|
As our Neighborhood Association
considers applying for Colonial Terraces to become registered
as a Historic district, a few of you may be thinking what benefits
or restrictions could this bring to the Terraces.
We are currently a neighborhood
that is designated as Architecturally protected by the city of
Newburgh. This means that we have some constraints on what we
can do to the exterior of our homes and property and must apply
for and be granted permission from the Architectural Review Board.
But there are other types of historic building designations that
impose no such constraints and even come with big advantages.
As a homeowner in this neighborhood it is to your advantage to
understand the various ways you can take advantage of this neighborhoods
possible historic status.
The National Register of Historic
Places (www.cr.nps.gov)
is the first and best known of all the designations. The East
End Historic District, Montgomery-Grand-Liberty Streets Historic
District, NY State Armory and Washington’s Headquarters
are some of the ten Newburgh listings on the register. In comparison
to Newburgh, Kingston has 23 listings and even has a National
Register of Historic Places Travel Itinerary (www.cr.nps.gov/nr/travel/kingston/index.htm).
This listing is administered by the National Park Service. (This
doesn’t mean we will have the park rangers moving in to
keep us all in line.) This listing validates a house/building
or in our case a neighborhood, of architectural character. This
prestige that can lead to a modest resale value boost. As this
is a “honorary” listing it carries no restrictions
on what the owner can do to the property. (We would still be required
to comply with city ordinances and the architectural designation.)
Even National Historic Landmarks a much rarer honorary designation
bestowed on properties deemed to “possess exceptional value
or quality in illustrating or interpreting the heritage of the
United States,” can be altered or even bulldozed. Such a
listing is the Dutch Reform Church here in Newburgh, listed on
the register on 12/18/1970 and designated a landmark on 8/7/200.
Why should CTNA bother going through
the trouble of applying for listing on the National Register?
Tax Breaks. Since our homes are 87 years old and are a good example
of a planned neighborhood style of architecture, getting such
a listing can open the door to significant financial benefits
– state income tax credits and/or municipal property tax
reductions that can offset the cost of fixing up/maintaining the
place. Many community based grants and even low cost/low income
loans are available under this designation. The cost of making
improvements starts to look a lot less daunting when you know
that the taxman is footing part of the bill.
In addition to the
National Register there are many other designations administered
by the state and local governments, similar to the Architectural
designation we currently have. Unlike the National Register many
of these are considered “restrictive”. One of the
benefits of this inclusion in a local historic district can accomplish
a goal of keeping the homes and neighborhoods intact for future
generations. After all we are only stewards of these properties.
On the downside inclusion in a local historic district gives someone
else a say in how you maintain or upgrade your property. Even
in places with vigilant historic-review boards, regulations typically
end at the front door, with the home’s exterior. Changes
that are invisible from the street are likely to be approved,
if regulated at all. To homeowners who truly care about preserving
their neighborhood’s architectural integrity, abiding by
the restrictions is worth the hassle, because the same regulations
that impinge on your right to redesign your porch also protect
you from a neighbor determined to bulldoze next door and put up
a mini McMansion in its place. |
New
York's State Historic Preservation Office (SHPO) (http://nysparks.state.ny.us/shpo)
helps communities identify, evaluate, preserve and revitalize
their historic, archeological and cultural resources. The SHPO
administers programs authorized by both the National Historic
Preservation Act of 1966 and the New York State Historic Preservation
Act of 1980. These programs, including the Statewide Historic
Resources Survey, the New York State and the aforementioned National
Register of Historic Places, the federal historic rehabilitation
tax credit, the Certified Local Government program, the state
historic preservation grants program, state and federal environmental
review, and a wide range of technical assistance, are provided
through a network of teams assigned to territories across the
state.
The SHPO works with governments, the public, and educational and
not-for-profit organizations to raise historic preservation awareness,
to instill in New Yorkers a sense of pride in the state's unique
history and to encourage heritage tourism and community revitalization.
The Real Property Tax Exemptions for Historic Properties gives
authority to local communities to offer a five-year freeze on
increases in assessment that commonly result after an owner has
rehabilitated a property. After five years, the increased taxes
will be phased in over the next five years at 20%, resulting in
a ten-year delay before the full impact of the new assessment
is felt. Rehabilitation work must be performed on properties designated
as local landmarks or located in local historic districts, and
the landmarks commission must approve work.
The National Trust for Historic
Preservation (www.nationaltrust.org)
is an organization whose mission is “privately funded non-profit
organization that provides leadership, education, advocacy and
resources to save America’s diverse historic places and
revitalize our communities”. This organization web site
provides resources for owners on funding, tax incentives and resources.
This organization also provides a listing of the 11 most endangered
historic areas in the country. In 1996, Newburgh’s own East
End Historic District made it onto this list and secured additional
funding and resources to assist in it’s preservation efforts.
In addition to these organizations
there are many loan programs available to owners based on need
and income. Being a part of a listed area only increases your
chances of acceptance in these programs. Orange County Office
of Community Development (www.co.orange.ny.us)
assists with Home Equity loans for repairs (structural or general
repairs, weatherization, heating systems) or barrier removal for
the physically disabled. Between 1999 –2002 OCOCD issued
$299,384.00 in loans to various individuals in the city of Newburgh,
second only to Port Jervis with over $330,000. Loans available
are based on family income level. More information on this program
is available through our local branch office here in Newburgh.
The Department of Housing and
Urban Development provides an FHA loan just for restoration. The
203K Mortgage Rehabilitation Insurance Program. Unlike most mortgage
programs the 203K is available to homeowners before restorations
are completed. More information on this program is available through
your lender or www.hud.gov/offices/hsg/sfh/203k/203kmenu.cfm.
Finally, it is important for every
homeowner to be a member of and participate in
the Association. Many of your fellow homeowners have traversed
the same home improvement paths you are likely to go down. Why
not take advantage of lessons learned and resources available?
Most of all it is important to do your homework, the internet
is full of sites, there are scores of magazines dedicated to restoration
and preservation, not to mention the books. It is comforting to
know that you’re not alone in your quest for safe, comfortable
home in a friendly neighborhood for you and your family to live.
Through our strength and resources we can assist each other in
making this neighborhood one of the premier neighborhoods within
the city of Newburgh.
|
