February 1990 GHPA Newsletter

FOR PRESERVATION NEWSLETTER OF THE GREATER HOUSTON PRESERVATION ALLIANCE

JANUARY 25 ANNUAL MEETING IN THE HEIGHTS

If the prognosticators are correct, Houston has begun a slow but inexorable economic recovery_ Will Houstonians immediately jmnp on another economic juggernaut? Or will they approach renewed prosperity bearing in mind lessons of the recent past?

Despite such losses as the Shamrock, the past few years have produced a renewal of faith in Houston. We have seen significant steps taken toward preservation of Buffalo Bayou and an acceleration of efforts of several groups to humanize downtown.

Seizing an opportunity, entrepreneurs have restored The Warwick. And in a revival of large-scale street plantings, Trees for Houston has reclaimed a bit of lost wisdom from earlier Houston city planners and struck a blow for the long-term perspective.

The return of prosperity will inevitably bring new challenges to the Preservation Alliance, in the forms of both threats and opportunities. Most notably, the fate of Freedmen's Town and Allen Parkway Village now hangs in the balance. I hope that in the 1990s we can face such challenges with the recognition that what we have deserves protection, a recognition that has seemingly broken the taboo which for years silenced the zoning debate. Zoning v.on't be a panacea, but it is a process that can serve the agenda of GHPA better than any other tool at our disposal, except perhaps education.

So, in this year of challenge, I urge the entire membership to consider taking an active role in preservation.

We have fourteen standing committees. ,They do the real v.orit of preservation in Houston. Please volunteer.

Charles D. Maynard, Jr. President

The 1990 Annual Meeting was held on Thursday, 25 January, on West 19th Avenue in Houston Heights.

The location for the meeting was specially chosen to celebrate the second anniversary of the Heights Main Street Project. Approximately ISO Alliance members and guests received a full measure of Heights hospitality from 19th Avenue merchants, who opened their shops to early evening strollers. Registration and a reception were held at Carter & Cooley Company Deli, Council member Eleanor Tinsley presents 1990 followed by dinner at the Ashland Good Brick Award to Franklin Denson for The House. The culminating event of Texas Umited. (Photo by Gaorga O. Jackson, Jr.) the eveningwas the annualmeeting, held at the Heights Theater through the generosity of owners Sharon and Gus Kopriva.

Following the presentation of distinguished guests and the election of new officers and board members, an address was delivered by Roberta Brandes Gratz and the 1990 Good Brick Awards were distributed.

Barrie Scardino, GHPA president, 1988-1989, acknowledged the contributions of members and volunteers during the preceding year. She introduced Margie C. Elliott, who in August became the alliance's first executive director; presented a special resolution of commendation to Mike Davis, GHPA secretary, who has moved to Dallas; and paid tribute to the memory of Patrick C. Burris, GHPA treasurer, who died 25 January. Mrs. Scardino then passed the presidential gavel to Charles D. Maynard, Jr., who praised Mrs. Scardino for her accomplishments during the past two years.

Good Brick Awards were announced by Mr. Maynard and Mrs. Scardino. Recipients are the Houston Heights Association for its leadership in historic preservation in Houston through a wide range of activities in the Heights (Charles Thorpe and Randle Pace accepting); Franklin M. Denson, president of Excursion Trains, Inc., for restoration of passenger train service between Houston and Galveston; the Trustees of Hermann Hospital for restoration of the exterior and interior public spaces of the 1925 Hermann Hospital Cullen Pavilion building (Elizabeth Calderon accepting); Wyndham Hotels and Resorts, Inc. for rehabilitation of The Warwick (Larry Brown and Paul Schultz accepting); the Honorable Debra Danburg, State Representative, District 137, for championing historic preservation and neighborhood revitalization; and Javier Luna, for rehabilitation of his family's 1911 cottage on Lubbock Street in the Sixth Ward Historic District.

The Honorable Eleanor Tmsley, City Council Member at Large, and John T. Hannah presented the Good Bricks to award recipients. (continued on page 4)

Long touted as a free-enterprise city, unfettered by stringent land use controls, Houston is taking a new look at itself_ Over the past several months, citizens from divergent parts of the city have begun to focus on some of the problems which have resulted from a lack of planning and control of invasive developments in neighborhoods_

that the need for comprehensive planning on the city's part, rather than abdication to the private sector, was necessary_ A reorganization of the Community Development and Planning Departments is currently underway. Several neighborhoods that have had to deal with incompatible and disruptive projects in their midst have discovered that deed restrictions are not always enough protection. And, to crystalize the growing interest, Professor John Mixon proposed that Houston adopt a neighborhoodbased zoning concept, to be implemented on a voluntary, petition basis.

A number of situations over the past few years have contributed to the heightened interest in planning_ During the recession, it was demonstrated that the area's masterplanned communities (e.g., Kingwood and Clear Lake City) and zoned cities (e.g., West University Place and Bellaire) were best at surviving the real estate plunge and leading its recovery. The 1988 report from a mayoral task force recognized

To help focus the momentum, which appears to be growing, Houston City Councilmember Jim Greenwood formed an Ad Hoc Task Force on Planning and Zoning in January. Still in the formative stage, the task force has been charged to develop a proposal for "Houston-style" land use control and how it might be implemented.

The task force has a broad representation from neighborhoods, professional groups and the

PLANNING AND ZONING ISSUES DOMINATE

development community. Greater Houston Preservation Alliance Board member Steve Brooks is a member of the task force and has pledged to represent the interests of the planning, preservation and environmental communities_ A proposal for zoning should be of particular interest to Houston's six National Register Historic Districts_ Some form of land use restriction is needed to afford proper protection and maintain the long-term viability of these districts. The Greater Houston Preservation Alliance has agreed to host a workshop to define issues of importance in the historic neighborhoods. We have invited experts to help determine how land use controls or zoning can enhance communities, with the resulting information to be channeled to Councilmember Greenwood's task force. If you are interested, please reserve space now by calling 236-5000_

SCHEDULE OF EVENTS March 3

"Revitalization Plans for Main Street/Market Square Historic District"; special tour to follow. 10:00 a.m., Magnolia Ballroom, 719 Franklin. Co-sponsored with Harris County Heritage Society. Call 236-5000 or send $5.00 check to Harris County Heritage Society, 1100 Bagby, Houston 77002.

March 8

"The Remaking of Market Square," results of a project by University of Houston 3rd-year architecture students to design infill for the historic district. Magnolia Ballroom, 719 Franklin. Reception and Dutch-treat lunch at 11:30 a.m.; presentation of projects at 1:00 p.m.

March 13

"The Future of Zoning and Historic Preservation in Houston," a GHPA-sponsored community forum, 7:00 pm, Houston Heights Woman's Club, 1846 Harvard. Call 236-5000.

March 16

Houston Archeological/Historical Commission, Call Nell Lindquist, 247-1238.

March 18

GHPA Wlkg Tour, Main St.lMarket Sq. Hist. District, 2:00 p.m., call 236-5000.

March 19

GHPA Board Meeting, 712 Main Street, Suite 110

March 21

GHPA Wlkg Tour, Main St./Market Sq. Hist. District, Noon, call 236-5000_

April 16

GHPA Board Meeting, 712 Main Street, Suite 110

April 18

GHPA Wlkg Tour, Main St./Market Sq. Hist. District, Noon, call 236-5000.

April 20

Houston Archeological/Historical Commission, Call Nell Lindquist, 247-1238

April 26-28

Texas State Historic Preservation Conference, co-sponsored by Preservation Texas Alliance and Texas Historical Commission, Abilene. Call 512-463-6100.

PRESERVATION AND 'TIlE CODE"

by Hal Caton, City of Houston Building Official I feel that preservation of historical elements within the urban fabric is desirable. It gives a city character and a sense of having belonged. Unfortunately, a lot of people are under the impression that enforcement of building codes prevents the preservation of historically significant structures.

Their perception is, they say, verified by the number of "historic" buildings that do NOT get renovated. While I admit that this happens, the direct cause路and路effect relationship to building codes does not J!W'5sarily follow. A well路planned and adequately financed project will succeed.

Understanding how 1HE CODE approaches preservation is necessary to the planning, financing and execution of any project. There are three distinct categories of construction projects: (1) new construction; (2) remodeling of an existing building; and (3) historic preservation.

New projects, of course, have to comply with all the current codes.

The remodeling of an existing building, even if it is 100 years old, does not always have to comply with all the current codes. It may be allowed, instead, to canply with the codes in existence when the building was built OR, it may have to comply with a mix of old and modem codes.

Note, however, that if the USE of the building is changing, if an addition is being done, or if the remodeling being done is "substantial" fm the eye of the Building Official), the project MAY have to comply with all the current, modem codes.

If a project is being done on a building that has been designated as having "special historical or architectural significance," it must satisfy only two simple criteria: (1) all unsafe conditions must be corrected; and (2) the finished project must be no more hazardous based on life safety, fire safety and sanitation than the existing building was when first built Again, the interpretation of what is "unsafe" or "hazardous" is made by the Building Official

Presently, for a building to be eligible for treatment under the "historic" provisions of Houston's code, it must be a Recorded Texas Historical LandmaI:k OR on the National Register. Other localities have provisions for local designation as well as State and National, but Houston does not A list of Houston's historic buildings, based on appropriate criteria, could be developed. Then, placement on that list could be added as one of the ways of becoming eligible for special "historic" treatment

0: What do I, as Building Official. consider as "unsafe" or "hazardous?"

A: Usually the same things you would, if you think about it from a public safetyviewpoint The problems usually arise when something new is being combined with the old (like adding an atrium) or there is a substantial change is use (like a two路story house into restaurant). I usually assess the proposal this way:

Will there be adequate time for people to get out of the building? (a smoke detection system may be necessary).

Is there adequate exiting that is easy to find and use and that is safe itself] (at least two separate ways out, with stairs not too steep, doors not too narrow, no "dead no locks, etc.)

ends:

How much fire loading is there in the building and what is the degree of risk involved? (wood buildings bum easier and faster than concrete ones; restaurants and clubs have higher concentrations of people than, say, offices; a fire sprinkler system may be necessary).

In short, almost any project can be done if thought is given to, early warning, exiting, fire containment and fire suppression. These things MUST be determined, and agreed upon, by the Building Official and the project proponents, BEFORE the project 's cope and budget are set Accomplishing this requires continuous communication between all parties during project development

The decision to preserve, to remodel, or to demolish and build new, belongs to the property

owner. All the facts, and costs, need to be known before the decision is made. My staff and I are available to assist you in this process.

FROM TIlE DIRECTOR With some promising possibilities in sight, this is an exciting time for historic preservation in Houston, and the most important thing in the wind is the talk about zoning.

All preservationists, neighborhood advocates, or anyone else concerned about the appearance of our city should be intensely interested in these discussions.

From the perspectiveofhistoricpreservation, here's why the zoning issue is so important: Texas cities generally can exercise only those powers granted by the state. In municipalities such as Dallas and San Antonio, zoning and preservation district controls are the backbone of local preservation efforts.

Those cities' local preservation ordinances result from the power granted to Texas cities to zone for the "purpose of promoting protection and preservation of places and areas of historical and cultural importance and significanre," and thereby to regulate and restrict actions that may affect their historic places. The common understanding is that this power can ~ be exercised if a city has established a zoning commission and adopted a comprehensi\'e plan. Without the tools of local landmark designation and regulation--tools that are available to every major American city except Houston--effective local historic preservation will continue to be very difficult to achieve.

We hope you will attend our March 13 community forum on this issue at the Houston Heights Woman's Club.

Margie Elliott

· · :j1~~j~~~ll~~ri

JANUARY 25 ANNUAL MEETING (continued from Page 1) The keynote speaker, introduced by the Honorable Dale Gorczynski, City Council Member, District H, was Roberta Brandes Gratz. A journalist and urban conservationist, Mrs. Gratz is the author of The Living City· Thinking Small in a Big Way (Simon & Schuster, 1989), a book hailed as a successor to Jane Jacobs's Death and Life of Great American Cities for its impassioned yet refreshingly common-sensical advocacy of conserving and reusing America's urban resources. Mrs. Gratz stressed the critical role that community groups and historic preservationis~playinlaunching and sustaining urban conservation efforts and pointed to Houston Heights as a good illustration of this trend. She spoke at length about the potential that Houston's Main Street-Market Square, Freedmen's Town, San Felipe Courts, and Sixth Ward historic districts have for being rehabilitated and preserved, rather than destroyed.

elect, Bart Truxillo, first vice president, Minnette Boesel, second vice president, Vicki List, secretary, and John Hannah, treasurer.

The Honorable Ralph Wallace III, State Representative, District 145, served as honorary chair of the annual meeting.

For help in producing the meeting, special thanks are due to Angela Smith, Heights Main Street Manager and to all the GHPA members who devoted many hours to making this year's annual meeting so successful.

Elected to the Board of Directors of GHPA were Minnette B. Boesel, Roberta F. Burroughs, Algenita Scott Davis, Susan B. Keeton, Al1yson P. Cook, Morgan Hill, and Rafael Longoria. Charles D. Maynard, Jr. was elected president, Graham B. Luhn president-

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