HomeMy Public PortalAbout10.30.2002 Special MeetingNotice of Special Meeting
The Hillsborough Planning Board will hold a Special Meeting on Wednesday, October 30, 2002
to discuss changes to the proposed Prevention of Demolition by Neglect amendment to the
Zoning Ordinance. The meeting will begin at 7:00 PM and be held in the Hillsborough Town
Barn at 101 East Orange Street. The meeting is open to the public.
Margaret A. Hauth, AICP
101 East Orange Street • P.O. Box 429 • Hillsborough, North Carolina 27278
919-732-1270 • Fax 919-644-2390
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NR Criteria
North Carolina
State I liston',c Preservation . :
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NATIONAL REGISTER FACT SHEET 2
Page 1 of 4
NATIONAL REGISTER CRITERIA FOR EVALUATION
The following criteria are designed to guide the states, federal agencies, and the Secretary of
the Interior in evaluating potential entries for the National Register.
The quality of significance in American history, architecture, archaeology, and culture is
present in districts, sites, buildings, structures, and objects that possess integrity of location,
design, setting, materials, workmanship, feeling, and association, and:
A. that are associated with events that have made significant contribution to the broad
patterns of our history; or
B. that are associated with the lives of persons significant in our past; or
C. that embody the distinctive characteristics of a type, period, or method of construction,
or that represent the work of a master, or that possess high artistic values, or that represent a
significant and distinguishable entity whose components may lack individual distinction; or
D. that have yielded, or may be likely to yield, information important in prehistory or
history.
Criteria Considerations (Exceptions): Ordinarily cemeteries, birthplaces, or graves of
historical figures, properties owned by religious institutions or used for religious purposes,
structures that have been moved from their original locations, reconstructed historic
buildings, properties primarily commemorative in nature, and properties that have achieved
significance within the past 50 years shall not be considered eligible for the National
Register. However, such properties will qualify if they are integral parts of districts that do
meet the criteria or if they fall within the following categories:
A. a religious property deriving primary significance from architectural or artistic
distinction or historical importance; or
B. a building or structure removed from its original location but which is significant
primarily for architectural value, or which is the surviving structure most importantly
associated with a historic person or event; or
C. a birthplace or grave of a historical figure of outstanding importance if there is no other
http://www.hpo.dcr.state.nc.us/criteria.htrn 10/30/2002
NR Criteria Page 2 of 4
appropriate site or building directly associated with his or her productive life; or
D. a cemetery that derives its primary significance from graves of persons of transcendent
importance, from age, from distinctive design features, or from association with historic
events; or
E. a reconstructed building when accurately executed in a suitable environment and
presented in a dignified manner as part of a restoration master plan, and when no other
building or structure with the same association has survived; or
F. a property primarily commemorative in intent if design, age, tradition, or symbolic value
has invested it with its own historical significance; or
G. a property achieving significance within the past 50 years if it is of exceptional
importance.
APPLYING THE CRITERIA
The two principal issues to consider in determining eligibility for the National Register are
"significance" and "integrity."
A property may have "significance" for association with important events or patterns of
history (criterion A); for association with an important historical figure (criterion B); as an
important example of period architecture, landscape, or engineering (criterion C); or for the
information it is likely to yield (criterion D, applied to archaeological sites and districts, and
sometimes applied to certain types of structures). A National Register nomination must
demonstrate how a property is significant in at least one of these four areas. For properties
nominated under criterion A, frequently cited areas of significance are agriculture,
community planning and development, social history, commerce, industry, politics and
government, education, recreation and culture, and others. For technical reasons, criterion B
(significant person) nominations are rare. Criterion C (architecture) is cited for most, but not
all, nominations of historic buildings. Archaeological sites are always nominated under
criterion D, but may also have significance under one or more of the other three criteria.
Properties are nominated at either a local, state, or national level of significance depending
on the geographical range of the importance of a property and its associations. The level of
significance must be justified in the nomination. The majority of properties (about 70%) are
listed at the local level of significance. The level of significance has no effect on the
protections or benefits of listing.
Besides meeting one or more of the above criteria, a property must also have "integrity" of
"location, design, setting, materials, workmanship, feeling, and association." This means
that the property must retain enough of its historic physical character (or in the case of
archaeological sites, intact archaeological features) to represent its historic period and
associations adequately.
All properties change over time, and in some cases past alterations can take on historical
significance in their own right. The degree to which more recent, incompatible, or non -
historic alterations are acceptable depends on the type of property, its rarity, and its period
and area of significance. Buildings with certain types of alterations are usually turned down
http://www.hpo.der.state.nc.us/criteria.htm 10/30/2002
NR Criteria
Page 3 of 4
by the National Register Advisory Committee. For example, 19th and early 20th century
wood frame buildings that have been brick veneered in the mid -20th century are routinely
turned down for loss of historic integrity.
Criteria Exceptions
The criteria exclude birthplaces and graves of historical figures, cemeteries, religious
properties, moved buildings, reconstructions, commemorative properties, and properties
less than 50 years old, with certain exceptions. The following exceptions are sometimes
encountered:
Historic churches that retain sufficient architectural integrity can usually be successfully
nominated under criterion C (architecture), sometimes together with criterion A for social or
religious history.
Cemeteries may sometimes successfully be nominated under criterion C when they retain
important examples of historic stone carving, funerary art, and/or landscaping, and they also
may be eligible under criterion A or criterion D. However, both the National Register
Advisory Committee and the National Register have turned down nominations of graves
when the historical importance of the deceased is the sole basis for the nomination. The
National Register was created primarily to recognize and protect historic places and
environments that represent how people lived, worked, and built in the historic past. Human
burials are recognized and protected under other laws and programs.
Moved buildings may sometimes be successfully nominated under criterion C for
architecture when they remain in their historic communities and the new setting adequately
replicates the original setting. The point to remember is that the program is called the
National Register of Historic Places, not Historic Buildings or Historic Things, because
significance is embodied in locations and settings as well as in the structures themselves.
Buildings moved great distances, buildings moved into incompatible settings (such as a
farmhouse moved into an urban neighborhood or a downtown residence moved to a
suburb), and collections of buildings moved from various locations to create a pseudo -
historic "village" are routinely turned down. In some cases, the relocation of a historic
building to a distant or incompatible setting may be the last and only way to save it, and
such an undertaking may be worthwhile. However, sponsors of such a project must
understand that the property subsequently may not be eligible for the National Register.
If a property is less than 50 years old, it can be nominated only if a strong argument can be
made for exceptional significance. For example, Dorton Arena on the State Fairgrounds was
completed in 1953. It was successfully nominated to the National Register in 1973 as one of
the most important examples of modernism in post -WWII American architecture.
National Register in N.C. Home Page
Return to N.C. State Hsforic Pres---Officervation Home Page
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Office of A6-chivesand. History Hoe Page
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RLSIORAt.JONS 10ORL-WES WAWSSIO S t'UBLICA.110 S lLATURLS LINKS
http://www.hpo.dcr.state.nc.us/criteria.htin 10/30/2002
7/23/02 public hearing copy
AN ORDINANCE AMENDING THE ZONING ORDINANCE
OF THE TOWN OF HILLSBOROUGH
THE BOARD OF COMMISSIONERS OF THE TOWN OF HILLSBOROUGH ORDAINS:
Section 1. Section 21 of the Hillsborough Zoning Ordinance is hereby amended by adding
Section 21.7 as follows:
21.7 Prevention of Demolition by Neglect
21.7.1 Intent
The purpose of this ordinance is to permit the Town of Hillsborough, through its Historic District
Commission and its Planning Department, to protect its historic architectural resources by
intervening when a significant resource is undergoing demolition by neglect.
Demolition by neglect is defined as a situation in which a property owner allows the condition of
improved a property located in the Historic District to suffer such deterioration, potentially
beyond the point of repair, as to threaten the historic character of the property or the district.
A significant resource, as the term is used in this ordinance, is defined as any property, structure
or architectural resource which was designated as "contributing" in the Hillsborough Historic
District's nomination to the National Register of Historic Places, or in the Hillsborough Historic
District Architectural Inventory of 1996, or which has gained significance in the intervening
period.
21.7.2 Standards
The exterior features of any building or structure found to have significance (as the term is
defined above) located within the Historic Overlay District shall be preserved by the owner or
such other person who may have legal possession, custody, and control thereof against decay and
deterioration and kept free from structural defects. The owner, or other person having such legal
possession, custody, and control, shall upon written request by the Town stabilize or repair such
exterior features if they are found to be deteriorating, or if their condition is contributing to
deterioration of the property or the district, including but not limited to any of the following
defects:
(a) Deterioration of exterior walls, foundations, or other vertical support that causes
leaning, sagging, splitting, listing, or buckling.
(b) Deterioration of flooring or floor supports, roofs, or other horizontal members that
causes leaning, sagging, splitting, listing, or buckling.
(c) Deterioration of external chimneys that causes leaning, sagging, splitting, listing, or
buckling.
(d) Deterioration or crumbling of exterior plasters or mortars.
(e) Ineffective waterproofing of exterior walls, roofs, and foundations, including broken
windows or doors. ,
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(f) Defective protection or lack of weather protection for exterior wall and roof
coverings, including lack of paint, or weathering due to lack of paint or other
protective covering.
(g) Rotting, holes, and other forms of decay.
(h) Deterioration of exterior stairs, porches, handrails, window and door frames,
cornices, entablatures, wall facings, and architectural details that causes delamination,
instability, loss of shape and form, or crumbling.
(i) Deterioration of contributing fences, gates, and accessory structures.
(j) Deterioration that has a detrimental effect upon the special character of the district as
a whole or the unique attributes and character of the significant structure within the
Historic Overlay District.
(k) Deterioration of any exterior feature so as to create or permit the creation of any
hazardous or unsafe conditions to life, health, or other property.
21.7.3 Procedure for Enforcement
a) Any citizen who believes demolition by neglect is occurring with respect to any
particular property in the Historic District may make a written complaint to the
Planning Department. Such a complaint must include a clear description of the
property and the nature of the deterioration claimed to constitute demolition by
neglect.
b) The Planning Department staff will conduct a preliminary investigation and prepare a
staff report of each site for which it has received a complaint. The Planning
Department staff member who makes the preliminary investigation may consult, at
his discretion, with professionals including, but not limited to: architects, landscape
architects, engineers, building inspectors and historic preservationists.
c) If the Planning Department staff finds that the complaint has a basis in fact, it will
notify the property owner that a complaint and staff report will be brought before the
Historic District Commission in no fewer than 30 days. If the preliminary
investigation does not substantiate the complaint, the complaint is resolved and no
further action will be taken.
d) The Planning Department staff will forward the complaint and staff report to the
Historic District Commission at its next regularly scheduled meeting after the 30 days
in subsection c has elapsed.
e) The Historic District Commission will review complaints and staff reports.
f) If the Historic District Commission finds that the complaint may have merit, it may,
at its own discretion, file a petition listing specific defects with the Planning Director
directing the Planning Director or a designee to act under the following procedures to
require the correction of deterioration or making of repairs to significant structure
located within the Historic Overlay District so that such structure shall be preserved
and protected
g) Whenever a petition is filed with the Planning Director, a Planning Department staff
member shall issue and cause to be served upon the owner and/or such other person
who may have legal possession, custody, and control thereof, as the same may be
determined by reasonable diligence, a written finding stating that the Historic District
Commission has reason to believe that the property is undergoing demolition by
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neglect, identifying the specific condition(s) at the property which have led to that
determination, and containing a notice that a hearing will be held before the Planning
Director at a place within the Town not less than thirty (30) nor more than forty-five
(45) days after the serving of such order; that the owner and/or parties in interest shall
be given a right to answer AND to give testimony at the hearing; that the Historic
District Commission shall also be given notice of the hearing; and that the rules of
evidence prevailing in courts of law or equity shall not be controlling in hearings
before the Planning Director. The purpose of the hearing is to receive evidence
concerning the charge of deterioration and to ascertain whether the owner and/or
other parties in interest wishes to file a claim of economic hardship with the Historic
District Commission.
h) If after such finding and hearing, the Planning Director determines that the structure is
undergoing demolition by neglect because it is deteriorating, or if its condition is
contributing to deterioration, the Planning Director shall state in writing the findings
of fact in support of such determination and shall issue and cause to be served upon
the owner and/or other parties in interest therein an order to repair within a time to be
specified in the written decision those elements of the structure that are deteriorating,
contributing to deterioration, or deteriorated. The Owner and/or other party in interest
shall have ten (10) business days from the date of the Planning Director's written
order within which to file with the Historic District Commission a written petition for
a claim of undue economic hardship. In the event that the owner and/or other parties
in interest wish to petition for a claim of undue economic hardship, the Planning
Director's order shall be stayed until after the Historic District Commission's
determination in accordance with the procedures of this code, except as provided in
the Section Other Town Powers.
i) Any improvements to the property, approved plans for improvements, or other
arrangements to bring the property into compliance agreed upon by the property
owner and the Planning Director or Historic District Commission will stay all
proceedings under this section.
j) Properties with approved Certificates of Appropriateness for work or demolition will
not be subject to enforcement action under this section.
21.7.4 Methods of Service
Complaints or orders issued by the Planning Department staff shall be served upon persons either
personally or by registered or certified mail; but if the whereabouts of such persons are unknown
and the same cannot be ascertained by Planning Department staff in the exercise of reasonable
diligence, and Planning Department staff shall make an affidavit to that effect, stating the steps
taken to determine and locate the persons in interest, then the serving of such complaint or order
may be made by publishing the same once each week for two (2) successive weeks in a
newspaper generally circulated within the Town. Where such service is by publication, a notice
of the pending proceedings shall be posted in a conspicuous place on the premises thereby
affected.
21.7.5 Safeguards from Undue Economic Hardship
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Undue economic hardship is defined as the property owner's financial inability to make the
repairs specified in Section 21.7.3.h. A claim of undue economic hardship must be made, in
writing, by filing a request for such a determination with the Planning Department within the
time period specified for in Section 21.7.3.h. The determination of undue economic hardship will
be made by the Historic District Commission on a case by case basis.
When a claim of undue economic hardship is made owing to the effects of this article, Planning
Department staff shall notify the Commission within five (5) business days following the
Planning Department's receipt of the written request for a determination of undue hardship. The
Commission shall at its next regular meeting, schedule a hearing on the request within the
limitations of its procedures for application deadlines.
The petitioner shall present the information provided under subsection (a) below to the
Commission at or prior to the hearing. The Commission may require that an owner and/or parties
in interest furnish such additional information as the Commission may reasonable conclude is
relevant to its determination of undue economic hardship, and may, in its sole discretion, hold
the hearing open or close the hearing and allow the owner or party in interest a reasonable period
of time (to be established by the Commission) to furnish the requested additional information.
The Commission may direct its staff to furnish additional information, as the Commission
believes is relevant. The Commission shall also state which form of financial proof it deems
relevant and necessary to a particular case.
In the event that any of the required information is not reasonably available to the owner and/or
parties in interest and cannot be obtained by the owner, the owner shall describe the reasons why
such information cannot be obtained.
(a) When a claim of undue economic hardship is made owing to the effects of this article,
the owner and/or parties in interest must provide evidence during the hearing upon the
claim, describing the circumstances of hardship. The minimum evidence shall include
for all property:
(1) Nature of ownership (individual, business, or nonprofit) or legal possession,
custody, and control.
(2) Financial resources of the owner and/or parties in interest.
(3) Cost of repairs.
(4) Assessed value of the land and improvements.
(5) Real estate taxes for the previous two (2) years.
(6) Amount paid for the property, date of purchase, and party from whom
purchased, including a description of the relationship between the owner and
the person from whom the property was purchased, or other means of
acquisition of title, such as by gift or inheritance.
(7) Annual debt service, if any, for previous two (2) years.
(8) Any listing of the property for sale or rent, price asked, and offers received,
if any.
For income-producing property:
(9) Annual gross income from the property for the previous two (2) years.
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(10) Itemized operating and maintenance expenses for the previous two (2) years,
including proof that adequate and competent management procedures were
followed.
(11) Annual cash flow, if any, for the previous two (2) years.
(b) Within sixty (60) days. of the Commission's hearing on the claim, the Commission
shall make a determination of undue or no undue economic hardship and shall enter
the reasons for such finding into the record. In the event of a finding of no undue
economic hardship, the Commission shall report such finding to the Planning
Department staff, and the Planning Department staff shall cause to be issued an order
for such property to be repaired within the time specified.
(c) In the event of a finding of undue economic hardship, the finding shall be
accompanied by a recommended plan to relieve the economic hardship. This plan
may include, but is not limited to, property tax relief as may be allowed under North
Carolina law, loans or grants from the Town, the County, or other public, private, or
nonprofit sources, acquisition by purchase or eminent domain, building code
modifications, changes in applicable zoning regulations, or. relaxation of the
provisions of this article sufficient to mitigate the undue economic hardship. The
Commission shall report such finding and plan to the Planning Department staff. The
Planning Department staff shall cause to be issued an order for such property to be
repaired within the time specified, and according to the provisions of the
recommended plan.
21.7.6 Appeals
Findings made by the Planning Director or by the Commission may be appealed to the Board of
Adjustment. To perfect such an appeal, a written application must be filed by an aggrieved party
with the Board of Adjustment within ten (10) business days following receipt of the order for
repair of the property or determination. Appeals shall be in the nature of certiorari (review of a
quasi-judicial decision) such that the Board of Adjustment may review the record of the
proceedings before the Planning Director or the Commission (as the case may be) to ensure that
all procedures required by this ordinance have, been followed, and to ensure that the decision
appealed from is supported by competent evidence in the record. However, the Board of
Adjustment may not substitute its judgment for that of the Planning Director or the Historic
District Commission unless it concludes that either (i) there has been a procedural error which
has resulted in prejudice to the appellant or (ii) there is no competent evidence in the record to
support the decision. In the event that there is competent evidence in the record which supports
the decision appealed from and competent evidence in the record against the decision, the Board
of Adjustment may not reverse the decision.
21.7.7 Other Town Powers
Nothing contained within this article shall diminish the Town's power to declare an unsafe
building or a violation of the minimum housing code.
21.7.8 Penalties and Remedies
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Enforcement of this article may be by any one (1) or more of the following methods, and the
institution of any action under any of these methods shall not relieve any party from any other
civil or criminal proceeding prescribed for violations and prohibitions.
(a) Equitable Remedy The Town may apply for any appropriate equitable remedy to
enforce the provisions of this article.
(b) Order of Abatement The Town may apply for and the court may enter an order of
abatement. An order of abatement may direct that improvements or repairs be made,
or that any other action be taken that is necessary to bring the property into
compliance with this article. Whenever the party is cited for contempt by the court
and the Town executed the order of abatement, the Town shall have a lien, in the
nature of a mechanic's and materialman's, on the property for the cost of executing
the order of abatement.
(c) Civil Penalty No civil penalty shall be levied unless and until the -Planning
Department shall deliver a written notice by personal service or by registered mail
or by certified mail, return receipt requested, to the person responsible for each
violation indicating the nature of the violation and ordering corrective action. The
notice shall also set forth the time period when corrective measures must be
completed. The notice shall state that failure to correct the violation within the
specified time period will result in the assessment of civil penalties and other
enforcement action. If after the allotted time period has expired and after the hearing
of an appeal if any by the Board of Adjustment, corrective action has not been
completed, a civil penalty shall be assessed in the amount of one hundred dollars
($100.00) per day of continuing violation.
Section 2. All provisions of any town ordinance in conflict with this ordinance are repealed.
Section 3. This ordinance shall become effective upon adoption.
The foregoing ordinance having been submitted to a vote, received the following vote and
was duly this day of 2002.
Ayes:
Noes:
Absent or Excused:
Donna F. Armbrister, Town Clerk
7/23/02 public hearing copy Jim's suggestions 10/29/02
AN ORDINANCE AMENDING THE ZONING ORDINANCE
OF THE TOWN OF HILLSBOROUGH
THE BOARD OF COMMISSIONERS OF THE TOWN OF HILLSBOROUGH ORDAINS:
Section 1. Section 21 of the Hillsborough Zoning Ordinance is hereby amended by adding
Section 21.7 as follows:
21.7 Prevention of Demolition by Neglect
21.7.1 Intent
The purpose of this ordinance is to permit the Town of Hillsborough, through its Historic District
Commission and its Planning Department, to protect its historic architectural' resources by
intervening when a significant resource is undergoing demolition by neglect.
Demolition by neglect is defined as a situation in which a property owner allows the condition of
improved a property located in the Historic District to suffer such deterioration, potentially
beyond the point of repair, as to threaten the histo ii^ oehwar ,.te - of the prep A er the digt ' * the
structural integrity of the structure or its relevant architectural detail such that the structure and
its character may potentially be lost to current and future generations.
A significant resource, as the term is used in this ordinance, is defined as any property, structure
or architectural resource which was designated as "contributing" in the Hillsborough Historic
District's nomination to the National Register of Historic Places, or in the Hillsborough Historic
District Axchitectural Inventory of 1996, or which has gained significance in the intervening
period.
21.7.2 Standards
The exterior features of any building or structure found to have significance (as the term is
defined above) located within the Historic Overlay District shall be preserved by the owner or
such other person who may have legal possession, custody, and control thereof against decay and
deterioration and kept free from structural defects. The owner, or other person having such legal
possession, custody, and control, shall upon written request by the Town stabilize or repair such
exterior features if they are found to be deteriorating, or if their condition is contributing to
deterioration of the property or the district, including but not limited to any of the following
defects:
(a) Deterioration of exterior walls, foundations, or other vertical support that causes
leaning, sagging, splitting, listing, or buckling where such condition threatens the
structural integrity of the structure..
(b) Deterioration of flooring or floor supports, roofs, or other horizontal members that
causes leaning, sagging, splitting, listing, or buckling where such condition threatens
the structural integrity of the structure.
(c) Deterioration of external chimneys that causes leaning, sagging, splitting, listing, or
buckling where such condition threatens the structural integrity of the chimney.
7/23/02 public hearing copy Jim's suggestions 10/29/02
(d) Deterioration or crumbling of exterior plasters or mortars where there is evidence that
such condition has allowed deterioration of structural elements that threaten the
structure's integrity.
(e) Ineffective waterproofing of exterior walls, roofs, and foundations, including broken
windows or doors where there is evidence that such condition has allowed
deterioration of structural elements that threaten the structure's integrity.,
(f) Defective protection or lack of weather protection for exterior wall and roof
coverings, including lack of paint, or weathering due to lack of paint or other
protective covering: where there is evidence that such condition has allowed
deterioration of structural elements that threaten the structure's integrity.
(g) Rotting, holes, and other forms of decay_: where there is evidence that such condition
has allowed deterioration of structural elements that threaten the structure's integrity.
(h) Deterioration of exterior stairs, porches, handrails, window and door frames,
cornices, entablatures, wall facings, and architectural details that causes delamination,
instability, loss of shape and form, or crumbling where there is the possibility that the
architectural details will be totally lost or destroyed.-
(i) Deterioration of contributing feaGes, gates' and accessory structures.
Historic. Overlay District
life,(k) Deterioration of any exterior- &ature so as te create or- pe�rmit the, Gr-eation of a%r
health,
21.7.3 Procedure for Enforcement
a) Any citizen who believes demolition by neglect is occurring with respect to any
particular property in the Historic District may make a written complaint to the
Planning Department. Such a complaint must include a clear description of the
property and the nature of the deterioration claimed to constitute demolition by
neglect.
b) Upon the receipt of 2 (5?) complaints within a calendar year for the same structure,
tThe Planning Department staff will conduct a preliminary investigation and prepare a
staff report of each site for which it has received a complaint. The Planning
Department staff member who makes the preliminary investigation may consult, at
his discretion, with professionals including, but not limited to: architects, landscape
architects, engineers, building inspectors and historic preservationists.
c) If the Planning Department staff finds that the complaint has a basis in fact, it will
notify the property owner that a complaint and staff report will be brought before the
Historic District Commission in no fewer than 30 days. (The notification to the
owner needs to include: 1. Steps in the process 2. how the owner can resolve the
issue immediately 3. list of financial sources. The owner needs to have an
opportunity at this point to resolve the issue ..... If the preliminary investigation does
not substantiate the complaint, the complaint is resolved and no further action will be
taken.
17.0 Architectural Inventory
The Historic District Commission shall cause an architectural inventory of the resources within the
historic district to be created and updated as part of their on-going responsibilities. The inventory shall
designate resources as either being "contributing" or "non-contributing" to the character of the Historic
District.
The inventory shall be prepared by an architectural historian and directly related to the National
Register Nomination for the historic district created and accepted to the National Register in 1973. If
the Nomination is updated, the inventory shall also be updated to reflect any relevant changes. In the
case of a nomination update, or when the Commission believes that significant changes to the district
have occurred, the Commission will cause a comprehensive update of the inventory to be preformed.
The Nomination establishes a "period of significance" for the district. This is the period of history
during which Hillsborough was important to the history of the state and during which its own
development was active. Structures built within this period of significance are those that contribute to
the historic character and illustrate the history of town. Occasionally, structures built outside the
period of significance will be included as "contributing" if they demonstrate nearly identical
construction methods, materials, and craftsmanship to those used in Hillsborough in the earlier period.
17.1 Changes to the Inventory
The National Register Criteria for Evaluation shall be used in reviewing any proposed changes to the
inventory.
Structures may be added as "contributing" if new evidence about the construction of a resource is
discovered, original construction material is uncovered and restored during a renovation, new evidence
about the history of a resources or its relationship to events is discovered, or other documented
evidence that allows the resource to meet one of the four criteria is discovered. Structures will not
automatically be added to the inventory because they have reached 50 years of age until those
structures are related to Hillsborough's period of significance by an amendment to the Hillsborough
National Register Nomination.
Structures may become "non-contributing" if new evidence about the construction of a resource is
discovered, original construction material is removed, destroyed or covered, new evidence about the
history of a resources or its relationship to events is discovered, or other documented evidence that no
longer allows the resource to meet one of the four criteria is discovered
Structures demolished since the last up -date shall be noted as to the date they were demolished, but not
removed from the inventory.
17.2 Updating the Inventory
The Planning staff shall review the inventory every five years for accuracy and updating. The Criteria
for Listing on the National Register will be used to determine if the significance of any structures has
changed.
The Planning staff shall report to the Historic District Commission any changes they recommend to the
inventory. The Commission will consider each change individually and consider any additional
information provided by Commission members. Any changes to the inventory must be approved by a
majority vote of the Commission. Within 30 days of the vote of the Commission to change the
inventory, staff shall make changes to the official inventory and other copies available for public
review.
Margaret A. Hauth
From: Joel Brinkley Poel.Brinkley@sas.com]
Sent: Wednesday, October 30, 2002 2:54 PM
To: margaret.hauth@hillsboroughnc.org
Subject: FW: Revised Ordinance
Unfortunately I will not be able to attend either. David's summary is a pretty good reflection of my
opinions also.
Joel Brinkley
-----Original Message -----
From: David B Daniel [mailto:ddaniel@idih-architects.com]
Sent: Wednesday, October 30, 2002 12:55 PM
To: Jim Boericke; "Bryant Warren' (E-mail)'; 'Cannie Lloyd (E-mail); 'Cathy Carroll (E-mail)'; 'Chris
Quinn (E-mail); 'Holden Richards (E-mail)'; Joel Brinkley; 'Kelly Hopper (E-mail)'; 'Margaret Hauth (E-
mail)'; 'Matthew C. ' 'Farrelly (E-mail)'; "Paul Newton' (E-mail)'; 'Rick Brewer (E-mail)'
Subject: RE: Revised Ordinance
Greetings to All,
I unfortunately cannot make the meeting scheduled for tonight to discuss the DBN ordinance. I hate
to miss, but I've got work commitments that have made it impossible.
The intent of the ordinance is clear, some of the text may need massaging, but the important thing is
to be sure that the houses or their components are not lost to neglect. Many homes are significant
not strictly because of their age, but also because of the specific details that are found in the home.
As you recall, I thought that the ordinance was ready as written for adoption. Changes to the
ordinance to address concerns should be made with the intent in mind, because the intent is very
different from the Minimum Housing Code. Minimum housing code could not make the owner of a
property repair items that contribute to the home's overall significance, where this ordinance could.
I wish I could be there tonight.
David
-----Original Message -----
From: Jim Boericke [mailto:Jim.Boericke@sas.com]
Sent: Tuesday, October 29, 2002 12:37 PM
To: 'Bryant Warren' (E-mail); Cannie Lloyd (E-mail); Cathy Carroll (E-mail); Chris Quinn (E-mail);
David Daniel (E-mail); Holden Richards (E-mail); Jim Boericke; Joel Brinkley (E-mail); Kelly Hopper
(E-mail); Margaret Hauth (E-mail); Matthew C. "Farrelly (E-mail); 'Paul Newton' (E-mail); Rick Brewer
(E-mail)
Subject: Revised Ordinance
To Al I,
In preparation for our meeting Wednesday at 7:00 to continue our discussion of the demolition by
neglect ordinance, I have made a pass at addressing some of the wording issues.
It has been a concern that by including phrases like "preserving the historic character" in the text of
the ordinance, that there is an implied qualification test to see if the ordinance applies based on that