The City of Alhambra has contracted with historic preservation consultants Historic Resources Group (HRG) and Architectural Resources Group (ARG) to develop a local Historic Preservation Program for the City of Alhambra. The project is composed of three (3) phases. Phase 1, the development of a Historic Context Statement, was completed in March 2022. The City of Alhambra Historic Context Statement can be found here. Phase 2, conducting a citywide Historic Resources Survey, was completed in November 2023. The City of Alhambra Historic Resources Survey can be found here. Phase 3, development of a Historic Preservation Ordinance, is currently in progress.

The City Council made the determination to embark on this project to develop a Historic Preservation Program following the adoption of the City’s General Plan Update – Vision 2040, which was approved on August 19, 2019. The General Plan – Vision 2040 includes a section dedicated to the preservation of the City’s Cultural resources. Specifically, Policy R-6F relates to investigating the possible establishment of a local regulatory framework for the designation and protection of significant historic and cultural resources. Development of a Historic Preservation Program aligns with this General Plan Policy. 

In September 2020, at the direction of the City Council, the City of Alhambra contracted with Historic Resources Group (HRG) to work with the Planning Division to develop a Historic Preservation Program. The initial contract with HRG for the first phase of the project included development of a Historic Context Statement. In September 2022, at the direction of the City Council, a new contract with Historic Resources Group was executed for the second and third phases of the project, including development of a Historic Resources Survey and a Historic Preservation Ordinance.

In 2022, Phase 1 of the development of a Historic Preservation Program was completed and consisted of the preparation of a comprehensive Citywide Historic Context Statement, which outlines important events and patterns of development in the City’s history (available here). In 2023, Phase 2 was completed and consisted of a Historic Resources Survey to identify potential properties and neighborhoods that may be eligible for historic designation (available here). The survey was an important step that built on the research conducted for the development of the Historic Context Statement and provided information about the built environment in Alhambra, which will help inform the discussion of a potential Historic Preservation Ordinance in Phase 3 of the project.  

The historic preservation consultants began working with City staff on outlining the timeline and process for the development of a draft Historic Preservation Ordinance in April 2024. Following a presentation to the City Council on May 13, 2024, the historic preservation consultants were given direction to begin preparing a draft ordinance with community engagement efforts scheduled to follow after an initial draft ordinance had been prepared. The community engagement for this phase was kicked off at the first meeting of the Historic Preservation Commission (HPC) on September 25, 2024. A series of five (5) district community meetings are scheduled for October/November 2024. Additionally, a questionnaire soliciting feedback on a Historic Preservation Ordinance was released on September 26, 2024, with responses being accepted through November 18, 2024. The draft ordinance will be discussed further at the next Historic Preservation Commission meeting on December 4, 2024, where a summary of the community feedback received at the district community meetings and the results from the questionnaire will also be presented. As currently scheduled, a revised draft of the Historic Preservation Ordinance would be presented to the HPC for recommendation to the Planning Commission in March/April 2025. The revised draft ordinance would be presented to the Planning Commission for recommendation to City Council in April/May 2025. The revised draft ordinance would be presented to City Council for approval and adoption in May/June 2025, with the ordinance becoming effective 40 days after Council adoption.

Throughout the process of developing a Historic Preservation Program community outreach and engagement has been an integral component. Specifically, during Phase 1 and Phase 2 of the project, the community was requested to help identify significant historic resources by submitting information on the people, places, and stories important to Alhambra, and during Phase 3, the community is asked to provide input on how identified historic resources should be preserved.

To facilitate these above-noted efforts, each phase of the project has included community meetings as well as public meetings before the City Council and City commissions. These meetings, held both virtually and in-person, are intended to present information and updates on the status of the project and to collect input from community members. In addition to meetings, information about the project is advertised through the City website, City social media accounts, and at local events, such as the Alhambra Farmer’s Market. Additionally, e-mail blasts with updates on the project are sent to anyone signed up to received project updates. Direct mailings have also been sent to property owners and occupants of properties identified as potentially eligible historic resources or located within potentially eligible historic districts. Public outreach during Phase 3 of the project has also included a formal questionnaire to solicit community feedback and input on the development of a Historic Preservation Ordinance.

A dedicated Historic Preservation Program project website – www.HistoricAlhambra.com – serves as a repository for all project details and information, including all public outreach efforts. Further details on the project’s public outreach can be found here.

As part of the current phase of the project to develop a Historic Preservation Ordinance, the City is hosting five (5) community meetings in October and November 2024, including in-person meetings and virtual meetings over Zoom. The complete community meeting schedule can be found here. If you cannot attend one of the scheduled meetings, recordings of the meetings can be found here. Additionally, the City has developed a questionnaire to solicit community feedback on a number of topics under consideration for the draft Historic Preservation Ordinance. Attending or watching one of the community meetings prior to filling out the questionnaire is recommended to have a better context and understanding of the project, although it is not required.

The questionnaire can be completed and submitted online here. The City is accepting questionnaires through November 18, 2024. Community input and feedback is also welcomed and encouraged at the upcoming December 4, 2024 Historic Preservation Commission meeting, and at future meetings with the Historic Preservation Commission, Planning Commission, and City Council during the ordinance development process.

In order to understand the historic significance of a given area, it is necessary to examine the area within the appropriate historic context(s). A citywide Historic Context Statement is a written document that provides a framework for identifying and evaluating a city’s historic properties for historic significance and integrity. A Historic Context Statement is organized by chronological period of development and establishes historic themes with associated eligibility criteria and integrity thresholds. The purpose of a Historic Context Statement is to place a community’s built resources, cultural landscapes, and sites of important events in the appropriate historic, cultural, social, and architectural context so that the relationship between an area’s physical environment and its broader history can be understood. A Historic Context Statement is not a comprehensive history of a place; rather, its purpose is to highlight trends and patterns critical to the understanding of an area’s built environment. A Historic Context Statement is meant to serve as a guide to enable citizens, planners, and decision-makers to evaluate the relative value and importance of potential historic resources and to provide a basis for the development of a comprehensive historic preservation program.

The National Register and California Register criteria differ somewhat in how they address properties of the “recent past.” A property that is less than 50 years old may not be considered eligible for the National Register of Historic Places unless it is of “exceptional importance.” Such a place may be considered eligible for the California Register if it can be demonstrated that sufficient time has passed to understand and gain a scholarly perspective on its historic significance.

A Historic Resources Survey is a process to identify, evaluate, and document existing properties that may have historical, cultural, social, and/or architectural significance to the community, city, state, or nation. Data is collected about properties that reflect important themes in a community’s history.  A Historic Resources Survey is a planning tool that provides findings and recommendations which can inform long-range planning efforts and help city officials make informed planning and land use decisions. Surveys also assist in the identification of properties worthy of designation in a local register of historic resources, and/or listing in the California Register of Historical Resources or National Register of Historic Places.

The City of Alhambra contracted with historic preservation consultants Historic Resources Group (HRG) and Architectural Resources Group (ARG) to complete the Historic Resources Survey. All members of the consultant team meet professional qualifications standards set forth by the National Park Service (NPS).

The current Historic Resources Survey represents the first comprehensive citywide survey undertaken in Alhambra. There have been two (2) previous historic resources surveys in Alhambra, conducted in 1980 and 1984. However, both of these efforts were limited in scope and do not represent a comprehensive inventory of potential historic resources in Alhambra.

The Historic Resources Survey was conducted by the HRG/ARG project team following guidance for local surveys provided by the California Office of Historic Preservation and the National Park Service. The survey built upon the information gathered during the development of the Historic Context Statement, which includes information about the development patterns, important events, people, and groups who helped to shape Alhambra. The Historic Context Statement provided a baseline understanding of the built environment of Alhambra, which informed the identification and evaluation of potential historic resources as part of the survey process.

At the outset of the Historic Resources Survey, additional research was conducted on properties and neighborhoods using a wide range of sources—including tax assessor data, building permits, historical maps, historical photographs and aerials, census data, contemporary periodicals, etc.—in order to understand the history and potential significance of specific places. The survey examined all 19,000+ parcels within the City of Alhambra’s boundaries. The project team conducted field inspections of potentially eligible properties to photograph, document, and identify distinctive physical and architectural features from the historic period and alterations over time. All fieldwork was conducted from the public right-of-way. Following the field inspections, additional research was conducted, as needed, before a list of recommendations was finalized.

The Historic Resources Survey evaluated properties for potential eligibility that were constructed through the year 1980. The Historic Resources Survey identified individual properties – including residential, commercial, civic/institutional, infrastructure, and industrial types that appear potentially significant for an association with an important event, pattern of development, significant person, or for architectural merit. The survey also identified groupings of related properties for potential eligibility as historic districts.

Properties were evaluated for potential historic eligibility according to the historic themes established by the Historic Context Statement. Historic significance was established by applying standard eligibility criteria and integrity thresholds. Eligibility criteria are consistent with those used by the California Register of Historical Resources and National Register of Historic Places. A property may be historically significant for an association with important events or patterns of development; association with important people who have had made a contribution to history; and/or as an example of a type, style or method of construction or work of a master. Individual properties were evaluated as potential Landmarks; areas or neighborhoods were evaluated as potential Historic Districts. Properties were evaluated for potential eligibility for local designation, as well as for potential listing in the California Register of Historical Resources and National Register of Historic Places.

The survey identified 345 properties as potentially eligible individually as Landmarks. Eight areas or neighborhoods were identified as potentially eligible as Historic Districts, including 450 district contributors. Of these properties, 44 were identified as potentially eligible both individually and as district contributors. Taken together, approximately 4% of all properties in the City of Alhambra were identified as potentially eligible for local designation and/or listing in the California or National Registers.

The National Register of Historic Places is the official list of the Nation's historic places worthy of preservation. Authorized by the National Historic Preservation Act of 1966, the National Park Service's National Register of Historic Places 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. The National Register is administered by the National Park Service.

The California Register of Historical Resources is a statewide list of properties that have been evaluated for historic listing or designation. The eligibility criteria for the California Register are based upon those for the National Register. However, listing in the National Register typically requires a greater level of historic significance and a higher level of integrity. A property that has been found eligible for local designation and/or for listing in the California Register may not rise to the level of significance or retain sufficient integrity to be eligible for the National Register.

A Landmark is an individual property that has been locally designated according to established criteria outlined in a Historic Preservation Ordinance.

Standard preservation practice evaluates collections of buildings from similar time periods or representing specific historic contexts as historic districts. The National Park Service 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.” A Historic District derives its significance as a unified entity; the individual components of a Historic District collectively convey a specific aspect of history, along with a strong sense of time and place. The properties in a Historic District may date from a similar time period; represent the influence of a particular cultural or social group; or have a shared architectural character. A Historic District must be geographically definable and distinguishable from surrounding areas.

A Historic District is composed of contributing and non-contributing properties. A contributing property (“contributor”) is any building, structure, object, site, sign or planning feature within a Historic District that contributes to the district’s overall significance and historic identity. A non-contributing property (“non-contributor”) is a property within the district boundaries that does not contribute to the significance of the district because it was constructed outside of the identified period of significance for the district; does not represent the historic theme or shared historic association of the district; or has been substantially altered such that it no longer conveys its significance.

Appendix D of the Alhambra Citywide Historic Resources Survey Report provides detailed documentation for each historic district. Contributing properties are those that retain sufficient integrity, were built during the district’s period of significance, and contribute to the reasons for which the district was found potentially eligible for designation. Non-contributing properties are those that do not retain sufficient integrity (i.e. are too altered), were built outside the district’s period of significance, and/or do not contribute to the reasons for which the district was found potentially eligible for designation. In Appendix D, each historic district has an accompanying table that lists contributing and non-contributing properties. There is a “Reasons” column in each table that justifies why a property was identified as non-contributing. The reasons align with those described above.

Properties assigned the “5D3” code are those found potentially eligible for listing as a contributor to a historic district that appears eligible for local designation. Because Alhambra does not currently have established eligibility criteria, properties determined to be potentially eligible for local designation were identified in the Survey based on the overarching concepts for eligibility embedded in the criteria for listing at the federal level (Criteria A, B, C, or D) and state level (Criteria 1, 2, 3, or 4). See pages 6 - 8 of the City of Alhambra Citywide Historic Resources Survey Report for a description of these criteria.

National Register Criterion A and California Register Criterion 1 are assigned to properties that are significant for events or patterns of events important to history. National Register Criterion C and California Register Criterion 3 are assigned to properties that are significant for embodying the distinctive characteristics of an architectural style or property type, or that represent the work of a master. See pages 6 – 8 of the Alhambra Citywide Historic Resources Survey Report for a more detailed description of these criteria.

“Significantly Altered” and “Extensively Altered” have the same meaning and can be used interchangeably. Different surveyors may have just chosen to use a different term.

The Historic Resources Survey List is an informational tool for the City to understand where potential historic resources are located. Its findings represent the professional recommendations of the historic preservation consultant team, following guidance for local surveys provided by the California Office of Historic Preservation and the National Park Service, and applying standard eligibility criteria and integrity thresholds. A Historic Resources Survey is a moment in time, and its findings are not revised on an ongoing basis – properties will not be removed or added to the Historic Resources Survey completed in November 2023.

Identification of a property in a Historic Resources Survey represents a finding of potential eligibility for historic designation or listing. It is NOT designation. As such, identification of a property in the survey does not, in and of itself, confer protection, trigger project review, or otherwise change the status of the property. How the Historic Resources Survey findings of potentially eligible historic properties and potentially eligible historic districts may be used by the City going forward will be dependent upon the provisions contained in the final version of the Historic Preservation Ordinance presented to the City Council for approval and adoption.

Inclusion of a property in the Historic Resources Survey does not result in automatic designation; designation is a separate process that must be applied for in accordance with any rules for designation established by the City. Similarly, omission of a property from the Historic Resources Survey does not preclude a property from being designated through the local designation process, if one is established by the City.

Yes, the City could choose to simply accept the Historic Resources Survey as an informational document and not adopt a Historic Preservation Ordinance. 

A Historic Preservation Ordinance is a statute that establishes provisions for the treatment of historic properties within the local jurisdiction. A Historic Preservation Ordinance can provide protection for a city’s existing historic resources; add predictability to the local development process; and promote development that is compatible with the community’s historic and cultural values. Typical components of a Historic Preservation Ordinance provide for the establishment of a historic resources inventory; establishment of a Historic Preservation Commission; procedures and criteria for the designation of historic landmarks and historic districts; a process for the review of changes to historic properties; and incentives to encourage appropriate rehabilitation of historic properties. A Historic Preservation Ordinance is an important component of any comprehensive local historic preservation program and is tailored to the needs and preferences of a particular community.

Cities have Historic Preservation Ordinances for a variety of reasons. Common reasons include:

• Enable informed planning decisions regarding the treatment of historic properties.

• Safeguard the city’s heritage by protecting properties that reflect its cultural, social, and architectural history.

• Foster an appreciation of the city’s historic properties as a tangible link to the past.

• Promote the city as a destination in support of economic development.

• Encourage local designation of the city’s historic properties and districts.

• Protect historic properties from threats of demolition or new development pressures.

• Preserve neighborhood character through historic districts and design review.

• Provide financial (i.e. Mills Act) and process-related incentives for the rehabilitation of the city’s historic properties.

No. The City is currently working with a preservation consultant to develop a draft ordinance to be considered for adoption by the City Council. Currently, there is a “Discussion Draft” of the ordinance for review and consideration, available here. The draft ordinance will be discussed further at the next Historic Preservation Commission meeting on December 4, 2024.

Yes, many San Gabriel Valley cities have Historic Preservation Ordinances, including Arcadia, Azusa, Covina, Glendora, Monrovia, Pasadena, Pomona, San Gabriel, San Marino, Sierra Madre, South Pasadena, and West Covina. It is the right of all cities to draft ordinances related to land use and the regulation of buildings and development, including historic preservation.

Designation of a historic property means that a property is recognized as significant to the history of a city, state, or the nation. Designation at the local level typically provides protection from inappropriate changes to the property by requiring project review for alterations and demolition. Designation also makes a historic property eligible for incentives to encourage preservation and rehabilitation of the historic property. Designation is not automatic. Rather, it is a process that must be applied for. Designated properties are typically listed on a local register of historic resources.

• A Historic Resources Survey List is a list of properties evaluated as potentially eligible through a survey. This is the lowest level of local evaluation. A survey list represents a moment in time and is finalized at the end of a survey project.

•  An Inventory is an all-inclusive list of properties that have been evaluated for historic listing or designation, including properties evaluated as potentially eligible, eligible, as well as designated properties. A local Inventory is maintained and updated by the City, and is typically established through the adoption of a local Historic Preservation Ordinance.

• A Register is a listing of designated historic properties only, including locally designated Landmarks and Historic Districts, as well as properties listed in the California Register of Historical Resources and/or the National Register of Historic Places. A local Register is maintained and updated by the City, and is typically established through the adoption of a local Historic Preservation Ordinance.

The City could ultimately approve and adopt a Historic Preservation Ordinance that establishes a purely voluntary process for the designation of historic properties. In this case, designation of an individual building as a Landmark or an area or neighborhood as a Historic District would only be approved with owner consent. However, regardless of the local ordinance, the City must still comply with the California Environmental Quality Act (CEQA), which safeguards against significant impacts to both eligible and designated historical resources. CEQA is a state law and compliance is not voluntary.

The adoption of a Historic Preservation Ordinance in and of itself should not have an impact on property values since an ordinance merely establishes a process for treating historic resources and does not result in the designation of any properties. Several studies have been conducted throughout the country regarding how historic designation impacts property values. The majority of studies have determined that property values increase in designated historic districts. However, there is no way to be certain about how historic designation would affect any particular property.

According to information provided by the National Trust for Historic Preservation: “Historic preservation planners indicated they were unaware of any cases where property insurance for property owners was dropped after local historic districts were created. Each property owner’s insurance policy and insurance company is unique to them. What type and the amount of coverage one carries is up to them, and implications vary by insurance company as well, so what local regulations allow (or require) for rebuilding could affect the policy (or not) but there is not a standard or consistent answer to provide to owners of locally designated properties, other than recommending that they check with their insurance carrier about how local historic designation might affect their insurance situation.”

State law mandates that cities allow the construction of ADUs (Accessory Dwelling Units) on residential properties, regardless of the property’s historic status. The Historic Preservation Ordinance cannot prohibit an owner from constructing an ADU on their property. ADUs are required to conform with the City’s ADU regulations outlined in the Alhambra Municipal Code.

No. A reduction in property values as a result of a change in regulation is not reimbursed by the City, just as an increase in property values due to changes in regulation benefits the property owner and not the City. Increases and reductions in property values are the result of a wide range of factors, only one of which may be changes in regulation. The adoption of a Historic Preservation Ordinance in and of itself should not have an impact on property values. Historic designation may affect—either positively or negatively—the amount a potential buyer is willing to pay for a particular property, depending on the buyer’s plans for the property.

It is possible that the cost to preserve or rehabilitate a historic property in a historically appropriate manner could exceed typical maintenance costs for an older property. However, such an increase in cost would vary widely dependent upon the property itself, its historic features, and the nature of the work proposed. It is also possible that maintaining and repairing existing features may be less expensive than replacement. Additionally, there are financial incentives, such as Mills Act contracts, that can be made available to owners of designated historic properties to encourage their preservation and rehabilitation and help offset any additional costs.

The Mills Act Property Tax Abatement Program allows qualifying property owners to receive a potential reduction in their property taxes in exchange for the rehabilitation, restoration, and maintenance of their historic property. The Mills Act program is the single most important economic incentive program in California for the restoration and preservation of historic properties by private property owners. While it is a statewide program, the Mills Act itself is administered and implemented by local governments. If a city chooses to adopt a Mills Act program, contracts may be made available to owners of designated historic properties, including Landmarks and contributing properties in designated Historic Districts. Mills Act contracts require a 10-year work plan with periodic monitoring by the local government to ensure compliance. A city may choose to limit the number of contracts they accept annually and/or impose a financial cap on the program to manage impact to tax revenue. Tax reduction varies depending on the assessed value of the property; longtime owners may get a lesser benefit, while new buyers stand to benefit the most. The Mills Act contract and its tax benefit remains with the property; they do not transfer with the owner.

“Significant features” or “character-defining features” are elements that help to convey a property’s historic appearance and significance. These features may include the original overall shape of the building, its materials, craftsmanship, and decorative details. These features would be identified by a qualified professional and included in a property’s historic landmark nomination or historic resource evaluation.   

“Insignificant features” are elements that are not original to the property and/or do not help to convey a property’s historic appearance and significance. These features include alterations or changes to the property after its historic period. Again, these features would be identified by a qualified professional.  

The City Council will ultimately decide how these classifications impact review of specific projects. However, generally speaking, changes to significant features usually require a higher level of review than changes to insignificant features. Changes to historic properties are also typically reviewed cumulatively, such that there is the potential for some changes to “significant” or “character-defining features” if needed, provided that the historic resource retains sufficient integrity/enough of its character-defining features overall to continue to convey its significance.

The City Council will ultimately decide how the Historic Preservation Ordinance will affect properties in historic districts and individually eligible properties. However, generally speaking, demolition or substantial changes to historic resources (either individually eligible or contributors to historic districts) could be subject to review under the ordinance. The City Council may also decide to review major alterations to non-contributing properties within historic districts and potential new construction within historic districts in order to maintain the character and eligibility of the district overall.

Yes, the City can choose to specify time frames for processing of applications and project reviews under the Historic Preservation Ordinance.

The questions below represent some of the topics of discussion currently under consideration by the City and the community as they proceed through the process of establishing a Historic Preservation Ordinance. The answers to these questions will be dependent upon the provisions contained in the final version of the ordinance ultimately presented to City Council for approval and adoption. Outstanding questions include:

• What does it mean if my property is on the Historic Resources Survey list?

• If my property is on the Historic Resources Survey list, does the Historic Preservation Ordinance apply to me?

• If my property is not on the Historic Resources Survey list, does the Historic Preservation Ordinance apply to me?

• What is the process for designation?

• Is owner consent required for designation?

• What if a property owner objects to an application for designation?

• What is the required percentage of contributors for a Historic District?

• What is the required percentage of property owner approval for a Historic District?

• What is the project review process of designated, eligible, or potentially eligible historic properties?

• What constitutes a major, minor, or negligible alteration to a historic property?

• What is the timeframe for project review for a historic property?

• Can a historic property be demolished?

• What incentives are available for owners of historic properties?