Hundreds of homes in San Luis Obispo may soon be added to the inventory of properties with a historic designation. The zoning change is part of a city directed effort to recognize historic properties and heighten the pride of ownership as well as open opportunities for property tax breaks.

The neighborhoods currently under review are located near the Scolari’s shopping center, mostly bordering Johnson Avenue, from Higuera to Leff streets and total about 200 properties. The area was developed between 1890 and 1920. This initial consideration is part of the first phase of a city-wide analysis.

"Over the past year the CHC – Cultural Heritage Committee – has expressed a desire to examine neighborhoods outside of the city's Historic Districts to determine if these areas have properties that would qualify for historic designation,” said Phil Dunsmore, senior planner with the city. “The purpose of this review is to ensure that the character of these neighborhoods can be preserved while allowing property owners to take advantage of the benefits of historic designation.”

Historic designation is established through a number of specific guidelines that were adopted by the city in late 2010 through the Historic Preservation Ordinance. For properties or districts to qualify for historic designation they must have a high level of historic integrity, be at least 50 years old and meet certain architectural or historic criteria. Currently, there are five historic districts in the city.

While some have expressed concern about the implications of additional scrutiny that often come with the designation, others take great pride in the prestige and long term preservation.

“The designation encourages the preservation and reinvestment into the property for maintenance and improvements,” said Greg Ravatt, principal architect at Ravatt Albrecht and Associates on Pacific Street which is one of the properties in the district under review.

Ravatt’s opinion about the benefits of the designation comes from a comparison to another community that has gone through a similar process. “I grew up in Pasadena where designating historic neighborhoods has been going on for decades. It has really helped preserve many properties that may have otherwise gone into decline.”

The ordinance includes specific requirements for homeowners of historic properties when they seek to make alterations to their homes including any remodels, modifications or new construction. It does not however enforce these requirements for ordinary property maintenance and repair that does not require a building permit. The specific guidelines for qualification can be found here.

There are also some fiscal advantages that come with the designation. Historic properties qualify for certain property tax breaks, with the idea that the funds saved will help to maintain the defining historic features of the home. The amount of tax savings varies but can be as high as 50 percent.

Adoption of the Historic Preservation Ordinance was the last item the city needed in order to have an historic preservation program that aligns with state and federal guidelines. The city council voted earlier this month to move forward on an application to the state’s Certified Local Government (CLG) program which also provides funds to support the programs. Once accepted as a Certified Local Government, the city will become eligible for technical assistance from the State Historic Preservation Office in addition to being able to apply for a share of the state’s annual Historic Preservation Fund for grants up to $25,000. If grant money is pursued, a 40 percent match from the city would be required.

The district bordering Johnson Avenue that is currently under review for historic designation is going through the Cultural Heritage Committee process. The committee will make a recommendation to the city council early next year.