Over the last several weeks, Lansdale Borough Council and I have been reviewing and considering the addition of a historical district zoning ordinance/overlay that would help protect historically significant properties across our community — including and notably the former Wells Fargo building.
As of right now, any buyer of a historically significant building in Lansdale is free to do what they want with the space. They could demolish it, rehabilitate it, or simply leave it as they found it. However, under proposed or modeled language (legislation pulled from neighboring communities), buyers of historically important buildings would be required to discuss their plans for demolition with both the historical commission/society and borough council prior to executing their plans.
At the first phase of appeal, the applicant for demolition would have to submit in writing to the historical commission to first discuss and entertain adaptive reuse options prior to demolition that would allow the preservation of the building in some capacity. This public forum would allow for members of the historical commission and the public to speak to the owner/developer about their project and to help bring all parties to the table in developing a better plan for improving a historically important portion of our community.
After discussion, the historical commission can then issue an opinion to borough council on if the application meets their standards for demolition or if they feel a denial of demolition is necessary (or a moderated mix of demolition and adaptive reuse). Council will then discuss and vote on approval or denial of the demolition to the protected property for final decision.
This process allows our community to have more direct management and input into protecting our historical landmarks without limiting the development and redevelopment of properties that need rehabilitation and restoration.
Undoubtedly, this is a process that some developers may not appreciate and may feel limits their ability to expeditiously monetize their newly acquired property. Let me be clear: that is the point. Thoughtful consideration of the community’s needs, wants, and desires is necessary when redeveloping and potentially demolishing historically important buildings. The right developer and property owner will see these rules as an opportunity to bring the community along for the journey of saving one of their beloved properties, rather than a hindrance to their future profits and development plans.
Lansdale needs thoughtful development that meets the desires of the wider community. Dialogue and collaboration between stakeholders is vital to ensure the future of protected properties. Obviously, unsafe or decrepit buildings will be a challenge to protect, but prior to demolition facts about the level of safety or cost of redevelopment should be made public so that everyone ֫— council, developers, and the public in general — understands the challenge with maintaining or redeveloping a historically significant property.
There is one gaping flaw this ordinance does not address: the decision by a property owner to neglect their property until it reaches a point where demolition becomes the only path forward. In this situation, council will very likely have their hand forced to approve an application of demolition in the name of safety resulting in the loss of historical space for our community. Under other portions of our borough code, our code department will be able to fine property owners for neglect if, and only if, the exterior of the property is unkept or there is a, occupant in the building and the occupancy rules are not met. The big void in this legislation is when a building that has a well-kept exterior is empty and rotting from the inside out — of which we have a few.
So, while I feel we should adopt new language to address and formalize the mitigation of demolishing historical buildings, we also should adopt and formalize rules on prolonged vacancies where buildings are being left empty for extended periods of time without any recourse or management.
I feel we must adopt some official language on the management and mitigation of historically significant property in our community. However, we should take the time to ensure we are completely surrounding the problem and not leaving a void where property owners can take advantage of aging buildings by simply waiting us out.
A combined effort will allow us to really take ownership of our history and ensure Lansdale is a thriving community that values our past while simultaneously building toward our future.
(Mayoral Musings is a weekly op-ed column submitted to North Penn Now, courtesy of Lansdale Borough Mayor Garry Herbert. The views expressed are his own and are not representative of North Penn Now or Lansdale Borough.)
See also:
Mayoral Musings: A ‘Sign’ of Opportunity for Downtown Lansdale
Mayoral Musings: Strengthen the Community by Supporting Fairmount Fire Company
Mayoral Musings: Patience During Road Work
Mayoral Musings: The Closing of Rite Aid at Main and Broad
Mayoral Musings: The Promise of Private/Public Partnerships In EMS Funding
