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Historic Preservation
Overview
There is a proud legacy of historic preservation within Denison. Our story is shaped by our past, and our identities are intertwined with those who came before us. Through preserving, rehabilitating, and restoring our historic assets, not only do we provide an explanation for how we got to where we are, but we promote the future economic, cultural, and educational welfare of our citizens.
The Denison Historic Preservation Board and associated city staff work alongside the Texas Historical Commission and other partners to promote preservation of our historic downtown buildings, landscapes, and artifacts to ensure they will remain intact for generations to come.
For more information on historic preservation and current efforts going on around the county, visit the links below:
Where is Denison's Historic District?
The Historic Preservation Ordinance and Design Guidelines apply within the area designated in the adjacent photo. The historic district, officially titled the Commercial Historic Overlay District, encompasses the majority of Downtown Denison. The borders stretch from Gandy St. to Crawford St. and Houston Ave. to Armstrong Ave., extending out on the east side to include the historic Traveler's Hotel.
Historic Preservation Resources and Information
Resources
Quick Links:
- Historic Preservation Ordinance establishes the Historic Preservation Officer position and the criteria for projects that require approval, and outlines the processes for the designation of landmarks/historic district and for Certificate of Appropriateness approval (more information below).
- Downtown Denison Design Guidelines provides guidance for project design so that downtown may retain its authentic historic character.
- Secretary of Interior’s Guidelines federal guidelines for the treatment of historic structures.
- Signage Ordinance for properties within the Denison Historic District.
- Historic Paint Palette lists our recommended color options for the Denison Historic District. No colors are pre-approved. As shown on the example, some colors are recommended for Accent Only.
- Denison Public Art Guidelines explains the process of implementing public art such as murals within downtown.
- Sidewalk Usage Design Guidelines - Important information pertaining to outdoor dining and downtown sidewalk usage.
- Certificate of Appropriateness Application must be submitted for projects within the Historic District that meet the criteria listed below. See the 'Certificate of Appropriateness' section below for more information.
- Links to information on the permitting process can be found below.
NOTE: All exterior changes including signage within the Historic District MUST be approved by the Historic Preservation Board PRIOR TO BEGINNING WORK to avoid fines. See below for more information on the application and approval process.
Treatment Approaches
When working on a historic structure, the 4 treatment approaches in order of preference are Preservation, Rehabilitation, Restoration, and Reconstruction:
- Preservation places a high premium on the retention of all historic fabric through conservation, maintenance and repair. It reflects a building's continuum over time, through successive occupancies, and the respectful changes and alterations that are made.
- Rehabilitation emphasizes the retention and repair of historic materials, but more latitude is provided for replacement because it is assumed the property is more deteriorated prior to work.
- Restoration focuses on the retention of materials from the most significant time in a property's history, while permitting the removal of materials from other periods.
- Reconstruction establishes limited opportunities to re-create a non-surviving site, landscape, building, structure, or object in all new materials.
Choosing the most appropriate treatment for a building requires careful decision-making about a building's historical significance, as well as taking into account a number of other considerations. Find details in The Secretary of the Interior's Standards for the Treatment of Historic Properties.
Certificate of Appropriateness
Who needs a Certificate of Appropriateness?
Anyone wishing to make changes to the exterior of structures within the Commercial Historic Overlay District must first obtain a Certificate of Appropriateness (COA) in addition to the appropriate permits before beginning any work. This includes:
- All exterior painting
- Minor modifications, including: new signage, window vinyl, window film, landscaping, like-for-like replacement of equipment, etc.
- Major modifications, including: changes to windows, doors, roofs, or awnings; additional of new material; and any other substantial alterations to the exterior of an existing structure
- New construction or additions to existing structures
- Demolition or relocation of existing structures
- Repairs considered an emergency should be reported to the Historic Preservation Officer, who can issue an emergency COA in eligible cases
Changes should be in accordance with the Historic Preservation Ordinance, Design Guidelines, and Historic Paint Palette.
Application forms for a COA can be found here or physical copies are available at the Main Street Office. Completed applications should be returned to the Historic Preservation Officer. There is more information on the application process and required materials below.
Interior Changes
Changes to the interior of structures within the historic district do not require a Certificate of Appropriateness, but they do still require permits. More information can be found here. Things common in Downtown buildings that require permits are demolition of a wall, electrical, HVAC, plumbing, and roofing. You may do your own work, but you are still required to have a General Contractor License through the Building Department.
Public Art
Applications and designs for public art within the Historic Overlay District must be approved by the Denison Main Street Design Committee and Historic Preservation Board prior to installation.
For more information, email ddow@denisontx.gov or click here to review Denison's Public Art Guidelines.
Permits
Depending on the project, you may also be required to obtain building permits prior to beginning work. Use the links below to find more information.
Application Components
Application Form
Application forms for a COA can be found here (PDF). If you wish, it can be filled out virtually using a PDF editor such as Adobe. The form includes a checklist of required materials for a COA application to assist you in this process. Please read the form carefully while filling it out to ensure it is both accurate and complete. Be sure to provide a current email address so that you receive updates regarding your application status.
Completed forms should be returned to the Historic Preservation Officer along with the rest of the application materials via email or by delivering to Denison City Hall, 300 W. Main St.
For assistance in filling out the form, contact the Historic Preservation Officer or the Denison Main Street Office.
Letter of Intent
Along with the application form, applicants must include a Letter of Intent detailing any proposed changes. Include the materials to be used, areas of the property affected, size and placement of proposed signage, paint colors to be used, and any other relevant details of the project.
Photos
Quality photos of the existing site are an essential aspect of the COA application. Include current photos of the site, structure, and adjacent properties, as well as any available historical photos of the site. This allows the project to be put into perspective and will give the Historic Preservation Board the most accurate idea of how the proposed changes will affect the district as a whole.
Illustration of Proposed Changes
In addition to current and historic photos of the site, elevation drawings of the proposed changes must be included. These mock-ups are to be in color to ensure the changes are compliant with the Historic Preservation and Design Guidelines. Be sure to include any relevant dimensions or measurements.
Miscellaneous
Depending on the project, you may need to provide additional materials. Examples include but are not limited to:
- If your project includes painting - physical paint swatches/samples are to be submitted for review rather than a digital image.
- If your project includes signage - provide all dimensions of the signage and the lettering, colors to be used, method of attachment, method of illumination (if any), and plans showing the sign's proposed placement.
- If your project includes installation of public art - designs must first be approved by the Main Street Design Committee. Review the Public Art Guidelines for more information.