FREQUENTLY ASKED QUESTIONS* City-Designation as a Historic Landmark LEaP (Leadership Education and Preservation) For additional information contact Mike Harney, Building Commissioner (314) 963-5317 or harneym@webstergroves.org
1. What exactly is meant by "City-designated Historic Landmark?" A City-designated Historic Landmark is a title bestowed on an elite group of homes and properties recognizing their value as a part of the development, heritage, or cultural characteristics of the community, county, state, or country. 2. What are the advantages of being a City-designated Historic Landmark? The term advantage is subjective based on an individual s interest. If older buildings start disappearing, Webster Groves loses its identity. Webster Groves is known for its historic homes composed of a wide variety of sizes and architectural styles. 3. If a home is designated as a City-designated Historic Landmark, will proposed exterior renovations be reviewed by the Historic Preservation Commission (HPC) in addition to the Architectural Review Board (ARB)? No. Exterior renovations would only be reviewed by the ARB. The ARB reviews exterior improvements whether the renovation is to a City-designated Historic Landmark or not. The length of the process remains the same. 4. Exactly what is the HPC's role for City-designated Historic Landmarks? The HPC reviews the following: a. Demolition of any part of a building or structure; or b. Relocation of any part of a building or structure; or c. Subdivision of any such property; or d. A lot split of any such property; or e. A boundary adjustment of any such property. Note that the word part is included in the demolition/relocation provisions. Typically this is reviewed by the ARB (for example, when part of a building is removed to install an addition). HPC would only review the project if part of the building is removed and it is not replaced.
5. Is it true that construction, including minor home improvements, will be more scrutinized by the ARB if a home is a City-designated Historic Landmark (this includes the accessory structures)? The ARB reviews detached garages, fences, gazebos, sheds, and other accessory structures associated with City-designated Historic Landmarks. The ARB reviews structures (except fences) that are visible from the street on all properties whether the improvements are associated with a City-designated Historic Landmark or not. Note that the ARB has the authority, by ordinance, to review every application for a permit for a building (structure), sign, or retaining wall but has allowed staff to review certain improvements. 6. Will additional City permits and fees be required because a home is a City-designated Historic Landmark? No. 7. Is there an additional layer of written restrictions (e.g., materials) that will be enforced because a home is a Citydesignated Historic Landmark? No. The ARB reviews applications for improvements to ensure that improvements are compatible with the home as well as the neighborhood. 8. Will residents have to purchase more permits, etc., than they do now? No. 9. Will there be limitations set forth by the City of Webster Groves as to what I can do with my property if I own a home that is a City-designated Historic Landmark? No. The property can be used for any use that is permitted in the Zoning Ordinance. 10. Does the City of Webster Groves offer any kind of rehabilitation tax credit for improvements that are made in compliance with any renovations? No, but Federal and/or State tax credits are available to those properties and applicants who qualify.
11. If my home becomes a City-designated Historic Landmark, does that prohibit a private party or developer from purchasing a home or structure and tearing it down to put a new one in its place? The ability to demolish is based on the evidence submitted to the HPC. The HPC, and the City Council on appeal, must consider certain factors when making a determination of whether to allow or deny the demolition. The applicant for demolition must provide certain evidence for review by the HPC. If the HPC determines that the evidence is not substantive enough to support the demolition, the demolition can be denied. 12. Is there a cost associated with applying for a home to be a City-designated Historic Landmark? No. But note that applications to be a City-designated Historic Landmark can only be made by the owner, the HPC acting as a body, or the City Council acting as a body. 13. How will a resident benefit personally by owning a home that is a City-designated Historic Landmark? There is the potential for state and/or federal tax credits for those who qualify. The HPC is in the process of developing a means of recognizing homes as City-designated Historic Landmarks over and above what is currently being done. If the City-designated Historic Landmark is significant enough to be listed in the National Register of Historic Places, the HPC is in a better position to support the application. 14. Is the sale of a home in any way impeded by its being a City-designated Historic Landmark? No. Anyone who understands the City-designated Historic Landmark process knows that the designation is an asset rather than a liability.
15. Does being a City-designated Historic Landmark make a home more desirable? This depends on individual taste. There are buyers who enjoy owning a well-maintained Historic Landmark in an older, more stable community while other buyers prefer a newly constructed home. 16. Does being a City-designated Historic Landmark make a home more valuable? Real estate agents familiar with Webster use historic status as a selling feature. 17. Does a home's property taxes escalate because of local historic designation? According to the St. Louis County Assessor s office, taxes are not raised just because a home is a City-designated Historic Landmark. 18. What are some of the other locations in Webster Groves that are City-designated Historic Landmarks? These are the residences that have been designated as City-designated Historic Landmarks: 115 Baker Ave. 417 Oakwood Ave. 505 Ridge Ave. 12 Rose Acre Ln 414 Selma Ave. 47 S. Rock Hill Rd 135 S. Rock Hill Rd. 224 College Ave. #1 Claiborne Pl. 300 N. Gore Ave. 135 Thompson Pl. 220 College Ave. 337 Gray Ave. 465 Foote Ave. 115 N. Rock Hill Rd. 140 N. Rock Hill Rd. 225 Blackmer Pl. 115 Gray Ave. 133 Gray Ave. 231 Gray Ave. 19. When pursuing City-designated Historic Landmark status, how long does it take? The process usually takes about 90 days.
NOTES
* This document is an adaptation of questions that were posed by the Webster Park Association Executive Committee when considering their vote on becoming a City-designated Historic District. The Webster Park Residential Historic District became a City-designated Historic District on December 6, 2011.