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Regularly scheduled Historic District Commission (HDC) meeting. See meeting agenda attached.
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Regularly scheduled Historic District Commission (HDC) meeting. See meeting agenda attached.
Event
Regularly scheduled Historic District Commission (HDC) meeting. See meeting agenda attached.
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STAFF
Garrick Landsberg
Director of Historic Preservation
Jennifer Ross
Architectural Historian
Brendan Cagney
Historic District Commission Staff
Ann Phillips
Architect, Historic Preservation
Audra Dye
Architectural Historian, Planner
Documents
I Live in a Local Historic District. What does that mean for me?
Great question! Living within a local historic district means that your immediate
HDC Signs and Awning Guidelines
HDC Structural Assessment Template
Replacement of Historic Window Application
Replacement of Historic Roof Application
Meeting Dates
Forms
Detroit Historic District Commission FAQ
Detroit's Historic Districts are wonderful places to live and work, and you can take part in saving Detroit's history for future generations. The buildings and landscaping are all important features in a historic district and the Detroit Historic District Commission ("Commission") regulates changes to be sure the historic character is preserved.
As a property owner, you have an added responsibility. ALL exterior changes to your house, including, but not limited to, painting, brick and porch repairs, fencing, and roof replacement, and other types of changes must be approved by the Commission. Homeowners who wish to make exterior changes to their structure(s) must submit all application materials online to HDC Staff at [email protected]. Once the application is approved, the applicant obtains a “Certificate of Appropriateness” (COA). Once the applicant pays the building permit fee and the building department review is complete, the building permit is issued and work can begin on the house. For detailed information on the review/submission process, please see “What You Need About Local Historic Districts?”.
The Commission does not regulate changes to the interior of a house, unless the interior change will cause visible change to the exterior.
The Commission has a publication called Detroit Historic Districts Style and Color Guide that gives the acceptable colors depending on the style of the house. Color charts and instructions are provided by the Commission staff. To have the appropriate guide mailed to you, please email your request along with your address to HDC Staff at [email protected].
Yes, the Commission is required to review all exterior changes, including those not visible from the street. The entire house, garage and yard contribute to the historic character of the district.
The Commission is required to use "The Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings" when deciding whether work is appropriate in a historic district.
The Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings
- A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.
- The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.
- Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.
- Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.
- Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.
- Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.
- Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest mean possible.
- Significant archaeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.
- New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.
- New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
Contact the Commission's Staff at [email protected].
Preserve Detroit's neighborhoods, housing stock, and history for future generations of Detroiters.
- Regulation of exterior changes in neighborhoods including window replacement, ensuring new construction and additions are compatible, and that the historic character of houses and grounds is maintained.
- Local historic district designation can help stabilize a neighborhood. Studies have been conducted in numerous states which show property values do not decrease in value in historic districts when compared to properties outside the designated district. They sometimes remain the same, but more typically they increase in value, something significantly.
- Prevention of property neglect and demolition by the use of the demolition by neglect portion of the ordinance that requires owners to repair their properties before they reach such a state of disrepair that they have to be demolished.
- Detroit's local historic district ordinance and the establishment of its historic district commission allowed the city to qualify as a Certified Local Government(CLG) through the National Park Service. A CLG can apply for competitive matching grant funds to help implement preservation planning at the local level. The funds can be used for identification and evaluation of historic resources, public education, planning, and rehabilitation projects.
- Submit all application materials online to HDC Staff at [email protected] for review.
- During the review, the HDC staff will determine if review by the Commission is required.
- If it is determined that your project requires review by the Commission, you will be added to a meeting agenda to present your proposal before the Commission. The Commission regularly meets once a month on the second Wednesday of the month.
- If your project is approved, you will receive a Certificate of Appropriateness (COA), which is required in order to obtain a permit to complete the work.
This list is not all inclusive. If you do not see your project on this list, CALL THE COMMISSION!!
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Please note that all other types of work must go before the Commission at their monthly meeting.
- Gutter and downspout replacement provided that (a) quality materials like copper are not being removed and replaced, and (b) the design of gutters and downspouts closely resembles the original, and the routing of the downspouts is either the original or not so placed as to be intrusive in the design of the building, and (c) the colors meet the terms and conditions of the Detroit Historic Districts Style & Color Guide;
- Masonry cleaning, provided that the application meets the terms and conditions of the Commission's Policy on Exterior Masonry Cleaning Techniques;
- Re-roofing of an asphalt shingle roof with new asphalt shingles, provided that the shingles are of a color and texture resembling historic roofing materials used in the district and/or on the building in question, where that information is known;
- Window and/or door replacement, provided that the design and material(s) conforms with the original, and the color conforms to the Detroit Historic Districts Style & Color Guide; where the existing door or window is not original to the structure, the replacement should be compatible with the architectural design of the structure;
- Storm window and/or door installation provided that (a) mullions, muntins, and meeting rails of storm windows conform with those of the prime window, and the design of the storm door reflects the design of the prime door, and (b) if aluminum or vinyl storm windows and doors are used, the color is appropriate under the Detroit Historic Districts Style & Color Guide;
- Window or door boarding, provided that (a) the boarding up of window(s) and/or door(s) is temporary and for the protection of the building, and (b) the boarding is painted a dark color such as black or brown;
- Replacement of the fabric of existing canvas awnings, provided that the new canvas is not plastic or vinyl coated or does not appear to be so; and where the color is appropriate to the trim colors on the building;
- Antenna and satellite dish installation, provided that the design and location meets the guidelines in Historic District Commission Antenna and Satellite Dish Guidelines;
- Replacement of an existing fence provided the type, materials, and height match the existing fence, OR falls within the Fence and Hedge Guidelines;
- Replacement of an asphalt shingle roof with a wood shingle roof provided the owner or contractor can substantiate that wood shingles originally existed on the roof;
- Installation of gas or electric lamps in the tree lawn of the Indian Village Historic District, provided the lamps match the standard lamp in the district;
- Reconstruction of existing porches, provided the materials and design match the existing materials and design, and that the colors meet the Detroit Historic Districts Style and Color Guide;
- Change of paint color(s), provided the new color(s) meets the Detroit Historic Districts Style and Color Guide;
- Erection of a temporary, chain link construction fence, for a period that does not exceed nine (9) months;
- The installation of glass blocks to replace basement windows with the following conditions: a) the windows are recessed to the location of the existing basement windows; b)screening or grates are provided to cover the glass block; c) the windows are no larger than 36" wide by 24" high; and d) the openings with glass block on the front or visible from a side street shall be screened with foundation plantings that cover the windows. The installation should meet the Glass Block Installation Guidelines;
- The removal of dead, diseased or damaged trees with a written statement from a professional service or arborist;
- A change in walkway or driveway material, that matches the same width and length, and meets the districts' Elements of Design;
- Erection of a fence and/or hedges at a new location provided the type, materials and height conform to the Fence and Hedge Guidelines;
- Installation of sign at a new location provided it conforms with the Historic District Commission guidelines on Signs and Awnings;
- Erection/installation of canvas awnings for canopies at a new location, provided that the new awning or canopy is not plastic or vinyl coated or does not appear to be so; the color is appropriate to the trim colors on the building; and installation meets the terms and conditions of the Commission's Signs and Awnings Guidelines and the City of Detroit Zoning Ordinance: Article XIV. General Development Standards;
- The renewal of seasonal outdoor cafe' plans with the condition that the future application does not change from a plan that the Detroit Historic District Commission approved and no complaints were received about the seasonal outdoor cafe' plan during the previous season;
- A change in street furnishing and/or materials that does not change the location of the barrier, barrier style, and meets the Detroit Historic District's Style & Color Guide;
- Erection of temporary event tents for a period of fifteen (15) days, with one renewal per calendar year;
- Removal of landscaping that is located in close vicinity to an historic building to the extent that it is damaging/has the potential to damage the historic building;
- Installation of new cellphone antennas and associated equipment at a building rooftop provided that the new cellphone antennas and associated equipment is finished the same color of the exterior surface to which it shall be affixed and it is minimally-visible from the direct right-of-way;
- Installation of new metal or wood hand railing at existing porches under the condition that such work does not result in the removal/replacement of existing historic age fabric and the new railing is compatible in design, dimension, and finish color to existing porch's historic appearance;
- The replacement of non-historic age asphalt roof shingles with new asphalt shingles under the condition that the design, dimension, profile and color of the new/replacement asphalt shingles are compatible with the district's Elements of Design; and the building's historic appearance;
- The installation of new hand railing at porches under the condition that they are compatible to the building's historic appearance and do not result in the removal of historic fabric;
- The installation of new light fixtures under the condition that they are compatible with the building's historic appearance in scale, style and finish and meets the district's Elements of Design;
- The installation of potted/ movable plants;
- The installation of a new dumpster enclosure under the condition that the location, dimension, and materials conform to the Detroit City Code/Zoning Ordinance;
Documentation Required For Review By Historic Commission
Per Resolution 98:02, Adopted 3-11-98, Effective 6-1-98, Amended 11-14-01
NEW CONSTRUCTION / ADDITIONS (including garages)
- Photographs of the proposed site
- Scaled and/or dimensioned drawings including:
- site plan showing all changes and landscape features, including location of construction fencing if applicable;
- floor plans;
- elevations;
- sections and other details as needed;
- material samples and colors for roofing, siding, and trim;
- brochures showing materials and design for windows, doors, garage doors, exterior lighting, and fencing; and
- the time frame for the project including a start date, exterior completion date, landscaping completion date, and occupancy date.
DOOR & GARAGE DOOR REPLACEMENT (Security Doors)
- Photographs of all sides of building, including detailed photographs of the door(s) to be replaced
- A detailed description of existing doors including materials, and a statement of why repair is not possible and replacement is necessary;
- Brochures showing materials and design of doors.
PAINT COLOR CHANGE
- Samples of the proposed paint color (i.e., paint chips) and a list of locations where paint color will be applied (photographs and/or diagrams may also be used).
PORCH RECONSTRUCTION AND OTHER REPAIRS (Satellite dishes)
- Photographs of all sides of building, including detailed photographs of the existing porch and/or the proposed location of the reconstruction, etc.
- A detailed description of proposed work including:
- description of existing materials and colors;
- a description of which components will be retained or repaired;
- a statement of why the components being replaced cannot be repaired; and
- a description of the proposed replacement materials and colors.
ROOF REPLACEMENTS (Historic Roof Materials)
- Photographs of all sides of the building including detailed photographs of the roof showing its condition and features
- Material information (a brochure and/or cut sheet including the design and color of the material will suffice)
- A description of existing roofing material and color
- A detailed description of proposed work, including related work such as gutters, soffit and fascia; and
- A complete
(both pages must be submitted) which includes:
- two (2) estimates of the cost to repair the existing roof;
- two (2) estimates of the cost to replace with the same material;
- two (2) estimates of the cost to replace with new imitation of the original material (synthetic slate or tile);
- two (2) estimates of the cost for asphalt shingle replacement; and
- A letter from the owner or occupant stating why the historic roofing material needs to be replaced.
ROOF REPLACEMENTS (Non-Historic Materials)
- Photographs of all sides of the building including detailed photographs of the roof showing its condition, color, and material
- Material Information (a brochure and/or cut sheet including the design and color of the material will suffice"
- A description of existing roofing material and color (provide a sample if possible);
- A detailed description of proposed work, including related work such as gutters, soffit and fascia.
FENCE, PAVING, WALLS, LANDSCAPING INSTALLATION/REMOVAL
A completed City of Detroit Application for Building Permit;
- Photographs of all sides of the building including detailed photographs of the proposed location of the fence, etc.
- A scaled and/or dimensioned site plan showing:
- the existing lot lines;
- the existing buildings;
- the location and dimension of existing and proposed sidewalks, driveways, fencing (including height), landscape materials, and other landscape features.
- Material and color information from fencing, walls, paving (brochure/cut sheet will suffice)
- Brochure(s) showing fencing other manufactured landscape items proposed; and
- In cases of removal include a detailed justification of why item(s) need to be removed.
DEMOLITION (including partial demolitions)
- Photographs of all sides of existing building including detailed photographs of its condition and features
- Detailed justification stating why building or portion of building needs to be demolished;
- A detailed description of what will happen to the site after the demolition occurs; and
- In cases of partial demolition, include elevation showing the building and surface treatments to newly exposed walls.
- A structural assessment report of the property, completed according to the Commission's template. The assessment must be conducted by a licensed structural engineer.
SIGN INSTALLATION/REPLACEMENT
- Photographs of the proposed location(s) for the sign installation showing the existing conditions
- Scaled and dimensioned drawings of signs;
- In cases where signs will be attached to the building, include the entire building elevation;
- Color and material information (brochure and/or cut sheet including color and design of material will suffice)
- In cases of replacement, a detailed description including the colors, materials and location(s) of existing signs and justification of why the signs need to be replaced.
BUILDING CLEANING
- Photographs of all sides of the building including detailed photographs of existing conditions
- A detailed description of the cleaning method, including the names of chemicals and the pressure of any washes or application(s);
- Brochures for cleaning agents; and
- A description of the surface treatment after cleaning.
REPLACEMENT OF HISTORIC SIDING MATERIAL
- Photographs of all sides of the building including detailed photographs of the roof showing its condition, color, and material
- A brochure or other information giving the color, materials, and dimensions of the proposed replacement siding;
- A complete
(both pages must be submitted)which includes:
- written justifaction of why the historic siding material needs to be replaced;
- two (2) written estimates from different companies of the cost to repair and paint existing siding;
- two (2) written estimates for different companies for the replacement and painting of the siding in matching materials;
- two (2) written estimates from different companies for the replacement of the siding with an alternate (synthetic) material;
- detailed photographs showing deterioration of the original siding.
WINDOW REPLACEMENT (Historic Windows)
- Photographs of all sides of the building, including detailed photographs of the conditions, color, and material(s) of the existing windows
- A brochure or other information giving the color, materials, and configuration of the proposed windows;
- A completed Historic District Commission Application for Replacement of Historic Windows which includes;
- written justification of why the historic windows needed to be replaced;
- A brochure or other information giving the color, materials and configuration of the proposed windows;
- two (2) estimates from different companies of the cost to repair and paint the existing windows; and;
- Detailed photographs showing deterioration of windows interiors.;
THESE ARE THE MINIMUM REQUIREMENTS. THE Commission AND ITS STAFF RESERVES THE RIGHT TO ASK FOR ADDITIONAL INFORMATION AS AN INDIVIDUAL CASE REQUIRES.
Making Exterior Changes within Local Historic Districts
Learn about the process of making changes inside a local historic district.