PONCEY HIGHLAND HISTORIC DISTRICT SUMMARY AND FAQS
(PREPARED IN COLLABORATION WITH DOUG YOUNG, CITY OF ATLANTA OFFICE OF DESIGN)
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The general purpose of the proposed Historic District is to retain and reinforce the original or historic architectural forms, styles, and development patterns of properties in Poncey Highland.
Q: How does the proposed Historic District accomplish this?
The Historic District would severely restrict the demolition of historic buildings and homes. One of the notable functions of a Historic District is that it restricts demolition.
The Historic District would place certain “compatibility” requirements on some (but not all) repairs, alterations, and additions to buildings as well as on new construction. Compatibility means that changes to buildings and new buildings would need to be similar in appearance and design to the existing architecture.
Q: What is the process for doing repairs, alterations, and additions under the proposed Historic District?
In most cases, ordinary repairs and maintenance that cost less than $2500 DO NOT require the homeowner to obtain additional permitting, but in some cases DOES require them to maintain the appearance and design of the rest of the building.
In most cases, more extensive repairs, alterations, and additions require obtaining a “Certificate of Appropriateness” (COA) from the Office of Design to ensure that the changes meet compatibility standards. Homeowners will need to obtain a COA prior to a building permit.
Notice! The proposed Historic District DOES NOT require using the exact same materials when making repairs or modifications to property. What it DOES require is that repairs and modifications be “compatible” or similar in appearance and design.
This Chart produced by the City of Atlanta’s Office of Design demonstrates the proposed Historic District review process for typical projects on a single family home.
Q: What are the pros and cons or “trade-offs” of the proposed Historic District?
This is a matter of perspective. Consider the restriction on demolition, for example. Some property owners want to maintain the right to demolish their homes. Other folks see this restriction as instrumental to preserving the historic character of the community. Similarly, requirements related to compatibility can be seen as potentially limiting options for a given homeowner or a method to retain the historic look and feel of the community. Overall, the idea of a historic district is to retain and reinforce the historic physical look and feel of a community. Some people might support that idea in concept and some people might not.
The purpose of this editorial is only to provide a general background on the proposed Historic District. We encourage everyone to read the draft regulations and presentation materials, watch the videos of the planning meetings, come to your own conclusions, and VOTE on March 18!
Q: Are there ways in which the proposed Historic District zoning is “more flexible” than the current zoning?
The setbacks (which are based on and tailored to the existing conditions in the community) would allow additions to houses that otherwise couldn’t be built without a variance.
Accessory dwelling units could become part of the main house vs. having to be a detached building.
Accessory structures in general could be built closer to the property lines leaving more of the rear yard open for other uses / activity.
If a variance is needed, the review process would require 1 UDC hearing (which occur more frequently) instead of multiple hearings through the NPU system.
In some cases, additional density / floor area is being permitted if it fits within the design parameters also included in the proposed requirements.
No onsite parking would be required allowing for flexibility on how to arrange the actual building / activity on the lot.
In commercial/mixed-use subareas, provisions are being added to allow so-called “maker space,” something usually only permitted in the City’s industrial zoning district.
The Historic Zoning makes existing “legal non-conforming” multifamily buildings in residential subareas legal again; today if these buildings contain more than 12 units and are unintentionally destroyed (e.g. fire, trees, etc.) they cannot be rebuilt without rezoning the property.
Q: What is different about the proposed Poncey Highland Historic District versus other City of Atlanta Historic Districts?
Substantially more types of projects can be reviewed by the Office of Design Staff vs. at a public hearing with the Urban Design Commission
There are specific parameters for various types of additions creating less ambiguity for homeowners, applicants, etc.
Second story additions are specifically permitted.
Non-traditional new construction and additions are specifically permitted.
Windows and doors can be replaced, even historic or original ones.
Masonry can be painted with certain types of paint.
In many cases, the materials of elements of the house are not regulated.
Incorporates some basic “form based code” requirements.
Q: How will the Historic District impact my…. ?
Property value - Impacts of historic districts on values is very debated nationally and there’s conflicting data either way. Ultimately, the popularity and location of a community is often what drives property values.
Upkeep costs - Some folks have expressed concern that the compatibility requirements for exterior modifications may increase costs to repair and maintain their properties. It is important to remember that the compatibility requirements do not regulate material, but they do regulate appearance and design.
Rents and affordability - This is tough to answer. Some folks have expressed concern that the compatibility requirements for exterior maintenance may increase maintenance costs, leading to increased rents. As noted above, the proposed historic district does not have requirements for the material of exterior renovations, repairs, and replacements. As such, a variety of materials could be used for windows, doors, and potentially other architectural elements. If they are non-wood materials, they could cost less or more than wood depending on the particular situation. These alternative materials could require less maintenance than wood, potentially reducing the long term, “life cycle” costs of the work even if they are more expensive to initially purchase.
Also, please note that regardless of the historic district requirements, some replacement elements (such as windows, doors, porch elements, pieces of trim, etc.) might have to be specifically made for a particular situation just to properly fit into an existing opening, complete a portion of the building, span the right length, be weather tight, etc. Further, the historic district does not have any requirements for interior repairs, renovations, or replacements, as well as room re-configuration, removing / adding walls, etc. Those actions would only be subject to the pertinent building code and permitting requirements.
Lastly, the historic district does not compel a property owner to proactively repair or replace an element of the building than they would otherwise have to do under existing City’s property maintenance rules. If the property meets the existing property maintenance rules and the property owner is fine with the situation as is, then the historic district wouldn’t come into play. Keep in mind that whether or not a building permit or certificate of appropriateness is required is a function of the cost of the proposed work – the less costly the work, the less likely a building permit or certificate of appropriateness is required. Generally speaking, construction work on a commercial and multi-family property would need a building permit more often than work on a single-family house.