Historic Zoning

FAQs

What is the difference between the National Register Historic District and the local Historic Zone (H-1)?

The National Register Historic District designation is awarded by the U.S. Department of the Interior. Although this status is very prestigious, it comes with no special protections. The local historic district zone (H-1) is a special zoning category contained in the local zoning ordinance. Once designated, a Historic Zoning Commission is created to maintain the beauty and integrity of the zone. The commission is a city board made up of preservation specialists, historians, architects and ordinary citizens. Before anyone can demolish, or make exterior modifications to a home or building within a local historic zone (H-1), the applicant must apply to the Historic Zoning Commission for a Certificate of Appropriateness (COA). The commission will assess the proposed change for compliance with the standards established in the zone's Guidelines for Alterations, Demolition's and Removals. Emphasis is placed on preserving street facades of historic structures. Standards are generally relaxed for additions and major changes proposed for the rear of buildings. The COA requirement applies not only to homeowners, but to businesses and government entities in the H-1 zone as well.

If my house were included in the Historic Zone (H-1), would I be required to restore it to its original historic appearance?

No. Property owners inside a historic zone (H-1) would not be required to do anything to their houses. They could maintain them just as they are. Only additions or exterior alterations would require review and approval.

Would I need a Certificate of Appropriateness (COA) to remodel my kitchen or bathroom?

No. Historic zoning (H-1) regulations only concern is the exteriors of homes and buildings in the designated zone. Remodeling, renovation and all other interior changes are exempt.

What if I wanted to paint my house?

A COA would not be required for repainting a house or other structure in the district. However, the Historic Zoning Commission maintains information, and will advise on appropriate historic paint colors if requested, and could be of assistance in choosing colors that would contribute to the established district.

My house has a few rotten boards in its wood siding. I can not decide whether to replace the damaged clapboards or re-side the whole house with vinyl siding. If it were in the historic zone (H-1), would I have to get a COA to do either?

If you decide to replace the damaged boards to match the existing wood siding, no COA would be required. If the damage turned out to be substantial, requiring the replacement of a great deal of siding and trim, an administrative approval from the Historic Zoning Commission's staff planner would be required. If you dedided to re-side your house with new material such as vinyl siding, you would have to apply for and obtain a COA from the Historic Zoning Commission.

I want to build a substantial addition to my house. If it were located in the historic zone (H-1), would I have to apply for a COA and, if so, could it be denied?

An addition to any structure in the historic zone (H-1) would require a COA from the Historic Zoning Commission. If the design of your addition could not be made to conform to the standards set out in the historic zone's Guidelines for Alterations, Demolitions and Removals the Commission could deny your application. The Commission will grant a COA fi the design for a addition is compatible with proportions, style and design of the existing structure. Normally, additions to the rear and sides of a house, which are not readily visible from the street, are held to a more flexible standard.

My house is not located within the proposed historic zone (H-1). How will the creation of the H-1 zone benefit me?

The area included inside the proposed historic zone also happens to be one of the areas in the downtown most vulnerable to change and neglect. To the extent historic zoning (H-1) status will counteract these threats and prevent the deterioration they can cause, the whole neighborhood will become more stable and the quality of life for everyone in the neighborhood, inside and outside the historic zone will be preserved and enhanced. Studies have shown that property value increase inside a designated historic zone. What once was a slowly deteriorating area can be stabilized and property values will begin to increase.

If a historic zone (H-1) is created, but subsequently proves to be unsatisfactory to most of the property owners inside it, can it be undone?

Yes. Historic zoning status is conferred by the City Council according to the city code. Having created an overlay zone, the Council may subsequently modify the boundaries or may even undo the zone altogether.

What are some activities that would and would not require a Certificate of Appropriateness (COA)?

Activities that would not require a COA:

• Interior modifications of any kind
• Repainting
• Landscaping, including gardens, shrubs, and trees
• Repairs to walks, driveways, fences and patios
• Repairs to siding, trim, railings, shingles, etc., that match existing materials
• Other routine repairs and maintenance

Activities that would require an Administrative Approval for a COA:

• Storm windows and doors
• Replacement of side and rear yard fences
• Installation of exterior mechanical equipment
• Replacement of roofs, siding, porch railings & architerctural features such as columns
• Replacement of exterior steps and stairs

Activities that would require a COA from the Historical Zoning Commission:

• Exterior changes such as additions, changes in siding material, style of windows, doors or architectural features
• Erection of new buildings
• Construction of parking lots and garages
• Replacement outbuildings
• Demolition or removal of all or part of a structure

Are there tax benefits from being located within a historic district or zone?

There is a federal tax incentive program that currently applies to preservation, which is called Rehabilitation Investment Tax Credit (RITC). Certain costs that are incurred due to rehabilitation of an old structure are eligible for a tax credit. There are two credit rates available - 20% for a historic structure and 10% for a non-historic structure. Rehabilitation Investment Tax Credits are available to the owners or certain long-term renters of income producing properties in a National Registered Historic District.

Are there other advantages to being in a historic district?

The Historic Zoning Commission can offer technical assistance and expertise on projects occurring within the historic zone. Members of the commission are able to provide information that will enable an applicant to save money on material, on where material may be purchased, or provide alternatives to a project that will fall within the design guidelines of the district.

Who is on the Historic Zoning Commission?

The Historic Zoning Commission is composed of nine (9) members consisting of a representative of a local patriotic or historical organization; an architect, if available; a member of the local planning commission at the time of such person's appointment; and the remaining members shall be appointed from the community in general. The Historic Zoning Commission shall be appointed by the chief executive of the municipality, subject to confirmation by the local legislative body.