So what is a Local Historic District?

A Local Historic District is a zoning overlay that provides design regulations on properties in order to guide future architectural design and development to be sensitive to its neighbors, surroundings, and historic context. Demolitions and insensitive alterations are discouraged while alterations in keeping with the district’s and structure’s character are encouraged and advised upon.

Local Historic Districts protect the investments of owners and residents. Insensitive or poorly planned development can make an area less attractive to homebuyers and thus undermine property value. In contrast, historic district designation encourages people to buy and rehabilitate properties because they know their investment is protected over time.
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Local Historic Districts give residents a voice. Since the regulations are proposed by those nominating the district for Historic District designation–-property owners and residents in the district–-historic district designation provides a way for neighbors themselves to have a decisive say in the future of their own neighborhood. In the long term, neighbors also have a chance to speak up on significant proposed projects such as new construction through the design review process.

What would becoming a Local Historic District mean for property owners?

• Design Review: exterior alterations visible from the public right-of-way must be reviewed by the City’s Historic Preservation Staff or the Urban Design Commission prior to getting a regular building permit. This includes additions, alterations (such as the addition of dormers or rearrangement of doors/windows, screening of a front porch, etc), demolition, new construction.​ The scope of the work will determine whether staff or commission review is needed to receive a Certificate of Approval (COA). Regulations established by the neighborhood would determine specifics. See Chart >>>
• Demolitions and insensitive alterations are discouraged while alterations in keeping with the district’s and structure’s character are encouraged and advised upon - see Draft Regulations.
• Residents will have a voice in the future of their community by participating in the designation process and later in the public meetings held by the Urban Design Commission (UDC) for all significant projects. (Without Historic District designation, neighbors only have a say if a zoning change or variance is requested.)
• Speaking of variances, variances may be requested, but the Historic District regulations are written such that many common variances (ie yard setbacks) are no longer needed. If needed, however, variance requests will go before the UDC which is faster than applying for a variance today!
• Property values within local historic districts tend to appreciate steadily and at rates greater than the local market overall. Findings on this point are consistent across the country. Moreover, recent analysis shows that historic districts are also less vulnerable to market volatility. (NTHP)
• The historic character of your neighborhood will be maintained and strengthened through the use of the Historic District’s design regulations.

Historic Districts in Atlanta

There are currently two levels of designation for Buildings or Sites Significant to Atlanta’s story: “Landmark” and “Historic.”

​A Landmark District, Building or Site is one of exceptional importance to the city, state or nation and whose demolition would represent an irreparable loss to the city. A Historic District, Building or Site is one that is close to a Landmark Building or Site in importance, but lacks some of the exceptional qualities of a Landmark. (A former category, Conservation District, is no longer accepted).
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A locally designated Landmark or Historic District, Building or Site is a zoning overlay that provides design regulations on properties in order to guide future architectural design and development to be sensitive to the historic integrity of the property and (in a district) its neighbors, surroundings, and historic context. Demolition and insensitive alterations are discouraged while alterations in keeping with the district’s and structure’s character are encouraged and advised upon.
 
To qualify as a Historic or Landmark Building or Site, a structure must retain integrity of location, design, setting, materials, workmanship, feeling and association; be at least 30 years old or be of exceptional importance; and meet the Criteria for I. Historic, II. Architectural, or III. Cultural Significance (see Atlanta municode for full Eligibility Criteria in these categories).
 
For District, Buildings or Sites, designation is a public process.
 
Historic Preservation Studio staff works with the neighborhood or individual property owner to draft regulations.

District Designation Steps

The below is taken from a City of Atlanta handout, however, the Committee has written Steps specific to this initiative in Candler Park.

Official and Recommended Steps:
1.    Organize. Commitment of time and effort by residents of the proposed district is necessary and an organized group or committee is recommended. The Neighborhood will be primarily responsible for organizing an Education campaign and the preparation of nomination materials. Contact Historic Preservation Studio for assistance and participation.
2.    Education Campaign. Begin Education Campaign at the Neighborhood level. This is ongoing through the process below.
3.    Begin Preparing Nomination Materials:

• Designation Report drafted by the neighborhood and completed by Staff. It should outline the history of the proposed district including development patterns, physical and architectural characteristics (both in the past and today), its role and relationship to the history of the City of Atlanta, and any important residents and institutions.
• Current Photographic Survey of all lots within the proposed district (digital format).
• Inventory of each structure in the proposed district, including date of construction and any information about past alterations (digital spreadsheet format preferred).
• Proposed Regulations for design and development that address the distinctive aspects of the neighborhood, as well as cover the standard topics and issues required in Landmark or Historic Districts (see below).

4.    Initiate the Nomination (Send Letter of Request). A letter initiated and signed by owners of 10 different properties within the proposed district must be sent to the Urban Design Commission requesting review for possible designation. Include Designation Report, Photo Survey, Inventory, and draft of Proposed Regulations.

• “Notice of intent to nominate” (an official City of Atlanta notice) sent to all owners of properties in the proposed district. Properties are then regulated with interim regulations until outcome of the designation process is determined (up to 180 days).

5.    Urban Design Commission Hearing to Nominate Property. All interested parties, including property owners, have the opportunity to speak at public hearing before the Urban Design Commission which convenes to determine if proposed district is significant, historically, architecturally and/or culturally and meets the City’s criteria for a Landmark or Historic District.

• If district is nominated, representatives of the district collaborate with the Office of Design Staff to write design and development regulations (see below).
• Contact City Council person to inform them of the proposed district and answer any questions.

6.    Revise Final Regulations. Neighborhood will be primarily responsible for how this process is handled but it typically involves numerous revisions, meetings, and recommended community input sessions. Historic Preservation Studio staff will be available to assist. Look to existing district regulations for guidance.

• Note: Regulations may, and typically do, continue to change up until the final vote on the designation by the neighborhood.
• Once regulations finalized, a Designation Ordinance is prepared by the City.

7.    The Final Public Hearing process begins. Designation Ordinance is introduced by the proposed district’s Councilperson at City Council at request of the Neighborhood and a hearing date for the Zoning Review Board (ZRB) is assigned. Opportunity for public input exists at every step of the way.

• Neighborhood. The neighborhood in which the proposed district is located reviews and votes on the proposed district, sending their recommendation to the NPU.
• NPU. The proposed designation ordinance goes to the appropriate Neighborhood Planning Unit (NPU) for review and recommendation.
• Zoning Review Board (ZRB) Hearing. The proposed designation ordinance goes to the ZRB which addresses the land use and zoning issues posed by any rezoning proposal for review and recommendation.
• Zoning Committee of City Council votes and submits recommendation to the City Council.
• Full City Council vote.
• Mayor signs.