progress of the application. Please see:
- Article on National and Local Historic Districts here.
- 24 Reasons for an Local Historic District
- Survey Report
- Beauregard Town LHD Survey
- Beauregard Town LHD FAQ
- Design Guidelines (draft)
- HPC Fee Schedule
Frequent Questions
A local historic district is a district designated by a local ordinance that falls under the jurisdiction of a local historic preservation review commission. Like National Register districts, these districts are defined, geographical areas designated for their cultural, architectural, and/or design significance.
The Baton Rouge Historic Preservation Commission is a seven-member body established in 2004 to protect Baton Rouge’s historic resources. The HPC is given its regulatory powers through State legislation (La R.S. 25: 731-782) and City-Parish Ordinance. Members must have training or experience in architecture, archaeology, real estate development, or landscape architecture.
To be considered for designation, a local historic district application must have three things: A structures survey of every structure within the proposed district, a set of design guidelines for the proposed district, and a questionnaire sent to every property owner within the proposed district. Along with the questionnaire, the public should have input in every step of the process. There should be multiple neighborhood and civic association meetings when each element of the proposal is completed. The process will also require three public hearings: Historic Preservation Commission, Planning Commission, and Metropolitan Council.
Currently, there are no tax benefits for being in a local historic district, although that may change in the future. Properties within National Register districts may have tax credits for renovations, and it is usually easier to designate a currently-existing National Register district as a local historic district. Both of Baton Rouge’s local historic districts are also National Register districts.
Every local historic district has its own regulations, and we always suggest you contact the Planning Commission before making any changes. However, if the change is not visible from the street or is on the interior of the structure, it is not regulated by the Historic Preservation Commission. The HPC also does not regulate paint color.
The underlying zoning district of your property will not change. However, an overlay is added that may include or exclude certain uses. For example, the Spanish Town overlay allows single-family housing on every lot, even if the underlying zoning does not. It’s always wise to contact Planning Commission staff before any use change.
Yes. Through blight enforcement, the Department of Development, not the Historic Preservation Commission or the City-Parish Planning Commission, can fine anyone for not maintaining their property in any location throughout the city.
Yes. Any fines subject to property owners only come from the Department of Development. A fine would be administered if a property owner were to violate a Certificate of Appropriateness or begin construction without a COA.
No. The only fee that comes with the establishment of a local historic district is that accompanied with some Certificates of Appropriateness.
Currently a COA is required for any exterior change to private property visible from a public street within a locally designated historic district or landmark, unless the change is determined to be ordinary maintenance and repair. COAs in Beauregard Town would only be required for demolitions, new construction, additions, and commercial facades visible from the street. For changes that do not require building permits, a Certificate of Appropriateness comes at no cost and may be approved by the Planning Director without a public hearing. For changes that do require building permits, a COA costs $200 in order to advertise for the public hearing to be held. If construction takes place prior to a COA being issued, an additional $100 processing fee is added.
No. The Historic Preservation Commission does retain the power to issue a demolition by neglect, which can require the property owner to bring certain elements of the property up to code to preserve the structural integrity of the structure. This does not include feature changes.
Demolition by neglect is a tool used to prevent decay, deterioration, and eventual demolition by the property owner. If the exterior of a property is suffering from external defects, the City can request stabilization or repair of such exterior features. The Historic Preservation Commission will work with the property owners and help find solutions to existing issues.
No. Unsafe or hazardous buildings throughout the city-parish are placed on a condemnation list by the Department of Development no matter their location.
Yes. Properties identified by the Historic Preservation Commission as meeting the definition of “demolition by neglect” will be evaluated by the HPC and Department of Development, and a list of recommendations will be provided to the owner on how they can protect their property from further decay that could eventually lead to demolition.
There is no difference. Both would follow the same process, and only buildings posing a safety hazard would be placed on the condemnation list by the Department of Development.
No. The design guidelines exist to assist property owners and the Historic Preservation Commission with best preservation practices. The design guidelines contain as many recommendations as possible, so property owners can have the best available resource when considering changes. Regulations exist within the overlay, which is in the Unified Development Code.
There will be no impact to anyone’s property. The guidelines are not regulatory nor enforceable. They are to be used as a resource for those interested in improving their property in accordance with the traditional neighborhood.
The guidelines will be posted and available to the public as an educational resource.
The public will not have access to the guidelines, as they would not be considered an official resource.
While it’s never a guarantee, property values in local historic districts have consistently risen higher than in other neighborhoods when market values go up. When market values go down, property values in local historic districts tend to be stronger than in other neighborhoods. It is important, however, to keep in mind that each neighborhood and each market is different.
If your property value goes up, it’s likely your property taxes will go up as well. However, if the value of your property is increasing, that increase will almost certainly outweigh any property tax increase.
Gentrification is an increasingly hot button issue, and deservedly so. Broadly defined, gentrification occurs when devalued or disinvested neighborhoods are quickly transformed through new investment and the influx of wealthier residents. Taken with that definition, local historic districts are the antithesis of gentrification. Where local historic districts aim to preserve the character and integrity of a neighborhood, gentrification aims to transform it. One could argue that gentrification is the result of too few local historic districts, rather than too many.
