The information on this page is taken from the booklet “Preserving Montgomery County’s Historic Resources”, available by request from CMC. It is based on information taken from publications by the Pennsylvania Historical and Museum Commission, Bureau for Historic Preservation; the Department of the Interior, National Park Service; and The Philadelphia Historic Preservation Corporation (now incorporated as the Preservation Alliance for Greater Philadelphia).
1. Why is it important to preserve historic resources in Montgomery County?
Montgomery County is fortunate to have a wealth of historic resources dating from the late 17th century to the 20th century. Preserving our historic resources supports sustainable communities, conserves resources, and provides a tangible teaching tool for present and future generations. It ensures a visible presence of the traditions and values of our past, helps us keep alive continuity, variety, and beauty, and enriches our lives and spirits. Fortunately, historic preservation is alive and well in Montgomery County. But we need to do more.
Each year Montgomery County loses numerous historic resources from neglect, destructive alterations, or demolition. We cannot even begin to understand the extent of these losses because, unlike our neighboring counties, most of Montgomery County’s municipalities have not completed inventories of historic resources. We understand that change will occur throughout the county as the future unfolds, but this does not have to happen at the expense of historically or architecturally significant resources.
In this section, you will discover the organizations and tools available to individuals and communities that will help your community retain its unique and irreplaceable historic resources for future generations to enjoy.
2. What is the National Register of Historic Places?
The National Register of Historic Places is the official list of the Nation’s cultural resources worthy of preservation. Authorized under the National Historic Preservation Act of 1966, the National Register is part of a national program to coordinate and support public and private efforts to identify, evaluate and protect our historic and archaeological resources.
Listing in the National Register can benefit property owners in many ways. It can be used to create community pride in the history and architecture of an area, which can lead to a more sustainable and economically stable community. It can also provide financial incentives for the rehabilitation of buildings for income producing purposes. Please refer to #11 below on Historic Rehabilitation Tax Credits for more information on this topic.
The National Register is administered by the National Park Service under the Secretary of the Interior. Properties listed include districts, sites, buildings, structures and objects that are significant in American history, architecture, archaeology, engineering, and culture. All requests to nominate properties are submitted to the Bureau for Historic Preservation/Pennsylvania Historical and Museum Commission (BHP/PHMC) in Harrisburg. Please read more about this below.
3. What is a National Register District?
The creation of a National Register District can help communities plan for the preservation of important historic and architectural resources. By identifying and documenting these resources, citizens can become better informed and gain a sense of pride about the history and architecture of their communities. They can then plan for the preservation of these resources by using numerous tools which are outlined below.
The National Register of Historic Places considers a district as a “geographically definable area, urban or rural, possessing a significant concentration, linkage or continuity of sites, buildings, structures or objects united historically or aesthetically by plan or physical development. A district may also be comprised of individual elements which are separated geographically but are linked by association or history,” such as historic schools located throughout a township. This is also known as a thematic district.
The PA Bureau for Historic Preservation applies the following guidelines when considering the historical and architectural significance of a district:
• The area should possess a high degree of historic and architectural integrity with a minimum of non-historic buildings and features, i.e. parking lots.
• The area should possess a sense of cohesiveness through characteristics of architectural style such as height, proportion, scale, rhythm and detail.
• The area should possess an identifiable character, a historical or aesthetic atmosphere which distinguishes it from the surrounding area.
• The area should be readily definable by either man-made or natural boundaries with a major focal point or points within it.
• The area should be significant in the historical or cultural life of the locality, the state or the nation.
The district need not represent a particular architectural style and may, in fact, contain a wide variety of styles, providing they are compatible.
4. Will listing in the National Register of Historic Places protect resources from alteration or demolition?
Many people think that a listing in the National Register will protect historic resources from insensitive alterations and demolition. Unfortunately, this is not true. Only local ordinances will help in this regard (see #6 below).
The National Register does provide some incentives though, especially regarding rehabilitation. Properties listed in the National Register are eligible for federal rehabilitation tax credits; please read more about this in #11 below. Also, if any federal action or assistance, such as a federally funded project, threatens a resource, National Register eligibility or listing requires that the project be reviewed and commented upon by the Advisory Council on Historic Preservation in Washington, D.C. This can provide a forum for disagreeing parties to negotiate. Listing in the National Register can also be used to educate citizens and as a tool to create community pride and financial stability in our communities.
5. How do I nominate a building or district for the National Register?
This process begins at the state level. You must first begin by compiling information on a Historic Resource Survey Form. This helps the BHP (Bureau for Historic Preservation) assess the eligibility of buildings, structures, sites, objects and historic resources for listing in the National Register, and the status with respect to state priorities for processing nominations. The Historic Resource Survey Form consists of three sheets: a Photo/Site Plan Sheet, a Data Sheet, and a Narrative Sheet.
Completed survey forms must be returned to the BHP. A written response is normally received in approximately 30 days. If the property appears to meet National Register Criteria, and possesses a nomination priority as established by the State Historic Preservation Board, the applicant will be sent a National Register Registration Form and instructions for continuing the nomination process as follows:
• The applicant prepares the National Register form following state and federal guidelines
• The Historic Preservation Board, consisting of professionals in the fields of architectural history, American history, and other related disciplines, reviews the nomination
• During the review process, property owners and local authorities are notified of the pending nomination
• Property owners are given an opportunity to comment on the nomination and can concur in or object to the nomination.
If the owner, or the majority of owners in the case of a historic district, agree to the nomination, the State Historic Preservation Officer may approve the nomination and forward it to the National Park Service (NPS) in Washington, DC to be considered for listing. Once approved by the NPS, the property or district is officially entered in the National Register.
6. What are local historic districts?
Local, or municipal, historic districts are the most effective legal means of protecting historic properties from insensitive alterations or demolitions. This process allows for the adoption of an ordinance that can be tailored to the preservation needs of each individual municipality.
Local historic districts in Pennsylvania are authorized under Act 167 of 1961. Local governments have the right to establish historic districts and to regulate the erection, reconstruction, alteration, restoration, demolition or razing of buildings within (their) historic districts.
The BHP should be consulted during the entire process to insure that documentation is complete and that legal issues are properly addressed.
Any individual or organization can undertake the establishment of a local historic district by completing the following:
• A survey (to be completed on Historic Resource Survey Forms) and evaluation of the architectural resources in the area, determination of their architectural and historic significance, and a determination of logical boundaries of the district
• Consideration of property owner support for the proposed district
• Passage of an ordinance by the local governing body that specifies boundaries, establishes a Historical Architectural Review Board (HARB), establishes criteria and design guidelines, and meets other requirements of Act 167
• Request by the chief elected official of the local government to the BHP for certification of the historic significance of the district; this requires a certified (signed) copy of the ordinance, a statement of historic significance, representative phoographs, and a map with clearly delineated boundaries.
The ordinance legally takes effect upon certification by the PHMC which meets monthly. Samples of historic district ordinances and further information is available from the BHP/PHMC.
7. What is a Historical Architectural Review Board?
Once a local historic district has been certified as historically significant by the BHP, the local government must appoint a Historical Architectural Review Board, also known as a HARB. It must consist of a registered architect, a licensed real estate broker, a building inspector, and two or more persons with interest and experience in historic preservation, preferably from the respective community.
The HARB acts as an advisor to the local governing body, recommending approval or disapproval of certificates of appropriateness for new construction, demolition, and work within the historic district which would alter the exterior appearance (visible from a public right of way) of any structure within the district. Final authority to approve or disapprove the issuance of permits rests with the governing body.
8. How can the Municipalities Planning Code (MPC) be used to preserve historic resources?
Zoning is intended to provide a legal means of channeling growth and regulating the use of land by means of designating specific areas for commercial, residential, industrial, or mixed uses. In Pennsylvania, zoning is authorized under the Municipalities Planning Code (MPC), Act 247 of 1968 as amended. The zoning ordinance should reflect the municipality’s comprehensive plan.
A historic preservation overlay zone can be used to serve as a supplement to the underlying zoning provisions in a historic area. An overlay zone can work even in areas having different uses and zoning districts since it supplements, rather than replaces, the existing zoning regulations.
For example, a historic district may cover areas zoned commercial and residential. Since the historic overlay zone provisions do not normally contain land use provisions, but rely on the underlying zoning provisions, the residential and commercial zoning of these two distinct areas will be maintained upon the creation of a historic preservation overlay zone.
Communities should first look at the land uses permitted within a proposed historic district. If necessary, the zoning should then be changed to complement the goals of historic preservation within the district. Land uses that are compatible with the existing structures reinforce the opportunities to maintain exterior appearances and building heights within a historic district.
The MPC can also be used to protect historic resources that are widely dispersed over the landscape or surrounded by non-contributing buildings and therefore precluded from local protection by the Historic District Act 167.
9. What is a Historical Commission?
Under the Municipalities Planning Code (MPC), a Historical Commission can be appointed by the governing body to review and advise on proposed activities affecting historic resources. The responsibilities and qualifications are similar to those of a HARB as discussed in #7 above.
10. What are Certified Local Governments (CLGs)?
A local government can participate in this program when the State Historic Preservation Officer (SHPO) certifies that the local government has established its own historic preservation commission and a program meeting Federal and State standards. Certified Local Governments (CLGs) are eligible to apply for grants from the SHPO.
At least 10 percent of the annual Historic Preservation Fund grant to states under the National Historic Preservation Act must be distributed among CLGs. Grants can be used for activities promoting historic preservation, such as publishing design and maintenance guidelines or National Register nominations. CLGs are also eligible for technical assistance and training as well as other benefits. Contact the BHP if you would like more information about this for your municipality.
11. What are the Historic Rehabilitation Tax Credits (RTCs)?
Property owners can receive tax credits on their federal income tax from the certified rehabilitation of historic properties. A property must be listed in the National Register of Historic Places individually or as a significant or contributing building to a National Register district.
Note: The Internal Revenue Code limits the tax incentives for rehabilitation to depreciable structures; i.e., buildings used in a trade or business or held for the production of income, such as commercial or rental residential properties. For more information on this program, contact the BHP.
12. What are the Secretary of the Interior’s Standards for Rehabilitation?
In 1977, the National Park Service developed guidelines to help owners of historic properties determine what building components should be preserved in the rehabilitation process. These standards must be followed when Rehabilitation Tax Credits (RTCs) are to be utilized for a project. But they can also be useful for homeowners and others not utilizing the tax credit program, so that costly and/or irreplaceable mistakes can be avoided.
The guidelines focus on three basic provisions: 1) identifying, 2) retaining, and, 3) preserving important architectural features. They cover general information regarding building exteriors, interiors, building sites, and historic districts and neighborhoods. Additional information is also given regarding health and safety code requirements, energy retrofitting and new additions.
To obtain this publication, go to the National Park Service website at www.nps.gov and look under Heritage Preservation Services.
13. What are facade easements?
Another means for preserving historic structures is to donate a facade easement to a qualified non-profit organization like the Conservancy. A facade easement is an agreement between a property owner and a non-profit organization which accomplishes three things:
1. Specifies the restoration and maintenance requirements for the building
2. Imposes restrictions upon any changes to one or more of the facades of the building
3. Provides for monitoring and enforcement of the easement by the non-profit organization.
Property owners can also benefit from a tax deduction for the value of the donated easement since it is considered a charitable deduction. But the property must be listed individually or be a significant or contributing structure in a district in the National Register of Historic Places.
14. Where can I find information on resources for restoring or rehabilitating my own property?
There are numerous products and craftspersons available in the Montgomery County area for property owners who would like to restore or rehabilitate their older or historic properties. For instance, The Conservancy of Montgomery County maintains lists of individuals and companies who specialize in working with older/historic properties.
In addition, The National Trust for Historic Preservation, the national membership organization for historic preservation, has available numerous publications that are extremely informative for owners of historic properties. Publications like Old-House Journal and This Old House, are available on newsstands and also provide a wealth of information.
The most important things to remember when undertaking any kind of work on an older or historic building are to take time to research the history of the building, study its physical features, and investigate what resources are available to help in the process. This can include:
• Consulting with local historical organizations for written and photographic documentation
• Using products and materials that are compatible with the age and architectural features of the building
• Contracting with craftspersons and artisans who have experience working with older buildings and who will not compromise the integrity of the architecture or ignore the financial limitations of the property owner.
By following these steps you will prevent irreversible changes that damage the integrity of the building and diminish its economic value.
Please contact The Conservancy of Montgomery County if you would like more information regarding resources in your area.
15. Where can I find more information?
If you would like more information on the topics covered in this booklet or about projects and programs in Montgomery County, please contact the following organizations:
The Conservancy of Montgomery County
P.O. Box 28
Ambler, PA 19002-0028
215-283-0383 (Phone & FAX)
Email: cmcpreserve@hotmail.com
Bureau for Historic Preservation (BHP)
PA Historical & Museum Commission (PHMC)
Commonwealth Keystone Building
400 North Street, 2nd Floor
Harrisburg, PA 17120-0093
717-783-8946
717-772-0920 (FAX)
Web: www.phmc.state.pa.us
National Trust for Historic Preservation
Northeast Field Office
6401 Germantown Avenue
Philadelphia, PA 19144
215-848-8033
215-848-5997 (FAX)
Email: nefo@nthp.org
Web: www.preservationnation.org
Historical Society of Montgomery County
1654 DeKalb Pike
Norristown, PA 19401-5415
610-272-0297
610-272-2609 (FAX)
Web: www.hsmcpa.org
National Park Service (NPS) Northeast Region
c/o U. S. Customs House, 5th Floor
200 Chestnut Street
Philadelphia, PA 19106
Web: www.nps.gov/nero/phila
Preservation Alliance for Greater Philadelphia
1616 Walnut Street, Suite 1620
Philadelphia, PA 19103
215-546-1146
215-546-1180 (FAX)
Web: www.preservationalliance.com