Frequently Asked Questions About the HDC

Who needs to come before the Historic District Commission and for what?
Prior to start of work and/or issuance of a building permit, individuals must present detailed plans to the HDC for any work that that affects the exterior appearance of structures, sites, signage, or open spaces within the historic district. Before an application is accepted for consideration, the HDC requires plans and elevations as deemed necessary showing the extent of the proposed change to the structure, including signage, and also showing its relation to adjacent district buildings. The HDC reviews structural heights, mass arrangements, texture, and proposed building materials. The City of Mason Director of Planning/Zoning offers consultative assistance with applicants in the preparation of an application.

Where does the HDC draw the line for projects in the historic district?
Work that is construed to be ordinary maintenance or repair of a building in the historic district to its original specifications is not reviewed by the HDC. It is assumed that such maintenance or repair does not alter the exterior features of the building. Projects that go beyond maintenance and repair fall under the jurisdiction of the HDC. Questions related to the appropriateness of HDC review can be answered by the City of Mason, Director of Planning/Zoning.

What is the process for approval?
Applicants can pick up an application at City Hall, City of Mason or download an application from this web site (click here). You can write or telephone City Hall and request that a copy be sent to you by mail. The telephone number is 517-676-9155 and the address is 201 Ash St., Mason, MI 48854. Fill out the application in its entirety and address the applicable issues. Include a complete description, drawing, photos, materials lists and building materials brochures or samples that will help the HDC in its review and deliberations. The HDC will meet within 30 days after the Director of Planning/Zoning has accepted the application as complete.

Once a HDC meeting is scheduled, it is strongly encouraged that applicants attend in order to present their proposal and respond to questions posed by commissioners. By not attending, applicants run the risk of encountering delays in the approval process if HDC members have unresolved issues concerning the application. Once the proposal is approved, the HDC issues a certificate of appropriateness that is signed by the chair, attached to the permit application, and immediately referred to the Director of Planning/Zoning for issuance of the permit.

What standards does the HDC use to evaluate applications?
The HDC is required to apply the Secretary of the Interior's Standards for Rehabilitation of Historic Buildings. The Secretary of the Interior has published Guidelines based on the Standards that may be helpful in considering changes to a historic building (Preservation Publications at www2.cr.nps.gov/tps/tpscat.htm). The HDC has also adopted local guidelines that apply in the City of Mason. The local policies and guidelines interpret the federal standards on issues that occur frequently in Mason. Both the federal and local standards are available at City Hall.

What happens if the HDC denies approval of an application?
The HDC works as a community resource to assist owners within the historic district. It is unlikely that an applicant meeting the guidelines established by the HDC will be denied. When differences in interpretation result in a denial of approval by the HDC, applicants have a right of appeal. Such an appeal goes before the State Historic Preservation Review Board. There are few appeals because most concerns are resolved between the HDC and applicants. Consult with the Director of Planning/Zoning for more details concerning an appeal to the State.

What happens if I ignore the HDC and move ahead without its approval?
When work has been done without a permit and the HDC finds that the work does not qualify for a certificate of appropriateness, the commission may require the owner to restore the building to its original state before the inappropriate work was done or to modify the project so that it qualifies for a certificate of appropriateness. If the owner does not comply with the restoration or modification requirement within a reasonable time, the HDC may seek an order from the Circuit Court to require the owner to restore the building to its former condition or to modify the project so that it qualifies for a certificate of appropriateness.