Many people don’t want to be in an historic district or even have their home become a historic structure because they fear having restrictions levied on what they can and cannot do to their own property.  To live in a home that was built over fifty years ago or has a connection with someone of historical importance (George Washington slept here), or was designed by a famous architect, or is significant to a period of time, starts the qualifyication process for a home of historical significance.  It is acceptable that the structure has changed or been updated as long as the architectural integrity is in tact and any changes (not too many) can be distinguished from its original design.

The importance is in what type of historical registry your home is in.  If it’s a local historic registry, your community most likely has an appointed commission that is a group of citizens with some expertise in these types of homes.  Their job is to review any alterations to the outside of the home that can be seen from the streetscape.  The goal is simply to make sure those changes conform in scope, size and scale to the integrity of the home.  They are there more as an advisory committee to help guide the homeowner in keeping with the architectural significance of their property.

Having been a Landmarks Commissioner in Kirkwood for the past four years I would say that 90% of the time, those who come before us for review are glad they did.  With two architects, a remodelor, a realtor, two homeowners who live in registered homes and professional in historical registration, the advice we can generate has been very helpful.  The 10% who weren’t so pleased either were unhappy with the additional time it took to get a permit to build something or wanted to do something to their home that would have detracted or erased its historical value.  If an individual is truly unhappy, they can always bring up their argument with the City Council, so there is an appeals process that works.

A National Historic Registry is a completely different set of circumstances.  The same basic qualifiers apply although there is a much more intense review of the structure and the application process is long and arduous.  Once approved, you can invest money in restoring your home and receive some very significant tax credits based on your investment.  The trick is that all the work you have done must meet the federal guidelines for historical restoration and that takes some research and application effort.  You have to maintain both the exterior and interior architecture and although updating is encouraged it has to fit within those guidelines.  It’s not easy, but well worth the effort both in the pride you’ll have in you home and the money you can save through those tax credits.

To learn more go to: http://dnr.mo.gov/shpoTaxCrdts.htm
That’s the official site of the Missouri State Historic Preservation Office which is authorized to carry out the responsibilities of the National Historic Preservation Act of 1966.

Tom Historic Renovation, remodeling historic homes, historic renovations, kirkwood remodeling

It’s old news now, but in 2007-08 the firestorm over infill housing was at its peak and had the city of Kirkwood divided on how to handle its citizens’ concerns.  Those who didn’t want any new development in Kirkwood were in favor of ordinances so strict, no one could build anything.  Those against it wanted to “leave well enough alone”.  The City Council appointed Council Member Tim Griffin as the liaison between the most ardent supporters of a new ordinance and the builders and developers.

I am a lifetime citizen of Kirkwood and a remodeling contractor - so Riggs Construction & Design understood both sides clearly.  I’ve been (and remain today) a member of the Landmarks Commission, and always show my love of the historic homes in Kirkwood through my business and personal deeds.  So I gained the trust of  supporters.  Riggs’ Construction’s 50 year history of remodeling here gained me the trust and understanding of the construction community working in the city.  So, put that whole picture together, and I became the chosen candidate to assist Mr. Griffin in mediating the debates between the two sides.

Three meetings were held in Riggs Construction’s conference room where those for and those against, had the opportunity to voice their opinion and work toward a compromise.  During those meetings, Mr. Griffin and I were able to find some common ground between both sides and an outline of the new ordinance was created and presented to the City Council.  The recommendations made by Tim Griffin to the City Council were accepted as read and the new ordinances were made law.

Since then, the economy has tanked and new home construction has reached all time lows in production and sales.  Yet, if you drive around Kirkwood, you can still see new homes popping up and remodeling projects are present all over town.  Filling out floor area ratio and total lot coverage forms took a little head scratching and it was a little tough at first figuring out just how big a house or how much addition you could build.  Some citizens have been confused and disappointed that they couldn’t build what they wanted because of the new ordinances.  But surprisingly, there has been very little outcry from them or the developers that fought so hard to keep the status quo.  The infill housing currently being built does fit better into the neighborhoods and the “McMansions” that were overwhelming the lot and the houses around them are no longer an issue.  Is everyone happy?  Probably not; but it seems the citizens and developers are both accepting of the new regulations and by in large, they have not created any undue hardship for either side.

Tom Historic Renovation, Life In General, remodeling Historic Renovation, kirkwood remodeling

Having a remodeling company that has been based in Kirkwood for 50 years, we have participated in many historic renovations.  We have also done dozens of projects in other communities such as Webster Groves, University City, Soulard and downtown St. Louis.  In fact, Riggs Construction & Design won a Chrysalis Award for the best historic renovation in the nation on a home on South 9th Street in the City of St. Louis.

There is a secret to historic renovation that I learned by serving on the Landmarks Commission in Kirkwood.  First, you are restoring the home, not remaking it.  And second, any additions to the home must be built in such a way that the original structure is still recognizable.

During an historic renovation, demolition of existing moldings, architectural details and other parts and pieces must be carefully monitored and documented.  Digital photography has helped tremendously in this endeavor. From a green perspective, it is best to reuse those pieces if possible.  If they are water or termite damaged - or just plain worn out - a little footwork to the local antique shops or recycled building material shops is the next best solution.  If you can’t find what you are looking for at these places or the internet, there are many millwork shops that specialize in wood moldings and the better ones will already have the special knives it takes to make them.  There are specialty shops that can make anything you may need and in certain instances, you will find that some of the more common items will be in stock or readily available.

Restoring a home to its original architectural glory is a labor intensive project and is not suited for many remodeling companies.  It is not just the materials that need to be duplicated but the care and respect that was originally put into the home by the old world craftsmen as well.  Pride in workmanship and genuine respect for the work of years past really do show up in the final product.

It is true that we build a much better home than 100 years ago because of the structural and mechanical engineering that has improved dramatically.  The products are better, more energy efficient and do more for the homeowner than ever before.  We have improved indoor air quality and are finally beginning to lower our carbon footprint.  But in same respect, the care and quality of the building trades has lessened due to the pressure of labor costs and speed of production.  Patience is a lost virtue in the construction industry and it’s driven by the consumer wanting it sooner rather than later.

In restoring an historic home, we as Remodelers have to produce a product and be competitive in doing so.  But we must also find it within ourselves to be the patient, confident, old world craftsman that did things the right way, knowing that it may take a little longer, but it will last a lot longer.

Tom Historic Renovation, remodeling Historic Renovation, kirkwood, remodeling, st. louis, university city, webster groves

I used to call it the “Hysterical” Board of Commissioners before I was asked to be on the Landmarks Commission in Kirkwood. I’m in my fourth year and that opinion has changed dramatically. Riggs Construction & Design is a remodeling company after all; we change the appearance of our client’s homes! How dare the “hysterical” board tell me or my client that they couldn’t add an addition on their house that is exactly what we designed and what our clients love?

I’ve come to appreciate the value of the historical buildings here in Kirkwood. They are a link to our past and each building has a story of the people and/or businesses that lived, loved and worked in them. Many aren’t beautiful or classic designs that are pleasing to the eye. In fact, some of them are downright ugly but they are symbolic of certain periods in the development of our town and therefore, hold a great deal of significance.

We at Riggs used to be proud of the fact that when we finished an addition or renovation of a house, you wouldn’t know that we had been there. Our favorite story was the client who said, “It looked like it grew there it matches the house so well. I can’t tell where the old house used to be!” You can imagine how I felt when I first joined the Landmarks Commission and learned that the number one rule of adding to an historical building was to preserve the outline of the original structure! That way people could still see the old building as it was and know that it was added on to after it was originally built.

Now, if the home is older (as most are in the Kirkwood/Webster area) we inform our clients that we need to not align exterior walls and roofs but offset them a little so that the original home is not compromised.

Learn something new every day.

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