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CITY COUNCIL AGENDA PACKET
September 10, 1996
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AGENDA Agenda No.
CITY OF DENTON CITY COUNCIL Agenda Item
September 10, 1996 Date 9-10-
closed Meeting of the City of Denton City Council on Tuesday,
September 10, 1996 at 5:15 p.m. in the Civil Defense Room of City
Hall, 215 E. McKinney, Denton, Texas, at which the following items
I► will be considered:
NOTE: THE CITY COUNCIL RESERVES THE RIGHT TO ADJOURN INTO
CLOSED MEETING AT ANY TIME REGARDING ANY ITEM FOR WHICH IT IS
LEGALLY PERMISSIBLE.
' 1. Closed Meeting:
A. Legal Matters Under TEX. GOV'T CODE Sec. 551.071
1. Consult with attorney regarding status and
strategies regarding RPS/Weber d Barnes v. City,
and consider mediation or settlement.
B. Real Estate Under TEX. GOVT CODE Sec. 551.072
C. Personnel/Board Appointments Under TEX. GOV'T CODE
Sec. 551.074
Special Called Meeting of the City of Denton City Council on
Tuesday, September 10, 1996 at 6:00 p.m. in the Council Chambers of
City Hall, 215 E. McKinney, Denton, Texas at which the following
items will be considered:
1. Consider adoption of an ordinance of the City of Denton, Texas
annexing a tract comprising 29.115 acres, located
approximately 2,000 feet east of Geesling Road and north of
Blagg Road; Temporarily classifying the annexed property as
'A', Agricultural district. (First Reading) (The Planning and
zoning Commission recommends approval 7-0.)
2. Consider adoption of an ordinance of the City of Denton, Texas
annexing a tract comprising 96.78 acres, located north of
Mingo Road and west of Cooper Creek Road; Temporarily
classifying the annexed property as 'A' Agricultural district.
(First Reading) (The Planning and Zoning Commission recommends
approval 7-0.)
3. Consider approval of a resolution authorizing a management
study for the City of Denton (a) utility system and (b)
general government.
4. Consider approval of an ordinance of the City of Denton, Texas
approving and authorizing the City Manager to execute a
compromise, settlement release of all claims in the matter of
Cohaaen et al v City of Denton Texas• authorizing payment
of $21,805.50 to the plaintiffs to consummate the settlement.
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City of Denton City Council Agenda
September 10, 1996
Page 2
Following the completion of the Special Called Session, the Council
will convene into a Work Session at which the following items will
be considered:
NOTE: A Work Session is used to explore matters of
interest to one or more City Council Members or the City Manager
for the purpose of giving staff direction into whether or not such
matters should be placed on a future regular or special meeting of
the Council for citizen input, City Council deliberation and
formal City'action. At a work session, the City Council generally
receives informal and preliminary reports and information from City
staff, officials, members of City committees, and the individual or
organization prcoosing council action, if invited by City council
or city manager to participate in the session. Participation by
individuals and members of organizations invited to speak ceases
when the Mayor announces the session is being closed to public
input. Although Work sessions are public meetings, and citizens
have a legal right to attend, they are not public hearings, so
citizens are not allowed to participate in the session unless
invited to do so by the Mayor. Any citizen may supply to the City
Council, prior to the beginning of the session, a written report
regarding the citizen's opinion on the matter being explored.
Should the Council direct the matter be placed on a regular meeting
agenda, the staff will generally prepare a final report defining
the proposed action, which will be made available to all citizens
prior to the regular meeting at which citizen input is sought. The
purpose of this procedure is to allow citizens attending the
regular meeting the opportunity to hear the views of their fellow
citizens without having to attend two meetings.
1. Receive an update from Lila Knight, Newlan-Knight and
Associates regarding the City's cultural resources inventory.
2. Receive a report, hold a discussion and give staff direction
regarding a proposed resolution supporting legislation to
return five cents of every lottery sales dollar to the City of
Denton.
3. Receive a report, hold a discussion and give staff direction
regarding a proposal to study the City's Customer Information
and Utility Billing System.
4. Receive and consider information on the 1996-97 fiscal year
budget and give staff direction.
City of Denton City Council Agenda
September 10, 1996
Page 3
C E R T I F I C A T E
I certify that the above notice of meeting was posted on the
bulletin board at the City Hall of the City of Denton, Texas, on
the day of , 1996 at o'clock (a.m.)
(p.m.)
CITY SECRETARY
NOTE: THE CITY OF DENTON CITY COUNCIL CHAMBERS IS ACCESSIBLE IN
ACCORDANCE WITH THE AMERICANS WITH DISABILITIES ACT. THE
CITY WILL PROVIDE SIGN LANGUAGE INTERPRETERS FOR THE
HEARING IMPAIRED IF REQUESTED AT LEAST 48 HOURS IN
ADVANCE OF THE SCHEDULED MEETING. PLEASE CALL THE CITY
SECRETARY'S OFFICE AT 566-8309 OR USE TELECOMMUNICATIONS
DEVICES FOR THE DEAF (TDD) BY CALLING 1-800-RELAY-TX SO
THAT A SIGN LANGUAGE INTERPRETER CAN BE SCHEDULED THROUGH
THE CITY SECRETARY'S OFFICE.
ACC00339
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Agenda No.
Agenda Item 5S _ 1F l
Date 'I IC DATE: September 10, 1996
TO: Mayor and Members of City Council
FROM: Ted Benavides, City Manager
SUBJECT: Consider adoption of an ordinance annexing and establishing temporary agriculture
"A" zoning district classification on a 29.115 acre tract located north of Blagg Road
and east of Geesling Road. (First reading)
RECOMMENDATION:
Planning and Zoning Commission recommends approval. (7 - 0)
MIMMARL
The annexation ordinance included in attachment #1 will annex and establish
temporary agriculture "A" zoning district classification on a 29.115 acre tract
located north of Blagg Road and approximately 2000 feet east of Geesling Road,
The tract is shown on site map included in attachment Q. The land owner has been
notified of the scheduled public hearings and the required public notices were
published in the Denton Record Chronicle. The annexed area will be provided with
city services in accordance with a service plan included in the annexation ordinance.
BACKGROUND:
City Council held a study session with regard to the proposed annexation on June 25,
1996 and directed staff to proceed. On July 2, 1996, City Council approved a
schedule setting the dates and time for public hearings with regard to the proposed
annexation. (See attachment 43) Two public hearings were held by the City
Council on August 6, and August 20, 1996 and no one spoke in opposition to the
proposed annexation. The Planning and Zoning Commission considered this item
at its regular meeting on August 28, 1996 and voted 7.0 to recommend approval.
PROGRAMS. DEPARTMENTS OR GROUPS AFFECTED:
All city service departments including Police, Fire and EMS, Engineering, Utilities,
Solid Waste, Parks and Recreation, Library, Planning and Development, Animal
Control and Environmental Health.
FISCAL IMPACT9
A fiscal impact analysis (See attachment #5) showed that the City will collect a total
revenue of $49,565 over a 10 year period and expend an estimated $53,513 for
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municipal services over the same period, accounting for a net loss of $3,948.
Respectfully submitted;
Ted Benavides
City Manager
Prepared by.
k.per
Harry N. P ud, MRTPI, AICP
Senior Planner
Ap roved;
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rank H. Robbins, AICP
Director, Planning and Development
ATTACHMENTS:
(1) Annexation ordinance
(2) Site map
(3) Annexation schedule
(0 P & Z Minutes
(5) Fiscal Impact Analysis
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ATTACHMENT 1
NO.
AN ORDINANCE OF THE CITY OF DENTON, TEXAS ANNEXING A TRACT
COMPRISING 29.115 ACRES, LOCATED APPROXIMATELY 2,000 FEET EAST OF
GEESLING ROAD AND NORTH OF BLAGG ROAD; TEMPORARILY CLASSIFYING THE
ANNEXED PROPERTY AS 'A', AGRICULTURAL DISTRICT; PROVIDING FOR A
PENALTY IN THE MAXIMUM AMOUNT OF $2,000.00 FOR VIOLATIONS THEREOF;
AND DECLARING AN EFFECTIVE DATE.
WHEREAS, the City of Denton wishes to extend its City limits
line to include the 29.115 acre tract as described in exhibit 'A';
and
WHEREAS, public hearings were held in the Council Chambers on
August 6, 1996, and August 20, 1996, (both days being on or after
the 40th day but before the 20th day before the date of institution
of the proceedings) to allow all interested persons to state their
views and present evidence bearing upon this annexation; and
WHEREAS, annexation proceedings were instituted for the prop-
erty described herein by the introduction of this ordinance at a
meeting of the city council on September 10, 1996; and
WHEREAS, this ordinance has been published in full one time in
the official newspaper of the City of Denton after annexation pro-
ceedings were instituted and 30 days prior to City Council taking
final action, as required by City Charter; NOW THEREFORE,
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTION ii That the tract of land described in exhibit 'A',
attached hereto and incorporated by reference, is annexed to the
City of Denton, Texas.
SECTION II• That the service plan attached as exhibit 'B' and
incorporated by reference, which provides for the extension of
municipal services to the annexed property, is approved as part of
this ordinance.
SECTION Imo: That, pursuant to 535-15 (a) of the Code of
Ordinances of the City of Denton, Texas, the annexed property is
temporarily classified as "A," agricultural district, until per-
manent zoning is established by the city council.
SECTION IY_, That the City's official zoning map is amended to
show the temporary "A" agricultural district classification of the
property annexed.
SECTION V: Should any part of this ordinance be held illegal
for any reason, the holding shall not affect the remaining portion
of this ordinance and the City Council hereby declares it to be its
purpose to annex to the City of Denton all the real property des-
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cribed in Exhibit "All regardless of whether any other part of the
described property is hereby effectively annexed to the City. If
any part of the real property annexed is already included within
the city limits of the City of Denton or within the limits of any
other city, town or village, or is not within the City of Denton's
jurisdiction to annex, the same is hereby excluded from the terri-
tory annexed as fully as if the excluded area were expressly des-
cribed in this ordinance.
SECTION VI: That any person violating any provision of this
ordinance shall, upon conviction, be fined a sum not exceeding
$2,000.00. Each day that a provision of this ordinance is violated
shall constitute a separate and distinct offense.
SECTION Vii: That this ordinance shall become effective four-
teen (14) days from the date of its passage, and the City Secretary
is hereby directed to cause the caption of this ordinance to be
published twice in the Denton Record Chronicle, the official news-
paper of the City of Denton, Texas, within ten (10) days of the
date of its passage.
PASSED AND APPROVED this the day of 1996.
JACK MILLER, MAYOR
ATTEST:
JENNIFER WALTERS, CITY SECRETARY
BY:
APPROVED AS TO LEGAL FORM:
HERB PROUTY, CITY ATTORNEY
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EXMBIT A
ALL that certain lot, tract, or parcel of land lying and being situated in the COUNTY OF DENTON,
STATE OF TEXAS in the Morreau Forrest Survey Abstract Number 417,
BEGINNING at an iron rod found for corner in the most westerly west line of that certain tract of land
conveyed by deed from Bass Land & Cattle Incorporated to Dieter Schwarz, recorded under Clerk's
Number 94-80045817, Real Property Records, Denton County, Texas, said point being the southeast
comer of that certain tract of land conveyed by deed from JBT Holding to John Powell Walker, recorded
under Clerk's File Number 93-R0034125, Real Property Records, Denton County, Texas;
THENCE S 02146'04" W, 185.95 feet with said west tine of said Schwarz tract to a fence corner for
corner,
THENCE S. 584 52'24" E, 827.11 feet with a southwest tine of said Schwarz tract to fence corner set for
corner;
THENCE S 300 41134" W, 470.61 feet to a fence comer for corner in the existing north line of Blagg
Road, a public roadway having a right. of-way of 40.0 feet;
THENCE N 851 54'22" W, 515.03 feet with said north line of said Road to a fence comer for corner;
THENCE N 850 42'04" W, 506.67 feet with said north line of said Road to an iron rod set for corner;
THENCE N 860 04'30N W, 204.25 feet with said north line of said Road to an iron rod set for corner;
THENCE N 830 17' 29" W, 172.08 feet with said north line of said Road to an iron rod found for corner;
THENCE N 031041 00" E, 980.18 feet to a fence corner for comer in the south line of that certain tract of
land conveyed by deed from J.B.T. Holding, Inc. to John Powell Walker, recorded under Clerk's File
Number 93•R0034125, Real Property Records, Denton County, Texas;
THENCE S 890 58'54" E, 32.24 feet with said south line of said Walker tract to an iron rod set for
corner;
THENCE S 851561 00" E, 419.30 feet with said south line of said Walker tract to an iron rod set for
corner;
THENCE S 85654'53" E, 433.79 feet with said south line of said Walker tract to the PLACE OF
BEGINNING and containing 29.115 acres of land of which 0.479 acres is hereby dedicated for public
roadway.
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SERVICE PLAN (A-73)
CASE, A-73
AREA: 29.115 acres
LOCATION: North of 61a Road and East of Geeslin Road.
A. Police , ervfc a
1. Patrolling, response to calls, and other routine services will be provided on the
effective date of the annexation, using existing personnel and equipment.
2. Upon ultimate development of the area, the some level of police services will be
provided to this area as are furnished to comparable areas within the City.
B.
Ellg{2[414Stion and rneroencv Medf a1 S rs' Pa IFS~e~
1. Fire protection and emergency medical services by the present personnel and
present equipment, within the limitations of available water and distances from
existing fire stations, will be provided to this area on the effective date of the
annexation.
2. Upon ultimate development of the area, the some level of lire and emergency
ambulance services will be provided to this area as are furnished to comparable
areas within the City.
C. 3Yeter8YmI: "Lk e
Water and wastewater services will be extended to the property In accordance to
the City's master utility plan and Section 34-11S of the Denton Code of Ordinances.
Developers shall pay the actual cost of all water and sewer main extensions, lift
stations and other necessary facilities required to serve their development In
accordance with the City's master utility plan and the Subdivision and Land
Development Regulations.
The City may participate in the cost to oversize water and sewer mains subject to
fund availability and approval of the City Council.
Where water or sewer main extensions, lift stations, force mains or other necessary
facilities are installed by the developer, the developer shall be entitled to
reimbursement of the cost of such facilities from pro-rata charges paid by persons
connecting to or using such facilities to serve their property, according to the
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Subdivision and Land Development Regulations.
D. Solid Wasle Collection
1. Solid waste collection will be provided to the property at the same level of
service as available to comparabe areas within the City, within 60 days of the
effective date of annexation.
2. As development and construction commence within this property, and
population density increases to the proper level, solid waste collection shall be
provided to this property in accordance with then current policies of the City
as to frequency, charges and so forth.
E. Streets and Roads
1. The City of Denton's existing policies with regard to street maintenance,
applicable throughout the entire City, shall apply to this property begiening
with the effective date of the annexation.
2. Routine maintenance of streets and roads will begin In the annexed area on the
effective date of annexation using the standards and level of service as currently
applied to comparable areas of the City.
3. Reconstruction and resurfacing of streets, installation of storm drainage
facilities, construction of curb cuts and gutters, and other such major
improvements, as the need therefore is determined by the City Council or
Manager, will be accomplished under the established policies of the City.
4. Traffic signals, signage and other traffic control devices will be installed as the
need therefor is established by appropriate study and traffic standards.
S. Street and road lighting will be installed in the substantially developed areas in
accordance with the established policies of the City.
F, Environmental Hcajth and Code Enforcement ServictS
1. Enforcement of the City's environmental health ordinances and regulations
including, but not limited to the grass and weed ordinance, garbage and trash
ordinance, junked vehicle ordinance, sign ordinance, food handler ordinance,
animal control ordinance, and the tree preservation ordinance shall be provided
within this area on the effective date of the annexation. These ordinances and
regulations will be enforced through the use of existing personnel.
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2, Building, plumbing, electrical, gas, and all other construction codes, as may be
adopted by the city, will be enforced within this area beginning with the
erfective date of the annexation. Existing personnel will be used to provide these
services.
3. The City's zoning, subdivision and other ordinances shall be enforced in this
area beginning on the effective date of the annexation.
4. All inspection services provided by the City of Denton, but ntot mentioned above,
will be provided to this area beginning on the effective date of the annexation.
Existing personnel will be used to provide these services.
5. Flood damage mitigation will be provided by existing codes and ordinances of
the City as of the effective date of the annexation.
6. As development and construction commence within this area, sufficient
personnel will be provided to furnish this area with the same level of
environmental health and code enforcement services as are furnished to
comparabie areas within the City.
G. P.lannjnQ eulument ervices
The zoning jurisdiction of the City will er icnd to the neinexed area on the effective
date of annexation. The tract Is to be t: jr -warily zoned Agriculture (A) zoning
district classification at the time of annexation.
1. Parks and Recreation Seralces
Residents of the newly annexed area may use all recreation facilities, IncIr ling
parks and swimming pools throughout the City, on the effective date of the
annexation. The same standards and policies now used within the CV, will be
followed In the maintenance of parks, playgrounds and swimming pools.
J. Electrical bisjrftlin
Electrical power will be made available to the site as required, at the some level of
service currently being provided to comparable areas within the City.
K. blscellaneous
Street names and signs will be installed, if required, approximately six (6) months
after the effective date of annexation.
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Residents of the newly annexed area may use all publicly, owned facilities, buildings
or services within the city on the effective date of the annexation. All publicly
owned facilities, buildings or services will be maintained in accordance with
established standards and policies now used in the City.
L. Genital Improvements ProPram f IP)
The CIP of the City is prioritized by such policy, guidelines as:
1. Demand for services as compared to other areas will be based on characteristics
of topography, land utilization, population density, magnitude of problems as
related to comparable areas, established technical standards and professional
studies.
2. The overall cost-effectiveness of providing a specific facility or service.
The annexed area will be considered for CIP improvements in the upcoming CIP
plan. This tract will be considered according to the same established criteria as all
other areas of the City.
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ATTACHMENT 2
B.F.E. SYSTEMS ADDITION
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ATTACHMENT # 3
ANNEXATION Dili F
June 25, 1996 City Council receives a report and give direction to staff with regard
to the proposed annexation.
July 2, 1996 City Council considers approval of a schedule for public hearings.
July 26, 1996 Notice published in Denton Record Chronicle for first public hearing.
Service plan is prepared.
j August 6, 1996 City Council holds first public hearing.
August 9, 1996 Notice published in Denton Record Chronicle for second public
hearing.
August 20, 1996 City Council holds second public hearing.
August 28, 1996 Planning and Zoning Commission holds a public hearing and
consider making a recommendation to the City Council with regard
to the proposed annexation.
S9A1ember 10 LM itv ollnell InctitUte` Anrprortnn ~i~t R 9at~g ~
srdttlans l
September 13, 1996 Publication of Annexation ordinance in Denton Record Chronicle. 1
October 15, 1996 Final action by City Council. Second reading and adoption of
the Annexation ordinance.
Meetings In bold require 6 out of 7 votes at City Council
City Council special meeting underlined
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P&Z Minutes ATTACHMENT 4 DIN A FT
August 28, 1995
Page 8
VII. Hold a public hearing and consider making a recommendation to the City Council with
regard to the proposed annexation of a 29.115 acre tract located north of Blagg Road and
east of Geesling Road. (A-73)
Ms. Russell opened the public hearing.
Mr. Persaud: This twenty-nine acre tract has been platted into seven lots earlier this year
and according to our Subdivision Regulations any land that is platted into five of more lots
must then have an annexation study done. We did that study and took it to Council and
Council felt that we should proceed with annexation. We have had the first two public
hearings with the City Council and I have met with the landowners. We are here for your
recommendation tonight.
Ms. Russell: Is there anyone to speak in favor of the petition? Is there anyone to speak in
opposition? We will close the public hearing,
Mr. Cochran: I move we recommend approval of the proposed annexation to the City
Council of 29.115 acre tract located north of Blagg Road and east of Geesling Road, A-73.
Mr. Jones: Second.
Ms. Russell: Any discussion? All in favor please raise your right hand. Opposed same
sign. Approved. (7-0)
VIII. Hold a public hearing and consider making a recommendation to the City Council
regarding amending Section 34-41, 42, and 43 of the Code of Ordinances concerning
Development Contracts.
Ms. Russell opened the public hearing,
Mr. Salmon: When someone comes in and does a plat and there are public improvements
associated with the plat then they are required to enter into a contract with the city. It is
very timely and sometime the developers forget about the development contract until they
come in to get a building permit, We are trying to make this be more in line with state law
and make it a little quicker and easier for the developer. The differences between our
current process and what we are proposing. Development contracts are required for all
developments that have public improvements associated with them. Currently we have a
practice of not requiring a bond if they have all of the improvements done and accepted by
the city before applying for building permits. We can no longer offer that option.
Performance bond is worth 100% of the public improvements. We are proposing that we
hold it for one year after the completion of the project. We do allow a developer to put up
an escrow account in place of a performance bond. We are proposing to reduce it to fifteen
thousand dollars. We currently require a payment bond with is also 100% of the
construction cost for the public improvements. We are proposing to eliminate that bond
entirely. The other bond is a maintenance bond and it is worth 10% of construction cost of
the public improvements. We are proposing to eliminate that one also since we are
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Attachment 05
FISCAL IMPACT CALCULATIONS FOR TH B A ROAD _ANNEXATION
1. METHODOLOGY:
The per resident costs of municipal services are computed based on a total City budget expenditutre
figure of 33.1 million. The 33.1 million represents only that portion of total expenditures which
are attributable to the provision of city services through the general funds. The per resident cost
s has been calculated using the total expenditures allocated to residential tax payers divided by the
estimated 1996 population.
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In this analysis, Engineering and Transportation costs are excluded because the proposed annexation
will not include Blagg Road and so maintenance and /or future repaving costs will not accrue to the
City. Blagg Road has been recently repaved and it is currently being maintained by Denton County
under an interlocal agreement.
There are three (3) basic components in the analysis as follows:
(a) Per resident coot of municipal services•
Impacted general fund expenditures: $ 33,076,562
Expenditures allocated to residential services (72.4%) $ 23,947,431
Estimated total population of City (1996) 70,450
Municipal costs per resident $ 339.92
Total expenditures Engineering and Transportation: $ 960,006
Estimated total population of City (1996) 70,450
Per resident cost $ 13.62
Adjusted municipal cost per resident excluding
Engineering and Transportation $ 326.30
(b) Asssssed Value:
Current assessed values of properties located on a 29.115 acre
tract north of Blagg Road and east of Geesling Road.
Two single family homes plus land value $ 376,342
Projected total assessed value when development is completed: $ 1,051,342
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(c )Development Aas umaions:
(i) It is assumed that one single family home will be added to the site
per year starting in 1997 and will be completed by year 2001.
(ii) Following discussions with the DCCAD it is assumed that the assessed
value of homes will be $135,000 per unit
(iii) It is assumed that the maintenance cost for Blagg Road will be
the responsibility of the County.
j (iv) It is assumed that the deve I oper/home owner will provide water wells and
septic tanks as required by the subdivision regulations and that they
will be responsible for maintaining those systems until the city's water
and waste water lines are extended to the site.
2. FISCAL IMPACT A . tr ATIONSi
i
The calculations shown on exhibit I attached, has been prepared for a ten (14) year period with the
assumption that city property tax rate will remain constant over the period 1997 - 2006. The
calculations show that the City will collect a total revenue of $49,565 over the 10 yearperiod and
expend an estimated $53,513 for municipal services over the same period, accounting for a net loss
$3,948.
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EXHIBIT 1
FISCAL IMPACT CALCULATIONS FOR 10 YEARS 1997-2006
REVENUE CALCU S
TOTAL
2 6 2002 2003 2004 005 2006
!ASS9SSED AR 1997 1996 1999 2042 1051342 1051342 1051342 1051342 105?342 1051342
49585
' VALUES 511342 646342 781342 9163
TY TAXES SEE NOTE 1 2766 3496 4226 4956 5687 5687 5687 5687 5687 5687 }
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MUNICIPAL COSTS
1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 TOTAL
'A 3589 4568 5547 6200 6200 6200 6200 6200 6200 63513
MUNICIPAL COSTS 2 2610 -513 -513 -513 -513 -513 -3948 ;
NET LOSS 155 -93 -342 -591 -513
Notes:
(1)The current tax rate of.5409 is assumed to be constant through the period 1997 -2006 k
(2) A per capita cost of $326.30 multiplied by estimated population as development is phased. Average household size Is 2.76
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Agenda No. (-t ~r cy
` Agenda Item » `(t
Dat@ q -10 --Ci k
DATE; September 10, 1996
TO: Mayor and Members of City Council
FROM: Ted Benavides, City Manager
SUBJECT: Consider adoption of an ordinance annexing and establishing temporary agriculture
"A" zoning district classification on a 96.78 acre tract located north of Mingo Road
and west of Cooper Creek Road. (First reading)
RECOMMENDATION*
Planning and Zoning Commission recommends approval. (7 - 0)
SUMMARY;
The annexation ordinance included in attachment #1 will annex and establish
temporary agriculture "A" zoning district classification on a 96.78 acre tract located
north of Mingo Road and west of Cooper Creek Road. The tract is shown on site
map included in attachment #2. The tract is part of a 239 -retract owned by F,DS,
part of which is located in the City limits. The proposed annexation will include the
Cooper Creek United Methodist Church located on the north west comer of Cooper
Creek and Mingo Roads. EDS will apply to the City for permanent zoning of
their entire tract after annexation is completed. The land owners have been notified
of the scheduled public hearings and the required public notices were published in
the Denton Record Chronicle.
Upon annexation city services will be extended to the annexed area in accordance
with a service plan included in the annexation ordinance.
BACKGROUND:
City Council held a study session with regard to the proposed annexation on June 25,
1996 and directed staff to proceed. On July 2, 1996, City Council approved a
schedule setting the dates and time for public hearings with regard to the proposed
annexation. (See attachment 43) Two public hearings were held by the City
Council on August 6, and August 20, 1996 and no one spoke in opposition to the
proposed annexation. The Planning and Zoning Commission considered this item
at its regular meeting on August 28, 1996 and voted 7 - 0 to recommend approval.
PRO AM , DEPARTM ENT OR R P AFFFCTEM
All city service departments including Police, Fire and EMS, Engineering, Utilities,
Solid Waste, Parks and Recreation, Library, Planning and Development, Animal
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Control and Environmental Health.
FISCAL IMPACT
Annual maintenance cost for roads is estimated between $4,000 and 57,000. The
entire property has a market value of approximately $958,375 and agriculture
exemption appraised value of $22,158. City tax benefit given that the property is
vacant is estimated at approximately $120.00 per year. It is expected that as this
area develops in the future, die revenue benefit will exceed the costs.
Respectfully submitted:
Ted Benavides
City Manager
Prepared by:
Harry N. ersaud, MRTPI, AICP
Senior Planner
Ap roved:
rank H. R bbins, AICP
Director, Planning and Development
ATTACHMENTS,
(1) Annexation ordinance
(2) Site map
(3) Annexation schedule
(4) P & Z Minutes
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4 72,
ATTACHMENT 1
NO.
AN ORDINANCE OF THE CITY OF DENTON, TEXAS ANNEXING A TRACT
COMPRISING 96.78 ACRES, LOCATED NORTH OF MINGO ROAD AND WEST OF
COOPER CREEK ROAD; TEMPORARILY CLASSIFYING THE ANNEXED PROPERTY AS
'A', AGRICULTURAL DISTRICT; PROVIDING FOR A PENALY IN THE MAXIMUM
AMOUNT OF $2,000.00 FOR VIOLATIONS THEREOF; AND DECLARING AN
EFFECTIVE DATE.
WHEREAS, the City of Denton wishes to extend its City limits
line to include the 96.78 acre tract as described in exhibit 'A';
and
WHEREAS, public hearings were held in the Council Chambers on
August 6, 1996, and August 20, 1996, (both days being on or after
the 40th day but before the 20th day before the date of institution
of the proceedings) to allow all interested persons to state their
views and present evidence bearing upon this annexation; and
WHEREAS, annexation proceedings were instituted for the
property described herein by the introduction of this ordinance at
a meeting of the City Council on September 10, 1996; and
WHEREAS, this ordinance has been published in full one time in
the official newspaper of the City of Denton after annexation
takingdfinal action,lsastrequi required by City Charter; tNOW TH RECouncil
FORE,
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
,SECTION I• That the tract of land described in exhibit 'A',
attached hereto and incorporated by reference, is annexed to the
City of Denton, Texas.
SECTIO*7 II• That the service plan attached as exhibit 'B' and
incorporated by reference, which provides for the extension of
municipal services to the annexed property, is approved as part of
this ordinance.
SECTION III: That, pursuant to §35-15 (a) of the Code of
Ordinances of the City of Denton, Texas, the annexed property is
temporarily classified as "A," agricultural district, until
permanent zoning is established by the city council.
SECTION IV That the City's official zoning map is amended to
show the temporary "A" agricultural district classification of the
property annexed.
SECTjDj V• Should any part of this ordinance be held illegal
for any reason, the holding shall not affect the remaining portion
of this ordinance and the City Council hereby declares it to he its
purpose to annex to the City of Denton all the real property
3.
described in Exhibit "A" regardless of whether any other part of
the described property is hereby effectively annexed to the city.
If any part of the real property annexed is already included within
the city limits of the City of Denton or within the limits of any
other city, town or village, or is not within the City of Denton's
jurisdiction to annex, the same is hereby excluded from the
territory annexed as fully as if the excluded area were expressly
described in this ordinance.
SECTIQB VI: That any person violating any provision of this
ordinance shall, upon conviction, be fined a sum not exceeding
$2,000.00. Each day that a provision of this ordinance is violated
shall constitute a separate and distinct offense.
SECTION VII That this ordinance shall become effective
fourteen (14) days from the date of its passage, and the City
Secretary is hereby directed to cause the caption of this ordinance
to be published twice in the Denton Record Chronicle, the official
newspaper of the City of Denton, Texas, within ten (10) days of the
date of its passage.
PASSED AND APPROVED this the day of 1996.
JACK MILLER, MAYOR
ATTEST:
JENNIFER WALTERS, CITY SECRETARY
BY:
APPROVED AS TO LEGAL FORM:
HERBERT L. PROUTY, CITY ATTORNEY
F
"EXI IIBIT A"
ALL that certain lot, tract or parcel of land lying and being situated in the County of
Denton, State of Texas, being part of the D. Culp Survey, Abstract Number 287 and
part of the J. Early Survey, Abstract Number 1279 and part of the T. Living Survey,
Abstract Number 729 and being a portion of that 256.974 acre tract of land
described by deed to E.D.S. Engineering Corporation as recorded in Volume 923,
Page 718 of the Deed Records of Denton County, Texas and being all of a 5 acre
tract conveyed to Cooper Creek Methodist Church as recorded in Volume 93, Page
95 of the Deed Records of Denton County, Texas and being the prescribed Cooper
Creek Road right-of-way 56 feet wide) effecting a certain 13.071 acre tract
conveyed to Alan R. Thetford and wife by deed recorded in Volume 2892, Page 933
of the Real Property Records of Denton County, Texas and effecting a certain 12.00
acre tract conveyed to James A. Roden by deed recorded as 93-R0018804 in the Real
Property Records of Denton County, Texas and effecting a certain 5.80 acre tract
conveyed to Kevin M. Kenney and wife by deed recorded in Volume 1051, Page 868
of the Deed Records of Denton County, Texas and effecting a certain 2.5 acre tract
reserved for graveyard, church and school house purposes by deed recorded in
Volume 29, Page 229 of the Deed Records of Denton County, Texas and being more
particularly described as follows:
BEGINNING at a point in the present Denton city limits as established by
Ordinance 82.6, said point also being most southerly southwest corner of a 125.25
acre tract annexed by the City of Denton as established by Ordinance 86.88, said
point also being 600 feet radial from the center line of State Highway Loop 288;
THENCE South 87° 26'24" East along the most southerly south line of said
Ordinance 86-88 annexation and continuing a distance of 2,174.61 feet to a point
for corner, said point being an inner ell corner of the T. Living Survey, Abstract
Number 729 and being the northwest corner of said J. Early Survey, Abstract
Number 1279; i
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THENCE South 86° 18' East crossing a north south road known as Cooper Creek
Road a distance of 83.95 feet to a point for corner, said point lying on the most
southerly north line of said Thetford tract and being approximately 28' radial from
the centerline of Cooper Creek Road, said point also being the beginning of a curve
to the left whose radius point bears South 74° 54' 17" East a distance of 900 feet,
and whose central angle is 12° 03112";
THENCE southwesterly along said curve an arc distance of 189.33 feet to a point for
corner, said point being approximately 28 feet radial from the centerline of Cooper
Creek Road;
THENCE South 03° 02'31" West passing at 126.69 feet the south line of said
Thetford tract and the north line of said Roden tract and continuing along the east
...F
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right-of-way of Cooper Creek Road passing at 336.14 feet a south line of said Roden
tract and the north line of said Kenney tract and continuing along the east right-of-
way line of Cooper Creek Road passing at 751.59 feet the south line of said Kenney
tract and the north line of said cemetery tract and continuing along the east right-of-
way line of Cooper Creek Road passing at 997.16 the southwest fence corner of said
cemetery tract and continuing a total distance of 1,019.67 feet to a point-for corner,
said point lying on the north line of a 9.2154 acre tract annexed by the City of
Denton as established by Ordinance 87-187, said point also lying on the north line
of the M. Forrest Survey, Abstract Number 417;
THENCE North 88° 54'44" West along said lines and Cooper Creek Road passing at
28.40 feet the a southeast corner of said E.D.S. Engineering Corporation and being
the outer ell corner of the J. Early Survey, Abstract Number 1279 and continuing a
total distance of 224.46 feet to a point for corner, said point being the northwest
corner of said M. Forrest Survey, Abstract Number 417;
THENCE South 01° 05'53" West along the existing Denton city limits line(Ord. 87.
187) and the east line of said M. Forrest Survey, Abstract Number 417 and a west
line of said J. Early Survey, Abstract Number 1279 and along Cooper Creek Road a
distance of 785.87 feet to a point for corner, said point lying on the north right-of-
way line of the Texas and Pacific Railroad and also being the corner of a tract
annexed by the City of Denton as established by Ordinance 65-43;
THENCE South 69° 30' 11" West along the existing Denton city limits line(Ord. 65-
43) same being the north right-of-way line of the Texas and Pacific Railroad a
distance of 1,691.41 feet to a point for corner, said point lying 600 feet east of and
perpendicular to the center line of State Highway hoop 288, said point also being
the most southerly southeast corner of a tract annexed by the City of Denton as
established by Ordinance 82-6;
THENCE North 00° 33'53" East along the existing Denton city limits line (Ord. 82-
6) 600 feet east of and parallel to said center line of State Highway Loop 288 a
distance of 896.14 feet (called 907.42 feet in Ord. 82-6) to a point for corner, said
point being the beginning of a curve to the left whose radius point bears North 89°
26 07" West a distance of 4,419.72 feet and whose central angle is 23° 46' 11";
THENCE northwesterly along said curve 600 feet northeast of and parallel to the
center line of State Highway Loop 288 and along the existing Denton city limits
(Ord. 82-6) an arc length of 1,833.56 feet to the POINT OF BEGINNING and
containing 96.78 acres of land.
annexlwpd 6.25.96
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SERVICE PLAN (A-72)
CASE 4: A-72
AREA: 96.78 acres
LOCATION: North of Mingo Road and West of Cooper Creek Road.
A. Police Service
1. Patrolling, response to calls, and other routine services will be provided on the
effective date of the annexation, using existing personnel and equipment.
2. Upon ultimate development of the area, the same level of police services will be
provided to this area as are furnished to comparable areas within the City.
B. Fire protection and Fm r en v A' gs (EM 1
IS
1. Fire protection and emergency medical services by the present personnel and
present equipment, within the limitations of available water and distances from
existing fire stations, will be provided to this area on the effective date of the
annexation.
2. Upon ultimate development of the area, the same level of fire and emergency
ambulance services will be provided to this area as are furnished to comparable
areas within the City.
C. WSlti'LNgit MMU tykes
Water and wastewater services will be extended to the property in accordance to
the City's master utility plan and Section 34-118 of the Denton Code of Ordinances.
Developers shall pay the actual cost of all water and sewer main extensions, lift
stations and other necessary facilities required to serve their development in
accordance with the City's master utility plan and the Subdivision and Land
Development Regulations.
The City may participate in the cost to oversize water and sewer mains subject to
fund availability and approval of the City Council.
Where water or sewer main extensions, lift stations, force mains or other necessary
facilities are installed by the developer, the developer shall be entitled to
reimbursement of the cost of such facilities from pro-rata charges paid by persons
connecting to or using such facilities to serve their property, according to the
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Subdivision and Land Development Regulations.
D. Solid Waste ColleslLu
1. Solid waste collection will be provided to the property at the same level of
service as available to comparable areas within the City, within 60 days of the
effective date of annexation.
2. As development and construction commence within this property, and
population density increases to the proper level, solid waste collection shall be
provided to this property in accordance with then current policies of the City
as to frequency, charges and so forth.
E. Streets and Roads
1. The City of Denton's existing policies with regard to street maintenance,
applicable throughout the entire City, shall apply to this property beginning
with the effective date of the annexation.
2. Routine maintenance of streets and roads will begin in the annexed area on the
effective date of annexation using the standards and level of service as currently
applied to comparable areas of the City.
3. Reconstruction and resurfacing of streets, installation of storm drainage
facilities, construction of curb cuts and gutters, and other such major
improvements, as the need therefore is determined by the City Council or
Manager, will be accomplished under the established policies of the City.
4. Traffic signals, signage and other traffic control devices will be Installed as the
need therefor is established by appropriate study and traffic standards.
S. Street and road lighting will be Installed in the substantially developed areas in
accordance with the established policies of the City.
F
1. Enforcement of the City's environmental health ordinances and regulations
Including, but not limited to the grass and weed ordinance, garbage and trash
ordinance, junked vehicle ordinance, sign ordinance, food handler ordinance,
animal control ordinance, and the tree preservation ordinance shall be provided
within this area on the effective date of the annexation. These ordinances and
regulations will be enforced through the use of existing personnel.
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2. Building, plumbing, electrical, gas, and all other construction codes, as may be
adopted by the City, will be enforced within Ibis area beginning with the
effective date of the annexation. Existing personnel will be used to provide these
services.
3. The City's zoning, subdivision and other ordinances shall be enforced in this
area beginning on the effective date of the annexation.
4. All inspection services provided by the City of Denton, but not mentioned above,
will be provided to this area beginning on the effective date of the annexation.
Existing personnel will be used to provide these services.
5. Flood damage mitigation will be pros ided by existing codes and ordinances of
the City as of the effective date of the annexation.
6. As development and construction commence within this area, sufficient
personnel will be provided to furnish this area with the same level of
environmental health and code enforcement services as are furnished to
comparable areas within the City.
G. Planning and Develonment S
The zoning jurisdiction of the City will extend to the annexed area on the effective
date of annexation. The tract is to be temporarily zoned Agriculture (A) zoning
district classification at the time of annexation.
t. parks and Recreation SpniceQ
Residents of the newly annexed area may use all recreation facilities, including
parks and swimming pools throughout the City, on the effective date of the
annexation. The same standards and policies now used within the City will be
followed in the maintenance of parks, playgrounds and swimming pools.
J. Electrical Di Wb UhU
Electrical power will be made available to the site as required, at the same level of
service currently being provided to comparable areas within the City.
K. Miscellan W
Street names and signs will be installed, if required, approximately six (6) months
after the effective date of annexation.
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Residents of the newly annexed area may use all publicly owned facilities, buildings
or services within the city on the effective date of the annexation. All publicly
owned facilities, buildings or services will be maintained in accordance with
established standards and policies now used in the City.
1.. Ca ita al Improvements program ('ipl
The CIP of the City is prioritized by such policy guidelines as:
1, Demand for services as compared to other areas will be based on characteristics
of topography, land utilization, population density, magnitude of problems as
related to comparable areas, established technical standards and professional
studies.
2. The overall cost-effectiveness of providing a specific facility or service.
The annexed area will he considered for CIP improvements in the upcoming CIP
plan. This tract will be considered according to the same established '
other areas of the City, g criteria as all
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ATTACHMENT 2 A N EXATIO N A-72
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ATTACHMENT # 3
r~XATION SC DI
June 25, 1996 City Council receives a report and give direction to staff with regard
to the proposed annexation.
July 2, 1996 City Council considers approval of a schedule for public hearings.
July 26, 1996 Noticepublished in Denton Record Chronicle for first public hearing.
Service plan is prepared.
August 6, 1996 City Council holds first public hearing.
August 9, 1996 Notice published in Denton Record Chronicle for second public
hearing.
August 20, 1996 City Council holds second public hearing.
August 28, 1996 Planning and Zoning Commission holds a public hearing and
consider making a recommendation to the City Council with regard
to the proposed annexation.
Sglttetttber_ 11 19r9h
9rdlnanee
September 13, 1996 Publication of Annexation ordinance in Denton Record Chronicle.
October 15,1996 ! ~Final action by City Council. Second reading and adoption of
the Annexation ordinance.
Meetings In bold require 6 out of 7 votes at City Council
City Council special meeting underfined
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P&Z Minutes ATTACHMENT 4 d~~~ 111,,,
[ JIB/1 x(11 1111 f~ T
August 28, 1996 y
Page 7
Ms. Schertz: Second.
Ms. Russell: Any discussion? All in favor please raise your right hand. Opposed same
sign. Approved, (7-0)
VI. Hold a public hearing and consider making a recommendation to the City Council with
regard to the proposed annexation of a 96.78 acre tract located north of Mingo Road and
west of Cooper Creek Road. (A-72)
Ms. Russell opened the public hearing.
Mr. Persaud: Staff reported to Council with regard to the areas for annexation and the
Council directed staff to proceed, that was on June 25th. We had a study session with the
Council and they directed staff on the sites for annexation. On July 2nd the Council
considered a schedule setting out the dates for the various public hearings. So far we have
had two public hearings with the City Council and no one appeared to oppose the
annexation. At those hearings EDS spoke in favor of their site. What staff is looking for
tonight is a recommendation from P&Z so that we can take the annexation ordinances to City
Council. EDS has petitioned the city to annex a portion of about ninety-six acres along
Mingo Road. This portion is part of a larger tract consisting of two hundred and thirty-nine
acres. EDS will be applying for zoning at a later date.
Ms. Russell: Is there anyone to speak in favor of the petition? Is there anyone to speak in
opposition? We will close the public hearing. Are there any final remarks?
Ms. Schertz: Do all annexations require a six out of seven vote? {
Mr. Robbins: Yes for Council, by charter. That is not state law, it is our charter.
Mr. Cochran: 1 move we recommend approval to the City Council on proposed annexation
of a 96.78 acre tract located north of Mingo Road and west of
Cooper Creek Road, A-72.
Mr. Moreno: Second.
Ms. Russell: Any discussion? Ali in favor please raise your right hand. Opposed same
sign. Approved. (7-0)
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Apenda No. To
. AWda item `SS
Date - k O - 4 {o
CITY Of DEMON, TEXAS MUNICIPAL BUIL DING @ 215E MCKINNEY s DENTON, TEXAS 76201
(817) 566.8200 0 DFW METRO 434.2529
September 10, 1996
i
CITY COUNCIL AGENDA ITEM j
TO: MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Ted Benavides, City Manager k
t
SUBJECT: MANAGEMENT STUDY t
4 ~
Per council's request attached is a resolution authorizing the management studies for the Utility
Departments as well as General Government. Also included as Exhibit A are the time tables for each
study. Staff has estimated the cost of the utility study at $20(1,000 and General Government at $150,000.
Staff recommends approval of both items.
If council has any other questions please call at your convenience.
Respectfully submitted,
Ted Benavi es, City Manager`s
1
"Dedicated to Quality Sen ice"
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\xpCMR28~4 r. STD
RESOLUTION N0.
A RESOLUTION DIRECTING STAFF TO DEVELOP A REQUEST FOR PROPOSALS TO
PERFORM A MANAGEMENT STUDY FOR THE UTILITY DEPARTMENTS (PART A)
AND GENERAL GOVERNMENT DEPARTMENTS (PART B) AND ESTABLISHING
SCHEDULES THEREFORE; AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the Section 12.08 of the City Charter states that,
"at intervals not to exceed ten (10) years the Council shall at the
expense of the utilities involved, cause a general management
survey to be made of all utilities under the jurisdiction of the
board by a competent management consulting or industrial
engineering firm, the report and recommendations of which shall be
made public;" and
WHEREAS, the last management study was completed in October,
1986; and
WHEREAS, the Public Utility Board recognizes the competitive
challenges facing the utilities in the areas of electric, water,
wastewater and solid waste services and therefore recommended that
such management study, in addition to surveying management issues,
should also focus on the competitiveness of the various utilities;
and
WHEREAS, the Council instructed staff at the August 270 1996
Council meeting to also include as a Part B a management study of
all other City departments and operations not included in the
utility study (Part A); and
WHEREAS, if, at the conclusion of the management survey, the
City determines an alternative is warranted regarding the present
City operation of any particular municipal function, that Requests
for Proposals for competitively bidding or soliciting proposals
from professional firms to assume such operations, if such
solicitation is legally possible, would then be developed and the
City's existing staff would be prequalified as a bidder; NOW,
THEREFORE,
THE COUNCIL OF THd CITY OF DENTON, TEXAS, HEREBY RESOLVES:
ACTION i, That the City Council, in accordance with City
Charter Section 12.08, authorizes the Public Utility Board to
proceed with the management survey by bringing same before the
Council, not later than November 12, 1996, a list of qualified
proposers, a Request for Proposal for a management study (Part A)
of the utility departments and those areas of general government
which provide critical support to the utilities (customer service,
accounting, human relations) with a schedule as outlined in Exhibit
"A", attached hereto and made a part of this resolution for all
purposes, which incorporates a completion date of not later than
July 15, 1997.
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SECT_ ION II, That the City Council authorizes the City finance
staff to bring before the Council, not later than November 12,
1996, a list of qualified proposers, a Request for Proposal for a
management study of all General Government departments (Part B)
other than those areas covered in (Part A) and that completion of
such study shall not be later than July 15, 1997.
SECTION IV, That this resolution shall become effective
immediately upon its passage and approval.
PASSED AND APPROVED this the day of
1996.
JACK MILLER, MAYOR
ATTEST:
JENNIFER WALTERS, CITY SECRETARY
BY.
APPROVED AS TO LEGAL FORM:
HERBERT L. PROUTY, CITY ATTORNEY
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BY-
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Page 2
EXHIBIT A
SCHEDULE FOR UTILITY DEPARTI=PS AND GENERAL QMRXXM
MANAGXk= STUDIES
Wednesday November 6, 1996 Public Utility Board Review and Approval
of Request for Proposal
Tuesday November 12, 1996 Council Approval of Requests for
Proposal
Wednesday November 27, 1996 Send Out Requests for Proposal
Tuesdays December 3/10, 1996 Legal Ads in Paper
Tuesday December 17, 1996 Pre-Bid Conferences
Tuesday January 14, 1997 Receive Proposals
Friday January 24, 1997 Interview Proposere
Wednesday February 5, 1997 Public Utility Board Review and Approve
Consultant
Tuesday February 18, 1997 Council Approval of Consultant(s)
Monday March 3, 1997 Consultant(s) Begin Management Study
with Interviews with Appropriate Parties
Wednesday April 2, 1997 Consultant Interim Report on
Organizational Structure to Public
Utility Board
Wednesday April 23, 1997 Consultant Interim Report on Support
Services to Public Utility Board
Wednesday May 7, 1997 Consultant Interim Report on Comparative
Development and Financing Policies to
Public Utility Board
Friday May 9, 1997 Consultant Interim Report on
Organizational Structure to City Manager
Wednesday June 4, 1997 Consultant Interim Report on Comparison
of Operating Costs and Rdtes to Public
Utility Board
Monday June 23, 1997 Consultant Preliminary Report to Public
Utility Board
Tuesday July 8, 1997 Consultant(s) Final Report to City
Council and Public Utility Board
Green entries denote the Utility study.
J
Red Entries denote the General Government Study.
Black denotes a combination of both studies.
j:URDD:S\ORDI:OHpCREk.ORD
Agenda No, C~
Agenda item ];S#
Oab - l U -~i
ORDINANCE N0.
AN ORDINANCE OF THE CITY OF DENTON, TEXAS, APPROVING AND AUTHORIZ-
ING THE CITY MANAGER TO EXECUTE A COMPROMISE,
RELEASE OF ALL CLAIMS IN THE MATTER OF COHAGE SETTLEMENT AND
N Er AL V CIT OF
DENTON T xac~ AUTHORIZING PAYMENT OF $21,805.50 TO THE PLAINTIFFS
TO CONSUMMATE THE SETTLEMENT; AND DECLARING AN EFFECTIVE DATE.
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTT-~~ That the Cit
execute a Compromise y Manager is hereby authorized to
matter of o Settlement and Release of All Claims in the
C haaen. et a y City of na ~
settlement and compromise of the litigation now pending ibet een the
parties in the 211th District Court, Denton County, Texas, Cause
NO, 94-50367-367, and payment in the amount of Twenty-one Thousand
Eight Hundred Five Dollars and Fift
accordance with the terms of the Comprom se,esettlement8and Release
of All Claims, a copy of which is attached hereto.
'FE-ETIONThat this ordinance shall become effective
immediately upon its passage and approval.
PASSED AND APPROVED this the
day of
1996.
JACK MILLER, MAYOR
ATTEST:
JENNIFER WALTERS, CITY SECRETARY
BY:
APPROVED AS TO LEGAL FORM:
HERBERT L. PROUTY, CITY ATTORNEY
BY:
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%.\WPOOCS\0RD\7-64.ORD Agenda No.
Agenda Item
Dale
ORDINANCE NO.
AN ORDINANCE AMENDING SECTION 2-64 OF THE CODE OF ORDINANCES OF THE
CITY OF DENTON TO PROVIDE THAT, UNDER CERTAIN CIRCUMSTANCES,
MEMBERS OF TASK FORCES AND AD HOC COMMITTEES SHALL BE QUALIFIED
VOTERS OF THE CITY; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City Council has appointed a Sales and Use Tax
Task Force which will be charged with evaluating, investigating,
and promoting a 4A, or 4B, or combination thereof, sales and use
tax election for economic development; and
WHEREAS, the City Council deems it in the public interest that
and Use Tax s Force,
that
all members of the Sales the public interest, that the Council beallowed to require serves
members of other task forces and ad hoc committees shall be
qualified voters of the City of Denton, Texas; NOW, THEREFORE,
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTION I. That Section 2-64 "Exceptions" of the Code of
Ordinances is hereby amended to read as follows:
Sec. 2-64. sxceptiono,
The provisions of this article shall not apply to task forces,
ad hoc committees, or other commissions established by the
City Council from time to time to make recommendations with
respect to a particular subject or i rovided, however, which aetnot
intended to be permanent in nature; p
where the City Council deems it necessary to the function of
the task force or ad hoc committee, they may require, in the
resolution creating same, that all members shall be qualified
voters of the city.
SECTION II. That save and except as amended hereby, all the
sections, sentences, and clauses of Chapter 2 of the Code of
Ordinances of the City of Denton, Texas shall remain in full force
and effect.
SECTION III. That this ordinance shall become effective
immediately upon its passage and approval.
PASSED AND APPROVED this the day of 1996.
JACK MILLER, MAYOR
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ATTEST:
JENNIFER WALTERS, CITY SECRETARY
BY:
APPROVED AS TO LEGAL FORM:
HERBERT L. PROUTY, CITY ATTORNEY
BY:
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B.\WD0CS%1U$\TASR.vOT
Agenda No. ~lln . C~ 3R
A9enda Items to
Date Cl
`tome
RESOLUTION NO.
A RESOLUTION REQUIRING THAT ALL MEMBERS OF THE ECONOMIC DEVELOPMENT
SALES AND USE TAX TASK FORCE APPOINTED BY THE CITY COUNCIL SHALL BE
QUALIFIED VOTERS OF THE CITY; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City Council appointed a Sales and Use Tax Task
Force by Resolution No. R96- which was passed by the City
Council on September 3, 1996; and
Force interest
require Ethatall members of the Sales and Use Tax public
be qualified voters of the City of Denton, Texas; NOW, THEREFORE,
THE COUNCIL OF THE CITY OF DENTON HEREBY RESOLVES:
2=1= 1. That all members of the Economic Development Sales
and Use Tax Task Force appointed by the City Council on September
3, 1996 shall be qualified voters of the City of Denton, Texas.
SECTION II. That to the extent that Resolution No. R96-
passed by the City Council on September 3, 1996 is in conflict with
this resolution, it is hereby amended and revised. All other
sections, sentences, and clauses of such resolution not in conflict
with this resolution shall remain in full force and effect.
SECTION IiI That this resolution shall become effective
immediately upon its passage and approval.
PASSED AND APPROVED this the day of
1996.
JACK MILLER, MAYOR
ATTEST:
JENNIFER WALTERS, CITY SECRETARY
BY:
APPROVED AS TO LEGAL FORM:
HERBERT L. PROUTY, CITY ATTORNEY
BY:
9
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Apends Item -.0'
Date `t - D~
CITYOFDENTON TEXAS CINHACC (NEST ~ 221 N. ECM ~ DENTON, TEX4S16201 ~ 00566,LW a DFWMETRO434.M
Planning and Dwelopment Department
DATE: September 10, 1996
CITY COUNCIL REPORT
TO. Mayor and Members of the City Council
FROM: Ted Benavides, City Manager
SUBJECT: Cultural Resources Inventory
The final draft of Phase II of the Cultural Resources Inventory is ready for presentation to
the Council. Lila Knight and Ralph Newlan, principals of Newlan-Knight and Associates,
will be here to briefly summarize that report. Phase I identified and inventoried all o
i
resources built prior to 1945, Phase If analyzed those findings and made
recommendations for historic districts and other preservation-related projects.
Both projects were funded in part (60%) by Certified Local Government (CLG) grants,
The Council appropriated the required 40% match in the general tund budget. Both
phases of this project have already proven to be invaluable resources for both staff and
citizens. In particular, the PLAY Vision group has used this information to develop the
plans for design guidelines and downtown improvements.
Prepared by: Respectfully submitted:
i
J eJe
reservation Officer Ted Benavides
City Manager
"DoIcatcd to Quality svrrice"
i
F
Agenda No. 2 -C)3g _
Agenda item _l v =4 7:)--
Date CITY OF DENTON TEXAS MUNICIPAL BUILDING • DENTM TEXAS .6201 • TELEPHONE (817)566-8307
Office of the City Manager
CITY COUNCIL REPORT
TO: Mayor and Members of the City Council
FROM: Ted Benavides, City Manager
DATE: September 5, 1996
SUBJECT: Texas Lottery Commission
RECOMMENDATION:
Staff requests authorization to draft a resolution supporting
legislation to return five cents of every lottery sales dollar to
the City of Denton.
SUMMARY:
Commissioner Kirk Wilson of Denton County has requested that the
City Council consider a resolution of support of a bill to be
introduced by Senator Tom Haywood (See Attachment 1). If approved,
the legislation would require the Texas Lottery Commission to
return five cents of every lottery sales tax dollar to the city,
or if an unincorporated area, to the county where the sales were
transacted.
1
BAACKGROUND•
On Tuesday, August 6, the Commissioners Court of Denton County
approved the attached resolution supporting a senate bill
concerning the dissemination of sales tax revenue generated by the
Texas Lottery Commission (See Attachment 2). Senator Tom Haywood
proposes to introduce legislation during the next session that
would require the Texas Lottery Commission to return five cents of
every lottery sales tax dollar to the local jurisdiction where the
transaction occurred.
I
As a home rule city, that is a local entity of a population of
5,000 or greater and which is governed by means of a local charter
voted on by the citizens, the City of Denton would receive the
revenue generated by transactions related to the Texas Lottery.
The Commissioners are encouraging all cities or towns in the County
to draft a resolution of support and forward same to Senator
Haywood.
1•
"Dedicated to Quality Service"
3
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PROGRAMS. DEppLRTMENTg nR GRO~ Up FE :
The City of Denton.
FISCAL IMPACT:
Although there are no estimates on the amount of revenue generated
by lottery sales in Denton, it is believed that the return of
dollars would be of benefit to the City. There are no other
specifics at this time as to how the dollars may be disseminated
by local governing bodies.
Please advise if additional information is needed.
RESPECTFULLY SUBMITTED:
Ted Benavides
City Manager
Prepared by:
osep Portugal
Assistant to the City Manager
Attachments: 1. Letter from Commissioner Wilson
2. Resolution
1Y¢. JT
Y
l
KIRK WILSON SC07T ARMEY
PRECINCT 1 j ' PRECINCT 3
SANDY JACOBSi DON HILL
PRECINCT 2 PRECINCT 1
Ig;6
DENTON COUNTY COMMISSIONERS COURT
JUDGE JEFF MOSELEY
August 6, 1996
Honorable Jack Wier
City of Denton
215 East McKinney Street
Denton, Texan 76201
Dear Mayor Mdler:
On Tuesday, August 6, 1996, Commissioners Court of Denton County approved the enclosed
resolution to support a senate bill, proposed by Senator Tom Haywood, to be presented in the
1997 Legislature that would require the Texas Lottery Commission to return five cents of every
lottery sales dollar to the city or, if in an unincorporated area, to the county where the sales was
transacted.
The Commissioners of Denton County are encouraging every city or town in this county to each
draft their own resolution and forward it on to Senator Heywood's office in support of this
proposed bill, The benefits to each city or town and to the county would be immeasurable plus
allowing a resource of dollars generated in each area to be returned to that area.
Please forward your resolution to the following: Senator Tom Haywood
30th District Office
One Parker Square Building
2525 Kell Blvd., Suite 305
Wichita Falls, Texas 76308-1061
or fax his office at the following number: 817-723-1814
Thank you for your immediate attention and support of this proposal.
Yours truly, .
l
KIRK WILSON
Presiding Officer
KW:kb
Encl.
pc: Commissioners Court
COURTHOUSE ON THE SQUARE Y 110 W, HICKORY • DENTON, 77JL49 70201
(817)6664W3 94917)5664M 0 49004103180
r
Resolution
relating
TO THE PROPOSED SENATE BILL REGARDING THE TEXAS LOTTERY
WHEREAS, the Texas Lottery Commission has conducted the Texas Lottery since its implementation in
1992; and
WHEREAS, Senator Tom Haywood has proposed a senate bill to be presented in the 1997 legislative
session of the Texas Senate that would require the Texas Lottery Commission to return five cents of every lottery sales
dollar to the city where the sales was transacted or to the county where the sales transaction location was in the
unincorporated area of the county, and
WHEREAS, the state lottery ticket sales in Denton County during the calendar year 1995 totaled
$34,400,000, and this proposed bill would have returned to tho cities and county of Denton County a total of
S 1, 720,000; and
NOW THEREFORE, BE IT RESOLVED, on August 6, 1996, the County Commissioners Court of Denton
County, Texas adopted an official Resolution approving the acceptance of the proposed senate bill by Senator Tom
Haywood returning five cents from every dollar of the Texas state lottery ticket sales returned to the cities and counties.
DONE IN OPEN COURT, this the 6th day of August 1996 upon motion by _C 0 m m i s s i on e r Wi 1 c on
secondedby_Commissioner Armev and -3 Members of the Court being present and voting "aye".
Absent
L-JEFFM-OOSSELEY, COUNTY JUDGE
Absent
K[RK WILSON, CO SSIONER SANDY JACOBS, COMMISSIONER
471 P CINCT 2
.
J„C,0Up
OTT OMMISSION ~Q TQ N HILL, OMMISSIONER
PRECINCT3 ,r~~0~• 'n CINCT4
ATTEST: s "s
TIM HODGES, County Clerk
and E:-Ofrclo Clerk of the Zip's x;
Commisstoners Court of = O~
Dentoo Cou y, Ttxas
it ~
J '~'~tnenuut~aa
BY.
4el,
S
F
Agenda No.
Afenda Item
Date e-1 c~ ~t Cis
DATE: August 20, 1996
CITY COUNCIL REPORT
TO: Mayor and Members of the City Council
FROM: Ted Benavides, City Manager
SUBJECT: STRATEGIC ISSUES RELATED TO UTILITY BILLING
RECOMMENDATION: Staff and the Public Utility Board recommends that the City of
Denton conduct an in-depth study of the Customer Information and Utility Billing System.
The purpose of the study is to identify the best approach to enhance the services we
provide our customers.
BACKGROUND: The quality of our service depends on the satisfaction of our customers.
Therefore, n few years ago we designed and implemented several projects to increase
customer satisfaction through convenience, availability and equity. The City now accepts
request for utility service, disconnects and credit extensions by phone. As a result, the
number of customers that visit our office annually has decreased by more than fifty (50%)
percent. In addition, to give our customers as many options as possible, we now accept
Discover Card for payments. The City Hall in the Mall office extends the same services
as provided in the main office and both offices offer extended hours.
The above mentioned projects are only a few of the recent enhancements to the service
we provide our customers. We continue to provide Equalized Payment Plans, Bank Drafts,
Plus One Support, Co-Signer Notification, Landlord Automatic Re-connection, etc.
However, to provide additional enhancements and prepare for an unpredictable future in
the Electric industry, the City will need to study it's Customer Information and Utility Billing
System. The results of the study will determine which enhancements will be available
(See Attachment W'). However, we know there is a need for a flexible system which we
can amend in a timely and cost effective manner.
SMMMARYThe proposed study of the City's Customer Information and Utility Billing
System will be in two (2) phases. Phase I will research and assess the feasibility of out-
sourcing, "partner billing", or selecting a new CIS System. Phase II will involve the
selection of a specific source, firm or software and platform to meet our utility billing needs.
The conclusion of the study will consist of a cost benefit analysis and a written
recommendation on the best option for meeting the City's Customer Information and Utility
Billing System needs.
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On June 13, 1996, we received two (2) responses to our RFP, which was designed
to identify firms capable of conducting such a study. The two (2) responses were
from TMG Consulting, Inc. and Perot Systems Corporation. The cost of the study
conducted by TMG Consulting, Inc. is $73,875 (i.e., $60,000 fixed fee and $13,875
expenses). The cost of the study conducted by the Perot Systems Corporation is
$75,000 plus actual expenses. The Perot System Corporation also failed to present
their proposal in two (2) phases as required by the Request for Proposal.
In addition to being the lowest responsible bidder, TMG Consulting, Inc. also worked
with the City to develop a strategic technology plan. Therefore, we recommend
accepting their proposal. Attachments "B", "C" and "D" identify the major phases of
the entire process and the timelines for the phases that are contained in the proposal.
PROGRAMS DEPARTMENTS OR GROUPS AFFECTED: City Council, Public Utility
Board, Utility Department and Customers of the City of Denton will be affected.
FISCAL IMPACT: We recommend that the City only conduct Phase I of the study at
this time. This would cost $24,345 (i.e., $20,000 fixed fee and $4,345 expenses).
Respectfully submitted:
Ted Benavides
City Manager
Prepared by:
Harlan L. Jeffe
Director of Fi Operations
Approved by:
Kat sa
Executiv Director of Finanace
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POTENTIAL CUSTOMER SERVICE
ENHANCEMENT
There ere three (3) major reasons why organizations are evaluating their Utility Billing
Options. They are:
1. The need to Increase flexibility to shorten the timeframe to market
required products and services In a competitive environment.
2. The need to enhance levels of customer service requiring their
systems to emphasize customer management, customer care, and
customer choices.
3. The need to provide cost effective operation and minimization of the
Information Technology headache.
Listed below is a brief list of customer service enhancements that we anticipate
receiving.
► Capability to print duplicate bills on site (Customer Service Office).
► Direct customer access to their billing information (Internet, Integrated
Voice response, ATM, etc.)
► A platform which accommodates rapid change to shorten the time to
market of products and services.
► A flexible rate structure.
► A rate structure which accommodates the unbundling of utility services.
► Minimization of the billing window - if a reading is available the account
bills.
► Enhanced collection activities to increase collection dollars.
► Tailoring of collection activities to specific customer classes or groups.
► Enhanced access to information through query and report writing
facilities.
► Easy download of information to the desktop.
► Tracking of customers and their profile across properties.
► Scripting of customer conversations to standardize levels of services
► Capture and link customer correspondence to the account (i.e., Imaging)
► Approximate utility costs for a premise.
Tracking of customer demographic information.
► Associate a customer with a single location or across multiple locations
with the ability to produce a single bill for each location or a summary bill
for all locations.
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> Extreme flexibility in linking customers, premises, accounts, services,
meters and rates to accommodate any conceivable business relationship.
► Supports numerous non-cash deposit mechanisms and flexible cash
deposit processing.
► Work queues to control work flow and work assignments.
► Enhanced telemetering or automated meter reading interfaces.
► Revenue projections based on proposed rate structures, affected
customer classes, etc.
► Extreme flexibility in billing.
► Credit scoring based on system events.
► Interface to credit bureaus and collection agencies.
► Process payments by credit card/debit card/payment card.
► Support for conservation programs and energy audits.
PM
Attachment "B"
TMG's METHODOLOGY-
MAJOR PHASES
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TMG's METHODOLOGY -MAJOR PHASES
City of Denton
Phase 1 11. CIS V. CIS
Optimization Installation
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PHASE I
~YUSTOMER OPTIMIZATION
STRATEQY
PROJFCTTINMLINE.'SA'"
A~UR P.RrECTT TIES
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FB%LECT APPR A „
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PHASE 11
CUSTOMER SOLUTION
DEVELOPMENT PRO ECT
TIMELINE '6 'IT'
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r
HANDOUT TO COUNCIL 9-17-96
CITY OF DENWN MUNICIPAL U77LI77ES • 901•A TEXAS STREET DENTON. TEXAS 75201
MEMORANDUM
TO: MAYOR AND MEMBERS OF THE CITY COUNCEL
FROM: Electric Distribution Division
DATE: September 17, 1996
SUBJECT: SALARY SURVEY
An Electric Distribution Supervisor conducted a survey In August of 1996. Top
Linemen wages are as foilo; rs:
o City of Denton $17.21
0 Texas-New Mexico 20.19
o Bryan 19.89
o Greenville 19.10
o Garland 19.74
o TMPA 21.25
a Denton County Co-op 21.35
o T.U. Electric 22.50
According to the City of Denton pay plan, Linemen can make up to $19.37 per hour.
Denton's pay plan does adjust, therefore, the top of the scale is close to the competitor's
wages. The wages of our top paid Linemen are slightly above the midpoint of the third
quartile. In reality, top Linemen will never reach the salary other utilities in the
Immediate area are offering. Some of the top paid Linemen at Texas-New Mexico,
Lewisville, and Denton County Co-op used Denton as a "training ground" for their
advancement.
The City of Denton Electric Distribution Department was the first municipal utility
Involved in a federally approved and recognized Linemen Apprentice Training Program.
The first group of our Linemen will graduate from this training program in seven
months. These Linemen will complete the last two week long courses before April 1997.
There is no other local electric utility, whether it be municipal, co-op, or investor
owned, providing such outstanding training.
"Dedicated to Quatlty Service"
f94. A
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G
Page 2
Although the City of Denton Electric Distribution Department has the highest trained
Linemen, we do not have the pay incentive to keep them employed. A person only
needs to go to Lewisville and receive $3 more per hour. At the rate Denton County Is
growing, Denton County Co-op and Texas-New Mexico Utilities will need an increased
amount of Linemen to keep up with their demand.
f
d
MUNICIPAL ELECTRIC SAFETY ACCREDITATION PROGRAM
Municipal Electric Safety Accreditation Program, on average, Is a four year program
with a training cost of approximately $5000 per employee. The four year training
program consists of 144 hours per year of classroom training, plus on the job
experience. The training hours per year, per employee are required by the Department
of Labor Registered Apprenticeship Program.
The benefits of this training are both Immediate and long lasting. Response to a call
averages from 13-16 minutes and restoration of power averages 46 minutes, These
averages are based on 24 hours per day, seven days a week.
QUALITY OF SERVICE
Service Is Improving daily with help to customers on both sides of the meter.
A prime example 6 Peterbilt. The support provided to them during an outage on
their side of the meter consisted of rewiring, running pipe, our experience, and
advice given to them to help on future reworks so the same
types of problems do
not continue to occur. Even though Peterbilt reimbursed us for our work, they
were extremely pleased that we worked through the night to help restore power
before their morning shift arrived. This quality of service helps to make Denton
a place where businesses want to locate.
REDUCTION IN WORKER'S COMPENSATION RAM
The Electric Utility has saved over 100,00 dollars is medical expenses over the
last three years due to this training and safety regulations we are currently
following.
This is a process not a program. A prooeas never ends. Continued training, safety
innovations, and new regulations will be an ongoing proem for as long as this utility is
in exh tenor.
I
Historic Resources Survey
of Denton, Texas
Phase Two
:
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I
Newlan Knight & Associates, Inc.
Preservation Consultants
Austin, Texas
1996
f
E
OUTLINE OF CONTENTS
Goats of Phase Ii of the Denton Survey
Goals and Objectives of the Denton
Historic Landmark Commission
Preservation Options for the City of Denton
Proposed Historic Districts
Proposed Conservation Districts
Proposed tndi%Rdual Buddings ftw Nomination to the WS-Neal Register
Historic Preservation and Public Polk-y
Historic Preservation and the Citizens of Denton
Proposed Methodology for Identification and Selection
of Historic and Conservation Districts
j Proposed Histuric Districts
Proposed Courthouse Square District
Maps of Proposed Courthouse District
Inventory of Properties in Courthouse District
Proposed Congress School District
Maps of Proposed Congress School District
Inventory of Properties in Congress School District
Recommendations for the Oak-Hickory District
Proposed Conservation Districts
Proposed Austin-Locust Conservation District
Maps of Proposed Austin-Locust Conservation District
Inventory of Properties in Austin-Locust Conservation District
Proposed Bell Ave. Neighborhood Conservation District
Maps of Proposed Bell Ave, Neighborhood Conservation District
Inventory of Bell Ave. Neighborhood Conservation Dislr O
i
t
r' (1 fN4•
fSelection of Individual Historic Buildings for
Historic Designation
Analysis of Property Types Identified in
Phase I of Survey
Methodology for Identification of Individual
High Priority Properties
Inventory of High Priority Properties Not Located
within the Proposed Historic Districts
Implementation of Goals and Objectives for Preservation in Denton
Appendix:
A: Information on the Benefits and Restrictions of Historic Designations and
Consarvation Districts
8: Proposed "Historic Homeownership Assistance Act"
C: Excerpt from National Register Bulletin #21: Defining Boundaries for National
Register Properties
D: Excerpt from National Register Bulletin #17: Certification of State and Local
Statutes and Historic Districts
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Acknowledgments
An undertaking as great as a survey of a city with as nch a history as
Denton requires the efforts of many individuals. I would tike to express my
appreciation to the staff members of the City of Denton for all of their help, I owe
a multitude of thanks to Jane Jenkins, who has provided guidance and
encouragement throughout this project. Bruce Jensen of the Texas Historical
Commission offered valuable advice and suggestions throughout both phases of
this survey.
I also would like to acknowledge Terry Keck who prepared the graphical;y
exciting district maps. Terry's skills with the computer have become an essential
component of this project. Sea Keck, who works along side Terry, has
contributed numerous hours to the preparation of this report. Her smile and
cheerful attitude never fail to sustain us through the many hours. My associate,
Lila Knight, worked diligently to prepare the final report for the Denton Historic
Landmark Commission.
The second phase of this survey could not have succeeded without the
input of the members of the Denton Historic Landmark Commission. Their many
hours of thoughtful review of the issues were key to this phase of the survey, 1
am very grateful for their hard work and input on this project.
Ralph Edward Newlan
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Goals of Phase II of the Denton Survey
The in tial phase of the surrey of Dentc-4 identifed 2 L)43 h;:tonc pRWrt*s
within the city limits. The enorma;s extent of these res-c%rces made it initwjt,%*
to establish priorities in determining hohti• best to deal with so n~,any Nstc ic.
properties. Phase 11 of this survey focuses on areas of the greatest ocwentratkvi
of historic buildings (or potential historic districts), as "*ell as attemptiN to identity
the most important individual buildings. Thus, the two main goals of Phase It of
the Denton Survey were.
(1) to establish priorities for both individual buildings as well as historic districts
and
(2) to identify goals and objectives for future preservation activities in Denton.
The consultants met with members of the Denton Landmark throughout
the course of this project to discuss the options on how we should proceed in
determining preservation priorities for the city. The results of this decision-
making process determined which buildings and historic districts would receive
additional documentation by this consulting firm. The incorporation of decisions
made by the Denton Historic Landmark Commission into the final report is
perhaps the most important element of phase two of the survey.
Among the issues examined during this phase of the project were:
Which historic districts should receive priority in being designated?
Should the identified historic districts be designated at the federal (National
Register of Historic Places) or at the local level - or at both levels?
What should be the boundaries of these historic districts?
Which individual properties are the most significant and should be selected for
designation?
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' Should the identified individual properties be designated at the federal (National
Register of Historic Places) or at the local level as landmarks - or at both levels?
' What are the historic contexts that best describe the historical development of
Denton? How do the selected districts and individual properties reflect those
historic contexts?
What economic incentives are available to promote preservation in Donlon?
' What should be the goals and objectives of the Denton Historic Landmark
Commission? How can these goals and objectives best promote the preservation
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`ar C3rt R.a Lntit'+tte~: 6V ON\\r~~} ~ y~\\f s'tFtldt!~ ~~f 8'TC~:,
P'e fii!QA'f-9 cn~'u~r ana ' xi%-A ~ in t~s rkV'\St Kv PR;sd It of ttv lv'$NN~
S~n~ry
Historic Us'rit'ts
' maps of each of ti,e c+nx~t~s\i dUtr~ls
' re-assessment of highdmedtum,tcm Fvitvtty kv Fve'p`ekt s u1 the d~9trx~ts
' inventories of the properties wthin wh of the kUtwls, +rkix, siltrl%j NNNWINrla)o
and non-contributing status kv exh y
' additional photodocumentaticvn ilv the distracts n 0thling stre~etscal~as
historic site forms for high priority properties WA M w1hrn they drslocts
Individual Prooert
' inventory of high priority properties solocti\1 by they Oonton I liMotio, l andtiso t,
Commission
additional photodocumentation of selected properties
' historic site forms for selected high priority properUaa
Final Report
*map of Denton graphically indicating all high-wodium low pi ronly propdrtlari {
throughout the city
' ' building analysis of Phase I of the survoy
~Y ' outline of the methodology, or decision-making, behind 1ho seldt (rim for
identifying historic districts
analysis and observations for ea6i of the proposed distrirln
' methodology for selecting individual properties based on the hielr,rls
contexts for Denton (in order to direct fulurn research)
' goals and objectives outlined by the Denton Itistorlc I nndinnrk Cnmmlesl(rn,
as an expansion of those listed in Framowoek for fire ridwo
specific options for implementing thoso goals and objecilv49
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DENTON HISTORIC LANDMARK COMMISSION
- GOALS AND OBJECTIVES
INTRODUCTION: The following goals and objectives are organized according
to the broad missions identified by the Denton Historic Landmark Commission
several years ago. An additional area, 'identification of resources,' was added to
- these mission statements. Goals for fulfilling the missions are indicated by
numbers underneath each mission statement. These goals are followed by
objectives, or specific activities as a means of fulfilling the stated goals.
IDENTIFICATION OF RESOURCES: The Historic Landmark Commission
will maintain a system for the Identification, evaluation, and designation of
the historic resources of Denton.
1. Identification of the city's historic resources according to federal standards for
the evaluation, documentation and preservation of the
city's historic resources
develop a comprehensive inventory of the city's historic resources
(accomplished in 1995-96)
maintain and update the historic resources inventory of the city on an periodic
basis (ten year increments as additional resources become eligible for
designation)
' survey neighborhoods dating from the 1950s within the next five years to ensure
their future preservation
evaluate more intensively the buildings in Denton designed by O'Neil Ford to
identify any eligibility problems
4 2. Designation of identified historic resources in order to ensure their
preservation
' seek designation at the appropriate level for the identified historic districts and
individual properties
continue to prioritize identified historic districts and individual properties for the
purpose of designation and protection of the city's resources
pursue innovative preservation tools, such as conservation districts, to preserve
areas that otherwise would not qualify for historic designation
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REGULATORY: The Historic Landmark Commission will regulate the
preservation of any building, property, site or district based upon the
provisions set forth by the historic landmark preservation and historic
districts ordinance.
1. Provide for the continual review and revision of the city's policies and
ordinances to maintain the city's regulatory powers in accordance with current
theory and practice
review and update the existing Historic Zoning Ordinance
(currently every property is subject to review, whether it is
contributing or not)
" provide design guidelines for a:' historic districts, as well as any implemented
conservation districts
' review and revise current tax incentives for properties within historic districts to
expand the economic incentives for preservation of the city's historic resources
2. Assure an amiable experience for property owners seeking certificates of
appropriateness
provide information to applicants beyond the required application forms so they
- understand what to expect from the process
' provide periodic workshops for property owners within the historic districts to
keep them informed of the provisions of the historic districts ordinance
3. Provide for active citizenry input into the decision-making process that will
affect property owners of the city's historic resources
V ' seek the active input of property owners within established and proposed
districts to ensure their participation in the process of regulating the city's historic
resources
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EDUCATIONAL: The Historic Landmark commission will strive to Increase
community awareness of preservation by providing educational
opportunities to the public and will encourage continuing education for the
commissioners on current preservation issues.
t. Provide educational opportunities for the community in order to ensure the
preservation of Denton's historic resources and to expand the community's
understanding of the importance of preservation
prepare workshops for the residents of identified historic districts to provide
education regarding the benefits and restrictions of designation and to seek their
input into their own desires for the community
' provide innovative programs for children so they may (earn of the importance of
valuing the heritage of their community
' make available important information, such as the Secretary of the Interior's
Standards for Preservation
2, Continue the education of commissioners on current preservation issues to
ensure an informed leadership for the community
' attend annual conferences whenever possible, including those sponsored by the
CLG program, the Texas Historical Commission, and the National Trust for
Historic Preservation.
" maintain membership in the National Alliance of Preservation Commissions to
remain informed of issues on the national level affecting local preservation
' compile a training manual for the use of commissioners (to contain such items
as the Denton historic zoning ordinance, this report, the full inventory of historic
resources, educational articles, the Secretary of the Interior's Standards for
Rehabilitation Guidelines, and information on the legal issues of design review)
3. Provide for the continuing education of city staff
' provide funding for staff to attend relevant conferences and educational
workshops
maintain membership in the National Alliance of Preservation
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As the -.-fic:a1 rejul" 1C+~r ~*tt Q*'-wrtatrt.'c► ~C~Jd~ the
HsWric Undrtrark Cctm risz:crT wilt seitie the City k'"f ,zli 3rT.f r*Oe.K* of
Cerrtcn in in advfscrj cage b'ity Crr u'r4~2r~a0~`rT rnadw,*.
• Waartar a -x; r cr-_ffie f~ re '~:t`~ ~N-tztr ie 7%t C,tv-z~la•%l}*-
re ctt's ^isxrc . -s-.Lc--2s
rat a cerceic xcea-x-c s ekyQ, ~ '%'~N l z: m* i
; _crrrisscrr-r, as aFt s -f :^tZiC C.3s t`.~`c%te rt 3f.1.1 ' 1~r
' keep t e C+tt CCLr of r rr-eq o{ .k.".ar ces rt
ce-refsts to tre ccrr,%..ntr
2 Ensve ti^at otj a%`as arv rN%;aNre cYprL~.~ t?* ctiN-rtir>.~c~vz s v, r. ti
goals and otK--tzti,es
• promote tP* use of bulk' try arms tt'at cNv,4 Ixw trv, y-sat
rtr rnrt~r~ r+ ;s
historic buibdir,gs
• educate city staff, such as budding in. thus arxi ftiannaV staff. SO ttrdy art'•
_ eware of the importance of the city's historic resovom
inform relevant city staff of the altemdte standards fiv ADA (wiplowo h►r
properties listed on the National Register of Historic% Plaotis
3. Advise and educate property owners in order to ensure the prosorvalon of the
historic fabric of the city
' promote the use of the Secretary of the Interior's Standards for Proservalion by
making them available to all owners of identified historic rosources
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ADVOCACY: The Historic Landmark Commission will advance the concept
of preservation and encourage the viability of preservation while
considering national standards.
1. Participate in state-wide preservation activities to advance preservation
opportunities at the local level
' lobby state and national representatives for legislation promoting preservation
activities that will benefit the citizens of Denton
2. Establish innovative cooperative programs with other local entities
' involve a range of civic organizations in preservation activities to build a
consensus for the importance of preservation to the community
create a program for raising University's officials awareness of the importance
of historic buildings to their institutional history in creating a sense of place
important to alumni relations
3. Promote the importance of the city's historic resources in its economic
development '
' inform property owners of the range of avai able economic benefits of
preservation
' develop walking and shopping tours to promote the economic benefits of
historic preservation
promote the revitalization of neighborhoods through preservation
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PRESERVATION OPTIONS
FOR THE HISTORIC RESOURCES OF THE CITY OF DENTON
The goal of the second phase of the comprehensive survey of the historic
resources of Denton is to suggest optinnc and strategies for the preservation of
the resources that have been identified. These strategies have also been
incorporated into the goals and objectives for the Denton Historic Landmark
Commission. An analysis of the initial survey revealed two potential historic
districts and two conservation districts. In addition, significant historic buildings
not contained within a district were identified for possible historic designation on
an individual basis. This is an ambitious program and its constituent elements
should be undertaken in a systematic way to build cornerstones for future
preservation activities.
The most critical districts to address are the proposed Courthouse Square
Historic District and the Austin-Locust Conservation District. These districts are
very important to the city's history and future economic development and each is
facing its own unique problems that could impact the historic integrity and future
preservation of the area.
Proposed Historic Districts
The second phase of the survey of the historic resources of Denton
identified two potential historic districts, as well as numerous individual properties
that warrant designation. The proposed historic districts are:
Courthouse Square Historic District
Congress School Historic District
The existing Oak-Hickory Historic District was also carefully examined and
recommendations for strengthening its preservation are considered in this report.
Courthouse Square Historic District
The Courthouse Square Historic District holds the greatest potential for
applying preservation activities to the economic development of the city.
Nomination to the National Register of Historic Places could greatly benefit the
property owners through the federal tax credit program. This would promote the
rehabilitation of properties which currently are non-contributing to the district.
Moreover, it could encourage economic development in the downtown area by
assisting the establishment of new businesses in downtown Denton. Property
owners, as well as potential business owners, need to be well informed of the
potential advantages of designation on the National Register. Downtown
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revitalization programs offer an incredible opportunity for preservationists to
partner with and make allies of a broad range of influential citizens in the
community which will spread to other areas of the city. The city already has a
strong Main Street Program in place which can work in conjunction with any other
preservation activities in the downtown area. This is an opportunity that should
not be missed
In addition to economic opportunities within the downtown area, there
exists exciting opportunities to utilize preservation activities to provide linkages
between downtown and the arts district. The buildings along East Hickory do not
contain sufficient historic integrity, nor does the area have the necessary historic
continuity, to constitute designation as a historic district at either the local or
federal level. But there are preservation tools that can be utilized in the area.
The city should investigate the establishment of a conservation district along East
Hickory to prevent any further deterioration of the historic fabric. In addition, any
eligible individual prop(.rties should be listed on the National Register of Historic
Places to offer economic incentives for the rehabilitation of the street's historic
resources and the development of
new businesses.
Congress School Historic District
The proposed Congress School Historic District should be designated as
soon as the city staff and the Denton Historic Landmark Commission can devote
their efforts to it. It is currently well maintained by the residents of the area and
does not appear to be threatened in any way. Any immediate effr.rts towards this
proposed district should involve the residents in the decision-making process for
its future. The residents should be informed as to the options and benefits for
historic designation. This could be done forthwith and staff resources of the city
could be conserved by utilizing the Texas Historical Commission in the
organization of a workshop and the distribution of educational materials to the
residents.
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Oak-Hickory Historic District
to addition, this report re-examined the existing historic district along Oak
and Hickory streets. This particular district is the Jewel of the city and its property
owners take great pride in their homes as evidenced by the high quality of the
integrity of the neighborhood as a whole. Any additional preservation activities in
this neighborhood, such as nomination to the National Register of Historic Places,
should actively involve the residents of the area. As this neighborhood does not
currently appear to be threatened in any way, it is not recommended that the
city's limited staff resources be directed to the Oak-Hickory Historic District at this
time. It should not, however, be neglected as it could be affected by commercial
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development along its perimeter. The residents of the district, however, could be
encouraged to seek nomination to the National Register of Historic Places to
further the recognition of its significance to the history of Denton. A workshop to
educate and inform the residents of this nomination process could be held with
the help and cooperation of staff from the Texas Historical Commission.
Proposed Conservation Districts
The second phase of the survey of the historic resources of Denton
identified two potential conservation districts. The proposed conservation
districts are:
Austin-Locust Conservation District
Bell Avenue Neighborhood Conservation District
Austin-Locust Conservation District
The proposed Austin-Locust Conservation District is the most threatened
area of the city. The historic neighborhood is being squeezed on either side by
the expansion of Texas Woman's University along Oakland and Austin streets
and commercial development along N. Locust and N. Elm streets. As an
example of the changes being wrought in this neighborhood, the consultants
discovered four historic buildings along Austin Street demolished for a parking lot
between the time of the first phase of the survey in the spring of 1995 and the re-
evaluation of the neighborhood in the fall of the same year. While reevaluating
the boundaries of the district only a few months later, an additional two properties
on the west side of the district were found to have been destroyed. This
neighborhood is experiencing enormous threats to the future of its historic
buildings. The city should take immediate action to prevent future deterioration of
the district's historic resources.
Unfortunately, this particular district no longer contains sufficient historic
continuity to warrant designation at the local or federal level. Moreover, such
designation would probably bring the city into conflict with both the university and
business interests in the community. The establishment of a conservation
` district, which would promote the voluntary compliance with design guidelines
utilizing tax exemptions or abatements as an economic incentive for compliance,
could well serve to protect the remaining historic fabric of the neighborhood.
Oakland Street has witnessed such a severe decay of its historic resources that
the city should not try to implement any strategies along this particular street.
This would only lead to conflicts with the university. There are two buildings,
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however, that the city may consider for individual landmark status in an effort to
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Preserve them.
Bell Avenue Neighborhood Conservation District
' The proposed Bell Avenue Neighborhood Conservation District contains
significant examples of residential design in the city, but does not yet qualify for
historic designation to the age of the majority of its houses. Yet, it is experiencing
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commercial encroachment and may not survive intact enough to ever qualify for
historic designation. The application of a conservation district could provide a
flexible tool for ensuring the future preservation of the area and allow the city a
working model for the establishment of other conservation districts within the city.
Proposed Individual Buildings for
Nomination to the National Register of Historic Places
A number of individual buildings not included within the proposed districts
constitute important resources for the city. These resources could be nominated
on an individual basis in conjunction with one or more historic districts as part of a
"multiple resource" nomination. The city should seek to include a range of
buildings that represent the diverse culture and history of the city, including a
variety of historic periods, a sampling of different architectural styles, and
s representation of the entire ethnic history of the city. In addition, the economic
t incentives for listing should be incorporated into the decision making process.
For example, properties along East Hickory and N. Locust streets could hold
benefits for business owners in those buildings.
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This list was compiled by re-examining all of the properties that received a
' high priority rating during the first phase of the survey in 1994.1995. Buildings
were selected based on their historic integrity and their ability to reflect the broad
historic contexts outlined in that particular section of this report. The Denton
j Historic Landmark Commission should give serious consideration to developing a
thematic nomination for the O'Neil Ford buildings in the city. Several of this
architects' buildings have been lost over the years,
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Historic Preservation and Public Policy
Design Guidelines
The Denton Historic Landmark Commission should undertake design
guidelines for all of the historic districts and conservation districts within the city.
The Courthouse Square District and the Austin-Locust District should receive
immediate attention in this area. These areas should be followed by published
guidelines for the Arts District and the Oak-Hickory Districts. Guidelines should
be developed in conjunction with the designation of the Congress School District
as well. It is important that design guidelines consider the individual
characteristics of the buildings within the area in addition to the particular needs
and goals of the area. For example, stricter guidelines might be warranted for the
Oak-Hickory Historic District to maintain the high quality of its existing historic
fabric. In contrast, design guidelines for the Austin-Locust Conservation District
should be more relaxed in order to encourage and not restrict commercial
development which is already underway in the area.
Design guidelines are critical for maintaining the historic look and feel of an
area by establishing specific suggestions for design that maintain the historic
integrity of an area. Moreover, such guidelines can also be used to sensitively
merge new construction with the older historic fabric of the city. While historic
ordinances commonly contain general guidelines for design review, they do not
offer the depth and detail that property owners often need in making sound
decisions. Too often, the preparation and publication of design guidelines are
made too late to make a contribution to a city's historic fabric. More importantly,
detailed guidelines can make a citizen's contact with the city's design review
commission a much more pleasant and relaxed experience.
Review and Update of Existing Historic Zoning Ordinance
r The existing historic zoning ordinance is in need of a critical review to
ensure that it incorporates contemporary trends and legal decisions, The Denton
Historic Landmark Commission should begin this review process, but the city may
want to consider hiring a consultant with experience in this area to actually write
the changes to the ordinance.
The City of Denton is fortunate to have an informed and knowledgeable
staff in charge of its preservation programs. Consideration should be given to
allowing staff to approve routine requests that require a certificate of
` appropriateness. This streamlining of the beauracratic process will contribute to
better relations with the public as well.
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The City should also re-evaluate its current policies for tax exemptions
regarding historic properties to promote preservation of its historic resources, it
could be perceived as unfair for a property owner to have to seek individual
landmark designation for tax breaks, while still having to comply with all of the
restrictions imposed upon them by inclusion in a historic district.
Historic Preservation and the Citizens of Denton
It is important to find ways to build a consensus among the citizens of
Denton for the preservation of the city's historic resources. The Denton Historic
Landmark Commission should institute an active program of educational
workshops for the owners of historic buildings. If a citizen's involvement in the
proposal for a historic district occurs as the initial public hearing takes place, the
designation process will likely meet with opposition. The successful enactment of
any historic district should begin with the active involvement of its residents in the
actual decision-making process. It is critical that residents understand both the
benefits and restrictions of any proposed designation in order that they may make
an informed decision.
It is also important to find a means for cooperating with other established
groups within the city. In particular, the universities are a critically important
element of the city's history, yet they have not established an adequate program
for preserving the historic buildings on their campuses. The Denton Historic
Landmark Commission should create a program for raising University's officials,
awareness of the importance of historic buildings to their institutional history in
creating a sense of place important to alumni relations. Perhaps one could ''oegin
by organizing tours of the campuses in conjunction with an alumni reunion. It is
also very important to educate the staff of the universities' physical plants and
maintenance departments as to the sensitive nature of these buildings. There
are many potential benefits to the universities for undertaking the preservation of
their historic buildings.
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Proposed Methodology for Identification
and Selection of Historic and Conservation Districts
The report from Phase One of the Denton Survey identified four potential
areas for historic districts within the city. During the course of this phase of the
survey, these districts were re-examined and re-evaluated. The boundaries of
these districts have changed significantly in light of this study. Specifically, some
of the larger districts have been reduced to more manageable areas that more
accurately reflect their historical development. Furthermore, a re-evaluation of
the districts resulted in a change in the boundaries to exclude areas of high
concentration of contemporary in-fill or areas with a multitude of low priority
properties. While one district was omitted, another potential conservation district
was added. The re-evaluation process revealed that while some areas of the city
are historically significant, changes in the area have adversely affected the
integrity of the area. Alternative preservation ±echniques, such as conservation
districts, were discussed as a method for ensuring their future survival. The
colored maps of the districts are provided along with inventories of the properties
within the district boundaries for the following proposed districts:
Courthouse Square Historic District
Congress School Historic District
Austin Locust Conservation District
Bell Avenue Neighborhood Conservation District
The proposed historic districts were identified using the following
considerations: (1) the areas must contain a high concentration of high and
medium priority properties (or, properties that retain a high degree of historic
integrity) to give the district a sense of continuity; (2) there should be little or no
contemporary in-fill to intrude upon the proposed district; (3) the proposed
districts should reflect significant aspects of the historical development of Denton,
It is important to bear in mind that the proposed boundaries could change in the
course of more intensive research necessary for developing a National Register
nomination. Appendix C of this report includes an excerpt from the National
Register Bulletin No. 21 on Defining Boundaries for National Register Properties.
Two conservation districts are proposed as a means of preserving
significant neighborhoods which are not eligible for historic designation. A
conservation district, provided for by a separate conservation ordinance, can
conserve and maintain the existing character of a neighborhood that lacks the
historical continuity required of a local historic district. Such ordinances have
been successfully used in other cities, including Dallas, Boston, Portland,
Raleigh, and Memphis. These districts conserve an existing neighborhood by
regulating new construction and demolition. Alterations and additions to existing
buildings are regulated as well, but there is a great deal of flexibility in
determining the standards for individual conservation districts. The goals of a
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conservation district are to retain the historic character of a neighborhood as well
as to stabilize and enhance property values. A conservation district is
appropriate only for those areas that would otherwise not qualify for historic
designation.
One of the districts recommended in Phase One has been eliminated. The
area bounded by S. Carroll, W. Sycamore, S. Elm and W. Prairie streets was re-
examined and the area lacks the necessary concentration and continuity of
historic buildings. This area contains commercial encroachment along all of its
edges which adversely affects the historical feeling of the area. This was
probably once a much larger residential area which has been eroded by
_ commercial development over the years. The area as proposed in Phase One of
the survey already contained a large number of low priority sites. A re-
assessment of the area would probably result in some of the medium and high
priority properties being down-graded, thus further eroding the historic integrity of
the area.
A major consideration for the Denton Historic Landmark Commission is
whether to seek Local or National Pegister designation, or both levels of
designation, for the proposed districts. There is currently no provision for
designating historic districts at the state level. It is important to consider the
differences and potential benefits of these two types of districts in making this
decision.
National Register of Historic Places - Historic Districts
procedure for designation;
Submit preliminary information to the Texas Historical Commission for a
preliminary determination of eligibility for listing on the National Register. This
step insures that communities do not waste time and money on a nomination that
is ineligible for listing.
" A nomination is prepared and submitted to the staff of the Texas Historical
Commission for preliminary review. The preparation of a nomination requires
considerable research and generally takes approximately six months to a year.
There is considerable interaction with the staff of the Texas Historical
Commission during this process.
All property owners are notified that their property is being considered for listing.
It is not necessary to have the permission of all of the owners within a proposed
district. A district can be listed unless 51% of the owners protest the listing.
Each property owner receives one vote, regardless of how many properties they
own.
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The nomination is submitted to the State Board of Review for the National
Register of Historic Places. This board of professionals from various fields either
recommends approval or rejection of the nomination. The board may also
postpone a decision and ask that the nomination be revised to address specific
questions. (If a property is rejected, there is an appeal process).
' The recommendations of the State Board of Review are considered by the State
Historic Preservation Officer (the executive director of the Texas Historical
Commission). If he approves the nomination, it is submitted to the National Park
Service which has 45 days to act upon the nomination.
The entire process for nominating a historic district takes approximately 18
months to two years,
benefits:
' Properties that are listed on the National Register of Historic Places are eligible
for investment tax credits for construction costs for rehabilitation if it is an income-
producing property. (there is currently a bill in Congress that would extend these
tax credits to individual homeowners - see appendix for more information).
' Property could qualify for preservation grant assistance, when funds are
- available,
restrictions:
' There are no restrictions by the federal government on privately owned
property. Owners are free to do whatever they please to their property after
listing. Nor are they obligated to make their property open to the public at any I
time.
(NOTE: The Denton Historic Landmark Preservation Ordinance contains a
• provision for the protection of National Register Historic Districts within Section
28A-11(d) which gives the Denton Historic Landmark Commission the authority to
review any proposed changes to a building within a National Register historic
district, This review, however, is legally non-binding.)
' if a privately owned property receives federal funds, additional restrictions may
apply. For example, if an owner of a property receives investment tax credits or a
preservation grant, they must rehabilitate the property according to the Secretary
of the Interior's Standards for Rehabilitation or Restoration.
r.
' If a publicly owned or privately owned property is subject to the actions of a
federal agency, such as HUD or CDBG programs, or a federally funded project,
such as a highway project, the impact upon both the property and the entire
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district must be considered before proceeding with a project. The Texas
Historical Commission conducts such reviews (known as "Section 106' reviews).
Locally Designated Historic Districts
procedure for designation:
' The Denton Historic Landmark Commission prepares a preservation plan for the
proposed district including the elements described within the ordinance under
Section 28A-14. To summarize, an application for consideration as a historic
district is submitted to the Landmark Commission and contains a list of
properties, a map indicating boundaries, photographs of each buildings, and
descriptions of each building.
The Landmark Commission prepares a preservation plan and historic district
designation ordinance incorporating the elements of the application as well as
zoning classification, building code requirements, and regulations for signs,
parking, and architectural limitations for the proposed district.
' All concerned property owners are informed of the proposed district by making
the proposed preservation plan accessible to all concerned.
' The preservation plan and proposed ordinance amendment must be made
available to all city boards, departments and commissions directly affected.
' The City Council must approve the proposed historic district which becomes a
part of the ordinance,
benefits:
' Property owners could be eligible for local tax relief if their property is
individually designated as a local landmark, Inclusion within a historic district
alone is not sufficient to be eligible for tax relief as the ordinance is currently
written.
restrictions:
' Property owners must submit to the design review process and obtain a
i certificate of appropriateness before any changes are made to their property.
This includes properties considered non-historic, or non-contributing, to the
historic district.
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Pros And Cons of National Register of Historic Places
and Local Designation
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Private owners may find listing on the National Register of Historic Places more
appealing as there are absolutely no restrictions on their property, unless they
voluntarily seek federal funding or tax relief for some purpose;
BUT
National Register of Historic Places listing offers NO protection of historic
properties unless federal funds are involved;
Local designation requires owners to submit to a design review of any proposed
alterations to the property.
BUT
Local designation offers the best protection to historic properties.
National Register of Historic Places listing could make an owner eligible for
y, investment tax credits, but only if it is an income-producing property;
BUT
Local designation may afford some local tax relief for owners, even if the property
is a private residence.
Inclusion in a National Register of Historic Places Historic District could make a
property eligible for investment tax credits without being individually nominated to
the National Register,
BUT
Inclusion in a locally designated historic district does not automatically make a
Y property eligible for local tax relief - the property must be individually designated
as a local landmark.
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PROPOSED f
HISTORIC DISTRICTS
IN DENTON, TEXAS
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Proposed Courthouse Square Historic District
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It is strongly recommended that the Courthouse Square Historic District be
w initially nominated for listing on the National Register of Historic Places, This type
of designation would offer economic incentives to property owners without placing
restrictions on their use of the property. Owners might find this type of
designation less threatening while allowing them to see the potential benefits of
historic designation. National Register listing would provide a 20% tax credit for
rehabilitation projects. Denton is fortunate to have a spectacular courthouse at
the center of its downtown which affords tourism opportunities that could be more
highly developed. The City of Denton appears to have a strong Main Street
Program which should be utilized in educating property owners as to the pros and
cons of historic designation.
Design guidelines are a critical need for the downtown area. Although only
local designation would ensure the implementation of design restrictions and
design review, design guidelines could be developed for the downtown area that
could be implemented on a voluntary basis. Such guidelines could serve as an
important educational tool for property owners and could help prevent further
erosion of the historic integrity of the courthouse square.
Historic preservation has been used successfully in many communities to
encourage economic development and attract investors and businesses to the
older city centers, The city may want to pursue innovative preservation tools,
such as a reinvestment zone in the downtown area, to further promote its use and
economic revitalization. Such techniques could offer additional economic
incentives for property owners and attract new investors to the downtown area.
The properties within the proposed courthouse district were re-evaluated
and the new priority levels are indicated on the inventory for the proposed district.
Many high priority properties were re-asessed as medium. (See `Guidelines to
Assessments of Priority Levels in the Historic Resources Survey" within the
appendix of this report). In addition, one property burned during the summer and
several additional properties were discovered that were missed during the first
phase of the survey. The proposed district now contains 63 properties of which
45 are contributing to the district and 17 are noncontributing.
' The map of the proposed district, graphically depicting the high-medium-
low priority level properties in the district, indicates that the south side of the
square contains a predominance of low priority properties that constitutes a weak
~ link in this district. It would be important, however, to include all of the
courthouse square within any proposed district due to the very nature of the
traditional courthouse square planning so typical of county seats in Texas. While
this may be a weak point for this proposed district, such a commercial area has
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the most to gain from economic incentives that are available only for commercial
properties. Once a district is designated to the National Register of Historic
Places, owners of properties would be eligible for a 20% tax credit for
rehabilitation projects undertaken on buildings listed as contributing to the district.
Local designation could also offer tax relief to property owners. This could
encourage owners of buildings on the south side of the square to undertake
rehabilitations that would strengthen the historic integrity of this block.
The churches at the northwest (site #553) and southeast (site #1770) of
the downtown area have been excluded from the proposed boundaries of this
district. Building support for preservation is a critical issue and it is important that
the congregations of these two churches be offered the choice as to whether or
not they should seek designation on the National Register.
Congregations are not always supportive of being included within historic districts
as they may have concerns for restrictions placed upon them, particularly if they
are designated at the local level. They may, however, support individual
nomination to the National Register if they understand that this would place no
- restrictions upon them. This would involve educating the congregation and its
leaders. These two churches are very important, however, to the social and
architectural history of Denton. Hence, they have been included in the list of
individual buildings suggested for nomination to the National Register of Historic
Places.
The City of Denton should pursue innovative ways in which preservation
could aid in connecting the downtown area with the Arts District. Although the
Arts District does not contain the historical continuity necessary to constitute a
district, individual buildings could be nominated to the National Register of
• Historic Places. Some of these buildings have been included in our list of
suggested buildings for individual nomination. In addition, a conservation district
could be created for the area. Such a 'conservation district" wouid guide new
construction in the area so that it would preserve the historical character of the
area. This type of district emphasizes protecting this historic character rather
than preserving specific, existing architectural elements of historic buildings and
relies on the use of design guidelines. It offers greater flexibility and is less
restrictive than a locally designated district.
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Inventory of Historic Buildings in the Proposed Courthouse Square Historic District
nt Historic Inveniont Resources Su vev-Phase 11 Newlan Knight 6 Associates, Inc.
Address sercmenr Photographic Reference Date Identification Exterior Site
Street Number and Name CW HM Roll : Frame Slide Prop" Type Subtype Stylistic Influence Materials No.
Austin St. C H 78:01,02 X 1910 Commercial 2-Part Comm. Brick 1772A
113 N. Cedar St. C L 33,17 1940 Commercial 1-Part Comm. Brick 1785
211 N. Cedar St. C H 33:13 X 1900 Commercial 1-Part Comm. Brick 1637
Courthouse C H 46:20722373:04, X 1896 Institutional Courthouse Romanesque Rev. Slone 618
105 N. Elm St. (Demolished) 48:03 1925 Commercial t-Part Comm. ( destroyed lire) Brick 1585
109-11 N. Elm St. C L 48:02 1945 Commercial 1-Part Comm. Brick 1586
113.15 N. Elm St. C M 48,01 1900 Commercial Theatre Stucco 1587
117 N. Elm St. C L 47;35 1930 Commercial 1-Part Comm. Brick 1588
119.21 N. Elm St. C M 47:34 1945 Commercial 1 Part Comm. Brick 1589
123 N. Elm St. C H 47:33 X 1882 Commercial 1-Part Comm. Italianate Brick 1590
204.06 N. Elm St. C H 47:19 X 1900 Commercial 1-Part Comm. Brick 1635
205 N. Elm St. C H X Commercial 1-Pall Comm. 1590A
207 N. Elm St. C H 33:15 X 1875 Commercial 1-Part Comm. Stucco 1591
214.18 N. Elm St. N L 33:16 1940 Commercial 1-Part Comm. Brick 1636
221 N. Elm St, C H 33 14 7232 X 1927 Institutional Government Spanish Colonies Rev. Brick 1592
115 S. Elm St. C L 71:05 1930 Commercial Auto Dealer Stucco 1634
105 W. Hickory St. N L 40:21 1910 Commercial 1-Part Comm. Stucco 741
107 W. Hickory St. N L 46:22 1920 Commercial 1-Part Comm. Stucco 740
109 W. Hickory St. G H 46:23 X 1913 Commercial 1-Part Comm. Brick 739
116.17 W. Hickory St. N L 4625 1935 Commercial 1-Part Comm. Stucco 737
119 W. Hickory St. N L 4626 1925 Commercial 1-Part Comm. Stucco 736
121 W. Hicko St. N L 46:27 1935 Commercial 1-Part Comm. Brick 735
207 W. Hickory St. C H 46:28 7303 X 1925 Commercial 1-Part Comm. Classical Rev. Brick 734
209 W. Hickory St. C M 46:29 1940 Commercial 1-Part Comm. Brick 733
214 W. Hickory St, C H 46:33 X 1950 Commercial Theatre Moderne Brick 673
221.25 W. Hickory S[. C L 4a:3o 1940 Commercial 1-Part Comm. Brick 732
222 W. Hickory St. N L 46:32 1935 Commercial 1-Part Comm. Stucco 672
229.33 W. Hickory St. C L 46,31 1935 Commercial 1-Part Comm. Brick 731
100 N. Locust St. C H 46:34 X 1915 Commercial Bank Classical Rev. Slone 1771
100blk. N. Locust St. C L 47:04 1925 Commercial 1-Part Comm. Brick 1776
102 N. Locust SI, N L 46:35 1930 Commercial t-Part Comm. Stucco 1772
104 N. Locust SI. N L 47,01 1930 Commercial 1-Part Comm. Stucco 1773
106 N. Locust St. C M 47.02 1940 Commercial 1-Part Comm. Brick 1774
108 N. Locust St. C H 47:03 X 1925 Commercial I-Part Comm. Prairie School Brick 1775
114 N. Locust St. C H 47:05 X 1930 Commercial 1-Par[ Comm. Brick 1777
116 N. Locust St. C L 47,06 1930 Commercial 1-Part Comm. Brick 1778
118.20 N. Locust SL C H 47:07 X 1925 Commercial 1-Part Comm. Prairie School Brick 1779
C = Contributing to the Historical Character of the District H = High Priority Assessment
N = Non-Contributing to the Historical Character of the District M = Medium Priority Assessment
L= Low Priority Assessment
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Inventory of Historic Buildings In the Proposed Courthouse Square Historic District
Mon Historic Inventory Resources Sul vev-Phase 11 Newtan Knight 6 Associates, Inc.
Address ssesement Pholographic Reference Date Identification Exterior Site f
Street Number and Name C1N HM Roll ;Frame Slide Proper Type Subtype Stylistic Influence Materials No.
122 N. Locust St. N L 47:08 1,920 Commercial Theatre Stucco 1760
200 N. Locust St. N L 47:10 1895 Commercial 2-Part Comm. Stucco 1781
218 N. Locust St. C H 33:32 7301 X 1930 Institutional Government Classical Rev. Brick 1782
221.23 N, Locust St. C L 33:25 1930 Commercial 1-Part Brick 1691
225 N. Locust St. N L 7702.04 1930 Commercial 1-Part Cemm. Brick 1691A
111 W. McKinney St. N L 77.43 1930 Commercial I-Part Comm. Stucco 487A
108 E. Oak St. C L 47:09 1935 Commercial 1-Part Comm. Brick 619
100.02 W. Oak St. C H 47:11 X 1925 Commercial 1-Part Comm. Brick 566
104.06 W. Oak St. N L 47:12 1910 Commercial 1-Part Comm. Stucco 565
108 W, Oak St. C H 47.13 X 1915 Commercial 1-Part Comm. Brick 564
110 W. Oak St. C H 47:14 X 1900 Commercial 1-Part Comm. Brick 563
112.14 W. Oak St. N L 47:15 1930 Commercial 1-Part Comm. Stucco 562
116 W. Oak SL C M 47:16 1915 Commercial 1-Part Comm. Stucco _ 561
118 W. Oak St. C M 47:17 1900 Commercial 1-Part Comm, Brick 560
120.24 W. Oak St. C H 47:18 X 1900 Commercial I-Part Comm. Brick 559
200.04 W. Oak St. C H 4720 X 1935 Comir>Arcial 1-Part Comm. Brick 558
207.09 W. Oak St. N L 47:32 1935 Commercial 1-Part Comm. Stucco 617
208 W. Oak St. C M 47:21 1910 Commercial 1-Part Comm. Stucco 557
215.17 W. Oak St. C L 47:31 1920 Commercial 1-Part Comm. Brick 616
216 W. Oak St. C H 47:22 X 1940 Commercial 1-Part Comm. Brick 556
218 W. Oak St. C L 47:23 1930 Commercial 1-Part Comm. Brick 555
219 W. Oak St. C L 47:30 1420 Commexial 1-Part Comm. Brick 615
220 W. Oak St. N L 47:24 1930 Comr,ercial I-Part Comm. Spanish Colonial Rev. Brick 554
22t.25 W. Oak St. C M 4728,29 1925 Commercial 1-Part Comm. Brick 614
227 W. Oak St. C M 47:27 1940 Commercial 1-Part Comm. Brick 612
100blk. Walnut St. C H 71:04 7229 X 1920 Commercial Warehouse Brick 751
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C = Contributing 10 the Historical Character of the District H = High Priority Assessment
N = Nun-Contributing to the Historical Character of the District M = Medium Priority Assessment
L= Low Friority Assessment
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Proposed Congress School Historic District
The Congress School Historic District should be designated at the local
level to ensure that the historic integrity of the neighborhood is maintained in the
future. While this neighborhood contains few buildings given a high priority
rating, it is nonetheless significant as it embodies a representative sample of the
different types of bungalows constructed throughout the city. Bungalows
represent 58% of all historic buildings in the city, and the Congress School
Historic District exemplifies this type of middle-class housing constructed in
Denton during the 1920s and 1930s.
This proposed district possesses both the historical significance and
integrity necessary for listing on the National Register of Historic Places. But
- there are few economic incentives at the federal level for owner occupied homes,
although a bill has been prepared that would assist private homeowners in the
preserva!ion of such residences (see Appendix B for "Historic Homeownership
- Assistance Act"). Designation at the local level, however, might afford some
residents local tax relief. It would be important to build a consensus in the area
for support of a locally designated district. Members of the Denton Historic
Landmark Commission and city staff should meet with members of the
neighborhood and prepare a workshop to supply information on the benefits and
restrictions of designation. The home-, in This area are well maintained and the
residents obviously take much pride in their neighborhood.
This proposed district is characterized by modest bungalows reflecting the
historical developrnent of the middle-income residents of the area. Phase I of the
survey denFified bungalows as comprising 510,10 of all of the historic buildings in
Denton. This neighborhood captures many of the different types of bungalows
and allows for the preservation of a cross-section of this building type which was
so important to the early twentieth century character of the city. Additional
research in this area should reveal the historical boundaries of the neighborhood
which should be considered in the evaluation of boundaries for any district.
Modest neighborhoods such as this are often forgotten when developing priorities
for designation at the local or federal levels.
This area was initially included in the Oak-Hickory district in the Phase
One report of the survey. It has bee-i extensively re-evaluated and reduced in
size. The houses in this area are generally of a much smaller scale than the
residences along Oak and Hickory streets. Their grouping around a historic
school building provides a structural framework for consideration of this area as a
ti separate historic district. The proposed district contains 126 properties of which
102 are contributing and 24 are noncontributing.
The t. oposed boundaries for this district exclude several properties along
Mounts Street (site #s 1376, 1377, 1378) as these turn of the century properties
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are included in the Oak Hickory Historic District and pre-date the development of
the rest of the area and have different historical associations. Furthermore, three
properties along Pearl Street (site #s 460, 461, 462) which are currently a part of
the Oak Hickory Historic District are included because they are of the same scale
and date as the rest of the Congress School neighborhood. The City should
consider re-evaluating and adjusting the boundaries of the Oak Hickory District
during the process of designating the Congress School Historic District.
The area was greatly reduced in size from Phase I of the survey due to a
large number of low-priority properties as well as contemporary infill of newer
residences. The area bounded by Fultdn, Oak, Marietta, and Egan streets did
not appear to contain a high concentration of high or medium priority properties.
As a result, this area does not have a strong sense of historic continuity. There
are also a great many newer homes in this area. There are a large number of low
priority properties along Panhandle Street between Alice and Fulton streets that
should be carefully evaluated in the future. While these blocks retain a sense of
the historical continuity, there have been many changes to these residences that
w affect the historic integrity of the area.
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Inventory of Historic Buildings In the Proposed Old Congress School Historic District Newlan Knt ht & Associates, Inc.
Denton Inventonj 13gigurces I
Address _kssessment Photographic Reference Date Identification Exterior Sile
Street Number and Name CW HM Roll : Frame Slide Property Type Sub pe Stylistic Influence S n S aerials 130.
300 Amarillo St. N L 24:28 1935 Domestic Bungalow iding 309 Amarillo SL C L 23.18 1915 Domestic Bungalow Syn Siding
1290 309 Amarillo St, C L 2319 X 1920 Domestic Bungalow Craftsman Wood 1291
310 Amarillo St, C L 24.25 1930 Domestic Bungalow _ Tudor Rev. Syn Siding 1304
N L 23.20 1935 Domestic Bungalow S n Sidin 1292
401 Amarillo St, 1293
405 Amarillo St. C M 2321 X 1920 Domestic Bungalow Craftsman Wood
407 Amari llo St. C L 23.22 1925 Domeslic Bungalow Craltsman S n Siding 195
409 Amarillo SL C M 2323 X 1915 Domestic Bungalow Craftsman Wood 1295
C M 2324 X 1930 Domestic Bungalow Craftsman Wood
411 Amarillo St.
493 Amarillo SL C M 23.27 X 1920 Domestic Bungalow_ Craftsman Wood 1299
X 1925 Domestic Bungalow Craftsman Wood 1310
414 Amarillo St. C M 23 24
415 Amarillo St. C M 23.25 X 1925 Domestic Bungalow Craftsman Wood 1297
9298
417 Amarillo St. C M 23,26 X 1915 Domestic Bungalow Craftsman Wood
L 2328 1930 Domestic Bungalow Syn Sidin 1300
501 Amarillo 51. N
507 Amarillo St. C L 23,29 X 1940 Domestic Rectangular Wood 1301
519 Amarillo St. N L 2330 1940 Domestic Rectangular 5 n Siding 11302
303
L 2331 1925 Domestic Bungalow Wood
69g Amarillo St. N X 1930 Domestic Bungalow Wood 1311
520 Amarillo SL C M 2423 S n Siding 1304
523 Amarillo St. N L 2332 1940 Domestic Bun aloes
524 Amarillo St. 1312
C M 2422 X 1930 Domestic Bungalow _ Wood 526 Amarillo SL C L 2333 1925 Domestic tiara e/ Wood 1305
609.91 Amarillo St. G L 2334 1945 Domestic Duplex S n Sidin 1306
806 Anderson St. C M 28 02A X 1930 Domestic ~ Bun aloes Craftsman Wood 429
428
L 28,01A 1945 Domestic Bungalow Stone
890 Anderson St. N
all Anderson St. C L 3x04 1925 Domestic Bungalow Craftsman S Siding 432
1945 Domestic Bungalow wood
427
814 Anderson St. C M 28OOA
817 Anderson St, C M 3005 1925 Domestic Bungalow Craftsman Wood 431
431
i 820 Anderson St, C M 2735 X 1935 Domestic Bungalow Craftsman wood
C L 27,34 1940 Domestic Bun aiow S n Sidin 425 1
900 Anderson St, 424
906 Anderson SL C M 27,33 X 1935 Domestic Bungalow Craftsman Wood 424
913 Anderson St. C M 3OO6 1925 Domestic Bungalow Craftsman Wood 430
g96 Anderson St. C M 27:32 X 1930 Domestic Bungalow Craftsman Wood 423
918 Anderson St. C M 27:31 J X 1925 Domestic Bungalow Craftsman wood
358
X 1924 Institutional Educational Brick _
709 Congress S1. C H 2929 72 I 1 - 1920 Domestic Bun aiow S n Siding 341
800 02 Con ress St. N L 24.19 340
810 Congress St, C M 24:18 X 1925 Domestic 9ungalow Craftsman wood
816 Congress St, N L 24 17 1920 Domestic Bun aloes Craftsman S n Siding 339
C = Contributing to the Historical Character of the District H = = High Medium P 1r orrAtssessmnt t
N =Non-Coniributinto the Historical Character of the District L= Low Prlority Assessment
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Inventory of Historic Buildings in the Proposed Old Congress School Historic District Newlan Knl ht & Associates, Inc.
Donlon HistQric y r ey-Phage III
Address sessmeru Photographic Reference Date Identification Exterior Site
Street Number and Name CW HM Roll : Frame Slide Proper Type Sub pe Stylistic Influence Materia!~ No.
900 Congress St. C M 24:18 1920 Domestic Bungalow Craftsman Brick 358
906 Congress St, C L 24:15 1920 Domestic Bungalow Craftsman Wood 337
907 C ress St. C M 29-30 X 1915 Domestic Bu alow Wood 357
913 Congress St. C M 2931 X 1920 Domestic Bungalow Craftsman wood 356
916 Congress St. C L 23:14 1940 Domestic Bungalow n Siding 336
919 Congress St. C M 2932 1920 Domestic Bungalow Craftsman Wood 355
920 Congress St. N L 24.13 1925 Domestic Bungalow Craftsman S n Sidi 335
1005 Congress St. C H 29-33 7214 X 1920 Domestic Bungalow Craftsman Wood 354
1014 Con ress St. C L 24:12 1930 Domestic Rectangular Colonial Rev. S n Siding 334
1018 Congress St. C L 24:11 1940 Domestic Asymmetrical Colonial Rev. S n Siding 333
1022 Congress St. C M 24:10 1930 Domestic Bungalow Brick 332
311 Denton St. C M 25:15A 1930 Institutional Educational Brick 1386
404 Denton St. C M 2625 1930 Institutional Educational Brick 1385
802 Egan St. N L M,1 1 1940 Domestic Bungalow S n Siding 269
803 Egan St. C M 2901 X 1920 Domestic Bungalow Craftsman Wood 314
806 Egan St. N L 0910 1935 Domestic Bungalow Colonial Rev. S n Siding 288
809 Egan St. C L 29:02 1930 Domestic Bungalow Craftsman n Siding 313
810 E an St. C L 0909 1935 Domestic Bungalow Craftsman S n Siding 287
812 Egan St. C M 09.08 X 1930 Domestic Bungalow Craftsman Wood 286
613 Egan St. C M 2903 X 1925 Domestic Bungalow Craftsman Wood 312
900 Egan St. C M 0907 1925 Domestic Bun aloes Craftsman Wood 285
905 Egan St. N L 29.04 1935 Domestic Bungalow n Siding 311
r 1940 Domestic Asymmetrical
906 Egan St. N L 0906 S n Siding 284
909 Egan St. C L 2905 1935 Domestic Bungalow Wood 310
910 Egan St. C L 0905 1930 Domestic Bungalow Brick 283
Stone 282
912 Egan St. C M 0904 1935 Domestic Bungalow
914 Egan St. C L 09,03 1925 Domestic Bungalow Craftsman S n Sidi 281
915 Egan St. C L 29,06 1915 Domestic Bungalow Craftsman S n Siding 309
917 Egan St. C M 2907 X 1930 Domestic Bungalow Tudor Rev. Brick 308
918 Egan St. N L 0902 1940 Domestic Bungalow Brick 280
1002 Egan St. C M ogot x 1925 Domestic Bun aloes Craftsman Brick 279
1003 Egan St. C M 29,08 X 1925 Domestic Bungalow Craftsman Wood 307
1008 Egan SL C M 08,35 1925 Domestic Bungalow Stone 278
1009 Egan St. C M 2909 X 1925 Domestic Bungalow Craftsman Wood 306
1012 Egan St. C M 08.34 X 1930 Domestic _ Bungalow Craftsman Wood 277
1015 Egan St. C M 29,10 X 1925 Domestic Bungalow Colonial Rev. Wood 305
X 1930 Domestic Bun atow Craftsman Brick 276
1016 Egan St. C M 0833
C = Contributing to the Historical Character of the District H = High Medium Pty Assessment
t
N =Non-Contributing to the Historical Character of the District =
L= Low Priority Assessment
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Inventory of Historic Buildings in the Proposed Old Congress School Historic District
Denton Historic n r 11 Newlan Knight 3 Associates, Inc.
Address sessment Photographic Reference Date Identification Exterior Site
Street Number and Name C\N HM Roll :Frame Slide Property Type Subtype Stylistic Influence Materials No.
1018 Egan SI. C L 0832 1930 Domestic Bungalow S n Siding 275
1019 Egan St. C M 2911 X 1925 Domestic Bungalow Craftsman Wood 304
1022 Egan St. N L 0831 1930 Domestic Bungalow S n Siding 274
9081/2 Gregg St. C M 2&IIA 1940 Domestic Bungalow Wood 512
908 Gregg St. C M 2atoA 1940 Domestic Bungalow Wood 511
910 Greg St. C M 30.12 1940 Domestic Bungalow Wood 510
1004-06 Gregg St. C M 2a 12A 1920 Domestic Garage/ Wood 509
811 Haynes SIP C L 3oo7 1940 Domestic Bungalow Craftsman S n Sidi 451 E
815 Haynes St. C L 3008 1940 Domestic Bungalow Craftsman S n Siding 4510
816 Haynes St. C L 2809A 1915 Domestic Bungalow Syn Siding 451
900 Haynes SI. C L 28,OBA 1930 Domestic _ Bungalow Craftsman S n Siding 4$0
903 Haynes St. C M 3009 X 1940 Domestic Bu afow Wood 45
904 Haynes St. C M 2807A 1940 Domestic Bungalow Wood 448
905 Haynes St. C M 3010 X 1940 Domestic Rectangular _ Wood 4518
906-08 Haynes St. C M 2806A X 1930 Domestic Bungalow Wood 448
909 Haynes St. C M 3011 X 1940 Domestic &:n afow _ Wood 451A
910 Haynes St. C M 2805A X 1920 Domestic Bungalow Craftsman Stucco 447
914 Haynes St. _ C M 2804A X 1925 Domestic Bungalow Craftsman Wood 446
918 Haynes St. N L 2803A 1930 Domeshc Bungalow Craftsman S n Siding 445
419 Mounts Ave. N L 2x:03 1935 Domestic Bungalow S n Sidi 1379
423 Mounts Ave. C. L 24.04 1915 Domestic Bungalow Classical Rev. S n Siding 1380
501 Mounts Ave. N L 24:05 1940 Commercial 1-Part Comm. S n Siding 1381
500 Parkway St. C M 3032 1930 Domestic Bungalow Brick 413
501.03 Parkway St. N L 3013 1930 Domestic Bungalow Craftsman S n Siding 421
502 Parkway St. C M 3033 X 1920 Domestic Bungalow Craftsman Wood 412
505 Parkway St, C L 3014 1925 Domestic gun afow Craftsman Syn Siding 420
506 Parkway St. C L 3034 1930 Domestic Bungalow Tudor Rev. Syn Siding 411
611 Parkway St. C M 3015 1925 Domestic Bungalow wood 419
517 Parkwa St. C M 3016 X 1930 Domestic Bungalow Wood 418
602 Parkway St. C L 3o3s 1925 Domestic Bungalow S n Siding 410
603.05 Parkway St. C M 3017 X 1925 Domestic Duplex Wood 417
606 Parkway St. C M 31.01 X 1920 Domestic Bungalow Craftsman Brick 409
607 Park St. C _!A_ 30 X 1925 Domestic Bun afow Wood 416
614 Parkway St. C M 31.02 X 1920 Domestic Bun alow Craftsman Wood 408
615 Parkway St. C M 3019 X 1925 Domestic Bungalow Tudor Rev. _ Brick 415
619 Parkway St. C M 3020 X 1920 Domestc Bungalow Craftsman Wood 414
620 Parkway St. C M 31:03 X 1930 Domestic Dun aloes Brick 407
C = Contributing to the Historical Character of the District Medium Pr Priority Assessment
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N = Non-Contributing to the Historical Character of the District M = Low Priority Assessment
7 tF
Inventory of Historic Buildings in the Proposed Old Congress School Historic District
Denton Historic Inventory Resourclits . h ell Newla,r night & Associates, Inc.
Address ssessmwo Photographic Reference Date Identification Exterior Site
Street Number and Name CW HM Roll : Frame Slide Property Type Subtype S lisVe Influence Materials No.
502 Pearl St. N L 3-31 1930 Domestic Bungalow n Sidi 459
i/ 503 Pearl St. C M 35:21 X 1925 Domestic Bungalow Craftsman Wood 466
508 Pearl St. N L 3-30 1930 Domestic Bungalow Tudor Rev. S n Siding 458
510 Pearl St. C M 30:29 X 1920 Domestic Bungalow Cotonlal Rev. Wood 457
511 Pearl St. N L 35.22 1920 Domestic Bungalow Craftsman S n Sidi 465
512.14 Pearl St. C M 30.28 X 1920 Domestic Bungalow Cotonial Rev. Wood 458
515 Pearl St. N L 35:23 1920 Domestic Bu slow Craftsman n Sidi 464
518 Pearl St. C M 3027 X 1920 Domestic Bungalow Craftsman Wood 455
519 Pearl St. C M 35:24 1920 Domestic Bu alow Wood 463
604 Pearl St. C M 30,26 X 1920 Domestic Bungalow Craftsman Wood 454
606 Pearl SL C M 30.25 X 1910 Domestic Bungalow Craftsman Wood 453
607 Pearl St. C H 3023 72:15 X 1915 Domestic Four Square Mission Rev. Stucco 462
612 Pearl St. C M 3024 1920 Domestic Bun alow laftsman Wood/ n 452
613 Pearl St. C L 30.22 1920 Domestic Bun aloes n Sidi 461
619 Pearl St. C M 3021 X 1920 Domestic Bun aarisman Wood 460
C = Contributing to the Historical Character of the District H = High Priority Assessment
N = Non-Contributing to the Historical Character of the District M = Medium Priority Assessment
L= tow Priority Assessment
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Recommendations for the Existing Oak-Hickory Historic District
The recognition of the importance of the Oak-Hickory Historic District has
already resulted in its designation at the local level. The Oak-Hickory District is
by far the strongest district in the city because of its high level of historic integrity
and its strong historical associations. There are some differences between the
architectural character of Oak and Hickory streets that should warrant further
investigation. Oak Street contains a majority of residences of a monumental
architectural character reflecting the most popular high styles of the period. By
contrast, Hickory Street contains a majority of bungalows, although these are
more grand in scale than the more modest examples found in the proposed
"school" district. The Denton Historic Landmark Commission may want to
investigate expanding the boundaries of this district to include the south side of
Hickory Street as it includes a large number of high priority properties identified
during Phase One of the survey.
There currently are no financial benefits for listing on the National Register
of Historic Places for privately owned residences unless they are income
h producing, such as a bed and breakfast. But it is a great honor to receive the
recognition of listing at the national level. An educational workshop for the
residents of the Oak Hickory Historic District should be conducted to poll their
response to possible listing on the National Register. As this neighborhood is
already well protected under the local ordinance and it does not appear to be
threatened in any way, it is not recommended that the city Utilize its limited
financial resources to pursue a nomination for the residents of the neighborhood.
The Denton Historic Landmark Commission could, however, provide support to
such an effort through their knowledge and expertise on the history of the area.
Information contained within the survey of Denton would be very useful to any
such effort and should be made available to the residents. The preparation of a
nomination for this district could be accomplished by a graduate student in history
at one of the city's universities. It is important to understand that boundaries for a
National Register historic district may be different from the boundaries of a locally
designated district due to the different criteria used for each (see Appendix C for
an excerpt from National Register Bulletin No. 21 on *Defining Boundaries for
National Register Properties").
In the remote event of the future passage of the "Historic Homeowner
Assistance Act" (see Appendix B) by the U.S. Congress which would afford tax
credits for eligible rehabilitation projects, there is currently an infrequently utilized
method for National Register certification (not to be confused with actual NR
listing) of locally designated districts. This certification process is available only
to cities participating in the Certified Local Government Program of the National
Park Service and would allow property owners to take advantage of tax credits
without going through the formal nomination process. A copy of National Register
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Bulletin No. 17 which outlines this complete process is included in the appendix of
this report. This could potentially be utilized in other areas of the city as well.
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PROPOSED
CONSERVATION DISTRICTS
IN DENTON, TEXAS
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Proposed Austin-Locust Conservation District
The proposed Austin-Locust Conservation District is the most threatened
area of the city. The historic neighborhood is being squeezed on either side by
the expansion of Texas Woman's University along Oakland and Austin streets
and commercial development along N. Locust and N. Elm streets. As an
example of the changes being wrought in this neighborhood, the consultants
discovered four historic buildings along Austin Street demolished for a parking lot
between the time of the first phase of the survey in the spring of 1995 and the re-
evaluation of the neighborhood in the fall of the same year. While re-evaluating
the boundaries of the district only a few months later, an two additional properties
were found destroyed on the west side of the district. This neighborhood is
experiencing enormous threats to the future of its historic buildings. The city
should take immediate action to prevent future deterioration of the district's
historic resources.
It is recommended that the city pursue a conservation district for this area
rather than designation as a historic district at the local or federal level. This
neighborhood no longer contains the necessary historic continuity to satisfy the
requirements for historic designation. Moreover, such a designation could
discourage the commercial development which is taking place along Locust
Street and bring opposition from Texas Woman's University. The establishment
of a conservation district, however, could help preserve the remaining historic
integrity of its historic buildings without discouraging the development which is
already taking place within its boundaries,
The area surrounding Texas Woman's University was carefully re-
examined. It is a difficult area to assess as contemporary inf ll, much of it
associated with the university, appears throughout the area. But the
neighborhood contains important examples of residential architecture from
several periods and many retain a high degree of historic integrity. Furthermore,
there are homes in this area with historical associations with Texas Woman's
University. Contemporary intrusions often interfere with the sense of historical
continuity along the streetscape. Furthermore, Locust Street has developed into
an important commercial strip and appears to be losing its residential character.
Boundaries within this area were carefully considered to capture as many historic
buildings as possible while excluding the parking lots and large scale buildings
y that intrude into the neighborhood from the university's development.
The proposed district contains 135 properties of which 108 are contributing
and 27 are noncontributing. Several individual properties within the area, but
outside of the proposed boundaries, are included in the list of buildings for
consideration for nomination to the National Register of Historic Places on an
w individual basis. It is important for the Denton Historic Landmark Commission to
work with the owners of these properties to inform and educate them regarding
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the bene`ts of such a designatioo. Several of these properties are recommended
for designation as a local landmark to give them additional protection, particularly
the properties along Oakland (site #s 1927, 1919, and 1920) and N F:1M streets
(site #s 1595, 1606, 1609, and 1611). Property owners might be •ed to
such designation if appropriate tax incentives are granted.
The smaller area nestled on the southeast boundary of Texs s N/cman's
University was initially proposed as a district, but it was excluded from the
boundaries of the district as it appears to have been developed as a separate
subdivision and is much different in character from the area to the west of Texas
Woman's University. This area should be investigated further at a future date for
its associations with the faculty at Texas Woman's University. It contains a high
level of its historic integrity with few contemporary intrusions into the area.
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Proposed Austin-Locust Street Conservation District
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7Inventory of Historic Buildings In the Proposed Austin-Locust Street Conservation District
Resources Su r vev-Phase 1 Newlan Kn1 ht & Associates, Inc.
Address 13815me l Photographic Reference Dale Identification Exterior Site
Street Number and Name CW HM Roll :Frame Slide Property Type Subtype Stylistic influence Materials No.
500bik. Austin St. C H 40.12 X 1925 Infrastructure Wall Stone 1883
512 Austin St. C M 4011 X 1920 Domestic Bungalow Craftsman Wood 1884
519 Austin St. C M 38,14 X 1925 Domestic Bungalow Tudor Rev. Wood 1856
520 Austin SL C H 40,10 7406 X 1915 Domestic _ Bungalow Prairie School Brick 1885
601 Austin St. C M 3815 X 1925 Domestic Bungalow Craftsman Wood 1857
605 Austin St. C M 38.16 X 1925 Domestic Bun afow Craftsman Wood 1858
610 Austin St. C M 40:09 X 1925 Domestic Bungalow Colonial Rev. Wood 1666
614 Austin St. C L 140,08 1940 Domestic Bungalow Tudor Rev. Syn Siding 1887
615 Austin St. N L 3,917 1935 Domestic Bungalow S n Siding 1859
618 Austin St. C M 4007 X. 1940 Domestic Bungalow Stone 1888
619 Austin St. C L 38:18 1930 Domestic Bungalow Colonial Rev. Wood 1860
620 Austin St. C M 4006 1935 Domestic Garage/Apartment Wood 1889
621.23 Austin SL C M 3.19 X 1930 Domestic Bungalow Wood 1861
700 Austin SI. C H 40,04 74:04 X 1925 Domestic Bungalow Tudor Rev. Stone 1890
801 Austin St. C H 3820 7408 X 1915 Domestic Bungalow Colonial Rev. Wood 1862
914.12 Austin St. C M 4003 X 1920 Domestic Duplex Craftsman Wood 1891
916 Austin St. L 4002 1920 Domestic Bungalow Syn Siding 1692
917.19 Austin St. C H 3821 74.09 X 1915 Domestic Apartments Classical Rev. Brick 1863
918 Austin St. C M 4001 X 1925 Domestic [Bungalow Craftsman Wood 1893
1000-02 Austin St. C M 39:35 X 1925 Domestic Duplex Wood 1694
1004 Austin St. C L 39,34 1930 Domestic Bungalow S n Siding 1895
1007 Austin St. C M 3922 1925 Domestic Garage/Apartment Slone 1864
1011 Aus[inSt. C H 3823 74,10 X 1925 Domestic Bungalow Craftsman Wood 1865
1014 Austin St. C M 3933 X 1925 Domestic Bungalow Craftsman Wood 1896
IOt7 Austin St. C M 3824 X 1919 Domestic Bu afow Craftsman Wood 1866
1019 Austin St. N L 3925 1920 Domestic Bungalow S n Siding 1867
1105-07 Austin St. C H 3826 74:11 X 1945 Domestic Apartments Moderne Clay Block 1868
1110 Austin St. C L 3932 1930 Domestic Bungalow Craltsman Lyn Siding 1897
1111111 Austin St. N L 38:27 1925 Domestic Bungalow Craftsman S n Sidin 1669
1118 Austin St. C M 3931 X 1915 Domestic Bungalow Craftsman Wood 1898
1117 Austin St. C M 3828 X 1915 Domestic Bungalow Craftsman Wood 1870
1125.27 Austin St. N L 3829 X 1910 Domestic Bungalow wood 1871
1205 AOstin St. C H 3830 74.12 X 1905 Domestic Duplex Classical Rev. Wood _ 1872
1211 Austin St. C H 3831 74:13 X 1905 Domestic Center-Passage Classical Rev. Wood 1873
1213 Austin St. C M 3832 X 1925 Domestic Bun afow Colonial Rev. Wood 1874
1217 Austin St. C M 3833 X 1910 Domestic Bungalow Prairie School Wood 1875
1225 Austin St. N L 3834 1910 Domestic Bun afow Syn Sidi 1876
C = Contributing to the Historical Character of the District H = High Priority Assessment
N = Non-Contributing to the Historical Character of the District M = Medium Priority Assessment
L= Low Priority Assessment
`F
Inventory of Historic Buildings In the Proposed Austin-Locust Street Conservation District
rv - h II Newtan night & Associates, Inc.
Address Assessment Photographic Reference Date Identification Exterior Site
Street Number and Name C1N HM Roll : Frame Slide Proper Type Subtype Stylistic Influence Materiats No.
1302 Austin St. C M 3926 X 1910 Domestic Apartments Prairie School wood 1903
1306 Austin St. C L 3925 1900 Domestic Modified L-Plan wood 1904
1309 Austin St. C H 38.35 7503 X 1900 Domestic Modified L•Ptan Classical Rev. Wood 1877
1310 Austin St. N L 39,24 _ 1915 Domestic Bungalow Classical Rev. Wood 1905
1314 Austin St. C M 3923 X 1915 Domestic Center-Passage Classical Rev. Wood 1906
1317 Austin St. C H 3901 7502 X 1910 Domestic Center-Passage Classical Rev. Wood 1878
1401 Austin St. C M 39.02 X 1920 Domestic Bun alow Tudor Rev. Brick 1879
1402 Austin St. N L 3922 1920 Domestic Bungalow Craftsman Wood 1907
1409 Austin St. C L 3903 _ 1920 Domestic Bungalow Craftsman S n Siding 1880
1412 Austin St. C M 3921 1920 Domestic Bungalow Craftsman Wood 1908
1413 Austin St. C H 3904 7501 X 1920 Domestic Center-Passage Colonial Rev. Wood 1881
1416 Austin St. C M 39,20 X 1910 Domestic Bungalow Classical Rev. Wood 1909
1419 Austin St. C L 39,05 1920 Domestic Bungalow Craftsman S n Siding 1882
110 College St. C L Mot X 1935 Domestle Four Square Brick 75
116 Hann St. C H 4024 7509 X 1900 Domestic L-Plan Wood 172
121 Hann St. C M 34:25 X 1930 Domestic Bungalow Tudor Rev. Brick 170
122 Hann SL C L 4023 X 1935 Domestic Bungalow Wood 173
206 Hann St. C M 40,22 X 1925 Domestic Bungalow Craftsman Wood 174
211 Hann SI. C M 34.26 X 1915 Domestic Bungalow Craftsman Wood 171
609 N. Locust SL C H 31:34 73:13 1890 Domestic Center-Passage Classical Rev. Wood 1697
705 N. Locust SI. N L 3135 1900 Domestic Center-Passage Classical Rev. Wood 1698
711.13 N. Locust St. N L 32:01 1930 Domestic Bungalow Craftsman Wood 1699
717 N. Locust St. C M 3202 1915 Domestic Bungalow wood 1700
721.29 N. Locust SL N L 32:03 1940 Commercial 1-Part Comm. Stucco 1701
800 N. Locust St. N L 3502 1935 Domestic Bunalo_w Moderne Stucco 1786
801 N. Locust St. N L 32,04 1910 Domestic Four Square Prairie School Stucco 1702 I
802 N. Locust St. C L 35.03 X 1935 Domestic Bungalow Craftsman Brick 1787
809 N. Locust St. N L 3205 1900 Domestic Modified L-Plan Wood 1703
815 N. Locust St. C H 3206 73.14 X 1925 Domestic Bungalow Tudor Rev. Wood 1704
821 N. Locust St. N L 32o7 X 1910 Domestic L-Plan Wood 1705
829 N. Locus[ St. C M 3208 ,1905 Domestic Four Square Classical Rev. Wood 1706
913 N. Locust SL N L 32 a.1 1915 Domestic Bungalow Craftsman Wood 1707
914 N. Locust St. C H 3504 7331 X 1925 Domestic Bungalow Craftsman Brick 1788
919 N. Locust St. C M 3210 X 1930 Domestic Bungalow Craftsman Wood 1708
920 N. Locust St. N L 3505 1910 Domestic Bungalow Classical Rev. S n Siding 1789
927 N. Locust St. C M 32.11 1890 Domestic Modified L-Plan Queen Anne wood 1709
930.32 N. Locust SI. N L 35.06 1900 Domestic Modified L-Plan S n Siding 1790
C = Contributing to the Historical Character of the District H = High Priority Assessment
N = Non-Contributing to the Historical Character of the District M = Medium Priority Assessment
L= Low Priority Assessment
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Inventory of Historic Buildings in the Proposed Austin-Locust Street Conservation District
Historic nlon Inventory Resources urvev-Phase 11 Newlan Knight & Associates, Inc.
Address eassmanr Photographic Reference Date Identification Exterior Site
Street Number and Name CW HM Roil : Frame Slide Property Type Subtype S listic Influence Materials No.
933 N. Locust St. C H 32.12 73.15 X 1920 Domestic Bungalow Prairie School Brick 1710
934 N. Locust St. C M 3507 X 1925 Domestic Bungalow Craftsman Wood 1791
1001 N. Locust St. C H 132,13 7117 X 1935 Domestic Bungalow Stone 1711
1003 N. Locust St. C H 3214 7318 X 1935 Domestic Bun afow Stone 1712
1005 N. Locust St. C H 32;16 7319 X 1935 Domestic Bungalow Stone 1714
1009 N. Locust St. C H 3215 7320 X 1935 Domestic Bungalow Stone 1713
t010 N. Locust St. C M 3508 X 1925 Domestic Bungalow Craftsman Wood 1792
1012 N. Locust St. C M 3509 X 1925 Domestic Bungalow Craftsman Wood 1793
1013 N. Locust St. C M 3217 X 1925 Domestic Bungalow Brick 1715
1100 N. Locust St. C M 3570 1920 Commercial 1-Part Comm. Brick 1794
1104 N. Locust St. N L 35:11 X 1930 Domestic Bungalow Craftsman Wood 1795
1108 N. Locust St. C M 35:12 X 1915 Domestic Bungalow Craftsman Wood 1796
1112 N. Locust St. C M 35,13 1920 Domestic Bungalow Craftsman Wood 1797
1113 N. Locust St. C M 3216 1900 Domestic Bungalow Classical Rev. Wood 1716
1120 N. Locust St. C H 13514 7332 X 1925 Domestic Bungalow Tudor Rev. Brick 1798
1124 N. Locust St. N L 35:15 1925 Domestic Bungalow Craftsman Wood 1799
1200.02 N. Locust St. C M 35.16 X 1930 Domestic Bungalow/Duplex Craftsman Wood 1800
1208 N. Locust St. C H 35:17 73.33 X 1915 Domestic Fouf square Prairie School Wood 1801
1212 N. Locust St. C H 35,18 73.34 X 1930 Domestic Apartments Tudor Rev. Brick 1802
1300 N. Locust St. C M 3519 X 1910 Domestic Bun alow Wood 1803
1306 N. Locust St. C M 3520 X 1935 Domestic Asymmetrical Brick 1804
1314 N. Locust St. N L 3625 1900 Domestic Center-Passage Wood 1805
1400 N. Locust St. C M 3624 1900 Domestic Center•Passa a Classical Rev. Wood 1606
1402-04 N. Locust St. N L 3623 1920 Domestic Bungalow Craftsman Wood 1807
1408 N. Locust S1. C M 3622 X 1925 Domestic [Bungalow Craftsman _ Wood 1808
1415 N. Locust St. C M 3526 X 1925 Domestic Bun aloes Craftsman wood 1718
1416 N. Locust St. C L 3621 1935 Domestic Multi-Family Wood 1809
1419 N. Locust St. C H 35:27 7322 X 1920 Domestic Bun aloes Colonial Rev. Wood 1719
1421 N. Locust St. C H 3526 73.21 X 1910 Domestic Bun aloes Wood 1720
1423 N. Locust St. C M 3529 7323 X 1920 Domestic Bun alow Wood 1721
1424 N. Locust St. N L 3620 1905 Domestic Bungalow S n Siding 1810
1425 N. Locust St. C H 3530 7324 X 1930 Domestic Bungalow Wood 1722
1427 N. Locust St. C H 3531 7325 X 1930 Domestic Bungalow _ Wood 1723
1428 N. Locust St. C H 36,19 73:35 X 1925 Domestic Bungalow Craftsman Brick 1811
1429 N. Locust St. C H 3532 7326 X 1930 Domestic Bungalow Wood 1724
1431.3; N. Locust St. C M 3533 X 1915 Domestic Bungalow Craftsman Wood 1725
1513 N. Locust St. C H 3534 73.27 X 1930 Domestic Center•Passa a Colonial Aev. Brick 1726
C = Contributing to the Historical Character of the District H = High Priority Assessment
N = Non-Contributing to the Historical Character of the District M = Medium Priority Assessment
L= Low Priority Assessment
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1-7
Inventory of Historic Buildings In the Proposed Austin-Locust Street Conservation District
nton-Mstoric Resourges Su h Newlan night & Associates, Inc.
Address sessmmt Photographic Reference Date Identification Exterior Site
Street Number and Name C1N HM Roll :Frame Slide Property Type Subtype Stylistic Influence Materials No.
1605 N. Locust St. N L 35:35 1935 Domestic Bungalow Spanish Colonial Rev. Stucco 1727
1609.11 N. Locust St. N L 35.36 1940 Domestic Bun alow/Duplex _ S n Siding 1728
1615 N. Locust St. C M 36,02 1925 Domestic Bungalow Golcnial Rev. Wood 1729
1701 N. Locust St. C H 3603 7328 X 1915 Domestic Center-Passage Prairie School wood 1730
1707 N. Locust St. C M 3604 1930 Domestic Bungalow Craftsman Wood 1731
1723 N. Locust St. C M 36x05 1925 Domestic Bungalow Colonial Rev. Wood 1732
1725 N, Locust St. C M 3606 X 1910 Domestic Bungalow Classical Rev. Wood 1733
1819 N. Locust St. C M 3607 X 1930 Domestic Bungalow Tudor Rev. Brick 1734
1823 N. Locust St. C H 36:08 73.29 X 1915 Domestic Bungalow Wood 1735
1835 N. Locust St. C H 36:09 7330 X 1920 Domestic Center-Passage Colonial Rev. Brick 1736
100blk. Marshall St. C H 34:24 74:05 X 1935 Infrastructure Retaining Walls Stone 249
110 Marshall St. C M 4005 X 1925 Domestic Bungalow wood 250
1419 Oakland St. N L 40,32 1940 Commercial 1-Part Comm. Wood 1922
1421 Oakland St. N L 4033 X 1930 Commercial 1-Part-Comm. Stucco 1923
1423.29 Oakland St. C H 40,34 7505 X 1925 Commercial 1-Part-Comm. Brick/Wood 1924
1925
1503 Oakland St. C M 40,35 X 19,35 Domestic Bungalow K13
1507 Oakland St. C M 4101 X 1935 Domestic Bungalow 1926
110 Sawyer St. N L 4029 1930 Domestic Bungalow Tudor Rev. idin 112
411 Sawyer SL C L 34.29 1930 Domestic Bungalow Craftsman idin 108
115 Sawyer St. C L 343o 1925 Domestic Bungalow din 109
119.21 Sawyer St. C H 34:31 X 1945 Domestic Apartments Clay lock 110
200 Sawyer St. C L 4028 1925 Domestic Bungalow Craftsman idin 113
2 X 1915 Domestic Bungalow Craftsman Wood 111
203 Sawyer St. C M 34,3
0 Third St. C H 75.08 1890 Domestic L-Plan Wood 1804A
C = Contributing to the Historical Character of the District H = High Priority Assessment
N = Non-Contributing to the Historical Character of the District M = Medium Priority Assessment
L= Low Priority Assessment
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Proposed Bell Avenue Neighborhood Conservation District
The Bell Avenue Neighborhood Conservation District is located north of
Texas Woman's Universit, and represents important examples of residential
design from the 1920s through the 1940s. The proposed includes the area
bounded by University Driva, Bell Avenue, Sherman Drive, and Locust Street and
including portions of Roberts and Woodland streets. The area is experiencing
commercial encroachment and heavy traffic into the area. Due to its small size, it
could provide the City of Denton with a test case for applying a conservation
district to a neighborhood.
The Bell Avenue Neighborhood contains important examples of residential
design, but contains too many post-1950 homes to qualify as an historic district.
Included within the district is a home designed by O'Neil Ford at 1819 Bell
Avenue. The neighborhood holds further significance for its Tudor Revival style
bungalows, its examples of later bungalow forms dating from before and after
World War ll, and its early examples of Ranch Style and modern residences.
While the neighborhood could be eligible for designation as a historic district in
the near future, it may not survive intact unless a program for its future
preservation is devised now.
The success of a conservation district is dependent upon the participation
of its residents, and the residents of the Bell Avenue neighborhood have
expressed a concern and a desire to preserve the character of their area.
Moreover, the lessons learned in applying a conservation district to this area
could be applied to larger and more complex areas such as the proposed Austin
Locust Street Conservation District.
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Contributing (Historic) :-s
E = Non-Contributing (Historic)
Non-Contributing (Contemporary) J
34
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Inventory of Historic Buildings In the Proposed Bell Ave. Conservation District Newton Knf ht 6 Associates, lnc.
Address AHML snsu Photographic Reference Identification Exterior Site
Date
Street Number and Roll i Frame Slide ProperSt listic influence Materials Nu.
L 5IA9 1935 Domestic Bun alow S n Sidi 1993
1803 Bell Ave. S n Sidin 1994
1807 Bell Ave. L 5120 1945 Domestic Bungalow
1812.14 Bell Ave. H 5229 X 1935 Domestic As mmetrical Tudor Rev. Brick 201 t
1816 Be11 Ave. H 52:28 X 1920 Domestic L•Plan Colonial Rev. WObMMIK 2012
1819 Bell Ave. C H 51:21 76.01 X 1935 Domestic L•Plan O. Ford / D. Williams Brick 1995
1945 Domestic Asymmetrical EMCRIWood 2013
1902 Ben Ave. C M 52,27
1903 Bell Ave. C H 5122 X 1935 Domeslir: Asymmetrical Tudor Rev. Brick 1998
X 1940 Domestic Asymmetrical Tudor Rev. Brick 2014
1812 Bell Ave. C H 5226
1920 Bell Ave C X 1935 Domestic Bungalow Tudor Rev. Wood 2015
M 5225
1923 Bell Ave. . C H $123 X 1925 Domestic Asymmetrical Tudor Rev. Brick 1997
1926 Belt Ave. C M 52:24 X 1940 Domestic Asymmetrical Tudor Rev. Brick 2016
1925 Domestic Asymmetrical Tudor Rev. Syr, Siding 1998
2003 Bell Ave. N L 51:24
2006 Belt Ave. C L 5223 1940 Domestic T-Plan Tudor Rev. S n Siding 2017
2007 Bell Ave. C M 51:25 X 1925 Domestic Asymmetrical Tudor Rev. Brick
2009 Bell Ave. C M 5126 1930 Domestic _ Bungalow Tudor Rev. Brick 2000
2016 Bell Ave. C L 5222 1925 Domestic Bungalow Craftsman Syn Siding 2018
2017 Bell Ave. C H 51:27 X 1930 Domestic Bungalow Tudor Rev. Brick 2001
2019 8911 Ave. C L 51:26 1930 Domestic Cenler•Passa a Colonial Rev. S n Sidi 2002
1945 Domestic Asymmetrical S n Siding 2019
C L 52:21 2020
2020 Bell Ave.
2106 Bell Ave, C H 5220 X 1920 Domestic Asymmetrical Tudor Rev. Std 25
616 Roberts St. C L 4403 1945 Domestic Asymmetrical
23
517 Roberts St. C L 44:04 1945 Domestic As mmetrical S n Siding 23
X 194D Domestic Bungalow Stone
520 Roberts St. C H 44.02 Wood 27
111 Sherman Dr. C M SOD2A X 1925 Domestic Bungalow
11q Sherman Dr. C L 66:22 1925 Domestk Bungalow Craftsman Stucco 43
115 Sherman Dr. C M 5oo3A 1925 Domestic Gun aloes Tudor Rev. Syn Siding 44
28
1925 Domestic Bungalow Craftsman S n Siding
Dr. C L s621
120 Sherman
127 Sherman Dr. C H 5o04A X 1910 Domestic Four Square Classical Rev. Wood 29
30
205 Sherman Dr. C M 5o05A X 1925 Domestic Bungalow Craftsman S n Siding 31
215 Sherman Dr. C L $109 1945 Domestic Asymmetrical Syn Siding 32
219 Sherman Dr. C L 51:10 1940Domestic -Bungalow
Stucco 33
415 Sherman Dr. N L 51 11 1945 Commercial 1•Parl Comm.
419 Sherman Dr. C L 51 12 1940 Domestic Center-Passage Colonial Rev. S n Sidin 34
45
!1194 Domestic Cenler•Passa a Wood
420 Sherman Dr, C L 6620
427 Sherman Dr. C L 5113 Domestic As mmetical Tudor Rev. W n~dSidig 35
36
431 Sherman Dr. stta Domestc Bun aloes Craftsman
431 E. Universi C M 391s Domestic Gungalow Craftsman Syn Siding 63
209 1
C = Contributing to [he Histor'x;al Character of the District H = HiMedium gh Priori rr oAs Asses t
N = Non-Contributing to the Historical Character of the District L= Low Priority Assessment
Inventory of Historic Buildings in the Proposed Bell Ave. Conservation District
Denton Historic Inventory Resources 1 Newlan Knight & Associates, Inc.
Address , sessm.nr Photographic Reference Date Identification Exterior Site
Street Number and Name CW HM Roll : Frame Slide Proper Type Subtype Stylistic Influence Materials No.
215 E. University Dr. C H 39.17 X 1920 Domestic Center-Passage Colonial Rev. Wood 64
219 E. University Dr. C L 3918 1925 Domestic Bungalow Tudor Rev. Stucco 65
415.19 E. University Dr. C M 39.19 1940 Domestic Asymmetrical Colonial Rev. Wood 66
100 Woodland St. C L 4,131 1945 Domestic Asymmetrical Ranch S n Siding 57
132 Woodland St. C L 4330 1925 Domestic Asymmetrical S n Siding 58
211 Woodland SI. C M 3906 1940 Domestic Asymmetrical wood 49
219 Woodland St. C L 3907 1945 Domestic Asymmetrical Brick 50
220 Woodland St. C H 43',29 X 1940 Domestic Asymmetrical Contemporary Cla Block 59
411 Woodland St. C H 3906 X 1940 Domestic Bungalow Brick 51
415 Woodland St. C L 3909 1940 Domestic Bungalow S nSidi 5i-
419 Woodland St. C L 3910 1940 Domestic Bungalow S n Sidi no F-3
423 Woodland St. C M 391 t 1945 Domestic Bungalow Syn Siding 54
424 Woodland St. C M 4328 X 1945 Domestic Bungalow Wood 60
607 Woodland St. N L 39,12 1920 Domestic Four Square S n Siding 55
610 Woodland St. C L 4327 1945 Domestic Rectan ufar Minimal Traditional S n Siding 61
611 Woodland St. C L 3913 1925 Domestic ]Bungalow Tudor Rev, S n Siding 56
C = Contributing to the Historical Character of the District H = High Priority Assessment
N = Non-Coniributing to the Historical Character of the District M = Medium Priority Assessment
L= Low Priority Assessment
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SELECTION OF INDIVIDUAL
HISTORIC BUILDINGS IN DENTON
FOR HISTORIC DESIGNATION
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Analysis of Property Types Identified in
Phase I of the Historic Resources Survey of Denton
The first phase of the survey of historic resources in Denton identified
2,409 historic properties. Additional study of the area during the second phase
of the survey has resulted in changes to these statistics. In particular, the re-
assessment of properties within the proposed historic districts has resulted in
changes to the results reported in the initial, preliminary survey.
Eight properties were either demolished or destroyed by fire since the
initial survey. One medium priority property in the downtown area, located at 105
N. Elm (site # 1585), was destroyed by fire during the summer of 1995. Six
properties were lost in the proposed Austin Locust Conservation District. Five of
these were demolished (site #s 1658, 1899, 1900, 1901, 1902) and one lost to
fire (site # 1600). The site of four of these houses along Austin Street is now a
parking lot. In addition, one of the homes originally located in Quakertown has
been destroyed (site # 942).
Additional properties, however, were discovered during the course of the
re-assessments of this phase of the survey. In ;tie Courthouse Square Historic
District, two properties were located at 205 N. Elm (site # 1590A) and at the
corner of North Austin and East Hickory streets (site # 1772A). Both of these
properties were assessed a high priority ranking. Further study of the block of
buildings along West Oak between North Cedar and Bolivar (site #s 612-616),
however, revealed that there were four buildings here and not five as previously
thought. Other buildings were discovered both within the proposed districts and
in other parts of the city. In addition, post-1950 buildings designed by O'Neil Ford
were added.
There are now 2,423 historic properties within the City of Denton. Please note
that we have retained the demolished properties within our inventory.
Furthermore, a more intense examination of the proposed historic districts
resulted in the re-evaluation of the priority level for these buildings. This resulted
in a change in the number of high-medium-low priority properties as follows:
Phase One of Survey 2.409 Historic Properties
high priority 766 properties (32% of the total)
medium priority 500 properties (21% of the total)
tow priority 1,143 properties (47% of the total)
N Phase Two of Survey 2. 423 Historic Properties
high priority 323 properties (13% of the total)
medium priority 879 properties (36% of the total)
low priority 1,202 properties (49% of the total)
demolished 8 properties
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These types of re-assessments of properties in light of additional research
and study are typical of such surveys of historic resources. As mentioned in a
previous report, the survey process is not static and re-assessments in light of
additional information are an important part of the process. As additional
proposed districts and individual properties receive further study, more changes
to the above statistics will be made.
nh The purpose of a building analysis is to provide statistical information that
could be useful in setting priorities for both proposed historic districts as well as
individual properties in order to assure a proper representation of a particular
building type or historical period. The first phase of this survey revealed that an
astonishing 91% of all of the historic buildings in Denton are domestic
architecture. This group comprises 2,200 of the 2,408 buildings identified in the
survey. All of the other categories of building type represent only 8% of the total
number of historic buildings. Of these other groups, commercial architecture
represents the largest building type and comprises 5% of the buildings identified
in the survey.
Domestic buildin types identified in the serve include the followin
bungalows 1,406 630 of all residential buildings
asymmetrical 203 9% of all residential buildings
rectangular 158 7% of all residential buildings
center-passage 92 4% of all residential buildings
two-room 66 3% of all residential buildings
L-plan 74 3% of all residential buildings
modified L-plan 49 2% of all residential buildings
four-square 32 1 % of all residential buildings
shotgun 22 1 % of all residential buildings
multi-family 54 2% of all residential buildings
Residential building types that represent less than 1% of the total number
of domestic buildings include: Four Squares; Garages and Garage Apartments; I-
Houses; T-Plans; U-Plans; and Single Pens. As these building types are
uncommon in Denton, their significance should be carefully reviewed in order to
prioritize their importance to the history of the residential development of Denton.
Bungalows represent not only 63% of the total number of residential
buildings, but also 58% of all historic buildings in Denton. The significance of this
" large number of bungalows is two-fold: (1) this building type played an essential
role in the development of residential architecture in Denton and its significance
should be carefully investigated further, and (2) it will be necessary to carefully re-
evaluate the priority level of this particular class of buildings in light of the large
numbers in order to better understand the true significance of individual buildings
within a much larger, common building type for the City of Denton.
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The other build in t D- e es re resented in the surve break down as follows:
commercial 136 buildings
institutional 42 buildings 1
industrial 9 buildings °
infrasiructure6sttes less than 1%
landsca less than 1%
pa 2 sites less than 1%
military 2 buildings
objects less than 1%
transportation 1 object less than 1%
7 structures less than 1 %
agricultural 1 building less than 1%
cemeteries 4 sites less than I%
Although the above building types represent only 8% of the total historic
resources, they are no less important to the historical development of Denton.
Each of these types have the potential for illustrating an important aspect of
Denton's history and should be considered in the overall plan for the preservation
of the city's historic resources. The commercial, industrial and transportation
• buildings and sites, in particular, are important for their role in the economic
development of Denton. Also of great importance are the institutional buildings
that represent the governmental, educational and religious history of the city.
An analysis of the dates of the buildings identified in the survey can
provide important information for the selection of priorities.
19th century 2%
1900-1909 4%
1910-1919 10%
1920-1929 30%
1930-1939 27%
1940-1945 23% (note: this is but a five-year period)
These statistics indicate a progressively larger number of surviving buildings until
the Depression era, after which a small decline in the number of surviving historic
buildings is indicated. The small percentage of nineteenth century buildings could
indicate a need to look carefully at the surviving buildings from this period for
incorporation into preservation priorities. If these buildings are not included in any
proposed districts, they may be candidates for individual nominations. A break
down of the nineteen;h century buildings is as follows.
1875 2 builoings 1880-1889 13 buildings
1890-1899 46 buildings cemeteries 3 sites
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ait Proposed Methodology for Preliminary Identification of
Individual High Priority Properties
A nomination to the National Register of Historic Places can include both
districts and individual properties within the same "multiple property" nomination.
A selection of individual buildings should represent the historic contexts of Denton
in order to adequately represent the various phases of the city's historical
development. In addition, such consideration might include representative
examples of different building types that were identified in the first phase of the
survey, particularly if they are not represented within the selected historic
F+ districts.
Tne attached list was compiled from the inventory of all high priority
properties not included in the proposed historic districts. Although the
preparation of a historic context for Denton is not part of this phase of the project,
one can begin to contemplate which contexts might be the most significant. The
following options are suggested as areas of further investigation for designation,
both at the local and federal levels, of individual properties of high significance to
the history of Denton. The members of the Denton Historic Landmark
'Commission should not feel they are limited to the following suggestions, but
should feel free in exercising their own best judgment in making additions or
deletions from the list.
(1) The Work of O'Neil Ford
Denton contains an important selection of the work of O'Neil Ford which should
be considered for nomination, perhaps as a separate, thematic National Register
nomination. Some of these buildings are less than 50 years old, which is a
general requirement for listing on the National Register of Historic Places. The
National Register, however, will consider properties that have achieved
significance within the last fifty years if they are of "exceptional" significance.
Exceptional significance does not require that the property be of national
significance, but only that it is important within the appropriate historic context,
whether at the local, state or national level. Post-1945 buildings were not
included as part of the scope of work for Phase I of the survey. During this
second phase of the survey, all of Ford's work was reviewed and added to the
inventory. A few of his buildings have been moved which could affect their,
eligibility for consideration for listing on the National Register, and some of the
properties have integrity problems that should be carefully evaluated during the
preparation of such a nomination. The following is a list of O'Neil Ford buildings
in Denton:
Mary Marshall Home (1929) 1819 N. Bell
Built in association with David Williams
Recorded Denton Historic Landmark
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r r;Jack Johnson House (1938) 2280 W 0: *
Built in association with Arch Swank
The front and back porches were enclosed on this house which should not
adversely affect its eligibility.
Annie Alford Homes (1939) 220 Marietta
Built in association with Arch Swank
The porchns were enclosed on this house which should not adversely affect its
eligibility.
Lillian Parrill Home (1939) 1712 Highland Park Road
This house was moved in 1967 from its original location at Avenue D and
Chestnut. The relocation of the building will need to be assessed as to its effect
on its eligibility for listing on the National Register of Historic Places
Little Chapel in the Woods (19391 Texas Woman's University
Listed on the National Register of Historic Places
Recorded Texas Historic Landmark
Built in association with Arch Swank as a National Youth Association project,
First Christian Church (1959) 1203 N. Fulton
Built in association with Howard Wong
Fairhaven Retirement Home (1963-1965) 2400 N Bell
Designed by Ford, Arch Swank and Roland Laney
Roland and Authella Ford Hersh House 0965) 1408 Country Club Road
Selwyn School Complex 3333 W. University
Preston House dormitory (1965)
Kramer Science Building (1966)
Moody Dining Hall (1966)
boys dormitory
master plan
Municipal Swimming Pool (1965)
Built in association with Roland Laney
Denton Civic Center (1966)
Denton Municipal Building (1967)
Air Terminal Denton Municipal Airport (1967)
Built in association with Roland Laney
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Emil Fowler Public Library 0949 additions in 1969 and 19801 502 Oakland
Originally designed by Wyatt Hedrick in 1949, O'Neil Ford designed two major
additions in 1969 and 1980.
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Gazebo date unknown) University of North Texas
Renovation of Art and Science Buildings (1980-1981) Texas Woman's University
Wilton Babbitt, principal in charge of project
(2) Agricultural History of Denton
_ There are two farmsteads now located within the city limits which still retain
significant outbuildings and could represent the earlier agricultural history of the
area. These sites are located at 2212 W. Oak (1900) and in the 1500 block of
Mingo (1905). In addition, the Dairy Co-Op located at 320 Bell also represents
this aspect of Denton's history.
(3) Fry Street Area
There are several significant buildings along the 200 through 400 block of Fry
Street that should be considered for designation. They were included in the
district for the Oak-Hickory area in the Phase I report, but subsequent re-
examination of this area excluded them from the district due to the discontinuous
Y nature of the area. Several of these buildings, such as those located at 224 and
321 Fry, date from the nineteenth century. Nineteenth century buildings located
elsewhere in the city should also be considered.
(4) Industrial History of Denton
These buildings reflect the importance of an industrial base that was established
in Denton in the early years of the twentieth century. There are two resources of
a high priority level that could be considered for designation: Acme Brick (1930)
and Morrison Mills (1940).
(5) Quakertown
The African-American community should not be neglected in light of the sparse
number of resources that reflect the African-American history in Denton. There
are several homes that have been identified as having been moved from the
Quakertown area. While structures that have been moved are generally not
eligible for listing on the National Register of Historic Places, Criteria
Consideration B does allow for listing of structures that were moved more than
fifty years ago or if it is the surviving property most importantly associated with a
historic event. There should be no problem in qualifying these buildings for listing
on the National Register.
/ According to the publication, Quakertown, 1870-1922, there are several
surviving homes from the original Quakertown area:
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1015 Hill Street (W.E• Woods Home)
1129 E. Hickory (Maude Wood Hembry House) - altered
Neither of these homes were identified in Phase I of the survey, perhaps due to
significant alterations to the original structures. These homes need to be re-
evaluated if this topic is selected by the Denton Historic Landmark Commission.
The survey identified several other houses that were either moved from
Quakertown or represent the African-American community in the re-located area:
1113 Hickory 1007 Wilson
1120 Hickory 302 Crawford
1121 Hickory 710 Frame
1129 Hickory 704 Frame
(6) Religious Architecture
There are several historic churches in Denton that would qualify for listing on the
National Register of Historic Places. The National Register criteria requires that
religious properties derive their significance from architectural distinction or
historical importance in order to avoid the appearance of "judgment by
government about toe validity of any religion or belief." Thus, these properties
must be assessed in purely secular terms. The historic religious buildings
identified in the survey were assessed on this basis and would potentially qualify
for listing on the National Register of Historic Places.
Congregations are not always supportive of local designation for their structures
due to the restrictions that may be placed upon them. National Register listing,
however, has none of these restrictions yet would allow for the re; ognition of the
importance of their history. Building support among religious congregations can
be an important element in establishing a consensus for preservation in the
community.
(7) Vernacular Architecture
Denton has many outstanding examples of vernacular architecture that could be
considered for designation. The term "vernacular" refers to the common building
traditions of an area and can be as diverse as to include log houses or diners.
For example, Denton has some very good examples of early gas stations. The
vernacular environment should not be excluded as it allows for an interdisciplinary
understanding of the history of an area.
(S) Transportation and Infrastructure
Transportation played an important role in the history of Denton, linking it with the
greater metroplex area and the rest of the state. There are several railroad
bridges and a depot listed on the high priority level inventory. In addition, there
are several examples of WPA era culverts and drainage ditches that should be
considered. An example of these is included in the proposed Austin-Locust
district which would be sufficient as a representative sample of this work if this
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district is pursued. This area may also be utilized to include the city's power
plant, an important example of the moderne style in Denton.
_ (9) Institutions of Higher Education
Universities often discourage the historic designation of their buildings, often out
of fear that it will hinder their educational mission. In fact, this premise was used
to exempt university buildings from the Texas Antiquities code, which protects
historical sites owned by state and local governments. Educational methods can
_ be used, however, to encourage the preservation of such buildings. For example,
buildings listed on the National Register of Historic Places can receive critical
exemptions from some of the requirements of the Americans with Disabilities Act.
Furthermore, preserving the older structures can be an important step in build'19
support among the alumni of collegas. The universities in Denton played a
seminal role in the history of the city and their preservation should be encouraged
by increasing the awareness of their significance through tours, educational
materials and cooperative projects.
(10) Other Individual Buildings
There are other buildings with either historical or architectural significance that
should be considered for designation both at the local and federal levels.
Examples of these buildings include the Women's Building (site # 1927) and the
Fire Hall on Elm Street (site # 1609). A selection of buildings for this category
could include any buildings that members of the Denton Historic Landmark
Commission feel have made an important contribution to either the architectural,
social, cultural or economic history of the city.
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Inventory of Individual Properties Recommended for Listing on the National Register of Historic Places Newlan Knl ht a Associates, Inc.
GilrrAs Sus'vP -
Address Priori Photcgraphic Relerence Identification Exterior Site
Date
Street Number and Name H M L Roll : Frame Slide Property Type Subtype Stylistic Influence Materials No.
0 Acme Brick x 6615 7526 X 1930 Industrial Brick Plant BrickfMetal 1453
5500 A rport Rd. X 75:33 X 1967 Institutional Airport O'Neil Ford Brick FORD 01
520 Austir St. X 4010 74:06,07 X 1915 Domestic Bungalow Prairie School Brick 1885
106 Avenue B X 0717 75:23 X 1930 Institutional Fire Station Spanish Colonial Rev. Brick 11 e8
Metal 2003
320 Bell Ave. X 62.07 75,29 X 1940 A ricultural Dairy Co-op
515 Bell Ave. X 7609.11 X 1965 Recreational Swimmi,lg Pool O'Neil Ford _ Concrete FORD 02
1819 Bell Ave. X 5121 76.01 X 1935 Domestic L•Plan O. Ford! D. Williams Brick 1995
2400 Bell Ave. X 7602 X 1963 Institutional Retirement Home O'Neil Ford Brick FORD 03
0 Ci riO Center X 7612.14 X f 966 Institutional Civic Center O'Neil Ford Brick FORD 04
709 N. Fim St. X 36:26 X 1905 Domestic Modified L-Plan Wood _ 1595
1515 N. Elm SI. X 3710 75 07 X 1930 Institutional Fire Station Spanish Colonial Rev. Brick 1609
1621 N. Elm Si. X 37:06 X 1915 Domestic Four Square Prairie School Wood 1611
X 52,16 75:24 X 1885 Domestic I-House Wood 2021
2901 N. Elm SL Stone 1097
p Farm Rd. 156 1dGNRR X 46:03 X 1902 Transportation Railroad Bridge
X 1900 Transportation Railroad Bridge Brick 377
0 Farm Rd. 156 1&GNRR X 46:04
224 Fry St. X 27.22 75:I4 -X-1-895 Domestic Modified L-Pian_ Oueen Anne wood 1234
301 F St. X 2301 75:15 X 1910 Domestic Four Squar, Wood 1221
321 St x 2306 _ X 1885 Domestic Modified L-Plan Queen Anne Wood 1225
425 F St. % 231.. 75_11 X 1900 Domestic Modified L-Plan Oueen Anne Wood 1227
1203 N. Fulton St. X 7534 X 1959 Institutional Religious _ O'Neil Ford Brick FORD O6
300blk. E. Hickory St. x 4634 75 2'__ X 1945 industrial Water Power Plant Moderne Brick 743
X 4x33 75:26 X- 1945 Industrial Water Power Plant Brick 744
00Dlk, E. Hickory St.
500 E. Hickory St. _ X f319 75:19 X 1920 Transportation Railroad Depot Craftsman Wood 746
1113 E. Hickory Sti X _ 1133 X 1890 Domestic T•Plan Queen Anne wood 693
Wood 694
1121 E. Hickory St. X 11 A 72:09 X 1910 Domestic Bun glow
1712 Highland Park Rd. X 7604 X 1939 Domestic Modern O'Neil Ford Wood FORD 07
X 1905 Domestic Two-Room Wood _ 2052
1015 Hill SL X 643372.07
410 Industrial St. X 0932 X 1885 Domestic L-Plan Queen Anne Wood 1951
201 S. Locust St. X 71 03 72,26-28 X 1923 Institutional Religious Classical Rev. Brick 1770
220 Marietta St. X 032675:35 X 1939 Domestic Asymmetrical O'Neil Ford S n Siding 1138
X 3322 X 1930 Commercial Garage Brick 467
106 W. McKinney St. Wood 2347
1500blk Mingo Rd. 45:11 7530 X 1905 Domestic Bungalow
X 1910 Commercial 1-Part Comm. Conc. Block 786 05
111 W. Mulberry St. _.X _ 71.07
0 Municipal8uildin X 761518 X 1967 Institutional Government O'Neil Ford Brick fORrn
0 Nicosia x 48,12 X 1885 Domestic Modified L•Plan Oueen Anne Wood 1250
w Craftsman wood 567
127 E. Oak St. % 3319 X 1925 Domestic rWarehouse
X 3320752022 X 1880 Domestic Passage Wood 568
217 E. Oak St. Brick 570
421 E. Oak St x 3316 75 17 X 1900 Commercial 302 W. Oak St. 472572.30.31 X 1941 Instgus Gothic Rev,_~ Brick 553
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Inventory of Individual Properties Recommended for Listing on the National Register of Historic Places Ne. Knl t-&-Assoc a 0 ts, Ene.
Identification Exterior Site
Address Priori Ph0 waphic Reference Rate
S I stir influence. Materials No.
Street Number and Name H M L Roll :Frame Slide Property Type Subtype Wood 517
X 1 924 76,06 X 1938 Domestic Asymmetrical O'Neil Ford FORD 08
2280 W. Oak St. 23 X 1949 Institutional Libra O'Neil Ford Brick
502 Oakland St. X 7619 Brick 1927
610 Oakland St. X 401674:01-03 X 1940 Institutional Social Club 1919
X 4218 75,06 X 1925 Domestic AS mmetrical Tudor Rev. Brick 1920
1021 1401 Oakland Oakland SStt. . X x219 75:04 X 1915 Domestic As nunetrical Prairie School Wood
X 1940 Industrial Grain Elevator Concrete 887
319 E. Prairie St. X 1335 75:27 Slone 1989
Reli ious O'Neil Ford 1985
0 TWIJ Chapel in Woods X 57:31 76:03 X 1930 Institutional Brick
TWU Old Main X 57.26 75,31.32 X 1903 Institutional Educational Renaissance Rev. FORD 09
p X c196 Landscape Gazebo J?fell Ford Wood
0 UNT Gazebo x 7607.09 Brick FORD 10
UnNersi X 7903 1960 institutional £Oucational O'Neil Ford 1834
18 X 1885 Domestic L.Plan Queen Anne Wood
3333 qOg W. Walnwri hl St. X 0929 75 Gothic Rev.
701 Brick 1260
Welch St, X 693575:13 X 1925 Institutional Religious
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Implementation of Goals and Objectives
for the Preservation of the Historic Resources of Denton
The implementation of the goals and objectives of the Denton Historic
Landmark Commission requires a blueprint for taking action in a systematic way.
It is imp<rtant, however, to understand that such a plan is subject to continual
change am revision as the needs of the city and its citizens evolve. A successful
coup:" ~'on for preservation will require several activities to take place
simultaneously.
A pro-active preservation program with an emphasis on education will
result in an informed citizenry able to make knowledgeable decisions. It is the
key to a successful preservation program. A workshop should be designed that
includes information on the various types of historic designation. The Texas
Historical Commission could provide both staff and educational materials to aid in
this effort. But it is very important that local members of the community,
particularly city staff and members of the Denton Historic Landmark Commission,
be actively involved in this effort. The process of providing such workshops can
result in the compilation of educational manuals for both citizens and members of
the Denton Historic Landmark Commission. Existing organizations in the city
should be involved in the formulation of these workshops and other educational
activities.
The Denton Historic Landmark Commission and the Planning Department
of the City of Denton should pursue nomination of the proposed Courthouse
Square Historic District to the National Register of Historic Places. Such a
designation would give the greatest economic incentives for the property owners
of the downtown area while not imposing strict restrictions upon them. A National
Register submission for downtown should be in the form of a "multiple property'
nomination that would allow the city to nominate the historic district along with
individual properties. Members of the Denton Historic Landmark Commission
should be involved in the selection of any individual properties. This type of
nomination would be the most cost effective for the city and allow the realization
of several goals within one nomination effort. If, in the future, the property owners
realize the economic benefits of preservation, local historic designation under the
existing ordinance could be pursued.
The establishment of conservation districts through a conservation
ordinance needs to be investigated. Conservation districts offer an alternative
and flexible management tool for the preservation of certain areas of the city. It
should not, however, be a replacement for the existing historic ordinance. As this
will be a new program for the city, pursuing such a designation for the proposed
Bell Avenue Neighborhood Conservation District would furnish a small,
manageable area to be used as a model for future efforts. The proposed Austin
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Locust Conservation District, however, should be pursued as quickly as possible.
This area is perhaps the most threatened historic neighborhood within the entire
city. In order to ensure its future preservation, the City of Denton must act
immediately.
Design guidelines for existing and proposed historic and conservation
districts are imperative to provide guidance to propert,, owners before they begin
to make changes or alterations to their buildings. The characteristics and
features of each district are very different. Design guidelines define the
significant characteristics of each, individual district and provide specific guidance
(through both text and illustrations) on how changes and alterations can be made
- to a building while maintaining the historic integrity and character of the district.
Such a tool provides more information than can be contained within the text of an
ordinance. The clarification of the intent of the ordinance can prevent
misunderstandings and conflicts when private property owner appears before the
Jenton Historic Landmark Commission to seek a certificate of appropriateness,
Information needs to be available to the community at all times. Important
books and publications on preservation should be available in the public library,
As many of these publications are available free of charge from the National Park
Service, this should not be a financial burden on the library. The Denton
Landmark Commission should work with the city's librarians in establishing
modest exhibits that highlight the city's history while drawing attention to bcoks on
historic preservation
The identification of the historic resources of Denton completed within the
two phases of this survey is just the beginning. It is an on-going process which
should be reviewed periodically as changes are made to properties and as post-
1950 buildings become eligible for designation. The City of Denton should devise
a plan for continuing this process every ten years. A systematic review of prior
surveys on a regular basis will prove to be far less costly.
The second phase of this survey discovered eight historic buildings lost
just within the proposed districts since the initial survey only one year ago. This
illustrates how silently our heritage can slip away from us in a very short period of
time. It is imperative that the City of Denton devise a strategy for preserving its
historic resources so its future citizens will understand its history and take pride in
the community and its achievements.
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APPENDIX A
INFORMATION ON
THE BENEFITS AND RESTRICTIONS OF
DIFFERENT TYPES OF
HISTORIC DESIGNATIONS
AND CONSERVATION DISTRICTS
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Historic Designations
Historic designations are more than just a recognition of the property's
significance. They can serve as a guide in planning for development while
preserving the most important examples of our heritage.
Historic buildings can be designated on three different levels.
- (1) federal - The National Register of Historic Places (for both individual buildings
and entire districts)
(2) state - Recorded Texas Historic Landmarks (only for individual buildings) and
State Archeological Landmarks
(3) local - designated under a local historic ordinance (either ind!vidually as a
landmark or as part of a locally designated district)
Unlike most other programE, buildings designated at the federal level carry fewer
restrictions than at the state or local levels. In fact, buildings receive greater
protection and more restrictions as they are designated at the local level. This
section describes the major benefits and restrictions of federal, state and local
programs.
The major differences between the different levels of protection afforded by
federal, state and local designations are:
Federal
National Register of Historic Places listing guarantees a state-level review if the
resource is threatened by impact from a federally funded undertaking.
State
Recorded Texas Historic Landmark status provides a 60 day notice period
before any exterior changes can be made, allowing for preservation alternatives
to be considered,
' State Archeological Landmark status prevents the removal, alteration, damage,
demolition or excavation of a resource without a permit from the Texas Historical
Commission.
Local
' Locally designated resources must undergo a thorough review by the local
landmark commission before a building permit (or demolition permit) is issued by
the city.
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The National Register of Historic Places
The National Register is the nation's official list of buildings, districts, and sites
(including structures and objects) significant in American history and culture,
architecture, archeology, and engineering.
- ' The register is maintained by the National Park Service and is administered on
a state-wide basis by the Texas Historical Commission.
' - ' A small plaque may be placed to indicate a building is fisted on the National
Register of Historic Places. Such a marker is not, however, required for listing on
the National Register of Historic Places.
Benefits
' Listing on the National Register of Historic Places does not restrict owners of
private properties. It does not impose restrictive covenants of any kind, unless
tax credits or grant assistance is accepted by the owner.
(NOTE: The Denton Historic Landmark Preservation Ordinance contains a
provision for the protection of National Register Historic Districts within Section
28A-11(d) which gives the Denton Historic Landmark Commission the authority h
review any proposed changes to a building within a National Register historic
district. This review, however, is legally non-binding.)
' Owners of private properties are free to maintain, manage, or demolish their
property as they see fit provided that no federal money is used in such changes.
For example, there are no restrictions as to what color they paint their property or
what type of additions or changes they make to their property.
' Buildings listed on the National Register of Historic Places do not have to be
made open to the public.
' Listing on the National Register of Historic Places may allow owners of
properties to be eligible for a 20% investment tax credit for "certified"
rehabilitation of income-producing (such as commercial buildings or bed and
breakfasts) properties. These buildings must be rehabilitated using approved
methods and must be reviewed, or %ertified," by the Texas Historical
Commission and the National Park Service.
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Restr-- fictions
* Restrictions exist only when federal funds are used. This generally applies to
public projects, as most individuals are not eligible for federally funded projects
except for the investment tax credit described above (which is undertaken only on
a voluntary basis).
(NOTE: The Denton Historic Landmark Preservation Ordinance contains a
provision for the protection of National Register Historic Districts within Section
28A-11(d) which gives the Denton Historic Landmark Commission the authority to
review any proposed changes to a building within a National Register historic
district. This review, however, is legally non-binding.)
* Any undertaking that uses federal funds, such as redevelopment using HUD
funds, must consider the impact on any buildings eligible for listing on the
National Register of Historic Places.
* Section 106 of the National Historic Preservation Act of 1966 requires that
federal agencies consider the affect of any federal funding on our historic
resources. The so-called "Section 106 review process' is administered by the
Texas Historical Commission in cooperation with the local government utilizing
the federal funding.
* Buildings need not be formally listed on the National Register of Historic
Places. Even if they are only determined eligible for listing by the Texas
Historical Commission, the impact of any changes using federal funds must be
considered. This does not n.cessarily mean that such projects can not proceed
as planned. In some cases, the affected buildings are not considered significant
enough to be considered as eligible. In other cases, a mitigation process can be
negotiated thr; Mill record the hi.~loric buildings for the future while allowing for
the project to p: cceed as originally planned. There are cases, however, where
the historic resources are considered to be of such importance to our history that
the project cannot proceed as originally planned.
* It is essential to consider this review process early on in the planning for any
such projects so as to avert any last minute crises or controversies in complying
with this federal law,
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State Designations in Texas
The following designations recognize buildings in Texas that are important to our
history at a state or local level. There are three such programs:
(1) Recorded Texas Historic Landmarks
(2) State Archeological Landmarks
(3) Official Texas Historical Markers.
There are no provisions for recognizing historic districts at the state level, only
individual buildings. All of these programs are administered by the Texas
Historical Commission.
Recorded Texas Historic Landmarks
• Recorded Texas Historic Landmarks are buildings important for their historical
associations and which have retained a high degree of their original historic
fabric. They must be at least 50 years of age and be an exemplary model of
oreservation.
Recorded Texas Historic ? andmarks must retain their original appearance.
This requirement is interpreted inuch stricter than the National Register of Historic
Places criteria for listing,
• Listing as a Recorded Texas Historic Landmark does not guarantee listing in
the National Register of Historic Places.
' The permission of the owner of a building is required before being designated
as a Recorded Texas Historic Landmark.
y Benefits
Recorded Texas Historic Landmarks are not eligible for federal investment tax
credits.
y, Recorded Texas Historic Landmarks may be eligible for local tax exemptions or
abatements if granted by local taxing authorities.
Designawn as a Recorded Texas Historic Landmark applies only to the
exterior. There are no restrictions on what is done to the interiors of such
' buildings.
' Recorded Texas Historic Landmarks do not have to be open to the public.
' Technical assistance offered at no charge through the Architecture Division of
the Texas Historical Commission.
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Restrictions
Properties designated as Recorded Texas Historic Landmarks receive legal
protection in that they may not be significantly altered or changed (inclLding
relocation and demolition) without first notifying the Texas Historical Commission
at least 60 days prior to any such changes. The Texas Historical Commission
may require an additional 30 days if warranted. The purpose of the waiting period
is to allow the Texas Historical Commission to propose alternatives that might
enhance the buildings chances for preservation.
' Changes, other than normal maintenance which is not covered by the law,
might include re-roofing; replacement of windows or doors; addition of artificial
siding; reconstruction of historic elements; any additions; changes to a porch.
' After the expiration of this waiting period, the owner may proceed with any
plans for changes or alterations. This will probably result in the designation as a
Recorded Texas Historic Landmark being withdrawn.
If an owner makes changes to a Recorded Texas Historic Landmark without
first notifying the Texas Historical Commission, they may be subject, under state
law, to a civil penalty of not less than $50 nor riore than $1,000 for each day of
violation.
' Designation as a Recorded Texas H storic Landmark is a permanent
designation which is retained even upon transfer of ownership of the property.
* Recorded Texas Historic Landmarks are indicated by an aluminum plaque.
This marker is required as part of the application process which is administered of
the local level by the county historical commission.
Inclusion in travel guides to Official Texas Historical Markers.
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State Archeological Landmarks
State Archeological Landmarks are protected under the Texas Antiquities
Code. The purpose of this designation is primarily to protect resources on
publicly owned lands.
* Although called "archeological" landmarks, this designation can include
buildings as well as archeological sites. For a building to be designated as a
State Archeological Landmark, however, it must first be listed on the National
Register of Historic Places before applying for this state designation.
Benefits
' State Archeological Landmarks a. Q not eligible for federal investment tax
credits.
Under a recently passed law, State Archeological Landmarks are eligible for
local tax relief when allowed by local taxing entities (the rules for this new law are
currently being developed by the Texas Historical Commission).
Restrictions
A State Archeological Landmark cannot be removed, altered, damaged, or
excavated without a permit from the Texas Historical Commission.
The designation as a State Archeological Landmark is permanent and is
recorded in the deed records. The designation is conveyed with the property
when It is sold,
' A privately owned building or archeological site can only be designated with the
property owner's permission.
* Damage to a State Archeological Landmark is subject to criminal, not civil,
penalties. Violation of the Texas Antiquities Code is a misdemeanor punishabie
by a fine of not less that $50 and not more than $1,000, and/or confinement in jail
for not more than 30 days. Each day of a violation constitutes a separate
offense. This is the strongest protection offered to historic resources at the state
level.
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Official Texas Historical Markers
This marker program, administered through county historical commissions and
tha Texas Historical Commission, commemorates aspects of local history, such
as churches, schools, cemeteries, individuals and businesses.
' These markers offer no protection to buildings as they are simply
commemorative and educational in nature.
' Official Texas Historical Markers are often confused with the Recorded Texas
Historic Landmark markers as they use the same type of aluminum marker. The
difference, however, is that markers for Recorded Texas Historic Landmarks
have the words "Recorded Texas Historic Landmark" at the bottom fine of the
marker inscription,
' There are no restrictions on these markers whatsoever.
The benefits of Official Texas Historical Markers are largely educational in
nature, but they are included in state tourism publications and contribute to
tourism within our state.
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Denton Historic Landmark Preservation Ordinance
The purpose of the Denton Historic Landmark Preservation Ordinance as stated
in the ordinance itself is:
(1) to protect, enhance and perpetuate historic landmarks, which represent or
reflect distinctive and important elements of the city's and state's architectural,
archaeological, cultural, social, economic, ethnic and political history and to
develop appropriate settings for such places
(2) to safeguard the city's historic and cultural heritage, as embodied and
reflected in such historic landmarks by appropriate regulations
(3) to stabilize and improve property values in such locations
(4) to foster civic pride in the beauty and accomplishments of the past
(o) to protect and enhance the city's attractions to tourists and visitors and
provide incidental support and stimulus to business and industry
(6) to strengthen the economy of the Jity
(7) to promote the use of historic landmarks for the culture, prosperity, education,
and general welfare of the people of the city and visitors of the city
The ordinance allows for the historic designation of both individual landmarks and
entire districts. It is the landmark commission's responsibility to recommend to
the city planning commission ordinances designating buildings, structures, sites,
districts, areas and lands in the city as historic landmarks. The criteria for
selecting such historic resources, as stated in the ordinance, is based on the {
criteria used in the National Register of Historic Places program.
Benefits
* Owners of properties designated historic on an individual basis (this does not
N apply to properties solely because they are included in a district) may be eligible
for tax exer iptions.
Historic properties are protected from inappropriate changes to their historic
fabric or demolition through the review process of the Denton Historic Landmark
Commission.
The review process, which is tied to the building permitting process, offers the
best protection to resources. Often, buildings protected only at the state level are
inappropriately altered without the knowledge of the state as there is no required
review process tied to building permits.
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Restrictions
Owners of properties must receive a certificate of appropriateness from the
Denton Historic Landmark Commission before they receive a building permit (or
demolition permit).
' Penalties for violating the local ordinance are considered a misdemeanor
punishable by a fine not to exceed $200 for each day a violation is committed.
Certified Local Government Program
The Denton Historic Landmark Commission participates in the Certified Local
Government Program which is administered by the Texas Historical Commission.
The term, 'Certified Local Government,' refers to the process whereby a city's
preservation plan is certified by the National Park Service.
The responsibilities of a Certified Local Government include:
(1) enforcement of appropriate state and local legislation for the designation and
protectior of historic properties
(2) establishment by local law of an adequate and qualified review commission
composed of professional and lay members, each with a demonstrated interest in
historic preservation
(3) institution of a system for the survey and inventory of historic properties
(4) provision for adequate public participation in the historic preservation process,
including the process of recommending properties to the National Register of
Historic Places
Participation in the Certified Local Government allows local governments to apply
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for grant money. A minimum of 14 /a of federal funds appropriated to the states
under the National Historic Preservation Act must be distributed to local
governments participating in the Certified Local Government program.
Under the rules of the program, locally designated buildings, as well as entire
districts, may be "certified" which would allow owners of commercial buildings to
be eligible for the 20% investment tax credit fcr rehabilitation of such buildings
without the need to nominate them to the National Register of Historic Places.
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Conservation Districts
' The purpose of a conservation district is to maintain and conserve the existing
character of a neighborhood that otherwise would not qualify as a historic district
under local or federal requirements.
A conservation district is imp;emented through a conservation ordinance and is
administered by the city. It is not a part of a city's historic zoning ordinance.
Conservation districts preserve the existing character of an area through the
regulation of new construction and demolition. The extent to which existing
historic buildings are regulated is flexible and determined by the ordinance.
Design guidelines are an important element to guide the appropriate design of
new construction in the area, as well as to provide suggestions for changes and
alterations to existing buildings.
Offers greater flexibility in determining standards for construction within the
conservation districts. Design guidelines can be created for each conservation
district or they can be applied uniformly for all conservation districts within a city.
' Can be used as a preservation tool to conserve a neighborhood until it can
meet the requirements for other types of historic designation.
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APPENDIX B
INFORMATION ON THE
PROPOSED
4 HOMEOWNERSHIP ASSISTANCE ACT
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National Trust for Historic Preservation
1785 Massachusetts Avenue, H. W.
Washington, D.C. 20036
TEL (202) 673.4000/Wy (202) 673-4200
FAX (202) 673-4038
OCTOBER 1995
S. 1002 and H.R. 1662 the "Historic Homeownership Assistance Act"
S. 1002, introduced by Senator John Chafee (R-RI) and Senator Bob Graham (D-FL), and
H.R. 1662, introduced by Congressman Clay Shaw (R-FL) and Congresswoman Barbara Kennelly (D.
CT), would create a historic rehabilitation tae credit for historic structures occupied by the taxpayer
as his or her principal residence.
S. 1002 and H. R. 1662 will:
C expand homeownership opportunities for low- and middle-income individuals and
families;
C stimulate the revival of decaying
C enlarge and stabilize the tax base of inner rcitties and small ownseand,
Cl preserve and protect our invaluable historic resources.
Major Provisions of S. 1002 and H.R. 1662:
El Rate or Credit, Eligible buildings:
The rate of credit is 20% of qualified rehabilitation expenditures (same as the current
Eligible buildings are those "certified historic structures" currently eligible for the existing tax credit
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plus buildings individually listed on state or local registers that havebeen creditb
buildings (or a portion) must be owned and occupied by the tax payer aasohaislprincipal Eligible
residence. Condominiums and cooperatives would be eligible.
0 Maximum Credit, Minimum Expenditures:
The maximum credit allowable would be $50,000 for each principal residence, subject to
Alternative 6linirrlum Tax provisions. As with the current credit, rehabilitation must be substantial
the greater of $5,000 or the adjusted basis of such building
tracts targeted as distressed for ?Mortgage Revenue Bond purposes under I R.C, Sec. 1430)( 1) and
Enterprise and Empowerment Zones, where the minimm would with an exception for buildings in census
the qualified rehabilitation expenditures would have to be spent onhe exterior 09 of the building.
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C Qualified Reh,abilirition:
Rehabilitation would have to be performed in accordance with the Secretary of the Interior's
Standards for Rehabilitation (same as current credit). However, for buildings in census tracts
rht mis ic ojrbe rd hanar T e am jar prtst r And rlahaq if W jarab asappnrwrioa of the direrrr tkaracrrr and mtankr o/
our Anrtri[aa tu$ur heruag aad to rtftrve and r, rilalCr the arability
arability
rnrvona+rnh.
orour i4d*4 O e
Amerrta't hisrone CO"WfunUirs by !lading rat nation in saving
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S, 1002 and H.R. 1662 - the "Historic Homeowner Assistance Act"
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targeted as distressed for Mortgage Revenue Bond purposes under I R.C. Sec. 143 ' I and
buildings that are located within an Enterprise and Empowerment Zone, 'he Secretary would be
required to give consideration to: 1) the feasibility of preserving existing t, chitectural or design
elements of the interior of such building; 2) the risk of further deteriorati(n or demolition of such
building in the event that certification is denied because of the failure to preserve such interior
" elements; and, 3) the effects of such deterioration or demolition on neighboring historic properties.
0 Passive Activity Rules, Income Cap:
Passive activity rules would not apply because by occupying a historic structure, the individual
is making an active lifestyle choice. There would be no income cap because the proposed legislation is
intended not only top foster homeownership and encourage rehabilitation of deteriorated buildings, but
also to promote economic diversity among residents and increase local ad valorem real property,
income and sales tax revenues,
❑ Certification process:
Maintains the current certification process, but authorizes the Secretary of the Interior to enter
into cooperative agreements allowing the'
he State Historic preservation Offices (SHPOs) and Certified
Local Governments (CLGs) to certify projects within their respective jurisdictions. The SHPOs would
have the authority to levy fees for processing applications for certification, provided that the proceeds
of such fees are used only to defray expenses associated with the processing of the application.
IJ ikiorigage Credit Certificate:
Lower income taxpayers who do not have sufficient Federal Income Tax liability to
make effective use of a homeownership credit would be able to elect to receive, in lieu of the
credit, an Historic Rehabilitation Mortgage Credit Certificate in the face amount of the credit
to which the taxpayer is entitled. The taxpayer would then transfer the certificate (evidencing the
right to claim a federal tax credit in an amount equal to 20 percent of the gvalified rehabilitation
s expenditures) to the mortF age lender in exchange for a reduced interest rate on the home mortgage
loan. The mortgage lender would be permitted to reduce its own federal income tax liability by the
face amount of the certificate.
0 Revenue Loss Estimate:
IY
The Joint Committee on Taxation has estimated the revenue loss of the Historic
..y
Homeownership Assistance Act to be $239 million over a five year period.
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For more information, contact the Department of Public Policy at the National Trust for
~'q Historic Preservation at 202.673-4255.
w TAr ne IF 61thf 0 tend rruslfae rasersua pn rvarion 4 ro/Doer an ap rrriarion oJrhr direRe cAaracrv and mean ng aJ
oar American earaf heritage and to present and d rrr /o
America's Aiearic en rironmena,
fh
k :f the lirabilvy 01f°oar ramnrun by leading the nation in animl
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APPENDIX C
I
EXCERPT FROM
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NATIONAL REGISTER BULLETIN NO. 21
DEFINING BOUNDARIES FOR
NATIONAL REGISTER PROPERTIES
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I. DEFINING BOUNDARIES
FOR NATIONAL REGISTER
PROPERTIES
The preparer of a National Register however, these considerations apply archeological site, traditional cultural
nomination collects, evaluates, and only to government actions affecting property, or rural historic district,
presents the information required to the property; National Register listing Such properties may extend far
document the property and justify its does not limit the private owner's use beyond the area of potential effect or
historical significance, Among the of the property. Private property access may be denied in areas beyond
decisions the preparer must make is owners can do anything they wish the undertaking. It is always best to
the selection of the property's bound- with their property, provided no consider the entire eligible property,
aries: in addition to establishing the Federal license, permit, or funding is but it may not be possible or practical
significance and integrity of a prop- involved. to define the full extent of the prop-
erty, the physical location and extent Under Section 106 of the National erty. In such cases, arbitrary, pre-
of the property are defined as part of Historic Preservation Act of 1966, as dicted, estimated, or partial bound-
the documentation. Boundary infor- amended, Federal agencies must take aries encompassing resources within
mation is recorded in Section 10, into account the effect of I;.eir actions the area of potential effect may be the
Geographical Data, on the National on historic properties (defined as only way to set the limits of contribut-
Register Registration Form. This pproperties in, or eligible for, the ing resources when the entire prop-
bulletin is designed to assist the Na tional Register of Historic Places) erty cannot be observed or evaluated
preparer in selecting, defining, and and give the Advisory Council on from historic maps or other docu-
documenting boundaries for National Historic Preservation the opportunity ments (as in the case of subsurface
Register properties. The bulletin to comment. To be in compliance archeological resources). Consider all
addresses the factors to consider and with the act, Federal agencies must available information and select
includes examples that illustrate identify and evaluate National boundaries on the basis of the best
vvarieety lof poperty typ~aries fora within the eligibility il of potenal effect and boundaries of large resources extend
evaluate the effect of the undertaking ing beyond the area of potential effect
WHY BOUNDARIES on eligible properties. The area of it is advisable to consult the State
potential effect is defined as the area historic preservation office.
ARE IMPORTANT in which eligible properties may be
affected e undertaking, including
- direct effects (such (such as destruction of GETTING HELP
Carefull defined boundaries are the property) and indirect effects
important for several reasons. The (such as visual, audible, and atmo- In addition to the guidance in this
boundaries encompass the resources spheric changes which affect the bulletin, assistance is also available
that contribute to the property's character and setting of the property). from State Historic Preservation
significance. Boundaries may also The area of potential effect may Officers, Federal Preservation Offic-
have legal and management implica- include historic properties that are ers, and the staff of the National
tions. For example, only the area well beyond the limits of the under- Register of Historic Places. These
within the boundaries may be corsid- taking. For example, a Federal professionals can help preparers with
ered part of the property for the undertaking outside of the defined general questions and special prob-
purposes of Federal preservation tax boundaries of a rural traditional lems. For assistance with specific
incentives and charitable contribu- cultural property or an urban historic questions or for information on how
tions. State and local laws that require district can have visual, economic, to contact the appropriate State
consideration of historic resources traffic, and social effects on the Historic Preservation Officer or
may also refer to boundaries in the setting, feeling, and association of the Federal Preservation Officer, contact
application of implementing regula- eligible resources. the National Register of Historic
tions or design controls. National Large properties present special Places, Interagency Resources Divi-
Register boundaries, therefore, have problems. For example, an undertak. sion, National Park Service, P.O. Box
legal implications that can affect the ing in a narrow corridor, such as a 37127, Washington, D.C. 20013.7127.
property's future. Under Federal law, pipeline, may affect part of a large
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Several other National GUIDELINES FOR SELECTING BOUNDARIES:
publications a arerealsosoavailabieto
assist preparers. National Regrster ALL PROPERTIES
Bulletin 16A: Hour to Complete the
National Register Registration Form (summarized from National Register 8u11ctin 16A, p. 56)
provides the basic instructions for
boundary selection and documenta. Select boundaries to encompass but not exceed the extent of the signifi-
tion. The following instructions, cant resources and land areas comprising the property.
which are consistent with those in Include all historic features of the ro ert
W National Register Bulletin 76A provide p p y, but do not include buffer
additional assistance for the preparer. zones or acreage not directly contributing to the significance of the
The following discussion addresses property,
many property types by considering • Exclude peripheral areas that no longer retain integrity due to alter-
the special boundary problems ations in physical conditions or setting caused by human forces, such
associated with each type and provid- as development, or natural forces, such as erosion.
ing case studies to assist the preparer • Include small areas that are disturbed or lack significance when they
in dealing with such issues. Bulletins are completely surrounded by eligible resources. "Donut holes" are
that deal with specific property types not allowed.
may also be useful (see the list of
National Register Bulletins list the end ' Define a discontiguous property when large areas lacking eligible
of this publication). resources separate portions of the eligible resource.
DECIDING WHAT
TO INCLUDE contributing resources; simply must be preserved. Activities that
identify the noncontributing resources often compromise integrity, include
and include them within the bound- new construction or alterations to the
Selection of boundaries is a judg- aries of the property. resource or its setting. Natural
ment based on the nature of the Districts may include noncontribut- processes that alter or destroy
property's sigru(icance, inte rity, and ing resources, such as altered build- portions of the resource or its setting,
physical setting. Begin to consider ings or buildings constructed before such as fire, flooding, erosion, or
und3ries during the research and or after the period of significance. In disintegration of the historic fabric,
data-collection portion of the nomina- situations where historically associ- may compromise integrity. For
tion process. By addressing boundary ated resources were geographically example, an abandoned farmhouse
issues during the field and archival separated from each other during the that has been exposed to the ele•
research, the preparer can take into period of significance or are separated ments through years of neglect may
account all the factors that should be by intervening development and are have lost its integrity as a building;
considered in selecting boundaries. now separated by large areas lacking however, it may retain integrity as
When significance has been evalu- eligible resources, a discontiguous an archeological site.
aced, reassess the boundaries to district may be defined. The bound-
ensure apppro riate correspondence arses of the discontiguous district 'Setting and Landscape Features:
betweenthe factors that contribute to define two or more geographically Consider the setting and historically
the property's significance and the separate areas that include associated important landscape features.
- physical extent of the property. eligible resources. Natural features of the landscape
Select boundaries that define the may be included when they are
limits of the eligible resources. Such located within the district or were
resources usually include the immedi- FACTORS TO historical used for purposes related the the r~fjcance ate surroundings and encompass the s at the ma
of the prop
appropriate setting. However, CONSIDER erty, Areas at the margins of the
1 exclude additional, peripheral areas eligible resources may be included
that do not directly contribute to the There are several factors to con- ally an integral pat of the property.
property's significance as buffer or as sider in selecting and defining the =along a district composed of
o
pen space to separate the property boundaries of a National Register farmsteads along a creek may
from
have surrounding areas. re that property. Compare the historic extent include the creek if it runs through
in ve lost i tegveys or because nCha of the property with the existing the district, if the creek was impor-
cultural g shouldes eligible resources and consider tant in the original siting of the
be excluded when they are at the integrity, setting and landscape farmsteads, or if the creek was a
A periphery of the eligible resources. features, use, and research value. source of water power or natural
When such areas are small and resources exploited by the farm-
surrounded by eligible resoures, they • Integrity: The majority of the steads. Consult National Register
may not be excluded, but are included property must retain integrity of Bulletin 30: Guidelines for Evaluating
as noncontributing resources of the location, design, setting, feeling and Documenting Rural Historic
property. That is, do not select and association to be eligible. The Landscapes for additional guidance in
boundaries which exclude a small essential qualities that contribute to selecting boundaries for rural
noncontributing island surrounded by an eligible property's significance historic landscapes.
F
• Use: Consider the historic use of
the property when selecting the SELECTING these boundaries encompass the
boundary. The eligible resource eligible resource and are consistent
may include open spaces, natural BOUNDARIES with its historical significance and
land forms, designed landscapes, remaining integrity,
or natural resources that were Identify appropriate natural or Historic Boundaries: Use the
integral to the property s historic cultural features that bound the boundaries shown on historic plate
use. Modern use may be difrerent, eligible resource Consider historical or land-ownership maps (such as
and some modern uses alter the and cartographic documentation and fire insurance or real estate maps)
setting or affect built resources. subsurface testing results (for archeo. when the limits of the eligible
The effect of such uses must be logical resources) in addition to resource do not correspond with
assessed in identifying resources existing conditions. Some boundaries current legal parcels.
that retain integrity. For example, can be directly observed by examin. • Natural Features: Use a natural
a Hopewell mound archeological ing the property; others must be feature, such as a shoreline, terrace
site now used as a golf course may identified on the basis of research. edge, treeline, or erosional scar,
retain integrity where the form of Take into account the modern legai which corresponds with the limit o
the prehistoric earthworks has been boundaries, historic boundaries the eligible resource.
preserved, but construction of sand (identified in tax maps, deeds, or • Cultural Features: Use a cultural
traps or other landscaping that plats), natural features, cu!turai
altered landforms would compro- features, and the distribution of feature, such a stone wall,
mise integrity. A marsh that resources as determined b survey, hedgerow, roadway, or curb line,
provides plant materials for and testing for subsurface resources. that associated with the se nift-
traditional basketmakers may canoe of the property, or use an
the objections s artffect the
retain integrity where it remins in listing of Owner
, but not area of modern development e
its natural wetland condition, but the identification of the boundaries. If disturbance that represents the
may have lost integrity where it the sole private owner of a property limit of the eligible resource,
has been drained and cultivated. or the majority of the private owners Selecting boundaries for some
• Research Potential: For properties (for properties with multiple owners) properties may be more complicated,
eligible under Criterion D, define objects to listing, the property (with however. Consider and use as many
boundaries that include all of the boundaries based on an objective defifeatune res the or sou limits sources
of the necessary to
resources with integrity that have assessment of the full extent of the e eligible re-
the potential to yield important significant resources) may be deter- source. In many cases, a combination
information about the past. Such mined eligible for the National of features may be most appropriate.
information is defined in terms of Register but not listed. For example, the National Register
research questions to which the Boundaries should include sur- boundaries of a property could be
information pertains, and the rounding land that contributes to the defined by a road on the south, a
property should include the com• significance of the resources by fence line on the west, the limits of
proert, features, buildings, or functioning as the setting. This subsurface resources on the north,
structures that include the informs- setting is an integral part of the and an area of development distur-
ion. For example, an eligible eligible property and should be bance on• the east. Consider map
longhouse example, an
site should identified when boundaries are features or arbitrary limits when
prehistoric
include longhouse features as well selected. For example, do not limit obvious boundaries are not appropri-
as assuciat<d pit features, middens, the property to the footprint of the ate.
and hearths. Geographically building, but include its yard or Cartographic Features: Use large-
separate but historically associated grounds; consider the extent of all scale topographic features, contour
activity areas may also be included Positive subsurface test units as well lines, or section lines on United
in the property even when they are as the landform that includes the States Geographical Survey maps
not ad1'acent to the main concentra- archeological site; and include the to define the boundaries of large
y lion d eligible resources. For fpppportion of the reef on which the vessel sites or districts.
example, lithic procurement and itself~ered as well as the shipwreck Arbitrary Limits: Use arbitrary
processing loci that were histori- limits in areas undefined by natura
tally associated with a village site Distribution of Resources: Use the or cultural features For example,
but geographically separated from extent of aboveground resources define the boundary of a property
it may be included in a discon- and surrounding setting to define as 15 feet or 5 meters from the edge
tiguous district. Remember that the boundaries of the property. For of the known resources, or define a
many properties eligible under archeological resources, consider straight line connecting two other
other criteria include contributing the extent of above-ground re- boundary features. If a surveyed
archeological resources that may sources as well as the distribution topographic map is available, seleci
yield important information about of subsurface remains identified a contour line that encompasses the
the property. Consider the extent through testing when defining the eligible resources. Arbitrary limits
of associated archeological re- boundaries of the property. may also be appropriate fora rural
sources when selecting boundaries. Current Legal Boundaries: Use the property when there is no obvious
legal boundaries of a property as house lot or natural or cultural
recorded in the current tax map or feature to use. Be sure that an
plat accompanying the deed when appropriate setting is included
3
E
3+ tional Facility. The chapel, which
~ / • 0 was completed in 1941, was built on BOUNDARIES FOR
ertu~eny the site of the abandoned prison farm
o building along the north edge of the HISTORIC
n prison grounds within the wails; 1.07 DISTRICTS
acres were set aside for the building,
and the boundary of the nominated
IRS, property coincides with the lot lines A historic district possesses a
drawn around the 1.07 acres when significant concentration or continuity
the church was built. The boundary of sites, buildings, structures, or
encompasses three additional historic objects united historically or aestheti.
features directly associated with the tally by plan or physical develop-
chapel: a greenhouse, a terraced meat. Districts may include several
stone wall, and a grotto. The remain- contributing resources that are nearly
f f - der of the Clinton Correctional equal in importance, as in a neighbor'.
Facility, established in 1845, had not hood, or a variety of contributinJ! been surveved at the time the chapel resources, as in a large farm, estate, or
f I', nomination was prepared nor evalu- parkway. Noncontributing resources
ated for National Register eligibility; located among contributing resources
The Church of Saint Dismas, The Good therefore, only the chapel and its are included within the boundaries of
Thief, Dannemora, New York. Detail of grounds are included in the nomi- a district. When visual continuity is
tax map showing the National Register nated property. Verbal boundary not a factor of historic significance,
boundaries. description: Heavy black outline on when resources are geographically
attached county tax map defines separate, and when the intervening
boundary Jof nominated ustification- Trhe bound- district lacks av significance,
discontiguous
Church of St. Dismas, The Good ary is drawn to coincide with the elements. (See National Register
Thief, Dannemora, Clinton County, 1.07-acre parcel which was delineated Bulletin 16A: How to Compete the
New York, is a large, stone chapel on when the prison farm was abandoned National Register Registration Form for
the grounds of the Clinton Correc- and the church was constructed, further discussion about defining a
F OR SELECTING BOUNDARIES:
D ARCHITECTURAL DISTRICTS
National Register Bulletin I6A, pp, 56-57)
Select boundaries that encompass the single area of land containing the significant concentration of buildings,
sites, structures, or objects making up the district. The district's significance and historic integrity should help
determine the L,)undaries. Consider the following factors:
I.N
• Visual barriers that mark a change in the historic character of the area or that break the continuity of the
district, such as new construction, highways, or development of a different character.
• Visual changes in the character of the area due to different architectural styles, types or periods, or to a
decline in the concentration of contributing resources.
• Boundaries at a specific time in history, such as the original city limits or the legally recorded boundaries of
a housing subdivision, estate, or ranch.
• Clearly differentiated patterns of historic development, such as commercial versus residential or industrial.
A historic district may contain discontiguous elements only under the following circumstances:
ns
• When visual continuity is not a factor of historic significance, when resources are geographically separate,
and when the intervening space lacks significance: for example, a cemetery located outside a rural village may
ti be part of a discontiguous district.
• When cultural resources are interconnected by natural features that are excluded from the National
Register listing: for example, the sections of a canal system separated by natural, navigable waterways.
ht When a portion of a district has been separated by intervening development or highway construction and
when the separated portion has sufficient significance and integrity to meet the National Register Criteria.
Lt
r,
district.) National Register properties 20th century county seat. Legal lot planning and development. The
classified as districts include college descriptions and an arbitrary limit district boundaries are determined t
campuses, business districts, commer• were used to define the boundaries of concentrations of nonhistoric propel
cial areas, residentia! areas, villages, the National Register district. Verbal ties that surround the district on all
estates, plantations, transportation boundary description: The district is sides. To the east are nonhistoric an
networks, and landscaped parks. clearly delineated on the accompany- noncontributing commercial build.
Historic districts often include con- ing sketch map. With one exception, ings, To the south is the 1943 flood
tributin archeological resources that it follows the rear property lines of wall. To the west a few remaining n
g
should be considered when evaluat- the properties included in the district. historic houses are interspersed will
r ing significance and selecting bound- At the Enoch Holsc[aw House on several nonhistoric governmental
aries, Examples of such properties are Garrard Street (91), the western 50 buildings, including a post office an,
included in the discussions of districts feet of the property where a 19SOs Spencer Cou my S:hool office and a
in rural settings. Examples of archeo- house is located have been excluded. number of late 1940s infill houses,
logical districts are presented in the Boundary justification: Excluded To the north along Washington Stre+
discussion of archeological sites. from the district are other areas of and Stain Cross Street, a number of
Boundaries of historic districts are historic Taylorsville where small historic houses at the north Ends of
often difficult to describe verbally. pockets of historic buildings and the streets are separated from the
Consider using a scale map instead of individual buildings have been district by a 19505 church and single
a narrative verbal boundary descrip- isolated from the district by family houses and apartments, all
tion to define the boundaries. nonhistoric construction. The historic dating from the late 1940s through tl
development along Main Cross Street 1980s,
Contiguous Districts in Urban north of Main Street was considered
Srttin19 for inclusion in the district but deter-
mined ineligible. Although the area a
Taylorsville Historic District, contains a number of historic and
1 Taylorsville, Spencer County, Ken- contributing buildings including the
tacky, encompasses 34 contributing Taylorsville Public Library, All Saints
buildings and 2 contributiti,g sites in Church, and some historic houses, the
• 1t +
the center of the town. The district large percentage of nonhistoric and t
includes the contiguous, intact, other noncontributing buildings along h F~
historic resources at the center of the the street makes it a poor representa•
community, which comprise the tion of the historic character of the
residential, commercial, governmen- town. Two other collections of •r 1
tal, and religious resources that historic buildings have also been
document the development of considered for National Register
Taylorsville from its early days listing but considered ineligible.
through the 1930s, These buildings, Along Reasor Street and Maple
along with the streets, alleys, and lots Avenue, in an area developed begin- y' ? ; • 1~
on which they are located, provide an ning in 1599 as "Reason's Addition," ^
excellent picture of the development is a collection of small, modest houses • ' +
of Taylorsville from 1818, the date of dating from about 1900 through the
the earliest extant house, to 1938, the 1940s. A large number of these
construction date of the most recent houses have been seriously altered by
historic building in the district. The the addition of new siding, major Iorsville Historic L~istrirt,
district is eligible under Criterion A changes to front porches, and lateral TaTaylorsville,istor
because it reflects the effects of a additions that alter the form of the 1 ky. Detail o Strnu
number of key events in the town's house. They no longer constitute an County Property Identification Map T-1
history, including designation in 1824 intact historic district, At the east end showing contributing and non-
as the seat of newly formed Spencer of Stain Street, east of Railroad Street, contributing resources, photo vieu+s, ana
County and the destruction and is another collection of 12 historic National Register boundaries.
' rebuilding of its commercial area and houses. Although many of these
courthouse after fires in 1898, 1899, houses retain a significant number of
and 1913. The district also reflects their identifying features, it was
gradual trends, such as changing determined that they were too dispar-
patterns in siting and housing types ate a group, with no theme to unite
and styles and the development of the them, to justify a district. Ten historic
community into a commercial and buildings in Taylorsville have been
supply center for the surrounding determined to be individually eligible
agricultural county. The district is for the National Register and will be
also significant for its representation nominated as part of the current
of community planning and develop- project. The district encompasses the
* ment: the streets, lots, and buildings contiguous intact historic properties
in the district document Taylorsville's along Slain Street and Garrard Street
growth from a tiny, early 19th century that help to document the district's
settlement to an antebellum govern- area of significance-community
ment center and into a small early
i
1. - -
Bay Shore Historic District, - - -
vliami, Dade County, Florida, in- 017 ;
ludes 201 single-family residences
m o -
ind 70 outbuildings. The district, *16
Nhich is located about 3 I/2 miles -
s, It forth of downtown Miami, represents w - - w e _ m
wide variety of early 20th century b' c!!n
architectural styles, including Medi- . .
erranean Revival, Art Deco, Colonial as QQQ I~~ t3
Zevival, Mission, and Masonry - - - "
+ Vernacular. The 90-acre district is 55 TEAR.
'oughly bounded by N.E. 55th Street co ;9Fd IC~i~~i G
rn the south, Biscayne Boulevard on
he west, N.E. 60th Street on the
forth, and Biscayne Bay on the east. n p p MORNI NGSIDE PARK 1}`
the Bay Shore Historic District is ss ST, ~i
ignificant at the local level under
_nterion A as one of Miami's most i l
ntact historic neighborhoods and the
•ity's best extant example of a ! i
Manned, Boom-era suburb that
ontinued to develop in the years s] sr.
eo-+n~ r~o x ue.u
±rior to World War II. The district is
- Ilso significant under Criterion C for Buy Shore Historic District, Aliami, Florida. Detail of map showing a portion of the
is wealth of Mediterranean Revival, district's National Register boundary.
krt Deco, and Masonry Vernacular
tyle houses that reflect the diversity
Ind evolution of architectural design historic buildings and is of a different Clifton Townsite Historic District,
n South Florida during the 1920s and character, containing a number of Clifton, Greenlee County, Arizona,
!930s. The National Register bourd- multifamily buildings. On the east, clearly defines an intact grouping of
cries, defined on a map, are based on Biscayne Bay and Morningside Park buildings of various types dating
ssessments of historic boundaries him natural physical boundaries, as fro:, ttie early years of Clifton's
Ind modern setting. Verbal bound- Weil as significant historic boundaries. development, 1671.1920. These
try description: The boundary of the The bayfront lots help to define the resources lie within the bottom of the
lay Shore Historic District is shown character of the district, and their canyor formed by the San Francisco
s the heavy line on the accompany- presence was a major factor in the River at its intersection with Chase
ng map entitled "Bay Shore Historic district's development. Morningside Creek. This low-lying location, while
>istrict." Boundary justification: Park is not included because it was giving the town a visual boundary,
'he boundaries of the Bay Shore not opened until 1931, although the has subjected it to periodic flooding.
iistoric District have been drawn to northern portion was acquired by the This has had the greatest impact along
;enerally follow those of the original city in 1935. The rear property lines Park Avenue where many buildings
lay Shore subdivisions, platted between N.E. 55th Street a nd N.E. have been washed away in the past.
vtween 1922 and 1924, and the Bay 53rd Street were chosen as the south- Many aspects of Clifton are repre-
Phore Plaza subdivision, platted in ern boundary because they delineate sented by the various buildings and
936. Excluded from the district are the southern limit of the Bay Shore structures: residential, commercial,
hose portions of the Bay Shore Plaza subdivision. In addition, the industrial, transportation, religious,
ubdivisions located west of Biscayne majority of houses sou 11 of this line and governmental buildings are
loulevard, which is now a major were constructed after 1942. Finally, included as well as character-defining
commercial area. t'lte proposed Biscayne Boulevard was selected as engineering works such as bridges
oundaries encompass those portions the rough western boundary because and flood-control features. Remain-
,f the present Bay Shore neighbor- a majority of the development on ing buildings represent a variety of
food that contain a predominance of Biscayne Boulevard is of a different late 19th and early 20th century styles.
-uildings constructed between 1922 character. Since the mid-1960s, The physical setting in the canyon
nd 1"=;. The plan and period -J Biscayne Boulevard has developed along the San Francisco River as well
„ Vnr'1n^nce clearly set the Bay Shore into a major thoroughfare with office as the relative proximity and visual
iistoric District apart from its Sur- zoning, and many of the newer continuity of the structures unifies the
oundings. The boundaries of the buildings are large-scale office or district. The general architectural
istrict are based on boundaries at a residential structures, Several historic integrity of the district is good,
"t pecific time in history, visual structures do remain, however, and although many properties are aban-
hanges, and visual barriers. N.E. these have been converted into office cloned and have fallen into disrepair:
0th Street was selected as the north- use. That portion of the original Bay 32 of the 86 resources are noncontrib-
rn boundary because it is the north- Shore subdivision west of Biscayne uting. The district is significant under
` rn limit of the earliest Bay Shore Boulevard was excluded because it no Criterion A for its association with the
ubdivision. Furthermore, the area longer contains a concentration of early copper mining and smelting
orth of this street contains few historic buildings. operations in that region and with the
rd
1
r
F
i
Operations. The district is additionally
significant under Criterion C for its ^ '
intact examples of architecture typical j t'/
of Arizona's mining towns. Two sites i
within the district, the smelter ruins i Y-
i and a commercial building ruin, are D ac
significant under Criterion D as ° I
above-ground remnants which reveal ~ ~ " w ~ . _ l
i important information about signifi• O
cant aspects of the district. The
district's period of significance begins
0 `I
to with the construction of the earliest r•~
remaining structure in 1974 and ends
when the copper smelter moved to l
Ir u
Morenci in 1937. The National ~ 1 q W ,s `
F it Register boundaries are defined on a r f+
f map; natural and cultural features %I, • jlr
were used to define the property.
Verbal boundary description: TheI
boundary of Clifton Townsite Historic \ • r;
' District is shown as the dashed line on
53
the accompanying map c d I
' 41
"Clifton Townsite Historic District
~ ~ ~ •
Boundary Justification: The bound- APII cZMA W.
ary includes the properties wilt in an S^e~~` a try 1n~ w••ce~_J ti o
area in central Clifton that retain • SI
cufro t, Ab. 1104
integrity and are associated with the
, functioning of Clifton as a major G,,,,,•T t
copper smelting center. The boundary
excludes, where possible, prapertes
that have lost integrity and/or have " - l:,,
no significance, Beginning at the `j !^f
northwest boundary of the district, the y
cliffs form a natural and well-defined
limit encompassing the visible rem- 6M."--
nants of the smelter and associated
structures. Proceeding clockwise, the
northern limit of the district is marked C!+fton Townsife Historic District, Clifton, Greenlee County, Arizona. Map showing
by the transition from industrial uses the National Register tnundaries.
to a residential area that contains
modern and historic houses of poor
integrity. At the point at which the south, excluding open land, but point where the canyon of Chase {
the San FIs appear at the east bank of including the east floodwall south to Creek and the San Francisco River
the an Francisco River, the boundary its end. The southern boundary is meet, the boundary is drawn at the
includes the riverbed and FloodwalI. defined by a line connecting the edge of US. Route 666 to exclude an
The northeast boundary may be southernmost ends of the formally area of intruded properties that step
divided into two parts: at the north constructed fioodwalls at both sides up the cliffside, which is not as steep
end, geographic limits of the cliffside of the San Francisco River (slag- at this point. At the south side of the
define the boundary, no further rubble walls continue to the south Chase Creek commercial area, the
structures being visible uphill; to the through much of the town). This property line or street curbline and
south, the slope becomes less steep location coincides with a construction the cliffside largely coincide to define
and additional structures, either in the width of the canyon, a bend in the edge of development in Clifton.
modern or of poor integrity, appear the river, and a break in continuity of The westernmost termination of the
uphill from Park Avenue. Properties development from the remainder of district at Chase Creek is drawn at t.
one-lot-width uphill from Park the town to the south. Tye boundary end of the area of dense commercirl
Avenue are included within the continues northwest alorg the west- character of Chase Creek and at the
district, because all properties, even ern floodw•all, excluding the site of the westernmost extant of the stone
noncontributors,"are an important former freight depot (now demol• retaining wall at the cliffs north of
part of the Park Avenue Steetscape. ished). The boundary then is drawn Chase Creek. This location coincides
At the southernmost end of Park to include the passenger depot, with a restriction in the width of the
i Avenue, no structures exist at the following the geographic boundary of canyon and a corresponding pause it
northeast side of the street and the the cliffside, which firmly delineates the continuity of development sites
boundary is drawn to exclude this the boundary at this location. At the from development further west.
open land. The boundary continues
r:
I
r
Elm Hill, Wheeling, Ohio Countv, i
West Virginia, is a mid-19th centurv
Greek Revival mansion on a secluded ^ )
esplanade. The area, which was
historically farmland, is now part of ^
1.1 suburban Wheeling. The s are
landscaped lawn with shade trees, /
\
evergreens, and shrubs. The associ-
ated brickspringhouse/smokehouse, Q .-01
i'1 barn/garage, and cemetery are ° ELM , rep
1 nK 'i
:ontnbutingresources. The legal
property description was used to
t➢ define the National Rcgister bound- K tjA4ul!Eau~
fries of the property. Verbal bound- rC!]
r • T CF ~•I T•R/
ary description: The nominated M 16 K
1
aroperty is inclusive of the 19.33-acre ,w•.. „ C
• -ract identified as parcel q7, sur-
•ounded by acreage of the Wheeling
Zountr}' Club, on Ohio County ~
rssessor's Map RD-14, Richland y
District, February 1960, Wheeling,
Nest Virginia. Boundary justifica• e N ?
:ion: The property is inclusive of
)road lawns and open areas that form sn v ,
r sigruticant setting between Bethany
like and the rear property lines.
Vithin this green space stand the £!m Hill, 1'Acelmg, Wes: Virginia. Tax map shouvig the National Register
louse, smokehouse/springhouse, boundaries.
)arn, and cemetery.
3iscontiguous Districts in Urban
Settings A,
n
Plemons-Mrs. M. D. Oliver- a n 3
iakle Additions Historic District, , ^ .
lmarillo, Potter County, Texas,
ncludes about 40 blocks of residential
tevelopment originally platted as the 'ry't
'lemons Addition (18§0) and the Mrs. s dew
A. D. Oliver-Eakle Addition (1903).
'he district is characterized by an b 11 l '
eclectic mix of modestly, scaled
Iw•ellings representing architectural
e Lyles of the early 20th century, The ' E
ristoric landscaping reinforces the , -
reighborhood's cohesiveness. De- '
pite the intrusion of a major arterial
' tighway (which separates the district Y' t
nto two discontiguous parts), the
ristoric district retains a high level of t ty
~s historic integrity, with 357 of 535 i'
-sources classified as contributing
lements. The district is one of
y s -
,marillo's most intact early 20th F'
antun' residential neighborhoods.
he design, scale, and materials of the
udding stock reflect the cyclical + = • c 'a
evelopment of Amarillo's economy
< om the turn of the century to the
eginning of World War 11. The
redominant Prairie School and 3 Y l a
raftsman-influenced bungalow ^
y les reflect Amarillo's growth from Plemons-Mrs. M. D. Oii.rr•£akle ,4d itinns Historic District, Amarillo, Texas.
le I910s through the 1930s as re- Detail of USGS map shorvrng the National Register district boundaries and UTA!
ional discoveries of oil and natural references.
M
, II
gas augmented igiiculturally based dating to the early 20th century. Contiguous Dfstriets in Rural
wealth. The district is nominated to District boundaries coincide with Settings
the National Register under Criteria A concentrations of historic properties
and C. The National Register bound- within the original limits of the Woodlawn Historic and Archaeo-
aries of this discontiguous district ?lemons Addition and the I-irs. M. D. logical District, King George County
follow existing roadways that encom- Oliver-Eakle Addition to the City of Virginia, is a 899-acre historic
pass the eligible resources. Verbal Amarillo. The boundaries encompass riverfrornt plantation along the north
boundary description: As indicated those portions of the neighborhood bank of the Rappahannock River and
1 by the solid black lines on the accom- that retain a significant degree of the west bank of Gingoteague Creek,
panying USGS map, the historic integrity of historic setting and feeling Woodlawn is among the s Idest
district is comprised of two strengthened by the continuity plantations in the county and retains
discontiguous elements divided by provided by historic streetscapes, essentially the same boundaries it ha
Interstate Highway 40. The northern Areas beyond these boundaries when the land was first consolidated
portion of the historic district encom- generally consist of properties whose in the late 18th century. The propert-
passes 86 acres bounded by the character differs from those within the includes 21 buildings, sites, and
(i following parameters: Beginning at historic district, including residences structures: the planation house,
the center point of the intersection of that exhibit loss of historic integrity or dating from ca. 1790, and its early to
E. 16th Avenue and S. Taylor Street, were built following the historic mid-19th century ancillary buildings,
E proceed south along the center line of development period of the neighbor- with major additions and renovation
South Taylor Street continuing to its hood. Properties outside the historic to the plantation house ca. 1841, 1934
intersection with the center line of the district also include functionally and 1982. There are 6 contributing
No.th Access Road of Interstate different resources, such as buildings, including the plantation
Highway 40; thence southwest and nonhistoric commercial properties house and two antebellum outbuild-
west along the center line of the North and large-scale institutional proper- ings and slave quarters and an early
' Access Road of Interstate Highway 40 ties. Changes in the historic residen- 20th century barn and implement
to its intersection with the center line tial character of the neighborhood shed. The 10 contributing archeolog
of the alley west of S. Madison Street; establish the boundaries on all sides. cal and landscape sites include 5
thence north through the alley along The northern boundary along 16th prehistoric sites, a historic domestic
its center line to its intersection with Avenue demarcates the transition site, a ditch network, the field systerr
the center line of W. 16th Avenue; between the commercial and institu- the farm road network, and a
thence east along the center line of tional character of Amarillo's central springhouse foundation site. There
16th Avenue until reaching the point business district and the residential are 3 noncontributing buildings, 1
of beginning. The southern portion of neighborhoods in the southern noncontributing site, and 1 noncon-
the historic district encompasses 94 reaches of the city. The eastern tributing structure. Periods of signifi
acres bounded by the following boundary along Taylor Street coin- cance are represented by contributing
parameters: Beginning at the center cider with the dissolution of historic prehistoric Native American re-
point of the intersection of S. Taylor residential character prompted by the sources and the historic resources of
Street and E. 26th Avenue, proceed incursion of Interstate Highway 27. the 17th century and of the late 18th
west along the center line of 26th Numerous noncontributing commer- century through 1937. Woodlawn
Avenue continuing to the point of its cial and residential properties com- Historic and Archaeological District:
intersection with the alley west of S. promise the integrity of the area east eligible under Criteria A, C, and D at
Van Buren Street; thence north of this boundary. The southern the state and local levels. The well-
through the alley along the center line boundary along 26th Avenue occurs preserved plantation house is one of
to its point intersection with W. 24th at the point of transition between number of important and interrelates
r , Avenue: thence east along the center residential properties developed houses built along the Rappahannocl
line of W, 24th Avenue to its point of during the early 20th century and River between 1760 and the 1850s. Ir
+ intersection with S. Van Buren Street; those developed in the 1940s, 1950s, addition to its architectural signifi-
thence north along the center line of S. and 19605. On the west, the district cance, the district also represents the
Van Buren Street to its intersection boundary coincides with the limits of historical influence of agriculture ant
it with the center line of the South residential development with the Mrs. transportation on the settlement and
Access Road of Interstate Highway 40; M. D, Oliver-Eakle Addition, as the economy of the Northern Neck of
thence east and southeast along the campus of Amarillo College hems in Virginia. Woodlawn is also signifi-
l center line of the South Access Road the neighborhood along this bound- cant for its association with the
t I of Interstate Highway 40 to the point ary. Interstate Highway 40, which Turner family, whose history in
of its intersection with S. Taylor obliterated portions of the historic Virginia dates to the mid-17th center
Street; thence south along the center neighborhood between 18th and 19th and whose occupation of Woodlawn
line of S. Taylor Street until reaching Avenues, is excluded from the historic lasted into the 19205. The Turners
i the point of beginning. Boundary district and divides it into dis- were members of an extended family
justification: Consisting of two contiguous components. North of of prominent landowners who left ar
discontigvous elements currently Interstate Highway 40, the western important architectural legacy in the
tt divided by the incursion of Interstate boundary falls along the alley west of area. The social and cultural values c
Highway 40, the Plemons-Mrs. M. Madison, which separated historic the antebellum planter class are
D. Oliver-Eakle Additions Historic residential development from non- reflected in the architectural traditior
District encompasses a cohesive contributing commercial development of Woodlawn. The patterns of
Si collection of residential properties along Washington Street. residential, agricultural, and wood to
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APPENDIX D
10 EXCERPT FROM
NATIONAL REGISTER BULLETIN NO. 17
Certification of State and Local
Statutes and Historic Districts
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•NATIONAL RE
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BULLETIN
Technical intormanon can comprehensive planning. survey of cullural resources an
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TEUs d rex:st ar oln~in COM SSIQ
the ,National Register of Histonc Places,
r~ U.S. Department of the Intenor
National Park Service
(f Interagency Resources Division
(10/85)
(revised 07/87)
° Certification of State and Local Statutes and Historic Districts
This publication explains the documentation requirements for t;e
certification of State or local statutes and historic districts
and supersedes all earlier National Register bulletins on this
subject. In order to stimulate capital investment in historic
buildings and to spur revitalization of historic neighborhoods,
the Internal Revenue Code has contained Federal tax incentives
for the rehabilitation of income-producing historic buildings
since 1976. The current investment tax credit (ITC) is 20
percent of the cost for any qualified project that the Secretary
of the Interior designates as a certified rehabilitation of a
certified historic structure. Buildings located within State or
A local historic districts that are designated under a State or
local statute, may qualify for these preservation tax incentives
only if the statute or ordinance creating the district and the
district itself have been certified by the Secretary of the
Interior.
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Preservation tax incentives are available for any qualified
project that the Secretary of the interior designates as a
certified rehabilitation of a certified historic structure.
ti brochures explaining the
procedures for applying for the
certification of a rehabilitation project and the two-part
Historic Preservation Certification Application forms can be
obtained from the State Historic Preservation Office or the
appropriate regional office of the National Park Service. (See
the list of regional offices in the attached append ix
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The ten percent tax credit is not available for rehabilitations
of certified historic structures, and owners who have properties
within registered historic districts and who wish to elect this
credit must obtain certification
historic. that their buildings are not
.
The certification of historic districts, designated under State
and local statutes, extends the availability of the tax benefits
for rehabilitation beyond National Register listing and includes
{'1 properties in State and local historic districts. The
certification of State and local historic districts requires that
the Secretary of the Interior certify in two dependent but
separate actions (1) the statute providing for the designation
and regulation of historic districts and (2) every historic
district thereunder. The separate certification of local
r historic districts is necessitated by The Revenue Act of 1978,
which modified the responsibilities of the Secretary in
establishing eligibility for Federal tax incentives. Only after
NPS certification can the tax provisions go into effect for
certified rehabilitation of certified contributing structures
within State and local historic districts (unless of course the
district is also listed in the National Register). Federal
regulations for the certification of statutes and historic
districts are contained in Department of Interior regulations, 36
CFR 67.
Certification of State and Local Statutes
By the term "State and local statute" or simply "statute," the
NPS means a law of a State or local government designating, or
providing a method for the designation of, a historic district or
districts. To date the majority of requests received by the NPS
have been for independent local ordinances. However, if State
" enabling legislation exists, it must be certified before the
local statute under its authority can be certified.
Local governments may designate historic districts through zoning
ordinances or through State enabling legislation. These forms of
resource protection have been successful and several States have
enacted enabling legislation. In addition, a State court has
upheld the authority of a municipality, in a State without
enabling legislation, to identify historic resources under its
general zoning authority (City of Santa Fe v, Gamble-Skogmo,rnc.,
N.M. 1974).
Statutes commonly contain sections that designate districts,
individual sites, buildings, and structures for their local
historical value. However, for purposes of qualifying for
Federal tax benefits, only properties within certified historic
districts established under a certified statute may qualify for
the Federal rehabilitation tax credits (unless the
listed in the National Register). property is
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In carrying out the Secretary of the Interior's responsibilities
for certification of local statutes, NPS must review any existing
State legislation that enables the local government to designate
and protect historic properties. If the State enabling
legislation contains provisions that fail to meet requirements
for certification, then any proposed local statute empowered by
the legislation will not be certified. For example, one State
enabling act failed to meet certification requirements because it
exempted State projects from review procedures established by
local authorities for their historic properties. The only
M allowable exemption of properties from local review is State or
Federal property. However, certification cannot be granted to
ordinances or legislation which exempt privately-owned properties
affected by development undertaken with State or Federal
involvement. The inclusion of this special exemption clause
prevents the local statutes from achieving the purpose of
preserving. and rehabilitating buildings of significance to
historic districts and NPS denied certification of this and other
subsequent local ordinances that operated under the provisions of
the act.
' Every preservation ordinance should be researched and written
specifically to pertain to the local situation. This is
important because an ordinance that works in one community may
not be suitable to another, and State enabling legislation, where
it exists, usually differs from State to State. Consequently,
V NPS reviews the statute to ascertain if it meets the purpose of
preserving and rehabilitating buildings of historic significance
to a district and does not apply an ideal model to ordinances
under review. However, the following outline lists common
components of statutes that have been certified:
1 Statement of purpose
Z Definitions
3 Establishment of review body
4 Survey plan for identification of historic resources
5 Procedures for review concerning alteration, demolition,
relocation, and nex construction within a historic
w district
6 Appeals
' To be consistent with the NPS program, it is recommended that
State and local governments adopt the Secretary of the Interior's 1
Standards for Evaluating Significance within Historic
Districts. For determining which properties contribute to the
significance of historic districts definitions of contributing
and noncontributing buildings are contained in Department of the
Interior regulations, 36 CFR 67. This is essential for
certification by NPS if a local commission only has review powers
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this representative such as "I am the duly authorized
representative of (city/county/State) who has been authorized by
(mayor/city council/etc.) to request certification of
(statute)." This requirement is included in the Department of
iF the Interior regulations in an attempt to ensure that local
citizens and officials are aware that a request has been made for
the certification of a particular State or local statute.
(2) A copy of the statute for which certification is
requested, including any bylaws or amendments that contain
information necessary for the certification of the statute.
(3) A copy of the State enabling legislation, if any exists,
authorizing the designation of historic districts, unless a
copy of this legislation is already on file with NPS.
Certification requests are reviewed for the Secretary by the
appropriate NPS regional office (see appendix), which will assess
whether the statute(s) and any bylaws or ordinances that contain
information necessary for the certification of the statute
contain criteria which will substantially achieve the purposes of
-reserving and rehabilitating buildings of historic significance
to the district.(s). The SHPO will be given a 30-day opportunity
to comment on the request and this recommendation will be
considered by NPS in the review process, if received within the
allotted time frame. If for some reason, the 30-day period for
State review expires without a recommendation being made, the
duly authorized representative may notify the NPS regional office
of this fact. The NPS will consult the SHPO to ensure that a
review of the information is completed in a timely manner.
Within 30 days of submission of the request to the NPS, the NPS
will provide written notification of a decision to the Chief
Elected Official or the duly authorized representative and the
SHPO when certification of the statute is given or denied. If
the request for certification is denied, the notification will
provide an explanation of the reason(s) for the denial.
Amendment or Repeal of Certified Statutes
1.
If a certified statute is repealed or amended, the duly
it authorized representative of the State or local government which
initially submitted the certification request, must notify the
NPS. The certified statute and any districts designated under
the law will be withdrawn by the Secretary when repealed or
amended. However, an amended statute may retain its certified
status if the amendments are submitted for review, according to
the procedures outlined above, to ascertain If the statute
continues to meet the criteria for certification. A written
decision on the status of the statute will be sent to the Chief
Elected Official or the duly authorized representative and the
SHPO within 60 days of receipt. The Secretary may withdraw
is certification of any repealed or amended statute (and any
districts thereunder) on his/her initiative, if it is
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Useful reference for the evaluation of properties in the building
inventory are National Register Bulletins it "Certifications of
Significance," 15, "Guidelines for Applying the National Register
Criteria for Evaluation," and 16, "Guidelines for Completing
National Register of Historic Places Forms."
Requirements for Certification
A historic district designated under a State or local statute
must meet National Register criteria explained in 36 CFR 60.
i Therefore, a historic district designated under a certified state
or local statute could, if nominated, be listed in the National
Register. The National Register criteria for evaluating the
a significance of properties were developed to recognize the
accomplishments of all peoples who have made a contribution to
our country's history and heritage. The criteria are designed to
guide State and local governments, Federal agencies, and others
in evaluating potential entries in the National Register.
Criteria for Evaluation
The quality of significance in American history, architecture,
archeology, engineering, and culture is present in districts,
sites, buildings, structures, and objects that possess integrity
of location, setting, design, materials, workmanship, feeling,
and association:
A that are associated with events that have made a
significant contribution to the broad patterns of our
history; or
B that are associated with the lives of persons
significant in our past; or
„ C. that embody the distinctive characteristics of a type,
period, or method of construction, or that represent the
work of a master, or that possess high artistic values,
or that represent a significant and distinguishable
" entity whose components may lack individual distinction;
or
0 that have yielded, or may be likely to yield,
information important in prehistory or history.
Criteria considerations: Ordinarily cemeteries, birthplaces or
graves of historical figures, properties owned by religious
institutions or used for religious purposes, properties that have
been moved from their original locations, reconstructed historic
rti properties, properties primarily commemorative in nature, and
properties that have achieved significance within the last 50
years shall not be considered eligible for the National
Register. However, properties will qualify if they are integral
parts of districts that do meet the criteria or if they meet the
exceptions defined in 36 CFR 60Y Information on documentation of
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How to Apply for Certification
As is the case with local and State statutes, certification
j requests for historic districts are submitted to the SHPO by the
Chief Elected Official or the duly authorized representative of
the government which enacted the statute designating the
district. If the Chief Elected Official or the duly authorized
representative delegates the responsibility of compiling the
documentation for certification review to a second party, then
the name, position, address, and telephone number of that
individual must be included with the submission of district
a7 documentation. A certification request for a historic district
may be Eubmitted concurrently with the certification request for.
the statute under which it is to be designated. The
certification procedure, however, will involve two separate
40 actions. The NPS regional office will follow the same procedures
for the certification of historic districts as those discussed
above for the certification of statutes. Federal regulations (36
CFR 67) provide for a'60-day maximum time frame (30 days at the
SHPO and 30 days at the NPS regional office; for the review of
districts. If for some reason, the 30-day period for State
review expires without a recommendation being made, the duly
authorized representative may notify the NPS regional office of
this fact. The NPS will consult the SHPO to ensure that a review
of the information is completed in a timely manner.
Documenting Sistoric Districts
The guidelines in National Register Bulletin 16, "Guidelines for
Completing National Register of Historic Places Forms," provide
information on haw to document historic districts for the
National Register. District documentation submitted for
" certification must include the Eollowinq information:
(1) A concise description of the general physical or
historical elements and qualities which make this area a I
historic district wit►: a description of building types,
architectural styles, and periods represented in the
district.
This description should include information on the scale,
materials, workmanship, and spatial qualities of the district and
should use the appropriate professional terminology, To help
identify architectural styles or standard architectura! terms
used to describe buildings, works such as M?.cus whiffen,
American Architecture Since 1780: A Guide to the Styles, John
J.G. Blumenson, Identifying American Architecture, John Poppelier
et. al., what Style Is It? or Virginia and Lee McAlester, A Field
FIN Guide to American Houses are valuable reference sources.
Stylistic treatment and building type usually reflect regional
variation and at times may defy standard categorization.
Therefore, the reference works cited above should be used as aids
in defining the architectural character of districts, which
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for evaluating component resources. A contributing building,
site, structure, or object adds to the historical architectural
qualities, historic associations, or archeological values for
which a property is significant because a) it was present during
the period of significance, and possesses historic integrity
reflecting its character at that time or is capable of yielding
important information about the period, or b) it independently
) meets National Register criteria. A noncontributing building,
t f site, structure, or object does not add to the historical
r architectural qualities, historic associations, or archeological
values for which a property is significant because a) it was not
~d present during the period of significance; b) due to alterations,
disturbances, additions or other changes, it no longer possesses
' historic integrity reflecting its character at that time or is
incapable of yielding important information about the period; or
c) it does not independently meet the National Register
criteria. In cases where a resource contributes on the basis of
significance unrelated to that of the district, the documentation
should explain how the resource independently meets the National
Register criteria.
(5) A map illustrating all buildings in the district with an
identification of contributing and noncontributing resources.
Maps on district brochures, tax assessor's maps, city maps, etc.,
may be suitable if they clearly depict district structures and
property lines. The map or maps should indicate the district
boundaries and all the buildings within it; include street and
place names with general street numbers; and identify all
contributing and noncontributing resources, if possible. Color
coding is not recommended due to the difficulty of reproduction,
and it is preferred that black and white graph?.c patterning be
used or a similar approach that makes the map clearly legible and
easy to copy.
(6) Photographs of typical streetscapes in the district and
the major types of contributing and noncontributing
structures.
All photographs of districts should be keyed to a map so that the
Location and direction of the view can be ascertained. The
photographs may be color or black and white and must be of a -size
and quality that clearly documents the architectural character of
individual buildings or groups of buildings. Photographs should
be labeled on the back with the district name, street address,
city and State, name of the photographer, date on which the
photograph was taken, location of the original negative,
description of view indicating direction of the camera, and a
photograph number for keying to the accompanying map.
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examples of the range and kinds of structures included within
each category. -
l This information is important because local judgements as to the
contribution of district properties may differ significantly from
' decisions that would be made by the NPS under standards contained
in 36 CFR 67.5 for evaluating structures within certified or
listed districts. For example, under the NPS progrrm, visually
F~ compatible structures that do not add to the historic or
architectural significance of a district, such as recent
buildings that replicate historic styles, would not be considered
14 to contribute to the district.
Certification that a locally designated historic district
substantially meets the requirements for listing in the National
Register does not mean that a local system for rating district
structures has.been certified. The information on file at the
NPS regional offices concerning a local rating system will aid in
the review of any application requesting certification of
significance or nonsignificance for a structure within a
certified historic district for purposes of qualifying for tax
incentives. The local review board or commission must have the
authority to review changes to all contributing structures as
they are defined by NPS. If it is clear from the documentation
provided, that the definition of contributing and noncontributing
buildings is not in conformance with 36 CFR 67, certification
will be denied. Certification would also be denied if the review
by the board or commission did not extend to properties
considered by NPS to be signi;'icant. The final decision by NPS
on these applications will be made according to standards
contained in 36 CFR 67.5 and will not reflect the rating of a
locally developed system.
Appeals
An appeal may be made, pursuant to 36 CFR 67.10 for any of the
certifications or denials of certifications for State and local
statutes and historic districts.
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