Local Historic Districts

• Grassroots parcel owners within an area wishing for local district nomination

• Municipality (administration, city council, planning & zoning dept.)

• Utah State Historic Preservation Office

• Historic building and property owners

Many assume a national historic designation protects historic areas, but this is untrue. While national historic districts recognize the significance of an area and may offer preservation incentives, they do not impose restrictions on alterations, demolitions, or new construction. In contrast, local historic districts are governed by local ordinances that enforce specific guidelines to protect the architectural and historical integrity of the area. Without these local protections, properties within a national historic district remain vulnerable to changes that can compromise their historic value. These districts also bring economic benefits by attracting tourism, increasing property values, and encouraging local investment, often leading to area revitalization.

Property owners might not realize the numerous benefits of owning property in a local historic district. Unlike areas without such designation, properties within local historic districts often experience increased value over time, as these areas are highly desirable due to their preserved, historically significant character. Local historic districts also offer financial incentives, such as tax credits, grants, or low-interest loans, which can make preserving and restoring historic properties more affordable and attractive. The guidelines and regulations within these districts help protect property owners' investments by preventing inappropriate developments that could negatively impact property values or the neighborhood's aesthetic appeal. 

A local historic district primarily focuses on preserving historic buildings and structures, including residential homes, commercial buildings, churches, schools, and other significant edifices representing the area's architectural style and history. Some local historic districts also include the broader streetscapes and public spaces that maintain the district’s aesthetic and historical integrity, such as sidewalks, streetlights, parks, and other public areas. Significant landscapes and natural features, like historic gardens, trees, or bodies of water, may also covered, as they are integral to the district’s historical and cultural context. The district’s boundaries are clearly defined, and within these boundaries, specific guidelines and regulations govern alterations to ensure that any changes are in keeping with the area's historic character. 

Property owners might be concerned about how local historic districts impact their ability to use their property, but it's important to understand the balance these districts strike between preservation and property rights. Local historic districts impose guidelines and regulations that can affect how owners alter, renovate, or develop their properties. These regulations are designed to preserve the area's historic character and architectural integrity, ensuring that any changes are in keeping with the district’s overall aesthetic.

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However, these regulations do not mean owners cannot change their properties. In many cases, local historic districts allow for flexibility and encourage the adaptive reuse of buildings, so long as the changes do not compromise the property's historic character. Routine maintenance and interior alterations typically do not require approval, allowing owners to continue using and enjoying their properties. 

Once established, a local historic district generally remains in place indefinitely. The designation is a formal recognition by the local government and is intended to provide long-term protection and preservation of the area’s historic and cultural resources.

In Utah, establishing a local historic district involves several critical steps designed to ensure that the district’s historical and cultural significance is properly recognized and preserved.

• The process often begins with a local initiative. This can be sparked by community members, property owners, preservation organizations, or local government officials who recognize an area's historical value and wish to see it preserved.

• A thorough investigation of the area’s historical, architectural, and cultural significance is conducted. This research typically includes gathering historical records, assessing building architectural styles, and documenting the area’s overall historical context.

• Building support from the community is crucial. Meetings and consultations with property owners, residents, and local stakeholders are held to discuss the proposed district, its benefits, and any concerns. This helps ensure broad-based support for the designation.

• Once sufficient support is gathered, a formal nomination is prepared. This proposal includes detailed documentation of the area’s historical significance and the proposed district's boundaries. It is typically submitted to the local preservation or planning commission for review.

• The local preservation or planning commission reviews the nomination. They may hold public hearings to gather additional input from the community and address any concerns. Based on their review, the commission recommends the establishment of the district.

• The recommendation is then forwarded to the local governing body (such as the city council) for final approval. The local government enacts ordinances or regulations that formally establish the district and outline its guidelines if approved.

• Once established, the district is officially recognized, and its guidelines and regulations are implemented. This includes enforcing rules related to alterations, new construction, and preservation to maintain the district’s historic character.

• Local historic districts are managed by local preservation committees or commissions, which oversee the enforcement of regulations and provide support and guidance to property owners within the district.

Positives

• Major Cities in Utah have strict demolition protections. Check with your local municipalities to inquire further. 

• If a demolition petition fails with a local historic commission, a property owner always has the option of economic hardship. However, the owner must prove that the municipality's rules constitute a bona fide taking and that the property has no beneficial use. This is a high bar. 

• Provides additional technical advice from Planners, including priority assistance from the State of Utah Architect if needed.

• Provides project review through city ordinance by having projects reviewed by a Historic Landmarks Commission.

• It can cover a small or large geographic area or individual thematic sites.

• Criteria can be broader to incorporate local history and architectural examples that may not individually qualify for the National Register.

• Built-in protections for all historic buildings as they are reviewed using the same design guidelines and rules. Buildings within the district that aren’t historic and considered noncontributory also have rules so that changes are appropriate.

• New Construction within a district is reviewed to ensure that the siting, building mass, scale, and materiality of a new building will aesthetically blend in with the historic buildings on a block's face.

• Little or no city review costs to a property owner making alterations to their property.

• Utah Economic impact studies have shown that property values increase in local districts, and during periods of economic downtown, those values are up to 25% higher due to the historic district designation.

• Property owners may be eligible for small grants or loans if the city pursues this option and makes it available.

Negatives

• Depending on the strength of your city’s rules, you may receive a range of demolition protection, from a delay to a stringent review that could prohibit demolition. Please check with your local municipality. 

• Grassroots support is paramount. State rules require at least 33% of property owners within a proposed local historic district to sign on to start the process. Several mandated notices, meetings, and informational pamphlets must be sent out to engage owners throughout the engagement process. At the end of the public process, a property owner vote is conducted to gauge support for local designation. The results of that vote are sent to the City Council, which makes the final decision. 

• A designation may take from 9 months to a year to be adopted.