HAHC Meeting - September 10, 2026: Certificates of Appropriateness and Norhill Guidelines Update

The Houston Archaeological and Historical Commission (HAHC) met on September 10, 2026, at 1:00 PM (presumed start) under Chair David Buch. A quorum was present with ten commissioners, absentees noted, and Planning Director Von Tran serving as Secretary. The meeting addressed consent calendar items, several contested certificates of appropriateness (COAs), an update on the Norhill Design Guidelines subcommittee, and the adoption of revised rules of procedure.

Consent Calendar

• Approved en masse (after pulling items for individual consideration): Items A5 (3023 Del Monte Drive, with conditions), A7 (925 Del Monte Drive, alteration foundation), A8 (1040 West Cottage Street, alteration foundation), A10 (941 Oxford Street, alteration doors/windows), A13 (816 West Millwood Drive, alteration addition), A15 (1139 West Millwood Drive, windows – deferred by staff), A16 (303 Hawthorne Street, alteration addition and garage apartment), and A17 (515 Arlington Street, partial approval with window replacement denial).
• The motion to accept the amended consent list with staff recommendations passed unanimously.

Public Comments & Testimony

• Anthony Levitt (neighbor of 1505 Two Lane) opposed the applicant’s survey, claiming the property line encroached 9–12 inches onto his parents’ lot, reducing access. He stated the applicant’s survey differed from historical records.
• Nadia Palacios Lauterbach (applicant for 3023 Del Monte) requested full window replacement due to extreme moisture causing daily condensation and safety concerns from second-floor windows extending to the floor in children’s bedrooms. She argued that insulated glass replicas would preserve the historic appearance while preventing structural damage.
• Virginia Kelsey (Norhill resident) spoke on two items: (1) for A9 (1040 West Cottage), she condemned the unauthorized roof replacement, urging the commission to send a message against destroying historic material; (2) during public comment for the Norhill Guidelines update, she expressed distrust over the closed subcommittee process and requested transparency.
• Dwayne Bradley (Norhill resident) expressed cautious optimism about the guidelines subcommittee but urged the commission to finalize the document quickly.
• Unnamed speaker (during item B public comment) pressed for a clear timeline on the Norhill guidelines, noting previous missed deadlines.

Discussion Items

• Items A1 & A2 (1505 Two Lane Street): The applicant proposed a two-story rear addition and a detached two-car garage with apartment connected via a breezeway. Staff recommended approval. Discussion centered on a disputed property line (the neighbor presented a contrary survey) and the visual massing of the garage, which several commissioners argued appeared attached despite a breezeway. Legal counsel advised that lot line disputes are civil matters and not within the commission’s purview. Commissioner Cosgrove and others expressed concerns about the garage reading as a single mass with the house. A motion to defer both items passed (A1: 1 opposed (Seidel); A2: 1 opposed (Seidel)), allowing the applicant to revise the garage design for clearer visual separation.
• Items A3 & A4 (611 West 12th Street): New construction of a single-family residence and detached garage on a non-contributing vacant lot. Staff recommended approval. Discussion included the front window design (a large steel window) and the house’s proportions (narrow and tall). Commissioner Seidel argued the window orientation did not match neighborhood patterns. The applicant’s architect offered to add a horizontal mullion to create two stacked windows. Motion to approve A3 (house) failed (4 opposed: Jones, Cosgrove, Broadbeck, Seidel; vote unclear but motion did not pass). Motion to approve A4 (garage) passed (all in favor).
• Item A5 (3023 Del Monte Drive – Bullington House, protected landmark): Staff recommended approval with conditions allowing window replacement only on the rear elevation; all front and side windows visible from the public right-of-way must be retained. The applicant requested full replacement for safety and moisture reasons, offering to save all removed windows. After extensive debate about safety, historic fabric, and thermal performance, a motion to approve staff’s recommendation passed (with Commissioner Davis and Blakely initially opposed, but Blakely later rescinded her nay). The conditions stand: only rear windows may be replaced; all original windows visible from the front and side elevations must be retained.
• Item A6 (3963 Del Monte Drive – Baldwin Riddle House, landmark): Staff recommended approval with a condition that the existing ridge height remain unchanged. The applicant’s architect, Martha Butte, confirmed she would adjust the roof pitch to maintain the ridge height. Motion to approve with conditions and the applicant’s acceptance passed (unanimous).
• Item A9 (1040 West Cottage Street): Work was performed without a COA – the roof framing, decking, and shingles were replaced without prior approval. Staff recommended denial of a COA and issuance of a Certificate of Reservation (COR). Public comment from Virginia Kelsey urged consequences. Motion to approve staff recommendation passed (1 abstention due to unresolved question about prior window approval).
• Items A11 & A12 (316 East 18th Street and 1650 Courtland Street): Demolition of a non-contributing garage and new construction of a garage apartment. Both approved (separate votes, unanimous).
• Item A14 (932 West Temple Street): One-story rear addition and conversion of existing garage to living space. Staff recommended approval. A speaker noted the carport setback may violate deed restrictions, but legal counsel clarified that deed restrictions are not enforced by the commission. Motion to approve staff recommendation passed (unanimous).
• Item A18 (1925 Washington Avenue – Old Sixth Ward): Non-illuminated blade sign and marquee sign. Staff recommended approval. Discussion focused on sign dimensions and the lack of illumination. Motion to approve staff recommendation passed (1 opposed: Blakely).
• Item B: Norhill Design Guidelines Update: Staff reported on subcommittee progress – four meetings held, red line draft targeted for October 2026. Public comment and commissioner discussion highlighted frustrations with closed meetings and delays. The commission acknowledged the work of subcommittee members (Commissioners Cosgrove and Davis) and reiterated the goal of a finalized document for City Council consideration.
• Item D: Revised Rules of Procedure: A motion to adopt the proposed rules (prepared by legal department) was made by Commissioner Browning and seconded by Commissioner Davis. Commissioner Broadbeck raised 36 concerns (e.g., removal of public petition process, no chair term limit, quorum dependency on executive secretary). After debate, the motion passed (majority in favor).

Key Outcomes

• Minutes approved with corrections (replaced “abstain” with “recuse” in three instances).
• Consent calendar items approved (A5, A7, A8, A10, A13, A15, A16, A17).
• A1 and A2 deferred – applicant to revise garage design for visual separation.
• A3 not approved (motion failed); A4 approved.
• A5 approved with conditions (only rear windows replaced; front/side windows retained).
• A6 approved with condition to maintain existing ridge height.
• A9 approved – denial of COA, issuance of COR for work performed without a COA.
• A11 and A12 approved.
• A14 approved.
• A18 approved.
• Revised rules of procedure adopted.
• Norhill Design Guidelines: Subcommittee to continue work; draft red line expected by October 2026 HAHC meeting.
• Commissioner Mark Smith’s service concluded (effective September 9, 2026).
• Staff acknowledged improvement in drawing clarity (Commissioner Blakely’s request).