CANDLER PARK HIstoric Designation resources

Summaries of the Poncey Highland HD regulations
In our research we have looked at Atlanta's most recent historic district, Poncey Highland (PHHD), as an example of "historic district light" in terms of regulations. There would be differences in the  PHHD regulations include Development controls normally included in the underlying Zoning code which CP does hope to use these as a starting point for drafting our potential Candler Park HD regulations:

About Atlanta’s Historic Designation Program

Designated historic places are vital and irreplaceable pieces of Atlanta’s Story and are worthy of protection. Atlanta Historic Preservation Ordinance allows for the protection of historic properties through the use of regulations and design review by the Urban Design Commission.

LOCALLY DESIGNATED DISTRICTS & PROPERTIES

​Currently the city recognizes 5 categories of protection for historic properties: Landmark Buildings or Sites, Historic Buildings or Sites, Landmark Districts, Historic Districts, and Conservation Districts.
 
Landmark Buildings/Sites or Districts: are of exceptional historical, cultural, or architectural significance to the city, state, or nation and have exceptionally strong associations with the criteria for designation.
Historic Buildings/Sites or Districts: are historically, culturally, or architectural significant to the city, state, or nation and have strong associations with the criteria for district designation, though they may lack some of the exceptional qualities of a Landmark designation.

Conservation Districts: retain an adequate amount of historic character, although some alterations may have occurred. Atlanta has one Conservation District however, this category no longer exists for new designations.

Local vs. National Register Historic Districts

Many places in Atlanta are listed on the National Register of Historic Places which is primarily a recognition of historic value and offers no protection on its own though it does offer some benefits to property owners, such as eligibility to apply for Rehabilitation Tax Credits. At the State level, the Georgia Register of Historic Places is almost identical to the National Register and listing is often simultaneous.
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A Local Historic District is a district created and controlled by a city or county government that serves to ensure that the overall character of the area will be preserved. Historic district significance can be ascribed to a collection of buildings, structures, sites, objects and spaces that possess integrity of location, design, setting, materials, workmanship feeling and association.
 
Only local designation can impose restrictions on the design, alteration or demolition of buildings. In Atlanta, local districts and landmarked properties are overseen by an appointed commission: the Atlanta Urban Design Commission (UDC). 

BENEFITS OF DESIGNATIONS

Landmark Historic Property Tax Abatement Program
The owner of an income-producing building, which is listed in the National or Georgia Register of Historic Places and has been designated by the City of Atlanta as a Landmark Building or a contributing building in a Landmark District, may obtain preferential property tax treatment.
 
Rehabilitated Historic Property Tax Abatement Program
The owner of a building listed in the Georgia Register of Historic Places (typically a simultaneous listing with the National Register) may obtain preferential property tax freeze. More at www.dca.ga.gov.
 
State and Federal Tax Incentives
Local designation does not provide access to state or federal incentives, but listing on the National Register of Historic Places makes properties eligible for State and Federal Tax incentives. More at www.dca.ga.gov.
 
Regulations
The UDC regulates exterior changes of Landmark Properties and Historic Districts within the city. Homeowners planning to make additions/alterations may seek advice from the Historic Preservation staff at any time. 

In Summary
National Register Listing:
  • Tax Credits? YES
  • Demolition Review? NO
  • Design Review? NO
Local Historic/Landmark District:
  • Tax Credits? NO
  • Demolition Review? YES
  • Design Review? YES
Local Historic/Landmark Building or Site:
  • Tax Credits? NO
  • Demolition Review? YES
  • Design Review? YES

WHO ARE THE Urban Design Commission (UDC)?

The Atlanta Urban Design Commission (UDC) members are volunteers appointed by the Mayor and City Council. The 11 member Commission should include two architects, a landscape architect, a lawyer, land developer, real estate professional, historic preservationist, artist, historian, neighborhood representative, and an urban planner. All members are residents of the City of Atlanta.

​The UDC meets on the 2nd and 4th Wednesday of each month at 4:00 pm, virtually via Zoom or in the Council Chambers at City Hall, 68 Mitchell Street SW. The public may attend and speak to items on the agenda.

The UDC’s role is to identify, protect, enhance, and perpetuate the use of buildings, sites, and districts of special character, historic interest, or aesthetic value. It is in the interest of the health, prosperity, safety, education, and general welfare of the public that the City maintains this policy. One of the ways the UDC does this is by nominating and regulating buildings, properties and districts to categories of protection offered under the City’s Historic Preservation Ordinance. Since the Historic Preservation Ordinance was adopted, over 60 individual Buildings/Sites and 20 Districts have been designated under the ordinance.
 
Any time work on a designated building, property or within a designated district is proposed, approval from the Historic Preservation Studio or the Commission is required before submitting for a building permit. One of the basic principles of the City Historic Preservation Ordinance is that any changes to a designated building, property or within a district maintain and reinforce the historic character of the building, property, or district. 
 
The Historic Preservation Studio staff supports the UDC, conducts Staff Reviews, and provides technical assistance and public information to property owners, residents, and others interested in historic preservation, the City of Atlanta’s history, the historic resources within the City of Atlanta.
 
Atlanta’s Historic Preservation Ordinance tasks the Urban Design Commission with the following:
  • Maintain the architectural integrity of the City-designated districts, buildings, or sites by reviewing and approving construction (new, additions, alterations, etc.), demolition, and site work (the “Certificates of Appropriateness” process”).
  • Promote high-quality design by commenting on construction, demolition and site work at City buildings, parks, streetscapes, recreation centers, public art, public schools, etc.
  • Maintain adopted design standards by commenting on Zoning Review Board (ZRB) and Board of Zoning Adjustment (BZA) actions related to City-designated districts, buildings or sites.
  • Protect historic buildings, sites or districts by nominating them for designation under the City’s Historic Preservation Ordinance (the “historic designation” process).
  • Respect certain cemeteries/graveyards by making commendations to the Atlanta City Council on their moving or alteration.