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Citrus Square
Email us at NationalRegisterLA@gmail.com if you are interested in supporting the effort to get Citrus Square listed on the National Register of Historic Places.
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RECOGNIZING CITRUS SQUARE
Surveys have estimated that there are enough distinguished historic houses and apartments in Citrus Square to be recognized on the National Register as an Historic District. To be recognized, however, the neighborhood would have to prepare and submit a qualifying application.
But would this be a good idea? What could it accomplish? And would it not do?1. What is “Citrus Square”?
When it was first developed in the mid-1920’s, Citrus Square was a neighborhood roughly understood as bounded by Sycamore Avenue on the west, Citrus Avenue on the east, 3rd Street on the south, and up to Clinton on the north. Today, that area is represented in the Greater Wilshire Neighborhood Council by Area 2/Citrus Square (south of Beverly Blvd.) and Area 8/Melrose (north of Beverly Blvd.). Unlike surrounding neighborhoods, however, Citrus Square does not have its own homeowners’ association.
2. What is the National Register of Historic Places?
The National Register of Historic Places is the official list of the Nation’s historic places worthy of preservation. Authorized by the National Historic Preservation Act of 1966, the National Park Service’s National Register of Historic Places is part of a national program to coordinate and support public and private efforts to identify, evaluate, and protect America’s historic and archeological resources.
3. Will being in a National Register district affect the value of my property? Will my property value increase? Or could it decrease?
Property values tend to rise and fall cyclically. However, surveys suggest that listing on the National Register typically has a positive impact on property values. Listing honors the historical and architectural merit of the neighborhood, which enhances the desirability of owning and living there. Knowing that the neighborhood’s future is more secure additionally adds to the appeal. Being in an historic district will not, in itself, affect local tax assessments.
4. Are there any tax benefits to being listed in the National Register?
Yes. Income producing properties may be eligible for a Federal Rehabilitation Tax Credit as well as a Conservation Easement.
The Historic Tax Credit (HTC) program encourages private sector investment in the rehabilitation and re-use of historic buildings. The federal tax credit allows program participants to claim 20 percent of eligible improvement expenses against their federal tax liability.
A historic preservation easement is a voluntary legal agreement, typically in the form of a deed, which permanently protects a significant historic property. Since it is a perpetual easement, an owner is assured that the property’s historic character will be preserved. In addition, an owner who donates an historic preservation easement may be eligible for one or more forms of tax benefits.
When an owner donates an easement in accordance with Federal and State rules to a qualified charitable or governmental organization, the easement may provide tax benefits. The value attributed to the easement may be claimed as a charitable contribution deduction from Federal income tax. The value of the easement is generally the difference between the appraised fair market value of the property prior to conveying an easement and the appraised fair market value of the property after the easement.5. Will inclusion in a National Register Historic District constrain me from altering or demolishing my building? Is it the same as being in an HPOZ?
No, an HPOZ (Historic Preservation Overlay Zone) is a zoning regulation passed by the city. An HPOZ is more restrictive than listing in the National Historic Register. An HPOZ includes explicit development guidelines. Being listed on the National Register in the City of Los Angeles means that permits for exterior alterations to buildings that are visible from the street require approval by the Office of Historic Resources.
6. Will remodeling, renovating, or expanding my property require a costly and lengthy review process for historic compatibility?
A district is listed in the National Historic Register because its history and architecture are deemed worthy of preservation. Therefore, maintaining the character of homes in such neighborhoods is essential. Remodeling or renovations that would alter the facade of the building–visible from the street–will require review to make sure they maintain the building’s integrity.
A Citrus Square Historic District designation will depend on the preponderance of buildings “contributing” to its historic character. The primary determining concern in an historic district is the integrity of a building’s front façade, as it presents to the street. If a building has been listed as “contributing”, it is hoped that property owners will elect to maintain the essential historic qualities of the building’s façade. Remodeling or reconstruction that would alter the front façade of a building would need review to ascertain if prospective remodeling would compromise a building’s historic status and, possibly, that of the historic district. Even if a building is listed as “non-contributing”, the hope would be that property owners would be considerate of their neighborhood context and construct any improvements in a sensitive fashion.
However, interior renovations or expansions that do not alter portions of the building visible to the street do NOT require any additional review beyond the normal permitting process by the City of Los Angeles. Paint colors remain the choice of the owner and are NOT reviewed. Additionally, “flat work” like walkways and driveways are NOT affected by listing.
Thus, much work and maintenance can be done on listed structures without any additional review. Work that does not alter the look of the building from the street can be done without any additional review or cost than for buildings that are not listed.7. Are there strict requirements for materials used in renovations and repairs.
Repairs that do not alter the look of the building from the street should quickly pass through the normal review process by the City without any additional restrictions. Work on existing historic details visible from the street–particularly the building’s facade–are subject to the same over-the-counter review, which may require that similar materials be used when making repairs or replacements.
8. Will all permits for renovations or construction be subject to heightened scrutiny and the California Environmental Quality Act?
s we mentioned previously, interior work and other minor projects would require little to no review by the Office of Historic Resources. The Office of Historic Resources may require additional review of certain projects, like new construction, if they believe the project will adversely impact the Historic District. If the project is designed so that it is architecturally compatible with the District, the review process should not be cumbersome. It is important to note that environmental review is already required of “discretionary” projects regardless of any historic designation.
9. Can a neighbor or interested party appeal my permit to the City Council or challenge it in court challenge, even if it has already been approved?
No. The National Register does not establish an appeal process. Under existing laws, any “discretionary” project may be appealed. This is true regardless of any historical designation. All “by right” projects, regardless of any historical designation, cannot be appealed.
If you have further questions, contact NationalRegisterLA@gmail.com
Visit the California Office of Historic Preservation’s website for more about the National Register of Historic Places: https://ohp.parks.ca.gov/?page_id=21237
The California Office of Historic Preservation has put together a great list of resources that address the misconception that replacement windows are an energy upgrade: https://ohp.parks.ca.gov/?page_id=25935
The National Trust for Historic Preservation provides this study on how saving original windows is the most cost-effective option: https://forum.savingplaces.org/viewdocument/saving-windows-saving-money-evalu
The Los Angeles Conservancy has put together this directory of skilled professionals: https://www.laconservancy.org/resources/services?f%5B0%5D=field_service_type%3A197
Email NationalRegisterLA@gmail.com with any questions
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