Old Judges Hill Historic District

A Proposed Austin Local Historic District

Frequently Asked Questions about the Old Judges Hill Local Historic District

  • Who can address my questions and concerns regarding this LHD process?
    Austin’s Historic Preservation office manages the LHD process and can answer specific questions. Steve Sadowsky can be contacted at (512) 974-6454 or steve.sadowsky@austintexas.gov Back to the top...
  • Because we are located in the Central Business District, I am wondering if LHD will prevent me from requesting a zoning change from SF3 to NO, LR, GO, etc?
    No. The zoning options available do not change with LHD. Any property owner has the ability to request a zoning change and the requested change for will be directly influenced by the Downtown Austin Plan, the future Imagine Austin discussions, location in the Central Business District, and a variety of other political and economic factors that are constantly changing. LHD does not favor residential over commercial, is zoning agnostic, and is intended to preserve the historical structure, not dictate the use of the structure as either residential or commercial. However, regardless of residential or commercial zoning, LHD will directly impact any proposed changes to a contributing structure in favor of preservation when possible.
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  • Will my building lose value if it is in a LHD?
    The vast majority of building owners across the nation have benefited from inclusion in LHDs. This is because the design process and standards create parity for all building owners. Thus, new buyers know exactly what to expect in a LHD, and tend to be willing to pay a premium to live in an area where the character and cohesiveness of the buildings will be preserved. Numerous studies in the last 20 years – in and outside of Texas – have consistently demonstrated that buildings in local historic districts appreciate at rates greater than: (a) the local market as a whole, and (b) similar neighborhoods that are not designated as LHDs.
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  • Will taxes on my building increase as a result of being included in the LHD?
    Your taxes will not increase solely because of LHD inclusion. Taxes are subject to change based on rates set by the Travis County Appraisal District and take a variety of factors into account. However, under the City’s LHD program, owners could be eligible for a tax rate freeze on the added value of improvements for up to seven years.
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  • If my building is a contributing structure in a Local Historic District (LHD), will I be allowed to change or add on to it?
    LHD designation does not prevent owners from making changes to their properties, and that includes building additions. Designation ensures that alterations and additions are in keeping with the special character of the District through the use of design standards created and agreed upon by the District’s property owners. This happens through a process called design review, whereby Austin’s Historic Landmark Commission (HLC) approves major changes that are planned for the district and issues Certificates of Appropriateness (COA). Local historic district designation encourages sensitive development in the district and discourages unsympathetic changes from occurring.
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  • Would LHDs support the use of energy-efficiency/green building solutions to lower utility bills?
    LHDs promote energy conservation. By renewing/upgrading District’s properties, which have already lived 3 times longer than typical new construction, owners can excel in the key tenants of Green building – reuse, renew, recycle. Preservation and rehabilitating old structures is the greenest form of building because it conserves energy and reduces landfill Waste. Energy efficiency is also completely compatible and achievable with a LHD and historic properties. Energy audits, updated HVAC units, repair/replace duct work, sealing doors, windows, solar screens, attic radiant barriers, and roof vents – all recommended by Austin’s nationally recognized Green Building Program, can improve the efficiency of a historic structure by 35% or more and are completely compatible with a LHD. Finally, the use of exterior green technologies (solar panels, etc.) is encouraged so long they are incorporated in a manner sympathetic to the streetscape. Most LHD properties can integrate technologies like rainwater collection systems in a way that does not detract from the front of the house.

    Additionally, many contributing structures in historic districts are naturally more energy efficient. The Energy Information Agency reported that structures built prior to 1925 actually are more energy efficient than those between 1935 and 2000. This is because older structures had to deal with the elements without the benefit of new technologies. Moreover, older structures can easily be retrofitted with interior technologies that can conserve energy and reduce utilities bills. Lastly, historic buildings must be viewed in terms of their energy consumption over the lifetime of the building. Thus, many century-old structures have been able to keep pace with new technologies while not becoming outdates in their use of those products. The benefit is that the structures can adapt, while not losing their character to technologies that may become outdates in the future.
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  • Will a LHD prevent the owner of a multi-family or rental building from making a living from their investment? Will it will stop secondary apartments on lots and impede an owner’s ability to sell their property for top dollar?
    Nothing in the LHD design standards or in the city ordinance prohibits owners from adding rental space in their lots. The base zoning is what governs the square footage and number of ancillary buildings that a lot can have, and whether a lot can be used for multi-family purposes. In fact, a LHD can have the added benefit of increasing the attractiveness of a particular neighborhood, thus creating additional demand for space in places like garage apartments. As discussed above, there is clear evidence that a LHD has a positive impact on values in a historic district.
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  • How are the boundaries of the JH LHD determined? Will there be an opportunity to add more buildings to the District?
    The boundaries of the LHD are not arbitrary. The city has created guidance as to how a LHD is established. A proposed district should ideally follow the historical development of the area. A district should be designed as contiguously as possible, without donut holes. Boundaries should incorporate as many of the local landmarks within the Judge’s Hill area as possible. The boundaries of the proposed district are consistent with city requirements and represent the historic and architectural significance of early Austin development. As property owners become more comfortable with LHDs, additional properties may be added to the District.
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  • Does a LHD infringe on the individual rights of owners in the LHD, and prevent them from doing what they wish with their building?
    A LHD is a well-established form of city zoning. All building in the District is already subject to existing lot-specific and ‘McMansion’ zoning regulations, and to building codes. Existing zoning defines the limitations of how we all can build, modify, and use structures(s) on our land – including the size, height, location (setbacks), and building methods. These regulations ensure that development occurs in a way that respects the rights of everyone. A LHD is incremental zoning, providing a protection for the cohesive, historic and increasingly rare character of our proposed District.

    A LHD is not a new concept. In 1978 the U.S. Supreme Court ruled that localities have the right to balance individual property holders’ rights against broader public benefits. Since that decision, over 2,300 neighborhoods across the country have established Local Historic Districts – including 21 in San Antonio and three in Austin - Harthan, Castle Hill, Hyde Park, and other LHDs still in progress.
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  • Will the Judge’s Hill LHD process be transparent and will individuals receive adequate notice of the LHD application?
    LHD applicants are attempting to contact every property owner in the proposed District by US Postal Service, electronic mail, phone or in person (and in many cases all four) to discuss the LHD application and to address any questions. A website has been formed – www.JudgesHillHistoricDistrict.com – to provide extensive information on the LHD application and process. The City has held two public meetings with all property owners invited by official city mailings, one on November 16th, 2011 at St. Martin’s Lutheran Church and one on October 8th, 2013 at One Texas Center, 505 Barton Springs Drive. We believe it is very important that every property owner has an opportunity to fully realize the impact of the District.
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  • If I have a non-single-family property in the District, will I be forced to conform to the single-family standards?
    All of the properties in the district will be covered by the standards, but different standards will apply to contributing and non-contributing structures as spelled out in the standards (the map indicates which structures fall into which categories based on the National Register application for the neighborhood a few years ago). However, as noted in the FAQs, the design standards only apply to modifications of existing structures and new construction -- they will not require anyone to make any changes to their structures or to projects that are underway. Please contact City staff to discuss the specific issues regarding your property.
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  • If I live in a LHD, what process do I have to go through to change the color of my building?
    LHD does not dictate paint colors nor does it require owners to modify anything on their home, building, property or business. Minor repairs and ordinary maintenance, such as repainting and repairing a roof with the same materials, does not require a Certificate of Appropriateness. A COA would be required for work that physically alters the appearance of the building, such as replacing windows and doors, installing siding, enclosing a porch, or demolishing all or part of a structure. Interior changes that do not affect the outside appearance are not reviewed.
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  • If my building is in a LHD, will I have to make renovations to comply with the new design standards?
    Local Historic District designation will not require retrofitting. If an owner elects to make an addition or an improvement to his/her property after designation the addition will need a Certificate of Appropriateness through a design review by the Historic Landmark Commission.
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  • Will Historic districts – like all those individual city landmark houses – impact City
    tax revenues? The city already has deficits and is cutting public services.
    Historic districts, unlike stand-alone city landmarks – do not provide tax exemptions for buildings. They simply provide the opportunity to freeze added value on a structure for a set time period. Districts serve a major need of many owners to protect their structures, while avoiding reductions in city revenue.
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  • Is there more cost involved in owning a building in a historic district? Will I have to pay more to repair my building or make changes because of design requirements?
    Structure maintenance is not required under LHDs. And renovations in historic districts are not necessarily more expensive than in non-LHD structures. Compatible materials used in LHD renovations often a better investment over the life cycle of the house because they last longer. Additionally, some renovations or additions that occur in the rear of a property and are unseen from the street may be able to use newer materials, such as vinyl siding or new aluminum windows. Since LHD design standards generally apply to the streetscape façade of structures, there may be flexibility for owners to use varying materials or design in the rear of their properties.
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Additional resources


Contact Us: www.judgeshillhistoricdistrict.org/contacts
City of Austin FAQs: http://www.ci.austin.tx.us/historic/localhd.htm
Preservation Austin: http://www.preservationaustin.org/programs/local-historic-districts/

To see a copy of the proposed design standards (Preservation Plan), please click on the following link:
Design Standards