Baywood Historic District
A space for important information about the potential historic district and more.
This image shows the boundaries of the proposed Baywood Historic District. It represents a sub-set of the broader "Baywood neighborhood" due to the development of this area in the late 1920's to 1940's,
Historic Districts—Who Plays a Role?
January 14, 2024
It is surprising to many people that listing on the National or State Register of Historic Places as a historic district does not impose any obligations on the property or owner (REF). So, who is involved and what are their respective roles and responsibilities?
City of San Mateo
Land use decisions about historic resources are strictly up to the local city. In San Mateo, the decisions on applications for building and development permits are made by the Community Development Department based on the City’s historic preservation ordinance (https://law.cityofsanmateo.org/us/ca/cities/san-mateo/code/27.66) and General Plan Policies C/OS 8.1, 8.2, and 8.3 (https://www.cityofsanmateo.org/DocumentCenter/View/7165/COS-PR-Element-?bidId = p. VI-28 to VI-30). In addition, the City Council voted unanimously at the 2023-2024 Blue Sky Meeting to prioritize historic preservation in the General Plan 2040.
The City’s historic ordinance currently only applies to the Downtown Historic District and the Glazenwood Historic District (in Hayward Park). The City will begin a public process in February 2024 to update the Historic Preservation Ordinance to apply Citywide and refine the process for treatment of historic districts and properties.
The City process for evaluating building permit applications in a historic district depends on a number of factors—extent of remodeling, location and type of changes, and whether the property is a historic contributor to the Downtown Historic District or Glazenwood Historic District. If a property meets these factors, the City requires owners to submit a Planning Application for alterations to the front of a property in either historic district before a building permit can be submitted.
After evaluation of the property, the City may require the applicant to pay for a Historic Resources Evaluation (HRE) when a property owner submits a proposal to renovate a property that is over 50 years old. The City may not require a HRE if the property was considered in a previous historic study, is located in a historic district or does not meet the stated criteria.
The City may require renovations to follow the Secretary of Interior Standards for Rehabilitation. The Standards allow for exceptions for technical infeasibility or financial hardship. The City may also require that a historian review plans and monitor construction if the front of the house is altered. The City has identified the process for review of projects in historic districts on the City’s website (https://www.cityofsanmateo.org/4735/Historic-Resources).
State Office of Historic Preservation
The role of the State Office of Historic Preservation (within the State Parks Department) is to implement the National Historic Preservation Act of 1966, as amended. A YouTube video explains the role of the OHP at https://www.youtube.com/watch?v=WuIlfwjX69w.
OHP's responsibilities include:
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Identifying, evaluating, and registering historic properties;
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Ensuring compliance with federal and state regulatory obligations;
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Encouraging the adoption of economic incentives programs designed to benefit property owners;
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Encouraging economic revitalization by promoting a historic preservation ethic through preservation education and public awareness and, most significantly, by demonstrating leadership and stewardship for historic preservation in California.
The OHP reviews nominations to both the California Register of Historical Resources and the National Register of Historic Places to ensure the nominated properties meet the criteria for listing on the National Register and that nominations comply with all applicable regulations. The OHP can reject the nomination, ask for more information, send the nomination to the National Register, or decide to list the property on just the California Register. Government agencies, private citizens, or historical societies can submit nominations.
The OHP submits nominations to the Keeper of the National Register, but has no further role in administering the historic district. You can find more information here: https://ohp.parks.ca.gov/pages/1056/files/NRHP%20Fact%20Sheet_2019.pdf
National Park Service
The National Park Service’s Keeper of the National Register administers the National Register of Historic Places. The National Register 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.” (https://www.nps.gov/subjects/nationalregister/faqs.htm). Federal law states that “the listing of a property in the National Register places no restrictions on what a non-federal owner may do with their property up to and including destruction.” Similar to the State’s role, once a property is listed on the National Register, the Federal government has no further role in the management of the district.
The comparison of State and Federal registration programs listing can be found here:
https://ohp.parks.ca.gov/pages/1056/files/Registration%20Programs%20Comparison%20Chart.pdf
Important Upcoming City Educational Webinar – February 1
The City of San Mateo will hold a City Educational Webinar on Historic Resources on February 1, 6pm-8pm, at the San Mateo Public Library Main Branch on 3rd Avenue. Please sign up for this webinar on the City's Historic Resources Page (starting some time the week of January 14th) if you are interested in becoming educated on what Historic Resources are, how the City currently deals with them, and how the City is planning to develop a uniform, Citywide Historic Resource Program.
How is a Historic District Formed?
December 30, 2023
Introduction
This week’s article focuses on the process of how a historic district is created. It is hoped that this information will help people to understand what is happening in Baywood and what the timeline is. Baywood neighbors will then be better able to make their own minds up as to where they stand on this issue. The Baywood Neighborhood Association’s aim Is to provide useful information for our Baywood neighbors. As always, please email us with your questions and comments at baywoodneighborhood@gmail.com. Thank you!
People have wondered how a group of buildings becomes a historic district and is listed on the State or National Register of Historic Places. Some people think it is as easy as drawing a circle around a neighborhood. In fact, it is a complex process that was defined in the National Historic Preservation Act of 1966.
The process generally starts with local historians, preservationists, city staff, or community members noticing that an area of the city is special—architecturally or important in the history of the development in the area. In the case of Baywood, the 1989 Historic Building Survey report identified “several large, National Register-eligible districts west of El Camino.” In 2022, a number of old homes were demolished. The demolitions led to community members’ being alarmed at the degradation of a special neighborhood.
There are different ways to define a historic district:
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Through a local process and local designation
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Through a state process and listing on the State California Register of Historical Resources
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Through a federal process resulting in listing on the National Register of Historic Places
San Mateo does not have a historical commission or an ordinance that recognizes historic districts outside of the Downtown or Glazenwood Historic Districts. This discussion therefore illustrates the process that the Baywood Historic District nomination is following. The State and Federal Processes are similar and a listing on the National Register automatically includes listing on the State Register. This is why the National listing was chosen. Also, the appropriate State Office of Historic Preservation (OHP) reviews all national nominations before submitting to the National Register.
Research and Documentation
The first step to becoming a historic district is to research and document the historical significance of an area, including architecture, important people, and development patterns. Was it important in local history? Did people important in history live there?
The second step is to determine the geographic boundary of the district, which must be defined based on the timing of the district development and consistency of architectural style.
Architectural historians research information about the architectural, cultural, and historical significance of buildings and landscapes within the proposed district. Research includes documenting each property’s architectural style, date of construction, any recent modifications, and whether the building contributes to the historical significance of the district. This makes them—a “contributor.”
Properties that were constructed outside of the period of significance or have been altered such that they no longer contribute to the historical significance of the district are noted as “non- contributors”.
Districts are formed based on strict Federal (or State) criteria. Districts must possess integrity of location, design, setting, materials, workmanship, feeling, and association, and meet one of the following criteria:
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Associated with events that have made a significant contribution to the broad patterns of our history; or
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Associated with the lives of persons significant in our past; or
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Embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or that have yielded, or may be likely to yield, information important in prehistory or history.
The process is detailed and requires skilled professionals to make the recommendation to the state or national groups as to which category, if any, is applicable to the area.
Local Regulation
Listing a historic district on the State or National Register of Historic Places does not result in any obligations on the property or the property owners in a district. If the OHP approves the district, local legislation or ordinances may be enacted to officially recognize the area as a historic district in the relevant municipal code. These local laws often include specific policies, ordinances, guidelines, and/or regulations for preserving the historic character of the district. The City is responsible for any ongoing management and review processes to ensure that any proposed changes or developments are in line with preservation guidelines.
It's important to note that the specific requirements for historic district designation and management can vary widely depending on local regulations, laws and history.
Nomination
A formal nomination package is prepared by architectural historians, outlining the historical significance of the area, providing evidence and justifying its designation as a historic district based on how the criteria are met.
The advocates may submit the nomination to a local preservation office or a designated historic preservation board. The advocates may submit the nomination package to the State Office of Historic Preservation (OHP) if the city does not have a preservation office, commission, or board.
Review and Evaluation
The nomination is reviewed by State experts in historic preservation, architectural history, and related fields. The review may include site visits, assessments of historical significance, and evaluations of the overall integrity of the proposed district. The State may request additional information and multiple rounds of review of the nomination package.
Public Input
Public input is an important part of the designation process. Community meetings, public hearings, and consultations allow residents, property owners, and stakeholders to express their opinions and concerns.
Once the nomination package is finalized, the OHP will send a letter to the local jurisdiction (city) and each property owner in the historic district asking whether the owner supports or objects to the historic district listing on the National Register of Historic Places. Objections must be submitted either (1) a notarized statement certifying that you are the sole or partial owner of the property, as appropriate, and that you object to the listing, or (2) a letter with the same statement including the following language: “I declare (or certify, verify, or state) under penalty of perjury under the laws of the United States of America that the foregoing is true and correct. Executed on (date). (Signature)”. Property owners can send letters of support or objection any time to:
State Historic Preservation Officer
Office of Historic Preservation
1725 23rd Street, Suite 100
Sacramento, CA 95816-7100
The OHP letters identifies the date and time of the State Historical Resources Commission meeting where they will consider whether to forward the nomination to the Keeper of the National Register. The OHP will send the letters to the city and property owners at least 60 days before the Commission meeting.
Approval Process
The OHP staff presents the nomination and supporting documentation to the State Historical Resources Commission. The Commission reviews the nomination, considers public input, and makes a determination on whether to approve the designation. If more than 50% of property owners object to the listing, the OHP will forward a request for Determination of Eligibility for the National Register and the district will not be listed. (Note: Being determined eligible for listing means that the district, but not necessarily the individual contributors to the district, is a historical resource under the California Environmental Quality Act (CEQA). According to CEQA the city must consider the effects on the district from the substantial modification or demolition of a contributor to the district.)
If less than 50% of the property owners object to the historic district, the State OHP then submits the nomination to the Keeper of the National Register of Historic Places for listing. Listing on the National Register usually takes place 45 days after the OHP mails the nomination to the Keeper (30 days after the State Historical Resources Commission meeting).
The total length of time the process takes can be over two years. This is detailed process that takes time to do well.
Historic Resources Education
December 17, 2023
Your Baywood Neighborhood Association is assisting our neighborhood discussion by providing factual information on Historic Resources and Preservation. We believe the best decisions on this topic depend on each neighbor educating themselves on the facts. This will take time as the subject is complex.
The City is planning to host a meeting in February 2024 to educate the San Mateo community on the basics of historic preservation and San Mateo’s current historic resources regulations. There will be additional community meetings to answer questions and gather community feedback. The goal is to develop Citywide regulations regarding historic resources, including how to recognize a historic district and what, if any, different regulations should apply to historic resources.
One very important fact to remember is that San Mateo’s City Council is the only authority that can regulate local historic building codes. Section 27.66 of our municipal code provides the current regulation for historic resources. This has been in effect since the 1990’s. This historic preservation code currently only applies to the Downtown Historic Area and the Glazenwood section of Hayward Park. The remaining areas of the City, including Baywood, are not currently covered by this code.
The City, however, already does currently require a historic analysis of 50+ year old homes anywhere in the City if there is a proposal for demolition or substantial alteration to the front of the property. This is to determine if the building qualifies as individually eligible for listing on the State or National Registrar of Historic Places. This requirement currently applies to the entire City, not just to Downtown or Glazenwood.
As we mentioned in our last update, Historic Districts are areas comprised of a significant concentration, linkage, or continuity of sites, buildings, structures, or objects united historically or aesthetically by plan or physical development. Some properties individually may not meet the Federal criteria for historic designation, but, together, the buildings add to the historic significance of an area. These properties are called “contributors” to the historically eligible District. Federal law recognizes that a neighborhood can be historic without any home being individually eligible. Strict criteria measured by experts is required for this designation.
State and Federal governments do not regulate Historic Districts. State and Federal laws recognize that the local government is the proper place to regulate local building rules and reflect community perspectives on historic resources.
Please take a look at https://ohp.parks.ca.gov/ListedResources/?view=name&criteria=district to see the official list of all California historic districts. This provides a useful, interesting overview.
We look forward to participating in the City’s Historic Resources education and outreach process. We recommend you participate in the February meeting (or watch it afterwards), as well as subsequent community meetings on the topic. Together, we can develop a Citywide historic resources program that reflects both the rich history of San Mateo as well as our community priorities.
Please send your questions to baywoodneighborhood@gmail.com so that we can share them with the City prior to the February meeting. Watch this BNA website, or the Baywood Bulletin (a benefit of BNA membership), for further details about future meetings and useful information about historic resources.
Historic Districts Framework and Terminology
December 10,2023
State and Federal laws already exist that recognize the importance and value of protecting historic resources, individually and as districts. Listing as a historic district on the National Register of Historic Places is a high honor not easily achieved. It means the neighborhood possesses special historic significance and maintains a level of architectural integrity or historic importance worthy of recognition and preservation based on specific criteria (https://www.nps.gov/subjects/nationalregister/upload/NRB-15_web508.pdf) (See section II )
The vast majority of neighborhoods do not qualify. The boundaries of a district must be specific and are carefully drawn based on the area’s history and significance.
The National Register of Historic Places (National Register), created by the National Historic Preservation Act of 1966, (NHPA) is the nation's official list of buildings, structures, objects, sites, and districts worthy of preservation based on established Department of the Interior criteria.
An individual resource "Historic Property" is any district, building, structure, site, or object that is eligible for listing in the National Register of Historic Places because the property is significant at the national, state, or local level in American history, architecture, archeology, engineering, or culture.
The National Register defines a Historic District as a significant concentration, linkage, or continuity of sites, buildings, structures, or objects united historically or aesthetically by plan or physical development. It may be a row of stores or a neighborhood.
A Contributing Resource is a building, site, structure, or object adding to the historic significance of an area.
Historic Significance, in turn, is the importance of a historic property as defined by the National Register criteria in one or more areas of significance. Baywood’s nomination is based on its meeting such criteria as noted by at least two expert firms over the past two years.
In an effort to help San Mateo residents understand how historic preservation fits into the City's planning process and to elicit community input, the City Manager and Planning staff will conduct significant public outreach starting in the first quarter of 2024. This will guide staff in creating a new ordinance that clarifies procedures for identifying, registering and protecting historic resources in San Mateo.
San Mateo does have such an ordinance currently, but it is limited to the Downtown District and the Glazenwood District in Hayward Park and to structures that are individually eligible for listing on The National Register. The current ordinance is silent on procedures for evaluating potential historic areas and on other parts of the City outside of these two districts.
It is the role of the City, with community input, to determine how it wants to manage and protect its historic resources. The National Historic Preservation Act of 1966 (NHPA) specifically states that designation does not impact local codes.
As noted by the California State Office of Historic Preservation (SHPO), “…The fact is absolutely no requirements, takings, or prohibitions result from a National Register listing. The designation is honorary. All land use authority remains with the local government.”
Our next article will take on the topic of what impact will occur on homes as a result of National Register listing. BNA will publish all our educational pieces on the BNA website, www.baywoodneighborhood.org. We will spotlight them in our Baywood Bulletin email (sign up here) and on our Facebook and Nextdoor pages.
Please stay tuned and we welcome your feedback!
What is a Historic District?
December 3, 2023
Introduction:
As promised in the last edition of the Baywood Bulletin, your Baywood Neighborhood Association (BNA) will provide a series of short articles explaining the facts about historic district designation. The BNA Board is not taking a position on the issue at this time. We want to be sure our neighbors have factual information about historic districts in order to enable a more accurate understanding of the topic and facilitate community discussion.
In the coming weeks, we will look more closely at how historic district designation will affect your property rights and property values. And we will explain the historic district nomination process and the respective roles of the Federal, State and local governments. If you have a topic you would like to learn more about, please email us at baywoodneighborhood@gmail.com
Historic Districts Framework and Terminology
State and Federal laws already exist that recognize the importance and value of protecting historic resources, individually and as districts. Listing as a historic district on the National Register of Historic Places is a high honor not easily achieved. It means the neighborhood possesses special historic significance and maintains a level of architectural integrity or historic importance worthy of recognition and preservation based on specific criteria (https://www.nps.gov/subjects/nationalregister/upload/NRB-15_web508.pdf) (See section II )
The vast majority of neighborhoods do not qualify. The boundaries of a district must be specific and are carefully drawn based on the area’s history and significance.
The National Register of Historic Places (National Register), created by the National Historic Preservation Act of 1966, (NHPA) is the nation's official list of buildings, structures, objects, sites, and districts worthy of preservation based on established Department of the Interior criteria.
An individual resource "Historic property" is any district, building, structure, site, or object that is eligible for listing in the National Register of Historic Places because the property is significant at the national, state, or local level in American history, architecture, archeology, engineering, or culture.
The National Register defines a Historic District as a significant concentration, linkage, or continuity of sites, buildings, structures, or objects united historically or aesthetically by plan or physical development. It may be a row of stores or a neighborhood.
A Contributing Resource is a building, site, structure, or object adding to the historic significance of an area.
Historic Significance, in turn, is the importance of a historic property as defined by the National Register criteria in one or more areas of significance. Baywood’s nomination is based on its meeting such criteria as noted by at least two expert firms over the past two years.
In an effort to help San Mateo residents understand how historic preservation fits into the City's planning process and to elicit community input, the City Manager and Planning staff will conduct significant public outreach starting in the first quarter of 2024. This will guide staff in creating a new ordinance that clarifies procedures for identifying, registering and protecting historic resources in San Mateo.
San Mateo does have such an ordinance currently, but it is limited to the Downtown District and the Glazenwood District in Hayward Park and to structures that are individually eligible for listing on The National Register. The current ordinance is silent on procedures for evaluating potential historic areas and on other parts of the City outside of these two districts.
It is the City’s role to determine how it wants to manage and protect its historic resources. The National Historic Preservation Act of 1966 (NHPA) specifically states that designation does not impact local codes.
As noted by the California State Office of Historic Preservation (SHPO), “…The fact is absolutely no requirements, takings, or prohibitions result from a National Register listing. The designation is honorary. All land use authority remains with the local government.”
Next week, we will take on the topic of what impact will occur on homes as a result of National Register listing. BNA will publish all our educational pieces on the BNA website, www.baywoodneighborhood.org. We will spotlight them on our semi-monthly Baywood Bulletin email (sign up here) and on our Facebook and Nextdoor (hotlink Nextdoor) pages.
Please stay tuned and we welcome your feedback!
Helpful Links
https://ohp.parks.ca.gov/?page_id=21237
November 26, 2023
Part of what makes Baywood so special is its architecture, beautiful homes, the deliberate layout featuring front lawns set back from the street, special streetlights, lovely gardens and rich history.
There is an ongoing discussion about the designation of Baywood as an historic district, including if this is a good idea or not. Integral to that answer are questions such as:
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What does “historic district” mean?
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What are the boundaries of the proposed Baywood Historic District?
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How will this affect me?
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How does this affect what I can or can’t do to my house?
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How will this affect my property value?
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How will it affect the neighborhood as a whole?
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What is the timeline of the current application process?
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Will there be a vote to approve this historic designation?
As your BNA Board, we thought it would be good to create a space here with facts about historic districts, as well as the process and timing associated with creating one.
Our goal is to present this information to you so that you can have an informed opinion, based on facts, and, together, we can have an honest, organized and productive conversation.
The City of San Mateo website page on Historic Resources offers a high level overview of what a historic district is and how it can be created. Please note that information on this page will evolve, so check back regularly. BNA will share, going forward, expanded discussion on the many topics related to historic districts and the nuances involved.
The City will conduct community outreach meetings in early 2024 to educate the community and gain feedback to help develop a set of Citywide Historic Resources guidelines that will apply to all of San Mateo, not just to Baywood.