Historic Preservation

1906 – The Antiquities Act of 1906 became law. It allowed the federal government to protect historic places on federal property and helped start historic preservation efforts in the United States.

1936 – The first Texas Historical Marker in Waco was placed at the McLennan County Courthouse to recognize its importance to the community and county history.

1966 – The National Historic Preservation Act became law. It created the National Register of Historic Places and established historic preservation programs across the country.

1967 – Historic Waco Foundation was formed when several local history and preservation groups joined together to help protect Waco’s historic places.

1969 – The Antiquities Code of Texas became law and created the Texas Antiquities Committee, later renamed the Texas Historical Commission.

1970 – The Waco Suspension Bridge became the first place in Waco listed in the National Register of Historic Places.

1976 – The American Bicentennial increased public interest in local history and historic preservation.

1980 – The Certified Local Government Program and Main Street Programs were created to help local governments with historic preservation and downtown revitalization efforts.

1981 – The Historic Rehabilitation Tax Credit Program was created to encourage the reuse and restoration of historic buildings.

1981 – The McLennan County Courthouse and the Waco Suspension Bridge were designated as State Antiquities Landmarks.

1987 – The City of Waco began planning its first Historic Resource Survey.

1988 – The Secretary of the Interior’s Standards for Rehabilitation became the national standards used to review preservation projects.

1988 – Waco completed Phase I of its first Historic Resource Survey and documented nearly 2,000 historic properties.

1989 – Waco completed Phase II of the Historic Resource Survey. Together, both phases documented nearly 4,000 properties and identified important historic resources for preservation.

1993 – The State of Texas Building became the first locally designated historic landmark in Waco.

1999 – Waco adopted its historic preservation ordinance and created the Historic Landmark Preservation Commission.

2000 – The Historic Landmark Preservation Commission held its first meeting.

2000 – The Behren Drug Company Building became the first local historic landmark designated under the preservation ordinance.

2002 – L. L. Sam’s Historic Lofts became the first project in Waco to receive a Historic Landmark Designation Tax Exemption.

2003 – The Historic Landmark Preservation Commission adopted Waco’s first Preservation Plan.

2005 – The Historic Landmark Preservation Commission hosted the first Preservation Excellence Awards Reception.

2005 – Waco became a Certified Local Government, allowing the city to work with state and federal preservation programs and apply for grants.

2007 – Waco received a Certified Local Government grant from the Texas Historical Commission to help update the historic resources survey.

2008 – Waco was named a Preserve America Community for its commitment to protecting and celebrating local history.

2008 – Waco received a second Certified Local Government grant to help update the historic resources survey and support National Register nominations.

2008 – The Historic Landmark Preservation Commission approved plans to restore Cameron Park and the Washington Avenue Bridge.

2008 – Dr. Monica Penick was hired to help prepare National Register nominations and update historic survey information.

2008 – Waco applied to nominate the Castle Heights Historic District to the National Register of Historic Places.

2009 – Dr. Monica Penick completed a historic context study for parts of downtown Waco and the Elm Avenue area.

2011 – Waco applied to nominate the Waco Downtown Historic District to the National Register of Historic Places.

2014 – Waco was designated as a Main Street America Community by the Texas Historical Commission.

2016 – Waco received a Certified Local Government grant to attend the National Alliance for Historic Preservation Conference.

On May 4, 1999, the City Council of Waco approved Ordinance No. 1999-23. This ordinance created the city’s Historic District and Landmark Zoning Preservation Ordinance. The ordinance was adopted under Chapter 211 of the Texas Local Government Code, which allows cities to protect important historic, cultural, and architectural places through zoning regulations.

The Preservation Ordinance includes nine main sections:

1. Purpose and Definitions – Explains the purpose of the ordinance and defines important terms.
2. Historic Landmark Preservation Commission – Creates the commission and explains its members, duties, and meeting procedures.
3. Historic Preservation Officer – Creates the Historic Preservation Officer position and explains its responsibilities.
4. Historic Overlay Districts – Explains the application process, review standards, and zoning rules for historic districts.
5. Historic Landmark Designations – Establishes the local historic landmark program, including eligibility requirements and the approval process.
6. Historic Landmark Incentives – Provides incentives for preservation projects, such as tax abatements and permit fee refunds.
7. Certificates of Appropriateness – Explains the review and approval process for changes or demolition of designated historic landmarks.
8. Enforcement and Demolition by Neglect – Helps protect historic landmarks from damage, neglect, and unauthorized work.
9. Demolition Delay – Allows the city to delay demolition permits for properties that qualify for historic landmark designation.

Preservation Ordinance

Waco became a Certified Local Government in 2005. The Certified Local Government Program is a partnership between local, state, and federal governments that helps communities protect important historic places. The program supports local preservation efforts by helping communities identify, evaluate, and protect historic buildings, sites, districts, structures, and objects. It also provides access to technical assistance, training, and grant opportunities.

In Texas, the Certified Local Government Program is managed by the Texas Historical Commission through its Community Heritage Development Division. The program is a partnership between the National Park Service, the Texas Historical Commission, and local governments.

Communities that participate in the program manage their own local preservation programs while meeting preservation standards established by the state and federal government. To become certified, a local government must enforce preservation regulations and appoint a historic preservation commission.

Certified Local Government status also allows a city to review proposed National Register of Historic Places nominations for properties located within its jurisdiction.

To remain a Certified Local Government, Waco must follow rules from the Texas Historical Commission. The city must protect historic places, hold public meetings, keep records and reports, provide training, and continue working to preserve important historic places in the community.

Certified Local Government Program Benefits

Becoming a Certified Local Government has many benefits, such as help from program staff, connections to other historic preservation leaders across the state, training and workshops about local preservation work, and access to an annual grant program.

The Certified Local Government Grant Program gives money to cities and counties that are approved as Certified Local Governments by the Texas Historical Commission and the National Park Service. This funding helps communities start and maintain strong historic preservation programs.

Priority for funding is given to projects like:

• Surveys of historic buildings, history, or archaeological sites
• Preparing nominations for the National Register of Historic Places
• Creating a local historic preservation plan
• Writing or updating preservation rules (ordinances)
• Creating local design guidelines
• Studying and creating local preservation incentive programs
• Travel or training costs for hosting preservation workshops

Other projects may also qualify. These can include public education and outreach materials such as brochures, videos, exhibits, and publications. They may also include restoring or repairing historic properties listed on the National Register.

All grants require local matching funds from the City for the project. The match is one dollar for every one dollar of grant funding.

The City of Waco was named a Preserve America Community in 2007.

The Preserve America Communities Program was a national program between 2004 and 2016 that encouraged cities and towns to protect and enjoy historic places and natural areas. It also helped people learn more about the country’s history. The program had these goals:

• Help people learn more about the nation’s history
• Build local pride and community identity
• Encourage people to help protect historic and natural places
• Support local economic growth through history and tourism

To become a Preserve America Community, a city had to show it cared about its history. Cities also had to show they were working to protect historic places, support neighborhood improvement, and teach people about local history through education and tourism.

This designation gave the City of Waco several benefits. It allowed Waco to apply for Preserve America Grants. It also allowed the City to use the Preserve America logo on signs and materials. Waco was listed in an online directory that highlighted historic places and tourism sites. The City was also included in travel guides and educational materials created by the National Park Service.

The Historic Landmark Preservation Commission works to protect and promote the City’s historic places. On April 8, 2025, the Commission adopted a set of priorities to guide its goals and work. The Commission will use these priorities to shape its goals and update them when needed. The Commission works to involve the community, find funding, and support better policies. Its goal is to protect Waco’s history so it can be enjoyed by future generations.

1. Historic Landmark Survey – Conducting periodic surveys to assess and document historic sites.
2. Historic Overlay Ordinance Amendments – Establishing a clear framework for designating and protecting historic districts.
3. Public Engagement & Outreach – Increasing awareness and support for historic preservation.
4. Awards Ceremony & Workshop Events – Educating and recognizing contributions to preservation.
5. Partnerships with Local Organizations – Collaborating with Historic Waco Foundation and other stakeholders.

The Historic Landmark Preservation Commission works to protect and promote the City’s historic places. On April 8, 2025, the Commission adopted a set of strategic goals. These goals guide the steps needed to protect and care for Waco’s historic landmarks and districts. The Commission will check progress on these goals on a regular basis. It will also make changes when needed. The Commission works to involve the community, secure funding, and support better policies. Its goal is to protect Waco’s history so it can be enjoyed by future generations.

Short-Term Goals (6-12 Months)

• Finalize framework for Historic Overlay Ordinance Amendments.
• Enhance public outreach initiatives:
• Expand social media presence.
• Develop educational materials and videos.
• Plan and schedule the next public event (Workshop or Awards Ceremony).
• Initiate funding efforts for the Historic Landmark Survey.
• Establish connections with Waco City Council and real estate professionals.
• Update and distribute online pamphlet outlining preservation benefits.

Mid-Term Goals (1-3 Years)

• Conduct the Historic Landmark Survey focusing on high-priority areas.
• Implement changes to the Historic Overlay Ordinance.
• Host alternating Workshop and Awards Ceremony events.
• Strengthen collaborations with preservation experts.
• Secure grant funding for ongoing preservation efforts.
• Expand efforts to educate real estate professionals about historic property benefits.

Long-Range Goals (3+ Years)

• Maintain a 5-year cycle for Historic Landmark Surveys.
• Establish a sustainable funding model for preservation projects.
• Expand Overlay Districts for greater protection of historic sites.
• Position the Historic Landmark Preservation Commission as a primary resource for media and public education on preservation.
• Integrate historic preservation more effectively into Waco’s urban planning initiatives. 

Local Historic Landmarks are chosen by the City Council if they meet the rules in the Waco Preservation Ordinance. These places are usually important to Waco’s history, culture, architecture, archaeology, paleontology, or natural environment. Property owners can apply to have their property named a Local Historic Landmark. If approved, the designation becomes part of official city, county, and tax records.

Local Historic Landmarks may qualify for financial incentives. They also require a certificate of appropriateness before certain work or demolition can begin.

Historic Overlay Districts are also approved by the City Council under the Waco Preservation Ordinance.

These districts help:

1. Protect and improve historic places and districts
2. Build community pride
3. Improve Waco’s appearance
4. Support tourism
5. Encourage good planning and growth
6. Support economic growth and quality of life
7. Encourage property improvements and higher property values

Historic Overlay Districts may add special zoning rules on top of existing zoning. Properties inside the district may also qualify for Local Historic Landmark designation. Property owners within a proposed district may apply to create a Historic Overlay District. If approved, it becomes part of official city, county, and tax records.

Criteria for Local Historic Designation

A property may be designated as a Local Historic Landmark if it meets one or more of these conditions:

1. It possesses significance with respect to history, culture, architecture, archeology, paleontology, or as a natural site with a demonstrable cultural association;
2. It is associated with events that have made a significant contribution to the broad patterns of local, regional, state, national or international history;
3. It is associated with the lives of persons significant in local, regional, state, national or international history;
4. It embodies the distinctive characteristics of a type, period, or method of construction;
5. It represents the work of a master designer, builder, or craftsman;
6. It represents a distinctive and familiar visual feature of the city; or
7. It is located within the boundaries of a historic overlay district and contributes to the district's historical significance through location, design, setting, materials, workmanship, feeling or association, and whose demolition or destruction would constitute an irreplaceable loss to the quality and character of Waco.

A property automatically qualifies as a Local Historic Landmark if it is:

1. Listed on the National Register of Historic Places;
2. Designated as a Recorded Texas Historic Landmark;
3. Designated as a State Antiquities Landmark;
4. Designated as "high priority" in the local survey of historic properties. The survey must be officially adopted by the city council and shall be updated from time to time as necessary; or
5. Designated as a local landmark by the city council.

An application may be denied if:

1. The property does not possess the criteria contained above; or
2. The property no longer qualifies as historic based on the criteria above because of alteration, relocation, destruction or deterioration of all or a significant part of the property.

A Historic Overlay District may be approved if it:

1. Contains properties which meet one or more of the criteria for designation of a historic landmark,
2. Constitutes a geographically definable area possessing a significant concentration, linkage, or continuity of buildings, structures, objects, or sites united by past events, or aesthetically by plan or physical development and which may be thematically linked by association or history; and
3. The area (excluding public rights-of-way) consists of a minimum of seven acres.

Application Checklists for Local Historic Designation

Applications for Local Historic Landmarks must include:

1. Proof of ownership (and proof of authority if owned by a company)
2. Signed Signature Page including the name, address, and telephone number of the applicant
3. Location of the property and current photos of the property (historic photos are encouraged)
4. Written explanation of how the property meets designation criteria
5. Any other helpful information

Applications for Historic Overlay Districts must include:

1. Legal description and street addresses
2. Names and addresses for all property owners
3. Signatures and telephone numbers from at least 40% of property owners in the area
4. Signatures and telephone numbers of owners requesting Local Historic Landmark status for their properties (if applicable)
5. A map showing the district boundaries

How to Apply for Local Historic Designation

1. Complete the Checklist and Signature Page
2. Create an account in the Citizen Self Service Portal
3. Log in and select the correct application type, either Historic Landmark Designation or Local Historic Overlay Zoning District
4. Add yourself as the applicant using your existing account
5. Pay the required fee ($50 for landmarks, $200 for districts)

Review Process for Local Historic Designation

1. City staff review the application and may request more information
2. Public notices are sent to nearby property owners
3. The Historic Landmark Preservation Commission holds a public hearing and makes a recommendation
4. The Plan Commission holds a public hearing and makes a recommendation
5. The City Council makes the final decision after a public hearing 

Meeting Dates

State landmarks and state historical markers include Recorded Texas Historic Landmarks, State Antiquities Landmarks, Historic Texas Cemeteries, and Official Texas Historical Markers. These designations are used for properties, sites, and other places that are important to Texas history. A property may qualify for one or more of these designations or markers. The Texas Historical Commission gives these designations and markers. They may also make a property eligible for state preservation tax credits.

Criteria for State Historic Designation

The Texas Historical Commission has different rules for each type of state landmark or historical marker. All nominations must meet basic requirements. The property or site must be at least 50 years old. It must also be important to the history of Texas.

How to Apply for State Historic Designation

State landmarks and state historical markers are reviewed and approved by the Texas Historical Commission. Application details are found on their website.

The National Register of Historic Places is the highest historic designation in the United States. It is managed by the National Park Service and administered through the Texas Historical Commission.

Being listed in the National Register gives national recognition for a property’s historical or architectural importance. It also helps document important information for future preservation planning. National Register listing may make a property eligible for federal tax credits for rehabilitation projects.

A property or area can be listed individually or as part of a historic district. The City of Waco has four National Register historic districts:

1. Waco Downtown Historic District
2. Castle Heights Historic District
3. Veterans Administration Hospital Historic District
4. Texas Textile Mills/L.L. Sams Company Historic District

This designation does not place restrictions on property owners. However, if a project uses federal tax credits, it must follow certain preservation standards. To nominate a property, the property owner must give consent.

Criteria for National Register Designation

To be listed in the National Register of Historic Places, a property or site must meet certain requirements. The property must be at least 50 years old. It must also have important historical significance that is worthy of national recognition.

Applications must include detailed documentation. This information must show the property’s historic value and explain why it is important.

How to Apply for National Register Listing

Listing in the National Register of Historic Places is a multi-step process. It begins with a review called a Determination of Eligibility by the Texas Historical Commission. Application details are found on their website.

Property Use

Historic designations usually do not change how an owner can use their property. The exception is when a property is located in a Historic Overlay District. In these districts, special rules may apply. These rules can add limits or allowances that change the normal zoning rules.

Owners of historic landmarks do not have to allow the public to enter their property. The only exception is public cemeteries.

Most historic designations require the property owner’s permission. However, anyone may apply to designate a Historic Texas Cemetery.

Sale and Change of Ownership

Historic designations do not stop a property from being sold. However, historic designations are permanent, except Historic Texas Cemeteries and participation in a Historic Overlay District. All other designations do not go away if the property is sold and stay with the property for future owners.

Taxes and Property Value

Historic landmark designation alone does not increase property taxes. Property taxes are based on the value set by the McLennan County Appraisal District. This value includes both the land and any buildings on the property.

Studies show that historic neighborhoods often keep their value better than neighborhoods without historic designation. Historic landmarks and districts help keep a consistent look and feel, which can protect property value. Historic Overlay Districts may also limit land uses that do not fit the area or could lower property values.

Nearby Properties

All historic landmark designations—local, state, or national—only apply to the specific property that is designated. They do not place rules on nearby or surrounding properties.

Historic Overlay Districts are different. They may set rules for all properties within the district boundaries. Property owners may request to be removed from a district by notifying the Historic Landmark Preservation Commission in writing within one year after the district is created.

Historic designations may bring more visitors or activity to a site. However, owners are not required to allow public access to their property. The only exception is public cemeteries. Visitors to historic places should be respectful of nearby homes and neighborhoods.

Landmark Maintenance

The City checks the condition of local landmarks each year. This helps make sure the property follows the “Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings.” It also helps prevent loss of historic buildings due to neglect.

If a problem is found, the property owner is notified. If the issue is not corrected within 60 days, the City may take action. These actions may include:

1. Issuing fines or penalties for breaking preservation rules
2. Issuing a stop-work order to stop unauthorized work
3. Ending any tax exemption and requiring repayment of tax savings
4. Requiring the historic building to be rebuilt, if possible, following the “Secretary of the Interior’s Standards for Rehabilitation”

Design Guidelines for Local Historic Landmarks

Each ordinance that designates a property as a Local Historic Landmark includes design guidelines. These guidelines explain how a building, structure, object, or site on the property may be changed or removed.

No one may alter a landmark in a way that does not follow these guidelines without approval by the Historic Landmark Preservation Commission through a certificate of appropriateness.

Zoning Regulations for Historic Overlay Districts

Each ordinance that creates a Historic Overlay District may allow or restrict certain land uses within the district. These rules are in addition to the rules in the underlying zoning district. The ordinance may also add extra regulations. If the new district rules create nonconforming uses or structures, those situations are handled under Sections {28-95} and {28-96} of the City of Waco Code of Ordinances.

After adoption, the Historic Preservation Officer will notify all property owners in the district. The notice explains what the designation means for their property.

A property owner may request removal from the district. This request must be made in writing to the Historic Landmark Preservation Commission within one year after the ordinance is adopted.

Certificate of Appropriateness

All Local Historic Landmarks require a certificate of appropriateness from the Historic Landmark Preservation Commission before certain exterior work or demolition can begin.

Some state-designated landmarks also require owners to notify the Texas Historical Commission before starting exterior work.

In addition, any historic property at the local, state, or national level that receives financial incentives for preservation must have its exterior work reviewed and approved before work can begin.

Rehabilitation projects on Local Historic Landmarks in Waco may qualify for a local tax exemption. This exemption applies to any increase in the city property tax value of the building and the land needed to access and use it. The exemption lasts for 10 years.

The exemption begins on January 1 of the first tax year after the rehabilitation work is verified as complete and approved. To qualify, the exemption only applies to the increase in value from the rehabilitation work.

Eligibility and Requirements for City Ad Valorum Tax Exemption

A property may qualify if:

• It is designated as a Local Historic Landmark in Waco
• The City Council determines it is historically or archaeologically important and needs tax relief to support preservation
• The rehabilitation work equals more than 30% of the building’s assessed value

During the exemption period, the property must be maintained and rehabilitated according to the “Secretary of the Interior’s Standards for Rehabilitation” and the Standard Building Code.

Owners must also provide proof that the work was completed, including a sworn statement showing compliance with required standards.

Application Checklist for City Ad Valorem Tax Exemption

Applications must include:

1. Legal description and property address
2. McLennan County Appraisal District tax certificate showing taxes are current
3. Proof of title and ownership (and proof of authority if owned by a company)
4. Signed Signature Page including the name, address, and telephone number of the applicant
5. Final rehabilitation plans (including signage for commercial properties)
6. Cost estimate and current property value
7. Expected construction timeline and completion date
8. Description of the proposed use of the property
9. Signed and notarized agreement to maintain the property under required standards during the tax exemption period according to the “Secretary of the Interior’s Standards for Rehabilitation”
10. Signed and notarized agreement to repay taxes if rules are not followed
11. After completion, a sworn statement confirming the work was completed
12. Any additional information needed

How to Apply for City Ad Valorem Tax Exemption

1. Complete the Checklist and Signature Page
2. Create an account in the Citizen Self Service Portal
3. Log in and select the application for Historic Landmark Preservation Tax Exemption Application
4. Add yourself as the applicant using your existing account
5. Pay the $200 application fee

Review Process for City Ad Valorem Tax Exemption

1. City staff review the application and may request more information
2. The Historic Landmark Preservation Commission reviews the case and makes a recommendation
3. The City Council makes the final decision on approval and eligibility for the tax exemption

Meeting Dates

Any Local Historic Landmark that is approved by the City Council for the city property tax exemption is also eligible for a full refund of city permit fees. This includes refunds for building, electrical, mechanical, plumbing, and sign permit fees related to the approved project.

How to Apply for Permit Fee Refunds

Once the property has been improved and the Historic Landmark Preservation Commission issues the certificate approving the tax exemption, the owner may apply for a permit fee refund.

To apply, the owner must submit a copy of the certificate and a signed Signature Page to the Planning Services Department. Applications for a permit fee refund may be emailed to planning@wacotx.gov or delivered in person to the Dr. Mae Jackson Development Center at 401 Franklin Ave, Waco, TX 76701.

After the Planning Services Department receives the application and confirms eligibility, the City will issue the refund within 30 days. The refund is issued to the person or entity that owns the property at the time the refund is processed.

State and federal tax credits have helped fund many historic rehabilitation projects in Texas.

The Federal Historic Rehabilitation Tax Credit gives a 20% income tax credit for the rehabilitation of historic buildings that are used to produce income and are listed in the National Register of Historic Places.

The Texas Historic Preservation Tax Credit gives an additional 25% tax credit for qualifying buildings. This credit can be used toward the state franchise tax or state insurance premium tax.

If a project qualifies for both programs, it may receive up to a 45% total tax credit. This can cover nearly half of the project cost.

Tax credits work like a gift card toward taxes owed. They are not a deduction from project costs. Instead, they reduce the amount of tax a property owner must pay. Tax credits can also be transferred or sold.

Eligibility and Requirements for State and Federal Tax Credit Programs

To qualify for state and federal tax credits, a building must be historically designated, or eligible for designation at the start of the project. If it is not already designated, it must go through the designation process.

Only income-producing buildings are eligible. The state program also allows buildings owned or operated by nonprofit groups. Homes used as private residences do not qualify.

The federal program requires listing in the National Register of Historic Places, either individually or as part of a historic district.

The state program requires one of the following:

• National Register listing (individual or district), or
• Recorded Texas Historic Landmark designation, or
• State Antiquities Landmark designation

Because of its National Register Historic District, 172 properties in Downtown Waco are eligible for these tax credit programs.

For the federal program, a project must spend the greater of $5,000 or the adjusted value of the building (not including land). The state program requires a minimum of $5,000 in qualified expenses.

The federal program usually requires a full-building rehabilitation. The state program may allow smaller or more limited projects.

All work must follow the “Secretary of the Interior’s Standards for Rehabilitation” and is reviewed by the Texas Historical Commission. Both interior and exterior changes must be included in the review.

How to Apply for State and Federal Tax Credit Programs

The Architecture Division of the Texas Historical Commission helps with tax credit applications. They can be reached at (512) 463-6094 or architect.architecture@thc.texas.gov.

The Texas Preservation Trust Fund grant program is managed by the Texas Historical Commission. It provides funding for historic preservation projects across Texas.

Grants are usually between $10,000 and $30,000. Each year, ten projects are selected. Eligible projects may include restoration work, planning, archaeological studies, preservation surveys, collections care, and heritage education.

These grants are available to government agencies, nonprofit organizations, and private property owners. Projects are usually selected based on public benefit, such as public access or public use.

Applicants must provide matching funds equal to the grant amount (a dollar-for-dollar match). Grant awards are typically announced in October or November. Projects are usually required to be completed within about 18 months.

Application Process for the Texas Preservation Trust Fund

Applications are submitted to the Texas Historical Commission. The Commission reviews the initial applications and selects the highest-priority projects. Selected applicants then submit a full project proposal. This proposal is reviewed and scored by the Texas Preservation Trust Fund Advisory Board. The final selection is made by the Texas Historical Commission after scoring in four areas:

• Endangerment
• Significance
• Project viability
• Special considerations

How to Apply for the Texas Preservation Trust Fund

The Texas Historical Commission Grant Program staff can help with applications. They can be reached at (512) 463-6043 or tptfgrant@thc.texas.gov.

There are several private grant sources available in Texas that help nonprofit organizations complete historic preservation projects. These include:

• The Summerlee Foundation – supports Texas history projects and animal protection projects
• The Texas Historical Foundation – supports projects related to Texas history
• Preservation Texas – supports preservation of National Register properties, statewide preservation planning, and rural African American heritage sites

When a Certificate of Appropriateness is Required

Owners of Local Historic Landmarks must receive a certificate of appropriateness from the Historic Landmark Preservation Commission before certain work begins.

A certificate is required for:

• Exterior work that requires a building permit, including additions, demolition, building removal, and some signs
• Exterior changes that do not require a permit, including:
  • Painting or other exterior finish changes
  • Installing siding
  • Window changes, replacements, or awnings
  • Permanent business or identification signs
• Any exterior change that does not follow the design guidelines for the property

Each Local Historic Landmark has design guidelines that were adopted when the property was designated.

When a Certificate of Appropriateness is Not Required

A certificate of appropriateness is not required for:

• Ordinary maintenance or repair that does not require a building permit
• Interior work
• Work on properties that are not Local Historic Landmarks
• Fences, gates, or landscaping

Properties with only state or national designation do not require a certificate unless they are also designated as Local Historic Landmarks.

Criteria for Approval for a Certificate of Appropriateness

The Historic Landmark Preservation Commission uses the “Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings” when reviewing applications.

Certificate of Appropriateness Compliance

The City reviews Local Historic Landmarks each year to make sure work follows approved certificates of appropriateness and preservation standards. If violations are found, the property owner will be notified. If the problem is not corrected within 60 days, the City may:

• Issue fines or penalties
• Issue a stop-work order
• End any tax exemption and require repayment of tax savings
• Require reconstruction of the historic landmark within a reasonable time

Application Checklist for a Certificate of Appropriateness

Applications for certificate of appropriateness must include:

1. Proof of ownership (and proof of authority if owned by a company)
2. Signed Signature Page including the name, address, and telephone number of the applicant
3. Description of the proposed work
4. Location of the property
5. Current photos of the property and nearby properties and historical photos if available
6. Elevation drawings, if available
7. Material samples
8. Sign details, if signs are proposed, including:
   • Letter style
   • Dimensions and colors
   • Materials
   • Lighting method, if applicable
   • Sign location
9. Any additional information needed

How to Apply for a Certificate of Appropriateness

1. Complete the Checklist and Signature Page
2. Create an account in the Citizen Self Service Portal
3. Log in and select the application for Historic Certificate of Appropriateness
4. Add yourself as the applicant using your existing account
5. Pay the $25 application fee

Review Process for a Certificate of Appropriateness

1. City staff review the application and may request more information
2. The Historic Landmark Preservation Commission reviews the request at a public meeting within 60 days after the application is accepted as complete
3. The Commission may approve, deny, or approve the request with changes within 45 days after the meeting
4. The applicant and the Historic Preservation Officer may each request one continuance of up to 30 days
5. If no action is taken within the required time, the application is automatically approved unless a continuance is granted
6. The Commission will provide its decision in writing

Appeals of a Certificate of Appropriateness Decision

1. Appeals may be filed within 30 days based on new evidence or economic hardship
2. The Commission must act on the appeal within 30 days or the application is automatically approved
3. Appeals may also be made to the City Manager for review by the City Council
4. The City Council must act within 45 days or the application is automatically approved

Certificate of Appropriateness Application Resubmission Timeline

Applications withdrawn at least five days before the hearing may not be resubmitted for three months.

Applications withdrawn less than five days before the hearing may not be resubmitted for six months.

Applications that are denied may not be resubmitted for one year after the denial becomes final.

In some cases, state and national historic designations require property owners to notify or work with the Texas Historical Commission before exterior work begins.

Owners of Recorded Texas Historic Landmarks must notify the Texas Historical Commission before making changes that could harm the building’s historic or architectural character. Failure to do so may put the designation at risk.

Owners of State Antiquities Landmarks must obtain a permit from the Texas Historical Commission before a designated property may be changed, damaged, removed, excavated, or salvaged. Because a permit is required, these landmarks are protected from demolition.

Historic Texas Cemetery designation does not place restrictions on cemetery property by itself. However, other cemetery laws may limit changes or uses. State agencies and political subdivisions owning cemeteries that are 50 years old or older must contact the Texas Historical Commission before changes beyond normal maintenance take place. Cemeteries designated as State Antiquities Landmarks must also follow the rules for that designation to keep their historic status.

Projects that receive state or federal historic tax credits must be reviewed and approved before work begins. Both interior and exterior work are reviewed by the Texas Historical Commission according to the “Secretary of the Interior’s Standards for Rehabilitation,” no matter the property’s local, state, or national designation.

Under the National Historic Preservation Act, the federal government must work with state and local groups to help protect historic and cultural places during federal projects. A Section 106 review is required for projects that are funded, approved, or licensed by the federal government. The purpose of the review is to help avoid or reduce harm to historic properties.

Examples of projects that may require a Section 106 review include:

• Housing projects funded by the U.S. Department of Housing and Urban Development
• Highway construction projects
• Public infrastructure projects
• Waste disposal projects

The Historic Landmark Preservation Commission serves as Waco’s local consulting group for Section 106 reviews. The Commission helps review projects to reduce impacts to local historic resources whenever possible.

A demolition is any act or process that, in whole or in part, destroys, razes or permanently impairs the structural integrity of a building, structure, object, or site which has been designated a historic landmark.

Owners of Local Historic Landmarks must receive a certificate of appropriateness from the Historic Landmark Preservation Commission before a demolition permit can be issued. The Commission may delay a demolition permit to allow time to explore ways to save the historic property. The Commission may also deny a demolition permit for a Local Historic Landmark.

The Historic Preservation Officer may delay a demolition permit for a property that is eligible for designation as a historic landmark but has not yet been designated. This delay may last up to 90 days. The Historic Landmark Preservation Commission may extend the delay for another 90 days for good cause. However, the total delay cannot be longer than 180 days. A demolition permit cannot be denied for a property that is not designated as a Local Historic Landmark.

Properties designated as State Antiquities Landmarks must receive a permit from the Texas Historical Commission before demolition can be approved. Other state and national historic designations do not protect properties from demolition.

A Historic Resources Survey is a way to identify and document historic places. This work includes field surveys, research, photographs, maps, and written descriptions. Historic surveys are important because they help identify historic places, determine which places may qualify for protection, and guide local planning and preservation efforts.

The City of Waco completed historic surveys in 1989 and 2009. These surveys have helped support preservation planning and historic designation. However, some important historic areas in Waco have not yet been surveyed.

The Historic Landmark Preservation Commission has made regular updates to the Historic Resources Survey a priority. These updates help the City better understand and protect historic places, especially when future projects may involve demolition or land disturbance.

Waco’s Historic Resources Survey uses three categories to describe historic value:

• Research Priority 1 - consists of resources of obvious architectural, engineering, or historical value with little or no alterations to lessen their eligibility towards national, state, or local historic designation.
• Research Priority 2 - includes buildings, sites or objects that may be considered significant in concentration but may not be sufficiently architecturally or historically significant as individuals. Priority 2 also includes buildings of obviously significant architecture or history but have lost some of their original integrity and character due to later alterations.
• Research Priority 3 - contains resources that lack architectural interest but are candidates for research by virtue of their age. Priority 3 also contains buildings, sites and objects that have been altered beyond the possibility of reversing their appearance to reinstate their earlier character and integrity.

Copies of Waco’s Historic Resources Survey are available by contacting Planning Services.

Taking care of a historic property can be challenging. Many organizations and online resources are available to help with the repair, care, and design of historic buildings. If you have questions about preserving your historic property, please contact the Planning Services Department for help.

Secretary of the Interior’s Standards

The “Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings” guide how historic properties should be repaired, changed, or improved. The Historic Landmark Preservation Commission uses these standards when reviewing work on Local Historic Landmarks.

These standards are used across the country and help property owners make good decisions about rehabilitation projects. The National Park Service also provides guidance to help owners understand how to apply the standards.

NPS Preservation Briefs

The National Park Service offers free online guides called Preservation Briefs. These guides provide helpful information for caring for historic buildings.

Some of the topics include:

• Masonry Treatment
• Energy Efficiency
• Roofing
• Cleaning Methods
• Wood Restoration
• Painting
• Window Care
• Materials Selection

There are many local, state, and national organizations that support historic preservation. These partners include museums, educational institutions, historical societies, government agencies, and nonprofit organizations that help protect, interpret, and share historic resources.

Local Partners

• Armstrong Browning Library and Museum, Baylor University
• Central Texas African American Heritage Foundation
• Cooper Foundation
• Dr Pepper Museum and Enterprise Institute
• Heart of Texas Public Safety Historical Center
• Historic Waco Foundation (Earle-Napier-Kinnard House, East Terrace House, McCulloch House)
• Lee Lockwood Library and Museum
• Masonic Grand Lodge Library & Museum of Texas
• Mayborn Museum Complex
• McLennan County Historical Commission
• Museum Association of Waco
• Red Men Museum and Library
• Texas Ranger Hall of Fame and Museum
• Texas Sports Hall of Fame
• Texas Collection & University Archives at Baylor University
• Waco History
• Waco History Project
• Waco Mammoth National Monument
• York Rite Library 

State Partners

• Authentic Texas Magazine
• Paul Quinn College
• Preservation Texas
• Texas Beyond History
• Texas Commission on the Arts
• Texas Downtown Association
• Texas Folklife
• Texas Heritage Trails Program
• Texas Historical Commission
• Texas Historical Foundation
• Texas State Historical Association (Handbook of Texas Online)
• Texas State Preservation Board
• Texas Time Travel
• The Portal to Texas History by the University of North Texas Libraries 

National Partners

• Advisory Council on Historic Preservation
• African American Heritage Preservation Foundation
• Alliance for Historic Landscape Preservation
• American Institute of Architects
• American Planning Association
• Cultural Landscape Foundation
• HBCU Library Alliance
• IPUMS National Historical Geographic Information System
• League of Historic American Theatres
• Main Street America
• National Alliance of Preservation Commissions
• National Park Service
• National Trust for Historic Preservation
• Partners for Sacred Places
• Preservation Directory
• Project for Public Spaces
• Rails to Trails Conservancy
• Scenic America
• Urban Land Institute 

Publications

• The Alliance Review – National Alliance of Preservation Commissions
• Authentic Texas Magazine – Texas Heritage Trails
• Preservation Magazine – National Trust for Historic Preservation
• Preservation Leadership Forum Journal – National Trust for Historic Preservation