FACT SHEET ON LOCAL HISTORIC DISTRICTS
Click on the questions below
1. Where are Salisbury's Historic Districts located?
Salisbury has 5 Local Historic Districts and 10 National Register Districts. For a map of all these districts, click here. For maps of individual districts, click the corresponding link in the table below:
Historic Preservation Commission and Certificates of Appropriateness only apply to the 5 Local Historic Districts.
2. What difference does it make if my house is in the local historic district?
It means that whenever you want to make changes or improvements to the exterior of your house or property, you need to check with Wendy Spry, Development Services Specialist (phone 704-638-5210), to see if those changes or improvements will need to be approved by the Historic Preservation Commission. If so, you would apply for a Certificate of Appropriateness.
3. You mean everything doesn't need to be approved by the Commission?
Right. What qualifies as "minor works" can be approved by a committee composed of the Zoning Administrator and the Chairman and Vice Chairman of the Historic Preservation Commission.
4. What would be considered "minor works"?
Things like repainting a house its same color, adding storm windows (providing color matches window trim), installing window air conditioning units or central air conditioning units on a side not facing a street, putting up normal size TV antennas, installing gutters and downspouts painted to match the house or trim, installing certain storm or screen doors, and replacing certain items that are missing or deteriorating--such as siding and trim, porch floors, ceilings, columns, etc.
Whenever someone has a request. There are no scheduled meetings. In fact, Wendy Spry just consults the Zoning Administrator and then usually just calls the Chairman and Vice Chairman of the Historic Preservation Commission and gets their approval by phone.
Most of the time the answer can be that very day.
7. What if the Minor Works Committee denies my request. Is there any appeal?
Yes. Any appeal can be taken to the full Board--the Historic Preservation Commission.
Yes. That appeal would be taken to the Zoning Board of Adjustment.
9. I've heard about a "Certificate of Appropriateness." What is it?
That is the approval granted by the Historic Preservation Commission before certain changes or improvements can be made to the exterior of a house or property.
Six months.
No. If there are no changes from what the Historic Preservation Commission approved originally, the Minor Works Committee can approve a renewal.
12. Can the interior of a structure be changed without a Certificate of Appropriateness?
Yes. The commission shall not consider interior arrangement and shall take no action to restrict interior changes.
13. How often does the Historic Preservation Commission meet?
Once a month. The Commission meets the second Thursday of each month at 5:15 p.m. in the City Council Chambers of City Hall, 217 South Main Street.
There are 9 people on the Commission. They are appointed by the Salisbury City Council to serve three-year terms. They may be reappointed. Their terms of office begin on April 1.
15. Do they have to live in the historic district?
No. Some do; some don't. All live inside the Salisbury city limits. Some of them live within the historic district, though that is not a requirement.
City Code (Section 18.06 of the Zoning Ordinance) states: "A majority of the members of the Commission shall have demonstrated special interest, experience, or education in history or architecture, archeology or related fields..."
17. Where can I find a copy of the statutes setting up this Commission?
In the North Carolina General Statutes, it's G.S. 16OA-400, Part 3c, Historic Preservations and Landmarks. The local ordinance was derived from the state statutes. In the City Code it can be found in Appendix B, Zoning, Section 8.71and Article XVIII.
18. How often is a request denied?
Very rarely. The Commission doesn't just deny. It tries to work with the applicant to make his or her 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.
19. How would they feel about me painting my house purple?
Probably not too favorable, unless that was the original color of the house. But the Commission will attempt to work with you and suggest a number of colors and shades that fit the style and period of the house.
20. This sounds very subjective to me. Does the Commission have any guidelines it uses?
Yes. It has Design Guidelines that it uses as a guide in determining appropriateness. So their decision becomes less and less subjective, and more and more objective in following the guidance of examples in the Design Guidelines.
21. Tell me more about the Design Guidelines.
They are illustrated Design Guidelines including photographs, illustrations, descriptions, and other similar material interpreting the criteria for determining appropriateness.
22. Can I be notified if my neighbor wants to paint his house an outlandish color?
Yes. When the Historic Preservation Commission meets to consider a Certificate of Appropriateness, letters are mailed to all owners of properties within 100 feet of the site. You may voice your concerns and opinions at that meeting.
23. I have heard I cannot put aluminum or vinyl siding on my house. Is that correct?
Yes. However, if your house already has aluminum or vinyl siding you can make minor repairs, if you use exactly the same material and color, through the Minor Works Committee. But no new aluminum or vinyl siding is allowed on houses that do not presently have it.
No. Tax Assessor Jerry Rowland says that it does not matter in his assessment whether a property is inside or outside an historic district. A survey comparing property valuations between 1980 and 1990 proves this to be true. Though most properties both inside and outside the existing districts have increased in value, some have changed very little and a few have even decreased. Obviously improvements made to a property will increase its value. The Tax Assessor will make annual updates following improvements to properties.
25. What if I just want to do some landscaping, or add a tree, or tear down a tree?
You may add or delete flowers and shrubbery without anyone's approval, though it is always helpful to check with Wendy Spry just to make sure it's okay to make yard or property changes without a permit. You may also add a tree without anyone’s approval, but depending on the size and condition of the tree, you may need approval to remove it.
26. I heard that I cannot tear down a structure in the historic district. Is that correct?
Well, maybe. Before a house can be torn down anywhere in Salisbury there must first be a hearing. If it's in the historic district some additional rules apply. In the Historic Preservation Ordinance, Section 18.11, Demolition, states that an application for a Certificate of Appropriateness authorizing the demolition of a structure may not be denied. However, the effective date of such a certificate may be delayed for a period of up to 365 days. During such period the Historic Preservation Commission may negotiate with the owner and with other parties in an effort to find a means for preserving the structure. If the Commission finds that the structure has no particular significance, it may forego the delay and authorize earlier demolition or removal.
27. Can I remodel my house and add a side apartment?
Maybe, but that's a zoning question--not a question for the Historic Preservation Commission. The underlying district (if R-6A for instance) may allow for a side apartment or apartments. You must not only be in the correct zoning district, but have a minimum lot size, lot width, and allowance for adequate parking. Check with Zoning Administrator David Phillips on this. The appearance of the addition, if it is a permitted use in the underlying zoning district, would need to be approved by the Historic Preservation Commission.
Yes. State law lists 11 powers and duties of such a Commission. Among other things it may undertake inventory of properties with historical, prehistorical, architectural, and/or cultural significance; it may recommend additional historic districts; it may even conduct an educational program to local historic properties and districts.
Yes. It's Considered one of the 16 so-called "minor works." A house identification sign is allowed which contains the name of the house and/or the year built as listed in the Design Guidelines. It must be compatible to the house in color, material, and location, and shall not exceed 3 square feet in area.
30. If I have any other questions, who can I call?
You may call either of the staff liaisons to the Historic Preservation Commission. Wendy Spry, Development Services Specialist at 704-638-5210, or Janet Gapen, Planner at 704-638-5230.
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