Old Sixth Ward Historic District Design Guidelines
Project Scope
This project aims to update the design guidelines for the Old Sixth Ward Historic District that are currently in place. The approach is to retain the basic content of design guidelines with these improvements:
- reformat and reorganize the content to provide a more user-friendly document
- update or remove material that was inaccurate
- add clarity to the design guidelines by providing intent statements and some additional guidance
- include and expand on design guidelines related to historic features to clarify best practices in historic preservation
Most of the material in the updated draft will be familiar to the user.
Please note: Current Old Sixth Ward Design Guidelines are in effect for all COA applications until the changes/amendments have been approved by HAHC.
Old Sixth Ward Historic District Design Guidelines
Your participation is important to us.
Comment feedback will be open from Aug. 23 to Oct. 6, 2024.
When reviewing the draft and have any comments, please click on "Comments" at the bottom of this webpage.
Your comments will be used to determine which topics are most important to residents and property owners.
Comments will also aid preservation staff in further revising the draft design guidelines.
August 23, 2024 Draft Design Guidelines for Old Sixth Ward Historic District
You may review the document in its entirety here.
Project Scope
This project aims to update the design guidelines for the Old Sixth Ward Historic District that are currently in place. The approach is to retain the basic content of design guidelines with these improvements:
- reformat and reorganize the content to provide a more user-friendly document
- update or remove material that was inaccurate
- add clarity to the design guidelines by providing intent statements and some additional guidance
- include and expand on design guidelines related to historic features to clarify best practices in historic preservation
Most of the material in the updated draft will be familiar to the user.
Please note: Current Old Sixth Ward Design Guidelines are in effect for all COA applications until the changes/amendments have been approved by HAHC.
Old Sixth Ward Historic District Design Guidelines
Your participation is important to us.
Comment feedback will be open from Aug. 23 to Oct. 6, 2024.
When reviewing the draft and have any comments, please click on "Comments" at the bottom of this webpage.
Your comments will be used to determine which topics are most important to residents and property owners.
Comments will also aid preservation staff in further revising the draft design guidelines.
August 23, 2024 Draft Design Guidelines for Old Sixth Ward Historic District
You may review the document in its entirety here.
Q&A
-
Share 2 things - 1 - would it be a relevant idea to have a section or notes in the "tree" describing what the penalties are for not following proper protocols? What a red tag can mean ? Also, what to do /where to go to resolve such issues? There seems to be so many times that owners think they can slip by - only to end up in even deeper trouble... 2 - Can you please speak to how projects are reviewed at the very end to insure that what is approved is what is finished - Can there be a final check to insure that the project is not cleared by the City Permit center with out the Historic Commission Approval.. too often the Permit group is simply looking at their permits with out wether or not the work is in compliance with the approved COA.... on Facebook Share 2 things - 1 - would it be a relevant idea to have a section or notes in the "tree" describing what the penalties are for not following proper protocols? What a red tag can mean ? Also, what to do /where to go to resolve such issues? There seems to be so many times that owners think they can slip by - only to end up in even deeper trouble... 2 - Can you please speak to how projects are reviewed at the very end to insure that what is approved is what is finished - Can there be a final check to insure that the project is not cleared by the City Permit center with out the Historic Commission Approval.. too often the Permit group is simply looking at their permits with out wether or not the work is in compliance with the approved COA.... on Twitter Share 2 things - 1 - would it be a relevant idea to have a section or notes in the "tree" describing what the penalties are for not following proper protocols? What a red tag can mean ? Also, what to do /where to go to resolve such issues? There seems to be so many times that owners think they can slip by - only to end up in even deeper trouble... 2 - Can you please speak to how projects are reviewed at the very end to insure that what is approved is what is finished - Can there be a final check to insure that the project is not cleared by the City Permit center with out the Historic Commission Approval.. too often the Permit group is simply looking at their permits with out wether or not the work is in compliance with the approved COA.... on Linkedin Email 2 things - 1 - would it be a relevant idea to have a section or notes in the "tree" describing what the penalties are for not following proper protocols? What a red tag can mean ? Also, what to do /where to go to resolve such issues? There seems to be so many times that owners think they can slip by - only to end up in even deeper trouble... 2 - Can you please speak to how projects are reviewed at the very end to insure that what is approved is what is finished - Can there be a final check to insure that the project is not cleared by the City Permit center with out the Historic Commission Approval.. too often the Permit group is simply looking at their permits with out wether or not the work is in compliance with the approved COA.... link
2 things - 1 - would it be a relevant idea to have a section or notes in the "tree" describing what the penalties are for not following proper protocols? What a red tag can mean ? Also, what to do /where to go to resolve such issues? There seems to be so many times that owners think they can slip by - only to end up in even deeper trouble... 2 - Can you please speak to how projects are reviewed at the very end to insure that what is approved is what is finished - Can there be a final check to insure that the project is not cleared by the City Permit center with out the Historic Commission Approval.. too often the Permit group is simply looking at their permits with out wether or not the work is in compliance with the approved COA....
LBR asked 4 months ago1 - would it be a relevant idea to have a section or notes in the "tree" describing what the penalties are for not following proper protocols? What a red tag can mean? Also, what to do /where to go to resolve such issues?
I assume that what you refer to as the “tree” is the flow chart in Section 1, page 3. What typically happens is that if a project is done without a permit or COA, any person can report it to 311@houstontx.gov and provide the site address and brief description of work occurring. Next, a building inspector goes to the site to inspect the work. If building inspector determines that the work is in violation of the building code and preservation ordinance, then a red tag is issued and photo documentation takes place. The owner will continuing receiving red tags until the owner comes into compliance with the building code. If also needs to be compliant with the preservation ordinance, then the owner will have to submit for a COA. When a COA is submitted for, then the owner works with staff that all details are properly submitted. Once that is done, then the COA will be considered by HAHC and the commission will make a decision that is aligned with preserving the character of the structure and district.
Most often, the HAHC’s decision is rendered as “Denial of COA and issuance of Certificate of Remediation (COR).
What ever stipulations are stated in the COR, the owner must submit to the permitting center. Then building inspectors have a COR to work upon and ensure that corrections are made (if any). Once all corrections have been satisfied according to the COR, then the red tags stop being issued.
Note that in some cases, there may not be any corrections to be made and the COR can be for work completed and as submitted. This happens when the alterations made were compatible and appropriate to preserving the character of the structure and district. In which case, the owner did not follow procedure for first submitting for a COA, waiting until COA is approved, then applying for permit(s) along with approved COA.
There are rare instances where an owner will ignore the red tags for a lengthy period of time and a summons to appear in municipal court is issued. Whether it’s a lengthy period of time or not, fines are levied after a number red tags have been issued and the fines do continue to add up with each subsequent red tag.
2 - Can you please speak to how projects are reviewed at the very end to insure that what is approved is what is finished - Can there be a final check to insure that the project is not cleared by the City Permit center with out the Historic Commission Approval.. too often the Permit group is simply looking at their permits with out wether or not the work is in compliance with the approved COA....
- LBR 10-6-2024
Good questions and first and foremost, there are measures in place to ensure that the work conforms with the approved scope of work. After a COA has been granted by the HAHC, then all drawings and the COA are submitted to the permitting center. In the permitting center’s system, holds are automatically placed on all projects including electrical, plumbing, HVAC permits. Preservation staff collaborates with permitting staff on all these permits that pertain to any structures (Contributing or Non-contributing) in historic districts. When preservation staff are notified by either permitting personnel or the agent, staff will double-check that the drawings submitted to permitting center match exactly what was approved in the COA. If the match is correct, then preservation staff stamp the plans. Holds are not released by preservation staff until permitting staff and building inspectors have completed all their reviews and inspections. Once permitting has determined that the project is in compliance with building codes, they release their hold on the project. Once that is done, then preservation staff will release the historic holds.
As to the permit group looking at permits without whether or not the work is in compliance with the approved COA rarely happens. But it does happen on occasion and management at the permitting center are continually working on ensuring that it does not happen.
However, in the few and rare cases, that it should happen, then if the error is caught or brought up, additional hold(s) are placed in the system on that particular permit (project #) and the additional hold(s) remain in place until the error is corrected.
-
Share I am going to resubmit a question. The intent of the question is to clarify how Administrative Approval will work in the context of the proposed new Design Guidelines rather than to ask how it works now. I am trying to clarify the flow chart on page I-3. In particular, who decides whether a CoA application will go to the Planning Director or the Commission? Is it staff or the applicant? If the Planning Director makes the decision, is that decision available to the public in the same way it is available to the public when the Commission makes the decision? Suppose I have a project that requires a CoA but which will not be controversial, for example, replacing a composition shingle roof with standing seam sheet metal. It appears to me that I submit an application for a CoA in the same way that I would submit an application for a much more extensive project. Is that correct? It appears to me that if the applicant requests administrative approval and the staff is in agreement, then the application and a recommendation from staff go to the Planning Director for a decision. Is that correct? Suppose the Planning Director issues a CoA for the project. My principal question is this: are the application for the CoA and the supporting documents and the decision of the Planning Director available to the public in the HAHC Preservation Tracker in the same way that applications for more extensive projects that go before HAHC along with HAHC's decision are available on the Preservation Tracker? A secondary question is this: if the applicant requests administrative approval for a change in an already granted CoA and the Planning Director approves the request, is a description of the change available to the public? on Facebook Share I am going to resubmit a question. The intent of the question is to clarify how Administrative Approval will work in the context of the proposed new Design Guidelines rather than to ask how it works now. I am trying to clarify the flow chart on page I-3. In particular, who decides whether a CoA application will go to the Planning Director or the Commission? Is it staff or the applicant? If the Planning Director makes the decision, is that decision available to the public in the same way it is available to the public when the Commission makes the decision? Suppose I have a project that requires a CoA but which will not be controversial, for example, replacing a composition shingle roof with standing seam sheet metal. It appears to me that I submit an application for a CoA in the same way that I would submit an application for a much more extensive project. Is that correct? It appears to me that if the applicant requests administrative approval and the staff is in agreement, then the application and a recommendation from staff go to the Planning Director for a decision. Is that correct? Suppose the Planning Director issues a CoA for the project. My principal question is this: are the application for the CoA and the supporting documents and the decision of the Planning Director available to the public in the HAHC Preservation Tracker in the same way that applications for more extensive projects that go before HAHC along with HAHC's decision are available on the Preservation Tracker? A secondary question is this: if the applicant requests administrative approval for a change in an already granted CoA and the Planning Director approves the request, is a description of the change available to the public? on Twitter Share I am going to resubmit a question. The intent of the question is to clarify how Administrative Approval will work in the context of the proposed new Design Guidelines rather than to ask how it works now. I am trying to clarify the flow chart on page I-3. In particular, who decides whether a CoA application will go to the Planning Director or the Commission? Is it staff or the applicant? If the Planning Director makes the decision, is that decision available to the public in the same way it is available to the public when the Commission makes the decision? Suppose I have a project that requires a CoA but which will not be controversial, for example, replacing a composition shingle roof with standing seam sheet metal. It appears to me that I submit an application for a CoA in the same way that I would submit an application for a much more extensive project. Is that correct? It appears to me that if the applicant requests administrative approval and the staff is in agreement, then the application and a recommendation from staff go to the Planning Director for a decision. Is that correct? Suppose the Planning Director issues a CoA for the project. My principal question is this: are the application for the CoA and the supporting documents and the decision of the Planning Director available to the public in the HAHC Preservation Tracker in the same way that applications for more extensive projects that go before HAHC along with HAHC's decision are available on the Preservation Tracker? A secondary question is this: if the applicant requests administrative approval for a change in an already granted CoA and the Planning Director approves the request, is a description of the change available to the public? on Linkedin Email I am going to resubmit a question. The intent of the question is to clarify how Administrative Approval will work in the context of the proposed new Design Guidelines rather than to ask how it works now. I am trying to clarify the flow chart on page I-3. In particular, who decides whether a CoA application will go to the Planning Director or the Commission? Is it staff or the applicant? If the Planning Director makes the decision, is that decision available to the public in the same way it is available to the public when the Commission makes the decision? Suppose I have a project that requires a CoA but which will not be controversial, for example, replacing a composition shingle roof with standing seam sheet metal. It appears to me that I submit an application for a CoA in the same way that I would submit an application for a much more extensive project. Is that correct? It appears to me that if the applicant requests administrative approval and the staff is in agreement, then the application and a recommendation from staff go to the Planning Director for a decision. Is that correct? Suppose the Planning Director issues a CoA for the project. My principal question is this: are the application for the CoA and the supporting documents and the decision of the Planning Director available to the public in the HAHC Preservation Tracker in the same way that applications for more extensive projects that go before HAHC along with HAHC's decision are available on the Preservation Tracker? A secondary question is this: if the applicant requests administrative approval for a change in an already granted CoA and the Planning Director approves the request, is a description of the change available to the public? link
I am going to resubmit a question. The intent of the question is to clarify how Administrative Approval will work in the context of the proposed new Design Guidelines rather than to ask how it works now. I am trying to clarify the flow chart on page I-3. In particular, who decides whether a CoA application will go to the Planning Director or the Commission? Is it staff or the applicant? If the Planning Director makes the decision, is that decision available to the public in the same way it is available to the public when the Commission makes the decision? Suppose I have a project that requires a CoA but which will not be controversial, for example, replacing a composition shingle roof with standing seam sheet metal. It appears to me that I submit an application for a CoA in the same way that I would submit an application for a much more extensive project. Is that correct? It appears to me that if the applicant requests administrative approval and the staff is in agreement, then the application and a recommendation from staff go to the Planning Director for a decision. Is that correct? Suppose the Planning Director issues a CoA for the project. My principal question is this: are the application for the CoA and the supporting documents and the decision of the Planning Director available to the public in the HAHC Preservation Tracker in the same way that applications for more extensive projects that go before HAHC along with HAHC's decision are available on the Preservation Tracker? A secondary question is this: if the applicant requests administrative approval for a change in an already granted CoA and the Planning Director approves the request, is a description of the change available to the public?
Neal Parker asked 5 months agoAnswers to your questions are in orange color. See below.
In particular, who decides whether a CoA application will go to the Planning Director or the Commission? Is it staff or the applicant? The quick answer is that staff decides (acting on behalf of the director).
Staff evaluates the proposed scope of work and cross-references it with the criteria that governs Administrative Approvals (AA) and criteria that goes before the HAHC. If the proposed scope of work meets the criteria for AA, then it goes before the Planning Director for approval. Otherwise, goes before the historic commission. There is a clause in the AA criteria that states the Planning Director can refer the COA application to the HAHC. Sec. 33-241.1(c)
AA criteria is also in the guidelines, pp. I-7 to I-8.
If the Planning Director makes the decision, is that decision available to the public in the same way it is available to the public when the Commission makes the decision? The decision on whether it is AA or goes before the historic commission can be seen on Preservation Tracker. For example, if an application qualifies for AA, then under the column “Approval Track” it will say AA.
If it goes to the commission, under the same column, it will say HAHC.
This is how an applicant (or anyone from the public) can view an application and the decision.
It appears to me that I submit an application for a CoA in the same way that I would submit an application for a much more extensive project. Is that correct? Yes, that is correct. All applications are submitted online through the Preservation Tracker system regardless of it being an extensive project or not.
There is one caveat for which work does not require a COA. These are exemptions from requiring a COA. The exemptions are detailed in Sec. 33-237. and on pp. I-6 to I-7.
Your example of re-roofing with standing seam metal is not considered “in-kind materials” and therefore does require a COA. If an applicant were to re-roof that has existing composition shingles and put on new composition shingles, then this does NOT require a COA. This is what’s meant by “in-kind materials.”
It appears to me that if the applicant requests administrative approval and the staff is in agreement, then the application and a recommendation from staff go to the Planning Director for a decision. Is that correct? Yes that is correct. But the key to an application being administratively approved is that it meets the AA criteria.
Suppose the Planning Director issues a CoA for the project. My principal question is this: are the application for the CoA and the supporting documents and the decision of the Planning Director available to the public in the HAHC Preservation Tracker in the same way that applications for more extensive projects that go before HAHC along with HAHC's decision are available on the Preservation Tracker? Yes. In addition the answer above for the decision is under the “Approval Column” is AA or HAHC there are two additional columns “Recommendation” and “Final Action.” The final action column is the final decision of either the Planning Director or HAHC.
A secondary question is this: if the applicant requests administrative approval for a change in an already granted CoA and the Planning Director approves the request, is a description of the change available to the public? Yes. This what’s referred to as a revision to an already approved COA. But the request is granted if the revision (or change in an already granted COA) “has an insignificant and non-substantive impact on the project….and does not affect the historic character of the structure.”
-
Share Suppose I have a project that requires a CoA but which will not be controversial, for example, replacing a composition shingle roof with standing seam sheet metal. It appears to me that I submit an application for a CoA in the same way that I would submit an application for a much more extensive project. Is that correct? If the applicant requests administrative approval and the staff is in agreement, then the application and a recommendation from staff go to the Planning Director for a decision. Suppose the Planning Director issues a CoA for the project. My principal question is this: are the application for the CoA and the supporting documents and the decision of the Planning Director available to the public in the HAHC Preservation Tracker in the same way that applications for more extensive projects that go before HAHC along with HAHC's decision are available on the Preservation Tracker? A secondary question is this: if the applicant requests administrative approval for a change in an already granted CoA and the Planning Director approves the request, is a description of the change available to the public? on Facebook Share Suppose I have a project that requires a CoA but which will not be controversial, for example, replacing a composition shingle roof with standing seam sheet metal. It appears to me that I submit an application for a CoA in the same way that I would submit an application for a much more extensive project. Is that correct? If the applicant requests administrative approval and the staff is in agreement, then the application and a recommendation from staff go to the Planning Director for a decision. Suppose the Planning Director issues a CoA for the project. My principal question is this: are the application for the CoA and the supporting documents and the decision of the Planning Director available to the public in the HAHC Preservation Tracker in the same way that applications for more extensive projects that go before HAHC along with HAHC's decision are available on the Preservation Tracker? A secondary question is this: if the applicant requests administrative approval for a change in an already granted CoA and the Planning Director approves the request, is a description of the change available to the public? on Twitter Share Suppose I have a project that requires a CoA but which will not be controversial, for example, replacing a composition shingle roof with standing seam sheet metal. It appears to me that I submit an application for a CoA in the same way that I would submit an application for a much more extensive project. Is that correct? If the applicant requests administrative approval and the staff is in agreement, then the application and a recommendation from staff go to the Planning Director for a decision. Suppose the Planning Director issues a CoA for the project. My principal question is this: are the application for the CoA and the supporting documents and the decision of the Planning Director available to the public in the HAHC Preservation Tracker in the same way that applications for more extensive projects that go before HAHC along with HAHC's decision are available on the Preservation Tracker? A secondary question is this: if the applicant requests administrative approval for a change in an already granted CoA and the Planning Director approves the request, is a description of the change available to the public? on Linkedin Email Suppose I have a project that requires a CoA but which will not be controversial, for example, replacing a composition shingle roof with standing seam sheet metal. It appears to me that I submit an application for a CoA in the same way that I would submit an application for a much more extensive project. Is that correct? If the applicant requests administrative approval and the staff is in agreement, then the application and a recommendation from staff go to the Planning Director for a decision. Suppose the Planning Director issues a CoA for the project. My principal question is this: are the application for the CoA and the supporting documents and the decision of the Planning Director available to the public in the HAHC Preservation Tracker in the same way that applications for more extensive projects that go before HAHC along with HAHC's decision are available on the Preservation Tracker? A secondary question is this: if the applicant requests administrative approval for a change in an already granted CoA and the Planning Director approves the request, is a description of the change available to the public? link
Suppose I have a project that requires a CoA but which will not be controversial, for example, replacing a composition shingle roof with standing seam sheet metal. It appears to me that I submit an application for a CoA in the same way that I would submit an application for a much more extensive project. Is that correct? If the applicant requests administrative approval and the staff is in agreement, then the application and a recommendation from staff go to the Planning Director for a decision. Suppose the Planning Director issues a CoA for the project. My principal question is this: are the application for the CoA and the supporting documents and the decision of the Planning Director available to the public in the HAHC Preservation Tracker in the same way that applications for more extensive projects that go before HAHC along with HAHC's decision are available on the Preservation Tracker? A secondary question is this: if the applicant requests administrative approval for a change in an already granted CoA and the Planning Director approves the request, is a description of the change available to the public?
Neal Parker asked 6 months agoAfternoon Neal Parker,
Thank you for the questions. I hope my answers help guide you as this process continues moving forward. I am making my comments public so that others can read the answers. If you have follow-up questions, please ask as I am looking for as much comments to aid in improving the OSW Design Guidelines.
For clarity, I have inserted my answers (in orange color) inside each of your questions. See below.
Suppose I have a project that requires a CoA but which will not be controversial, for example, replacing a composition shingle roof with standing seam sheet metal. It appears to me that I submit an application for a CoA in the same way that I would submit an application for a much more extensive project. Is that correct? Yes.
If the applicant requests administrative approval and the staff is in agreement, then the application and a recommendation from staff go to the Planning Director for a decision. At this time, all COAs that qualify for administrative approval go to HAHC. This amendment was voted on and approved at the July 2017 HAHC meeting.
My principal question is this: are the application for the CoA and the supporting documents and the decision of the Planning Director available to the public in the HAHC Preservation Tracker in the same way that applications for more extensive projects that go before HAHC along with HAHC's decision are available on the Preservation Tracker? The answer is yes. This goes for all COAs for all City of Houston designated historic districts.
A secondary question is this: if the applicant requests administrative approval for a change in an already granted CoA and the Planning Director approves the request, is a description of the change available to the public? To clarify, an already approved COA can apply for a revision if the proposed change “has an insignificant and non-substantive impact on the project…..and does not affect the historic character of the structure.” City Code: Sec. 33-241.1 (f)
Again, a revision in the Old Sixth Ward Historic District must still go before the HAHC because of the approved amendment from 2017.
Project Manager
-
Phone 832-393-6650 Email jason.lilienthal@houstontx.gov
Design Guidelines Project Schedule Old Sixth Ward Historic District, Houston TX
-
August 23, 2024: Post Draft of OSW Design Guidelines
Old Sixth Ward Historic District Design Guidelines has finished this stageOSW residents and property owners, please review and submit comments here on Let's Talk Houston. Your comments will aid in revising this draft moving forward. Thank you.
-
October 6, 2024: Close of comment period on current OSW Draft Design Guidelines
Old Sixth Ward Historic District Design Guidelines has finished this stage -
October 7-25, 2024: Staff Compiles Submitted Comments
Old Sixth Ward Historic District Design Guidelines is currently at this stageStaff will compile comments into categories connected to sections of draft guidelines.
-
Monday, Oct. 28, 2024: Public Meeting
this is an upcoming stage for Old Sixth Ward Historic District Design GuidelinesTime: 6:30pm-8:00pm
Location: St. Joseph Catholic Church, 1505 Kane St, Houston TX (inside cafeteria room)
-
Post Revised Draft Version of OSW Design Guidelines
this is an upcoming stage for Old Sixth Ward Historic District Design Guidelines -
Second Public Meeting (If Necessary and Date To Be Determined)
this is an upcoming stage for Old Sixth Ward Historic District Design Guidelines -
Special HAHC Public Hearing on OSW DGs
this is an upcoming stage for Old Sixth Ward Historic District Design GuidelinesDate subject to change.
-
Placeholder for possible second HAHC Special Public Hearing on OSW DGs
this is an upcoming stage for Old Sixth Ward Historic District Design Guidelines
Thank you for your contribution!
Help us reach out to more people in the community
Share this with family and friends