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LOCAL HISTORIC DISTRICTS Q & A: as of 7-8-15 Page 1 of 2 

LOCAL HISTORIC DISTRICTS

Q & A

What's the difference between a National Register Historic District and a Local Historic District?A National Register Historic District is a federally-designated historic district listed on the National Register of

Historic Places (NRHP). Being designated as a National Register Historic District is a distinction that is reserved for areasthat have been determined to be significant to our past and retain a high degree of historic integrity. Historic resourceswithin a NRHP District may be eligible for tax incentives at the state and federal levels. Visit the Historic PreservationDivision of the Department of Natural Resources at www.gashpo.org for more information on this program. This

designation, however does not provide any protection of historic resources on privately funded projects (if the project isfederally funded, more protection is provided).

A local historic district provides real protection of historic resources. Exterior material changes must meet thedesign guidelines developed for the district prior to work being approved. For more information on the differences

 between National Register historic districts and local historic districts, click  here. 

What determines the boundaries of a local historic district? How do I know if I'm in the district?Generally the boundaries of a local historic district follow the development pattern of the neighborhood or

community and contain historic resources that are distinctive to that place defined by similar characteristics. If the

neighborhood is already listed on the National Register of Historic Places, the local district will have similar boundariesthat may be expanded. A map of each district is available on the City’s Historic Preservation Commission webpage.

Will local designation restrict the use of my property? No. Local historic designation does not restrict zoning or land uses which are governed by zoning regulations.

What might happen to the value of my property if it is included in a local district? Can I sell my property?Designation of an area as a historic district will not directly affect property values. Studies across Georgia and the

United States have shown that local designation protects and enhances property values, as well as preserves the physical

history of a community. Because local historic district properties have some protection, owners may be more inclined tomake improvements to their properties, and this may increase the value of all property in a given district.Local designation does not restrict the sale of your property, but like the zoning classification, the local

designation stays with a property regardless of ownership transfer.

Will local designation prevent me from making changes to my property? No. Local designation does not prevent owners from making changes to their properties, but ensures that the

changes do not detract from the architectural, historical, and/or aesthetic qualities of the district. Exterior material changesto locally designated properties – whether a change in exterior siding material, new construction, demolition, or othersignificant change – must obtain a Certificate of Appropriateness (COA) prior to starting work. Interior changes to a

 building do not require review and approval by the Preservation Commission.

Will properties in local historic districts be mandated to look the same?Conformity is not the goal of having local historic districts with design guidelines on Tybee Island. Tybee is aunique barrier island with a rich history and many historic architectural elements, which is part of its character andidentity. By understanding and respecting the area enough to preserve defining features within each district, design

guidelines enable sympathetic changes that can strengthen the economy, and protect the character and quality of life of theisland.

Does local designation require a COA to paint my building? Are there restrictions on color choice? No. Local designation does not require permission to paint your house, nor does it restrict color choice. However

suggested color combinations are available through design consultation if desired.

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What if I live in the proposed district but my house is not historic?All structures within a historic district are evaluated and determined to be "contributing" or "non-contributing." A

contributing structure adds to the historic or architectural value for which the district is significant. Typically, the baselineof a contributing structure starts at 50 years of age or older. Non-contributing structures do not necessarily add to the

historic or architectural value for which the district is significant. Alterations to non-contributing structures should alsoadhere to the design guidelines to ensure that changes enhance or are in keeping with the integrity and character of thedistrict. Typically, there would be no restrictions on the demolition of non-contributing buildings, while guidelines would

 prohibit the demolition of contributing buildings which are historic and define the character of the district.

What happens after an area is designated as a local historic district?All property owners will be notified before and after the City Council designates an area as a local historicdistrict. A Certificate of Appropriateness will be required for exterior changes before a permit is issued. The Planning &Zoning Staff, or the Historic Preservation Commission or their designee (staff) will review applications for a Certificate ofAppropriateness.

What sorts of things require a Certificate of Appropriateness (COA) and what things are excluded?Material changes visible from the public right-of-way to the exterior appearance of a structure, new construction,

demolition, relocation of a building, and some site features (including new fences, significant paving, and signs) require aCOA.

Minor and / or emergency maintenance with same materials and driveways, walkways and parking areamaintenance do not require a COA. Color changes do not require a COA. Any changes not visible from the public right-

of-way do not require a COA. Changes to the interior which have no effect on the exterior do not require a COA.

What sorts of projects can be reviewed at Staff Level and what projects go before the Historic Preservation

Commission? New construction, additions, and demolition of historic resources are generally the types of projects that would be

reviewed by the Commission. New construction is reviewed for appropriateness of height, scale, and mass. Staff typicallyreviews items such as general repairs and minor changes, shutters, awnings, signs, roof repairs, and fences.

If I am unhappy with a decision made by the Preservation Commission concerning my Certificate of  

Appropriateness (COA) application, may I appeal?Yes. Appeals may be made to the Tybee Island City Council and then to Superior Court.

What if something on my property does not meet the guidelines? Do I have to remove it? No, design guidelines are applicable when you want to make a change to the exterior of your property. Previously permitted work is not retroactive and you will not have to un-do any changes already made.

What other communities in Georgia have local historic districts?As of October 2014, 140 communities in Georgia have historic preservation ordinances. Many of these have

multiple historic districts within their community. Please click  here for a full list.

Will local designation require me to restore my building to its original condition? No. Local designation does not require that you restore a structure to its original condition. Should you want to

restore the structure to its original condition, you would likely need to obtain a Certificate of Appropriateness (COA) forthe work project. Physical evidence (photograph, sketch, etc.) of how the structure looked originally would be required as

 part of the COA application. Ordinary maintenance and repair are required to keep the structure in sound condition and to

 prevent a public safety threat.

Will I have to open my home or place of business for tours if locally designated? No. Local designation does not require your property to be opened for tours.

Where can I go for assistance in developing appropriate design changes?Property owners of designated sites who want assistance in planning historically appropriate designs may contact

the Tybee Island Development Authority / Main Street Office or the Planning & Zoning Department or the Tybee IslandHistoric Preservation Commission. City Staff and Commission Members cannot develop plans or designs but can offersuggestions based on the design guidelines adopted for a local district. Consultations in the early design stages are

especially encouraged. 

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