North Carolina cities and towns are increasingly discovering that historic preservation is an effective means of improving quality of life by stabilizing property values and stimulating new investment in older residential neighborhoods and commercial areas. Through relatively low public expenditures, cities and towns have seen a boost to their tax base as preservation efforts stimulate tourism and commercial activity. The improved physical appearance of areas affected by historic preservation is a useful tool in the recruitment of new industry.

Landmark designation is an honor that signifies recognition that the property is important to the heritage and character of the community and that its protection enriches all of the community’s residents. A historic landmark designation applies to individual buildings, structures, sites or objects that have been recommended for designation by the Historic Preservation Commission (HPC) and then approved by the City Council with adoption of a designation ordinance. Owners may apply for an annual 50% local property tax deferral for as long as the property’s important historical features are retained.

Local governments may designate a group of contiguous properties as a historic district because of their historical, prehistorical, architectural or cultural significance. A group of properties must show integrity of design, setting, workmanship, materials, feeling or association in order to be designated as a historic district. The HPC recommends designation and City Council establishes the historic district by amending a zoning or other ordinance.

There is no direct connection with listing in the National Register of Historic Places and a local designation. The National Register is the nation’s official list of buildings, structures, objects, sites and districts worthy of preservation. It is a federal program administered by the National Park Service in partnership with state and local governments. Once listed on the National Register, the historic landmark property or properties within historic districts become eligible for historic tax credits. It differs from locally designated historic landmarks and districts in that no type of protection or regulation is imposed upon properties by being listed on the National Register.

A certificate of Appropriateness (COA) is the approval granted by the HPC that enables a property owner to make exterior changes, including alteration, restoration, construction, reconstruction, relocation or demolition to a property that is listed as a designated local historic landmark or in a designated local historic district. Once a historic landmark has been designated, owners who wish to make certain kinds of changes to these properties must first have their plans reviewed by the HPC and receive a Certificate of Appropriateness. A Certificate of Appropriateness is valid for six months.

A property owner living in a house designated as a landmark or in a historic district wishing to make changes to the structure or property must first discuss the proposed changes with the HPC staff to determine if it is a Minor or Major Work. If it is determined to be a Minor Work, the staff will review the application and issue a Certificate of Appropriateness within a few days. If it is a Major Work, the application goes before the HPC at the next scheduled meeting date. When the HPC meets to consider a Certificate of Appropriateness, impacted property owners bordering the applicant will receive notification letters and given an opportunity to voice their concerns and opinions at that meeting.

The HPC has Design Guidelines that it uses as a guide in determining appropriateness. The intent of the HPC is not to deny applications, but rather to work with the applicant to make their proposal fit in with the neighborhood and overall district while meeting the Secretary of the Interior’s Standards for Rehabilitation and the Commission’s Design Guidelines. For example, a property owner who wishes to paint their home an outlandish color would likely be turned down unless that color was original to the house. But the Commission would attempt to work with the property owner and suggest a number of colors and shades that fit the style and period of the house.

What qualifies as Minors Works would be improvements to property such as painting a house the same color, adding storm windows (provided the color matches the window trim), installing window or central air conditioning units on a side not facing a street, installing gutters and downspouts to match the house or trim, installing storm or screen doors and replacement of certain items that are missing or deteriorating, such as siding and trim, porch floors, ceilings or columns.

A committee of the Zoning Administrator and the Chairperson and Vice Chairperson of the Historic Preservation Commission can approve minor works. There are no scheduled meetings, they act whenever there is a request, usually by telephone and can usually provide an answer the same day. If the Minor Works Committee denies a request, the property owner can appeal to the full board of the Historic Preservation Commission. Should the full board deny the appeal, the applicant may appeal to the Zoning Board of Adjustment.