New plan may make historic zoning a reality

Written by Byron Hensley | 14 July 2010

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A Historic Zoning Ordinance for downtown Manchester could soon become a reality.
Members of the city’s Historic Zoning Commission met with the Board of Mayor & Aldermen at a board work session Tuesday to discuss a historic zoning ordinance the commission has drafted after several months of meetings with property owners in the downtown area. Board members said they wanted to hear from those property owners before they approve the ordinance. According to the introduction to the draft ordinance, “The City of Manchester’s historic central district has a rich architectural heritage. Residential, commercial and industrial buildings reflecting a variety of styles combine to form the distinctive character of downtown.” The proposed Historic Zone is an area comprising the Courthouse Square and the blocks immediately adjacent to it, bounded by Hillsboro Boulevard, Woodland Street and the Duck River.
The delineation of a Downtown Historic District is a way “To protect our heritage and preserve the district’s character, and to ensure that future changes are compatible with existing historic buildings. Historic Zoning is a form of overlay zoning established by government ordinance which provides for review by a historic zoning commission of all applications for exterior alterations, new construction, demolition and relocation with city ordinance-designated historic districts.
“Historic zoning protects buildings and property owners, enhances the attractiveness of the area to visitors and potential investors, and preserves the unique character of the district. Historic zoning does not change or affect the use of the property. The provisions of historic zoning apply in addition to the existing zoning regulations, whether the land is zoned for residential, commercial office or other use.”
The draft ordinance emphasizes that “Existing buildings are ‘grandfathered in’ and are not required to make changes to comply with historic zoning review standards until such time as a property owner decides to remodel, add to, demolish or relocate a structure.”
Under the terms of the ordinance, owners of properties in the Historic District would have to apply for a permit from the Historic Zoning Commission before starting on work that would result in a change to the structure’s exterior. “This does not refer to simple repairs such as replacement of a broken window or refinishing a weathered door.” In the event the commission and property owner could not come to an agreement on proposed changes, the property owner would be able to appeal for a review and decision to the Manchester Board of Zoning Appeals, and ultimately to the Board of Mayor & Aldermen.
Commission members said that the language of the ordinance is less restrictive than what the state requires for formal certification of compliance with state historic zoning standards, which could hamper the city’s ability to get historic preservation grants. But, they said, it is important to have some form of ordinance to allow the city some control over development in the downtown area which would be aesthetically inappropriate.
“We need something in place. We need to be preserving our downtown with these objectives,” Commission chairman Max Northcutt said.
Alderman Donnie Thomas said he agrees in principal with the intent of the ordinance, but he wants to hear from property owners who will be affected by it.
“I’m not going to make a decision not knowing whether these people want it or not,” he said. “We need a historic zoning resolution. You show me the people who will support it, and I will vote for it.”
Board and commission members agreed that a town hall meeting would be appropriate prior to formal presentation of the ordinance for board approval, to allow property owners to voice their opinions on the proposal. That town hall meeting will be announced at a later date.