Five Questions With: Brent Runyon

Brent Runyon is executive director of the Providence Preservation Society, which is leading an effort to expand the boundaries of one of the city’s best-known historic districts, the College Hill Local Historic District.
Brent Runyon is executive director of the Providence Preservation Society, which is leading an effort to expand the boundaries of one of the city’s best-known historic districts, the College Hill Local Historic District.

Brent Runyon is executive director of the Providence Preservation Society, which is leading an effort to expand the boundaries of one of the city’s best-known historic districts, the College Hill Local Historic District. The study area now under consideration generally includes the area between Angell, Brook, Power and Governor streets. Runyon explains why local historic districts typically increase property values, what they do and don’t require in Providence, and what the next steps are in the city’s process.
PBN: What general areas are now included in the existing College Hill Historic District, and is this the first proposal to expand it?
RUNYON:
The College Hill Local Historic District was first established in 1960. It was expanded in 1977 and 1990. We understand [noted preservationist] Antoinette Downing once suggested the district include parts of the study area, but this is the first time anyone has moved the zoning process forward. The study area overlaps parts of three historic districts currently listed on the National Register of Historic Places: College Hill, Hope Street and Power-Cooke Street.
PBN: If approved, what would the expanded area include. Give us an idea of what is in the expanded boundaries and the general age?
RUNYON:
The study area is contained between Angell, Brook and Power streets, and parcels to the east side of Governor Street. It includes 187 parcels that comprise what was originally a residential neighborhood. The area contains intact examples of a variety of architectural styles, including Federal, Queen Anne and Colonial Revival, dating between 1815 and 1930. The majority of homes in the area remain single- or two-family homes, though some of the largest have been converted into condos, and some on the busier thoroughfares have been converted into light office use. The area also contains two National Historic Landmarks and seven structures that have been documented by the Historic American Buildings Survey.
PBN: What is the rationale for this? Is there a threat to existing structures via teardowns, or just increased development/exterior changes going on?
RUNYON:
Residents first appealed to PPS for assistance in 2013. When nine houses were demolished between Thayer and Brook Street, residents were suddenly awakened to the fact that their neighborhood was not in a Local Historic District, even though many of them assumed it was. PPS was awarded a grant to undertake a historical resource survey in 2013, and the results indicated that the area had a high degree of integrity, making it eligible to be a Local Historic District, as many residents wanted. Since that time, there have been changes big and small all around them. In 2015, several more houses were demolished along Brook Street, reinvigorating residents to protect their neighborhood. As is customary practice, the study area encompasses a larger area than what might ultimately be included in the expanded College Hill Local Historic District. Overall, is it a remarkably intact area occupied by citizens concerned about the future of their neighborhood.
PBN: What is the process? It is now heading to the City Council for approval, or are there steps that will now be taken?
RUNYON:
Before it goes to City Council, there are multiple steps. First, PPS, as the sponsor, will hold three public informational meetings. It is our goal to educate people about the pros and cons of being in a local historic district. The city’s guideline is to have support from 50 percent or more of property owners, so we’ll gauge the interest before submitting a final recommendation as to the boundaries. We would hope that whatever area is ultimately included has the support of 90 percent or more. Following those three public meetings, the City Plan Commission will hold two meetings that allow the public to voice their support or opposition to the proposed boundaries. After that, the CPC submits a final recommendation to the City Council. The Ordinance Committee hears the matter twice. If they pass it, it goes to the full City Council for final approval. The process can take years, but we hope it will conclude in 2017.
PBN: If approved, what will this do for the district? Will it prevent non-consistent choices for exteriors?
RUNYON:
In most historic districts, the biggest initial benefit to the area is a boost in property value. For many years, there was data showing that properties in LHDs hold their values more consistently than similar properties in non-LHDs. Following the Great Recession and the foreclosure crisis, studies showed that there were far fewer foreclosures in local historic districts. Local districts protect property owners in more ways than one. Regulation is enforced as a way to protect property owners from proximate out-of-scale development, not to prevent residents from living in their homes. Many people do not want to be subject to an additional review when they choose to make exterior changes, but only significant renovations, additions and demolitions are heard before the Historic District Commission. Despite the popular myth, paint color and normal maintenance are not subject to review. Additionally, the 2014-2015 Certified Local Government Annual Report by the Providence Historic District Commission shows that zero applications were denied during that period. Sometimes, the historic district commission will make recommendations on how to do things differently and they often help owners save money. The goal of the commission is to help owners maintain their home. Most people find the greatest benefit of being in a local historic district is the security they have in knowing that everyone in the district is held to the same standards.

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