01/05/2020
Interested in learning more?
Below are some helpful FAQ's about Local Historic Designated Neighborhoods:
1. What is the process to become a local historic designated neighborhood?
- Explore feasibility (current phase)
- Complete application (includes updating of existing property-by-property analysis)
- Determine proposed boundaries of district (based on the property-by-property survey)
- Submit application to HDC + State Historic Preservation Office for review
- Apply for a Rezoning to add historic local district overlay zoning, which is voted on by City Council (the rezoning application requires a petition signed by 51% of the property owners within the proposed boundaries).
2. What would we gain through local historic designation?
- The right to protect the neighborhood and input in the design review process.
- Gain a very strong tool to manage development including out-of-scale and out-of-place structures.
- Prevents large block apartments from being built within the historic district.
- Local Historic district designation is a proven community stabilizer. Recent studies suggest that historic districts nationwide have higher resale values and increased property values than comparable properties and neighborhoods outside of designated historic districts
-Local historic district designation decreases investor uncertainty and insulates property values from wild swings in the housing market.
-Historic district designation leads to increased levels of home ownership and longer residence by both homeowners and renters.
3. Elizabeth is on the National Historic Register. Doesn’t that already provide protection to the homes here?
-The National Historic Register doesn’t provide protection; it provides tax credit related to renovation and updates to homes.
4. Can I still renovate my home in a local historic district?
-Yes. The goal of historic designation is to protect the streetscape, character, sense of place, and stewardship within your community.
5. Will it be harder and/or more expensive to renovate my home in a local historic district?
-Possibly. Renovating in a Local Historic District requires an application and is an additional layer of review, as outlined in the Charlotte Historic District guidelines. The 2/3 of projects undertaken in the other designated local districts are reviewed at the Staff level and since these are minor improvements most usually cost the same elsewhere in Charlotte. Major projects usually require industry professionals who understand historic structures (new construction, major additions). In addition, the HDC also encourages repair versus replacement of older building features to reduce costs. We are stewards of the neighborhood for a brief time. In order to benefit the greater good for now and future generations, we can understand the usefulness of the tool and understand these sacrifices indeed outweigh the constraints.
6. Can I demolish a home in a local historic district and build a new one in its place?
-Yes, but an application for a Certificate of Appropriateness (COA) must be submitted. The Historic District Commission (HDC) reviews the application to determine if the structure has special significance toward maintaining the character of the local historic district. If they find that the structure has no special significance toward maintaining the character of the district or is unsalvageable, it will authorize demolition without a delay period. If they do determine significance, the HDC may delay the issuance of a COA for demolition for up to 1 year in order to work with the owner and Preservation North Carolinato seek alternatives to demolition. At the end of the 1 year waiting period, if no workable alternative has been found, the house can be demolished and a new one built; however, the new home will be subject to new home guidelines as outlined in the HDC Design Guidelines.
7. Do the Historic Design Guidelines regulate changes to the exterior color or interior of my home?
-The guidelines provide information about color schemes and similar items that are appropriate to the time period of construction, but ultimately cannot tell a homeowner what color(s) they can or can’t paint their house. The Historic District Commission does not regulate anything on the interior of a home.
8. Who approves application submittals for adherence to Historic District Design Guidelines?
-The Charlotte Historic District Commission (HDC) which is a body of 12 citizens appointed by the Mayor and City Council. All members own property, live, or have businesses within current local historic districts. Citizens are appointed by the Mayor and City Council to administer the Local Historic District Program. The majority of HDC members have proven expertise in architecture, preservation, history, etc.
9. What is the process for applying for a Certificate of Appropriateness?
-The City of Charlotte Historic District Commission (HDC) requires Electronic Plan submittals for a Certificate of Appropriateness (COA). Prior to submitting, consult with Charlotte HDC staff. Staff will assist in determining the appropriate review process (full review for bigger projects or administrative review for less complex ones). Depending on the type of submittal, various levels of detail are required. Generally, the more complex the project, the more details that are needed. HDC applications are reviewed and project updates and review comments are communicated to customers through email.
10. What types of details are required in an application for a renovation or addition?
Site plan with details, photos, details about materials being used, site survey, elevations with notes & details, architectural details.
11. What is the review process for an application (non-administrative review)?
-After a full application is submitted, the project is placed on the HDC agenda for review. Notices are mailed to adjacent property owners and interested parties. Project review includes a presentation by HDC staff, public comment, and HDC deliberation. The HDC will either grant full approval (COA issued), approval with conditions (submit revised plans), or denial (may resubmit after 2 months). Once a COA is issued, the property owner, contractor and architect meet with staff to review the approved plans. The HDC plan reviewer schedules field reviews at various stages; the reviewer and zoning enforcement perform final inspection.
12. What are some examples of projects that require only an administrative review?
-As long as the plans submitted are clear and complete, HDC staff only conduct the review and approval with the process typically taking 5-10 business days. There is no fee for an administrative review application. Examples include, but aren’t limited to,
Minor landscaping, fencing, driveways & walkways, removal of small trees, work in rear yards (small additions, decks, patios, sheds, etc.), replacement windows & doors, roof replacement, demo of dilapidated accessory structures, gutters, shutters, painting of unpainted brick, etc.
13. Does any work done to my house require an application and approval?
-Ordinary repair and maintenance projects do not require any review and approval, provided the work does not result in any changes in structure or site design or material.
14. What are some things about local historic district guidelines and requirements that may surprise some people?
-The following require an application for a COA and are subject to guidelines: Installation/replacement/alternation (as appropriate) of mechanical units, porches/railing, gutters, retaining walls, fencing, walkways, windows, shutters, doors/entrances, light fixtures, significant landscaping, chimneys, accessory structures.
Substitute materials are generally not allowed when rehabilitating (ex., replacement of wood siding with composite, engineered wood, cementitious, etc.).
Painting of unpainted masonry (brick) is generally not approved.
-For tree removal, a certified arborist must be consulted and their recommendation provided before removal can be granted.
15. What are some of the guidelines for home additions in a local historic district?
-Additions that are no taller nor wider than the existing building and increase the building’s square footage 50% or less are typically eligible for administrative approval.
-Attempt to locate the addition on the rear elevation so that it is minimally visible from the street.
-Maintain the existing roof pitch. Roof lines for new additions should be secondary to those of the existing structure. Typically, the original roof as visible from the public right-of-way should not be raised.
-Ensure that the design of a new addition is compatible with the existing building.
-Limit the size of the addition so that it does not visually overpower the existing building.
16. Does the HDC require “museum quality” restorations?
-No. The purpose of Charlotte’s historic district program is to ensure that changes made are compatible with the neighborhood.
17. What about projects underway at the time a local historic district is established?
-Projects holding a valid building permit at the time a local historic district is established are grandfathered (i.e., not subject to historic designation guidelines).
18. What if someone doesn’t follow the required process in a local historic district?
-There are 3 things that commence enforcement procedures against a property owner within a local historic district: (1) Work is done that requires a COA without a certificate being issued. (2) A COA is denied by the Commission and the project is carried out anyway. (3) Work is approved by the HDC or its staff, and is then carried out in a manner inconsistent with the approval. When Commission staff learns of a project that falls into 1 of the 3 above categories, every attempt is made to contact the property owner and resolve the situation as quickly as possible. Failure to comply are subject to processes outlined in Chapter 8 of the Charlotte Zoning Ordinance. It is possible that financial penalties may be imposed.
19. Does approval from the HDC and attainment of a COA take the place of a building permit if one is required?
No, a COA from the HDC does not take the place of a building permit. A permit must still be obtained if the type of work being done requires a permit.
20. How does being in a historic district affect my property value?
-Research has shown the value of a historical property in a historical district is much more than that of a typical property. The return on investment in historical properties is also higher in historical homes.
21. When Elizabeth was designated a historic district years ago, was the designation overturned due to neighborhood resistance?
-No. It was overturned by the NC Supreme Court due to a technicality raised by a small number of property owners related to hand delivered zoning change notices (vs USPS delivery).
22. What is the ECA position on HDC designation?
-The ECA currently remains neutral, pending further feedback from the neighborhood.
Links for more detailed information:
a. Charlotte HDC: https://charlottenc.gov/planning/HistoricDistricts/Pages/Home.aspx
b. Charlotte HDC Reference List: https://charlottenc.gov/planning/HistoricDistricts/Pages/Preservation-Resources.aspx
c. Forbes article on HDC Property Values: https://www.forbes.com/sites/reginacole/2018/08/20/your-house-is-in-a-historic-district-does-that-raise-or-lower-its-value/
d. Research on Property Values: http://www.dahp.wa.gov/sites/default/files/EconomicValue_ofNR_Listing.pdf- e. Elizabeth History:http://landmarkscommission.org/wp-content/uploads/2016/11/THE-ELIZABETH-NEIGHBORHOOD.pdf
Want to get involved? Contact us:
Jared (8th Street) [email protected]
Heather (Clement Avenue) [email protected]
Craig (Sunnyside) [email protected]
Greg (Clement Avenue) [email protected]
Jeremy (5th Street) [email protected]
Katie (Vail Avenue) [email protected]
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