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Local Historic Districts and Properties
The Connecticut General Assembly gives towns the authority to establish locally designated historic districts and individual historic properties for which viewable exterior architectural changes are reviewed by a local preservation commission. This designation offers the most protection for areas or buildings of historic and architectural significance and ensures that exterior alterations are consistent and appropriate with the existing character of the district or property. Local Historic Districts Local Historic Districts are not to be confused with National Register Districts. Although both are automatically listed on the State Register of Historic Places, the way each is structured and the reviews that are required are very different. A National Register Historic District is established through the State Historic Preservation Office and National Park Service and is a formal recognition of an area that historically, architecturally or culturally significant. Alterations to a property listed in a National Register District only require review when there is state or federal involvement. A Local Historic District (LHD) offers much more protection and involvement from the community. A LHD is established and administered by the community itself to protect the distinctive and significant characteristics of an area and encourages changes and new designs that are compatible with the area's historic distinctiveness. Why establish an historic district? It has been demonstrated that the existence of a Local Historic District creates community pride, fosters neighborhood stabilization and enhances the appearance and historic character of the area. To read more about how local historic districts actually enhance property values, click on the Connecticut Preservation News article "Preservation and Property Values." The Procedure of Establishing a Local Historic District. Under Connecticut State Statutes any interested group of residents may request the town government to appoint a local historic district study committee to investigate the possibility for a district and prepare a report. The report should include an analysis of the historic and architectural significant properties in the proposed district and the significance of the district as a whole; a general description of the area, including number of buildings and map showing boundaries; and proposed ordinances formulated to help in the operation of the historic district. Once the study committee has completed its report it is submitted to the town planning and zoning board and the State Historic Preservation Office for review and comment. A public hearing is also scheduled to give interested citizens an opportunity to comment. It is important to note that a Local Historic District cannot be established without a referendum among it property owners. 2/3's of the all the property owners within the proposed district must support the designation or it is not permitted. If the referendum is passed it must go onto the municipal government for final approval Once a Local Historic District is established, the study committee ceases to exist and a new Commission is established to regulate the Local Historic District. The Commission is comprised of electors of the community and a minimum number must be a resident of the newly designated district. Responsibilities of the Local Historic District Commission The primary function of the LHD Commission is to review any physical alterations to the exterior of a structure, construction of a new structure or demolition of an existing structure that is visible from a public way. Typical work which requires review would be replacement of windows or doors, siding, the erection of additions, decks, garages, fences or outbuildings. Work that generally does not require review is ordinary maintenance or repair that does not involve the change of the exterior appearance. For example the installation of storm windows provided they do not have grilles or other decorative embellishments would not require review by the Local Historic District Commission. When a property owner does propose an alteration, which requires review, the owner submits an application to the Historic District Commission and a hearing is scheduled. The Commission, when reviewing the project, will consider the impact of the proposed change and the appropriateness of the alteration to the character of the district. When the hearing is complete the Commission will render its decision. If the change is found to be appropriate, the Commission will issue a Certificate of Appropriateness. To review the General Statutes of Connecticut pertaining to Historic Districts please use the link provided below. The Local Historic District Commission also has the authority to suggest that an historic district be enlarged or that additional districts be created. The Commission may also adopt rules or guidelines to help homeowners understand the significance of the LHD and assist them in preparing applications for Certificate of Appropriateness. To review two good examples of Local Historic District Guidelines please review the Simsbury Handbook of the Historic District Commission and the Town of Fairfield Historic District Commission Handbook. Local Historic District Commissions may also comment on zoning variances where they affect historic districts and render advice on such matters as sidewalk construction and street improvements. Some other typical questions and concerns of property owners include whether a LHD Commission can regulate the use of building. The answer is no, only the municipality's zoning commission has that authority. Can the LHD Commission regulate interior alterations? The answer again is no. Can the Commission tell me what color to paint my house? No, painting a house is considered routine maintenance, although the Commission is available to help homeowners select a color, which would be appropriate to the historic character of the district. The Wethersfield Historic District, dating from 1962 is the state's largest Local Historic District with over 1000 buildings and 150 of them dating before 1850. Once a Local Historic District is in place the work does not stop. Educating residents and Commission members about the benefits of designation and responsibilities of a Local Historic District is an ongoing process. The Commission should cultivate public support through visible and popular activities like awards and tours. They should make their goals and procedures clear to public so there are no misunderstandings, provide advice, establish guidelines and start working early with applicants. The work of local historic district commissions has been recognized by the courts to be legal and constitutional, so they should work with confidence. . They should also establish a good working relationship with the town attorney, zoning enforcement officer and building inspector and make sure all understand and support the LHD Commission's principles and procedures. Local Historic Properties A Local Historic Property is a building, structure, object or site that is designated for its significance in local, state or national history, architecture, archaeology and culture. Municipalities are authorized to designate a property or properties to promote the educational, cultural, economic and general welfare of the public through the preservation and protection of the distinctive characteristics of these significant buildings and places. The designation procedure is very similar to the designation process of a Local Historic District. A study committee is formulated and prepares a report supporting the designation and forwards it on the State Historic Preservation Office and the local municipal government. A hearing is held and owner notified. If the owner objects then the designation process comes to an end. However if the owner does not object, the designation goes back to the municipal government for approval, modifications or denial. Once a property is designated, a Historic Properties Commission is established to review alterations to the property. A town may designate an already existing Local Historic District Commission to administer these individual properties. Like properties located in a LHD, exterior changes to architectural features or work to sites of historic or archaeological importance are required to be reviewed by the Historic Properties Commission. A hearing is held, the proposal presented and the Commission will render a decision. To review the General Statutes of Connecticut regarding Historic Properties and Districts- See the Link provided below. In Connecticut there are over 110 designated historic districts and individual designated historic properties. They are found in both urban and rural communities towns throughout Connecticut. The staff of the State Historic Preservation Office will meet with a community considering the establishment of a local historic district and provide information regarding procedures to be followed, the responsibilities of the study committee and the preparation of the study report. Both the towns of Simsbury and Fairfield have good examples of Local Historic District guidelines and handbook. To contact the Simsbury Town Hall call 860-658-3200 and Fairfield Town Clerk at 203-256-3090. For additional information regarding Local Historic Districts in Connecticut please use the links provided below.
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