Question 1

Can I still renovate my home in a Local Historic District?

Accepted Answer

Yes, you can still renovate homes within a Local Historic District (LHD).  The renovations may be subject to certain limitations, restrictions or conditions, such as approval by the Historic District Commission (HDC) in the form of a Certificate of Appropriateness issued by the HDC after HDC's review of the property owner's application and any other supporting documentation that may be required in connection with the application, e.g., building plans or drawings; however, the required supporting documentation varies depending on the type and scope of the proposed renovations.

While there may be some limitations, restrictions or conditions to a renovation, Local Historic Districts are not subject to blanket prohibitions against renovating homes or other properties located within the LHD.

Question 2

Will it be harder and/or more expensive to renovate my home in a Local Historic District?

Accepted Answer

Possibly.  Any exterior renovations in a Local Historic District (LHD) require review and approval of the proposed renovation plans by the Historic District Commission (HDC), adding an additional layer of review and approval to the standard building permit process; thus, potentially increasing the time and cost involved in a project.

The level and scope of review required by the HDC depends  on the type and scope of the proposed renovation.  Smaller renovations to the home or renovations involving exterior ancillary improvements (e.g., accessory buildings, driveways and landscaping or site features) typically only require Administrative Approval (i.e., review and approval by the HDC staff), which typically only takes 5-10 business days after the HDC office receives the completed application and fee.   
 
More extensive renovations, or proposed renovations that would not conform to the Historic District Design Standards, require review and approval by the full HDC, which can take 30 or more days due to the administrative proceedings and process involved in obtaining the full HDC approval. If the renovation requires full HDC review and approval, there is more likely to be additional time and costs involved due to the more extensive review and approval process required.
 
That being said, it should be noted that roughly 2/3 of all Charlotte LHD projects submitted to the HDC's office for review and approval are only subject to Administrative Approval, so, in general, there is minimal additional time or cost involved for most renovations within Charlotte's LHDs.

Question 3

So, if the rule is that ANY exterior changes to a property within a Local Historic District are subject to approval by the Historic District Commission, would I have to get approval for every single thing I want or need to do outside of my house? Can I fix a leaky roof, or do I have to go through the application process and wait for HDC approval?

Accepted Answer

No, not every single exterior change is subject to Historic District Commission (HDC) approval.  You can repair a leaky roof without any HDC involvement.  Ordinary repair and maintenance projects do not require any HDC review or approval, provided, that  the repair and/or maintenance does not result in any substantial changes in design or material.  For example, if you "repair" your leaky roof by replacing the existing shingled roof with a new metal roof, HDC review and approval would be required.

Because the line is not always clear on what would be considered "ordinary repair and maintenance" or what would be considered "a substantial change in design or material", if there is any question as to whether HDC review and approval would be required, HDC advises property owners contact the HDC staff  priorr to commencing any work to confirm if HDC review and approval is required for the proposed work.

Question 4

What are some examples of major renovations or projects requiring full Historic District Commission approval?  What are some examples of minor renovations or projects requiring only Administrative Approval?

Accepted Answer

Examples of "major renovations or projects" that are typically subject to review and approval by the full Historic District Commission include:  New construction, large additions, demolition, front/side porch enclosures, substitute siding, large accessory buildings, major tree removal, significant landscape features, front yard parking, and the painting of unpainted masonry.

Examples of "minor renovations or projects" that typically only require Administrative Approval include: fencing, signage, windows and doors, rear yard improvements, retaining walls, driveways, walkways, and some less substantial tree removal.

Question 5

What is the Charlotte Historic District Commission and who serves on it?

Accepted Answer

The Charlotte Historic District Commission (HDC) was created in 1976 in connection with the redevelopment of the Fourth Ward.  Seeing the impact that the redevelopment was having on the Fourth Ward and its historic character, City Council recognized the need and benefit to providing some regulatory protection for the preservation of historic neighborhoods like the Fourth Ward.  As a result, the City Council adopted a Historic District Ordinance to provide for the designation of Local Historic Districts (LHDs) as well as a governmental commission (the HDC) to oversee and administer any changes within the LHDs that could potentially damage or destroy the historical character of the LHDs.

The HDC is currently made up of 13 members appointed by the Mayor and City Council, 8 of which must own property, live or own businesses within the current LHDs.   The remaining members are appointed at large.  All of the members are required to have some demonstrable expertise or experience in the areas of neighborhood preservation, architecture, planning, history or other areas directly related to the HDC's mission: 
"...to ensure the preservation of any areas, structures, site and objects that are significant elements of the cultural, social, economic, political, or architectural history of Charlotte and to safeguard the heritage of the city through the preservation and conservation of historical areas for the education, pleasure, and enhancement of the residents of the City."

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