13 Tex. Admin. Code § 26.23 - Reports Relating to Historic Buildings and Structures Permits
(a) Application reports. It is important in
the case of complex projects to ensure the historical accuracy and/or
appropriateness of the project by gathering and assessing important information
relating to the property through investigation, research, and documentation.
Based on the scope of a project, one or more of the following application
reports may be required to be submitted as a part of the permit application. A
permit may not be issued before all required application reports have been
received. All application reports must be prepared under the supervision of
professionally qualified individuals as specified in §
26.4 of this title (relating to
Professional Qualifications and Requirements).
(1) Historic structure report.
(A) Purpose. This report should be utilized
to evaluate the existing conditions of the building or structure, to understand
the changes to a property over time, to establish preservation objectives for
the property, to schedule the accomplishment of these preservation objectives,
and to better support the proposed work.
(B) When required. When a proposed
rehabilitation, restoration, or reconstruction project involves fabricating
significant missing architectural or landscape features, recapturing the
appearance of a property at one particular period of its history, removing
later additions, or significant changes to the building for rehabilitation, a
historic structure report must be completed prior to application for a Historic
Buildings and Structures Permit.
(C) Minimum report requirements.
Documentation must follow the guidance of the National Park Service's
Preservation Brief 43: The Preparation and Use of Historic Structure Reports
(available on the National Park Service website at
https://www.nps.gov/tps/how-to-preserve/briefs/43-historic-structure-reports.htm)
and should include the following:
(i)
historical background and context, including:
(I) name of the original architect and date
of construction;
(II) information
on important historical events or persons associated with the
property;
(III) copies of extant
historic plans and photographs of the property; and
(IV) oral history documentation, when
possible;
(ii)
chronology of development and use;
(iii) physical description;
(iv) evaluation of significance;
(v) condition assessment, including:
(I) photographic documentation of the
existing conditions ( Digital photographs should have a resolution of at least
300 pixels per inch); and
(II)
architectural drawings of the existing conditions;
(vi) historic preservation
objectives;
(vii) requirements for
work; and
(viii) work
recommendations and alternatives, including intended modifications to the
building or structure.
(2) Historical documentation.
(A) Purpose. Historical research and
documentation assist in understanding the changes to a historic property over
time and can better support proposed project work.
(B) When required. Historical documentation
may be required at the request of the commission's staff, executive director,
or the Antiquities Advisory Board to support work proposed under a
permit.
(C) Minimum report
requirements. Historical documentation must include the following:
(i) name of original architect and date of
construction;
(ii) history of the
use of and known modifications to the structure;
(iii) brief history including information on
important historical events or persons associated with the structure;
(iv) copies of extant historic plans and
photographs of the building or structure and site, or documentation of the
specific historic features, areas or materials to be affected by proposed
restoration or reconstruction work; and
(v) oral history documentation to support
proposed restoration or reconstruction work, or to document historic structures
and buildings proposed for relocation or demolition.
(3) Architectural documentation.
(A) Purpose. Documentation of cultural
resources that will be lost or damaged due to rehabilitation, relocation, or
demolition will ensure that a record of the cultural resource continues to
exist after the loss or damage.
(B)
When required. Architectural documentation must precede any work that will
damage, alter, obscure, or remove significant architectural configurations,
elements, details, or materials. Documentation that meets the required
standards must be submitted for rehabilitation and restoration projects that
will significantly alter a building, structure, or other cultural resource, and
for all relocation and demolition permits.
(C) Minimum report requirements.
Architectural documentation must meet the Secretary of the Interior's Standards
and Guidelines for Architectural and Engineering Documentation (available on
the National Park Service website at https://www.nps.gov/HDP/), also referred
to as Historic American Buildings Survey (HABS), Historic American Engineering
Record (HAER), and Historic American Landscapes Survey (HALS) standards and
guidelines. The commission will assign the level of documentation required
(levels I-IV) based on the project work proposed and the significance of the
cultural resource.
(4)
Archeological documentation.
(A) Purpose. Many
standing structures have an archeological component, and archeological remains
exist in urban areas as well as rural areas. The information available from
archeological investigations in and around a building or structure is important
in conjunction with architectural and historical documentation for the
synthesis and study of all related material.
(B) When required. When development or
historic preservation treatment of a historic property makes disturbance of the
earth unavoidable, the specific areas affected may need to be tested
archeologically to determine if the undertaking will disturb or destroy
archeological remains, including subsurface features of an aboveground
structure. If the exploratory tests indicate the area has archeological value
and if the development plans cannot be altered, the archeological data and
artifacts directly affected by the project are to be recovered.
(b) Project reports.
When the situation indicates it is advisable, one or more of the following
project reports may be required to be compiled during the course of a project
and submitted along with the completion report. All project reports must be
compiled under the supervision of professionally qualified individuals as
specified in §
26.4 of this title.
(1) Architectural documentation. When
investigation and documentation is not possible prior to commencement of work
because of physical obstruction, or when previously obscured conditions are
subsequently discovered, architectural documentation may be required during the
course of a project (see subsection (a)(3) of this section).
(2) Archeological documentation. When
investigation and documentation are not possible prior to commencement of work
because of physical obstruction, or when previously obscured evidence is
subsequently discovered, archeological documentation may be required during the
course of a project. Archeological documentation may be required for relocation
or demolition permits (see subsection (a)(4) of this section).
(3) Storage report.
(A) Purpose. Historic features or materials
original to the building or structure or otherwise significant to the building
or structure's evolution are important to the understanding of Texas culture
and history.
(B) When required.
When historic features or materials original or otherwise significant to the
building or structure's history are removed during the course of a project,
selected samples must be stored at the site or at a site approved by the
commission, and a storage report must be filed.
(C) Minimum report requirements.
Documentation must include the following:
(i)
photo documentation of the structural or architectural elements to be removed
in their original position and in storage ( Digital photographs should have a
resolution of at least 300 pixels per inch);
(ii) written documentation of the existing
condition of the elements prior to removal; and
(iii) written documentation of the storage
(preservation) efforts, including the method and location of storage and any
conservation efforts made.
(4) Completion report.
(A) Purpose. When work is done to a historic
building or structure, it is important to record the changes that take place so
that the building or structure's historic evolution might be completely
documented for future study.
(B)
When required. All Historic Buildings and Structures Permits require completion
reports.
(C) Minimum report
requirements. Written documentation must include the following:
(i) title page, including:
(I) project name;
(II) city, county;
(III) permit number;
(IV) date of report;
(ii) text, including:
(I) property name and location;
(II) primary personnel (names, titles,
addresses, and telephone numbers), including:
(-a-) owner;
(-b-) lessee;
(-c-) architect;
(-d-) engineer;
(-e-) contractor;
(-f-) consultant(s);
(-g-) others;
(III) scope of work (major categories with
corresponding costs);
(IV) project
dates (beginning and ending);
(V)
project narrative, including:
(-a-)
description of work and description of anticipated future work (if
any);
(-b-) description of special
products, materials, and/or building techniques;
(-c-) description of intended use of the
property; and
(VI) index
of photographs.
(D) Photographic record. Photographic
documentation is a significant part of the record of the project work.
Representative views, before, during, and after project work, should be of the
same area to clearly illustrate the work as it progresses. Photographs must be
digital and should have a resolution of at least 300 pixels per inch.
Photographs must include:
(i) before
construction conditions;
(ii)
during construction; and
(iii)
after construction is complete.
(E) Report submittal. Submit the required
completion report as a pdf (portable document format) file with photographic
documentation to the commission.
Notes
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