We are often asked about the benefits and costs of living in a historic district. We’ve prepared a set of answers to these Frequently Asked Questions ... If you have other questions, please don’t hesitate to contact us.
- How will being in a historic district impact my property?
Having a property in a historic district is a source of pride and honor for many property owners. Historic district designation often encourages maintenance of properties because the investment is better protected over a long period of time. Owners know that the aspects that make their particular neighborhood attractive will be retained. Often property values increase as a result of historic district designation.
- Are there design guidelines that I have to follow, if I live in a historic district?
Yes. The Saratoga Springs Zoning Ordinance established a Design Review Commission to review projects that change the exterior of properties in both the historic and architectural districts. The Design Review Commission uses a set of design guidelines, which are documented and available through the City Planner’s office, in their review of these projects.
- Where do the design guidelines come from? Is it a matter of personal taste?
The Saratoga Springs design guidelines are based on the standards for rehabilitation that have been set by the Secretary of the Interior. The guidelines and standards are based on best practices for saving old buildings and preserving their historic character, while adapting these buildings for a modern use. The specific guidelines for Saratoga Springs' Historic Districts are detailed in Guidelines for the Preservation of the Saratoga Springs Historic District, which can be found in the planning office of Saratoga Spring's City Hall or online here.
- Will I be forced to restore my building?
No, you will not be forced to improve your building.
- Who administers the design review process and how difficult is the review process?
The design review process is administered by the City Planner in conjunction with the Building Inspector. The Design Review Commission meets twice a month. One meeting per month is typically devoted to smaller projects. Most applications are decided when they are first reviewed; some may be requested to revise the plan and to come back for further review.
Completed applications must be submitted ten days prior to a scheduled meeting. You should submit as much relevant information as possible with your application. Good quality photographs that show the building elevations are required – they must show the details of the building and must be recent. Sketches of the proposed changes must be provided. They should be clear and provide enough detail to show the existing building and the proposed change. Use of color to highlight the proposed change helps the Review Commission to understand exactly what is proposed. It is not required, but is recommended, that you bring a three-dimensional model of any new construction you plan to do. A model does not need to be particularly sophisticated, a simple one is sufficient.
You don’t need to be represented by a lawyer at the Design Review Commission meeting. In planning a significant restoration or addition, it is helpful to work with a design professional; if you have hired an architect, he or she should participate in the presentation of the project to the Design Review Commission.
- Will being in a historic district increase my taxes?
No. Re-assessment occurs periodically on a city-wide basis. Inclusion of a building in a historic district does not trigger a re-assessment, nor cause it to be singled out for increased taxes. Saratoga Springs has a Tax Incentive for maintenance of a residence in a historic district. If your property tax assessment increases as a result of work you have done to restore, renovate or maintain a property in a historic district, and the project was approved by the Design Review Commission, then you are eligible for the city’s tax incentive program. This program freezes your assessment at the value prior to the project for a period of 5 years and then incrementally increases the assessment over the next 5 years.
- Do the Design Guidelines restrict what I can do with the interior of my property?
No. The Design Review process applies only to the exterior of the property.
- Do the Design Guidelines control what color I can paint my property?
The Design Review Commission has jurisdiction over paint color of commercial properties in the downtown historic district only. The Commission has no jurisdiction over the color of residential properties.
- Does my building have to look the same after I’ve made the changes I want to make?
No. The emphasis in the design guidelines is on sensitivity to the historic integrity of a building and on compatibility of new construction. The guidelines stress repair over replacement and when it is necessary to replace material, that you use the same or similar material.
- Won’t it be more expensive for me to repair or remodel my property in accordance with the Design Guidelines?
Not necessarily. By emphasizing repair over replacement, the cost of projects may actually be lower. And, there are a variety of materials and methods that can be used in restoring old buildings. The design guidelines allow flexibility in approach, to accommodate a variety of project budgets.
- My house is in a historic district, but it’s not very old. How can it be considered historic?
If a building is 50 years old, or older, it is considered a historic building. This is a standard that has been set by the U.S. Department of the Interior.
- What types of changes to my property need to be reviewed by the Design Review Commission?
