Washington Blvd Study Comm

Washington Boulevard Study Committee

Presentation to City Council - 01/17/2001

The following presentation was given to the Holland City Council members during the monthly council meeting on January 17, 2001. The presenatation supports a proposal by the WBSC to expand the current Holland Historic District boundries to include the Washington Boulevard neighborhood.

In October, 1871 Holland experienced a tragic fire destroying much of the City. You are looking at the beginning of preservation in Holland. 238 Washington Boulevard survived the devastation and has been preserved to become not just a reminder of our past, but a reminder of what the future can hold for residents of our City.
Begin this journey at the corner of Ninth Street and Washington Boulevard. An eye wanders across the street to the Western Gateway of the City and the endless possibilities are considered. Jewels of the City are revealed in the public and private spaces of this area. A boulevard on Washington Boulevard and 12th, incomparable in design and beauty, join with residents who have identified the possibilities of preservation.
Historic Preservation consultants of Northfield, MI completed intensive level research on three areas adjacent to the Holland Historic District in 1994. This study funded in part by a grant from the Michigan Bureau of History and City of Holland selected the areas contiguous to the historic district as being most interesting in architectural and historic integrity, possessing character and history. Presented with interest from property owners, supported by consultant research and the Bureau of History; a willing and excited group of volunteers recognized the value of preservation for the area, boulevards, Western Gateway.	Click on icon above to view map
	It was properties such as this beautiful Italianate constructed around the turn of the century which contributed to the architectural streetscape of the area. Although not large in terms of square footage or lot size, it is significant in its own right and stands as an example on the block.
The WBSC was appointed by City Council to prepare a recommendation on historic designation of the area. They would respond to the requests of residents in the area and the Historic District Commission to explore an expansion of the Historic District. The current district was established in 1986 with an addition to the south and east in 1994 and the addition of five landmark properties in 1999. The Holland Historic District has been successful in terms of creating a desirable neighborhood in the central city attracting families young and old. Many tangible as well as intangible benefits can be attributed to district designation such as the establishment of an active neighborhood association, pedestrian street lights throughout the HDC, and a sense of community and place living in the neighborhood
Why consider the WBSC area now? To respond to the requests of some area residents Create a sense of community and provide the tangible and intangible benefits of owning property in a designated Historic District Historic designation will preserve the unique architectural history Provide the opportunity for residents in the area to take advantage of the State of Michigan Historic Home Tax Credits
It is a proven fact that designation will not only preserve unique architecture, but create a feeling of neighborhood. A 1994 National Trust Study reported that: A Historic District MAY stabilize property values A Historic District MAY show property appreciation A Historic District MAY attract investment What a Historic District WILL NOT DO is reduce property values. Guidelines on one property constitute protection for all properties in the district.
Creating that sense of neighborhood and community is part of what this is all about. 13th and Maple is the home to the only commercial building that has served the neighborhood continuously since 1902. We have seen how Maninstreet/DDA has been improved over the past 15 years with the help of design review and sign review. As part of a historic district the area would also benefit from targeted attention. Coupled with the Neighborhood Preservation Program this commercial area can continue to serve the neighborhood and 3eventually uncover period architecture.
The HDC meets monthly and reviews applications for additions and alterations to the exterior of properties. Guidelines are followed from the Secretary of the Interior’s Standards for Rehabilitation as well local guidelines developed by the HDC. 1986 to date there have been a total 170 applications received. 160 applications have been approved for a 94% approval rate. Guidelines for design review have been adopted by the HDC for review only on exterior alterations.
	Our city forefathers had a vision of this area. The first plat of the City in 1867 reveal a width of 80 ft. for both Washington Blvd. And 12th Street pointing toward the boulevard concept, not to mention the significant attraction of tulips lining these boulevards. This historic landscape merits the same kind of preservation as other historic elements; certainly worthy of respectful care.
To provide you with an idea of the state of the neighborhood this map shows registered rental units in the WBSC area and the Historic District. Both areas maintain a lower % of rentals than in the central city.	Click on icon above to view map
	Although a later addition tot he area, this property constructed in the later 1930’s show the continued development and diversity of the area. This later architectural style is significant as it is a precursor to the popular ranch style house that would follow. Most properties in the area reflect the original form and styling of the home.
The next series of maps show 4 areas of the central city as selected in 1994 for comparison when the first addition to the HD was made. This map shows the # of building permits and dollar amounts for bldg. Permits. Note that the amount of the WBSC area includes $275,000 for the Cappon House Museum restoration. Although we don’t have longitudinal studies yet, a historic district can provide incentive to continue to invest in projects large ad small.
An expansive study from Knoxville, TN in 1995 concluded that work in HD pursued under local ord. That regulates exterior changes did not cost more than rehab in non-designated areas. The study also found an increase in public expenditures in these areas showing that commitment of time and govt. support or hist dist can make a difference.	Click on icon above to view map
Between the years of 1995-2001, the SEV increased significantly in all 4 areas in comparison to the SEV for the entire city. It is interesting to note that the SEV for the city and the HD is more than the other areas pointing toward the continued value of the property in the area.	Click on icon above to view map
	The area exemplifies a microcosm of the late 19th and early 20th Century. Preserving the character of the boulevard is particularly important since it is a physical presence and forms one side of f the Cappon House Museum property. Originally First Avenue, the boulevard approved by city council in 1924 serves as an anchor for those surrounding properties.
The final comparison maps shows the median sales price and average sales price for each area. Although not a longitudinal study, we know from the 1994 figures that sale prices have continued to increase. These figures should be looked at a trends rather than keeping score for each neighborhood.	Click on icon above to view map
Support for Historic Designation Encourage families and landlords to invest in their property Helps to solidify and stabilize neighborhood Incentive of the State Historic Preservation Tax Credits Preservation of historical and architectural properties and the boulevards	Opposition to Designation Designation is an infringement of property rights Concern with costs of maintenance and repair of properties in historic districts Time consuming to go through the HDC for approval of exterior work Fear of gentrification in neighborhood Fear of property tax increase
Exceeding state statute requirements for noticing property owners, the WBSC began with an informational meeting in the neighborhood at 4th Reformed Church in Nov. 1999 followed by a session the State tax credits, a public hearing was then conducted by the WBSC on May 30, 2000 at the Herrick District Library. The study committee then conducted two neighborhood meetings on July 10 and July 31st. In addition an informational sheet in English and Spanish was mailed to all property owners and all material is available at the Herrick District Library.
Approximately 25% of owners attended one or more meetings. To date, 15 letters in support and 14 letters in opposition have been received.	Click on icon above to view map
	A visual tapestry is created by adding each individual property, streetscape and boulevard. This is a historic photo of 12th Street and its boulevard worthy of preservation. The WBSC recommends that Council place this ordinance amendment on first reading.
Members of the Washington Boulevard Study Committee Monica Donnelly - Chairperson Ren Broekhuizen Mike Buitendorp Lyne Burkey Jeff Burke Jill Chambers Jerome Kobes Joel Lefever Rich Meyer David Van Heest Karen L. Padnos, Planner Thank you to the many members of the City staff who assisted me with facts, figures, presentation and technical advice.