What is a local historic district?
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.
Who regulates Local Historic Districts in Baton Rouge?
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.
What is the process for designating a local historic district? Will I have a say in the process?
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.
Are there any tax benefits to being in a local historic district?
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.
What changes can I make to my property?
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.
Does a local historic district affect my zoning?
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.
Can I currently be fined for not maintaining my property even though I do not live in a local historic district?
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.
If a local historic district was established, would I be subject to additional fines?
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.
If my neighborhood becomes a local historic district, will I receive additional fees for the maintenance of my property?
No. The only fee that comes with the establishment of a local historic district is that accompanied with some Certificates of Appropriateness.
What is a Certificate of Appropriateness (COA)?
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.
Will I be required to change any feature of my property?
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.
What is demolition by neglect?
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.
If my neighborhood becomes a local historic district, will the likelihood that my property is condemned or demolished increase?
No. Unsafe or hazardous buildings throughout the city-parish are placed on a condemnation list by the Department of Development no matter their location.
If my neighborhood becomes a local historic district, will the likelihood that my property is condemned or demolished decrease?
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.
How is a citation from the DPC regarding demolition by neglect or maintenance different from a 311 report, a report submitted by any member of the public?
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.
Do the design guidelines contain any regulations?
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.
If the Historic Preservation Commission approves the design guidelines, how does that impact my property?
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.
What does it mean if the Historic Preservation Commission approves the guidelines?
The guidelines will be posted and available to the public as an educational resource.
· What happens if the Historic Preservation Commission does not approve the guidelines?
o The public will not have access to the guidelines, as they would not be considered an official resource.
Will my property values go up if I live in a local historic district?
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.
Will my property taxes go up if I live in a local historic district?
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.
Will local historic district designation gentrify my neighborhood?
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.
