Memphis Historic District Alteration Review Process
In Memphis, Tennessee, owners and applicants proposing exterior changes in locally designated historic districts must follow the city review process to obtain approval before work begins. This article explains typical steps—staff-level review, Certificate of Appropriateness applications, public notice and Landmark Commission hearings—what to submit, where to find forms, and how enforcement and appeals work under Memphis municipal authority. It links to the citys official historic preservation resources and code for further verification and forms.[1]
Overview of the Review Process
The alteration review generally distinguishes between staff-level administrative approvals for minor changes and Commission review for major work or demolition. Applicants should check whether the project requires a Certificate of Appropriateness (COA) and whether local design guidelines apply. Project review commonly involves:
- Determining if the property is in a locally designated historic district or landmark.
- Preparing drawings, photographs, and materials descriptions for the application.
- Submitting the COA application and materials to Planning & Development for intake and staff review.
- If applicable, attending the Memphis Landmarks Commission hearing for final determination.
Penalties & Enforcement
Enforcement of historic district controls is carried out through the citys enforcement procedures under the municipal code and by Planning & Development and the Landmarks Commission. Specific penalties, fines, and escalation measures are set out in the citys ordinances and enforcement rules; where the cited pages do not list numeric fines or ranges, this article notes that those amounts are not specified on the cited page.[2]
- Monetary fines: not specified on the cited page.
- Escalation for repeat or continuing violations: not specified on the cited page.
- Non-monetary orders: stop-work orders, restoration or mitigation orders, and injunctions or court actions may be used.
- Enforcer: City of Memphis Planning & Development and the Memphis Landmarks Commission; inspection and complaint pathways are available via official city contacts.[3]
- Appeals and review: procedures and time limits for appealing a Commission decision are governed by the municipal code or Commission rules; exact appeal periods are not specified on the cited page.
Applications & Forms
The usual application is a Certificate of Appropriateness (COA) or similar historic review application. The city publishes guidance and intake instructions on its historic preservation pages; specific application form names, filing fees, payment methods, and deadlines should be confirmed on the official application page or by contacting Planning & Development. The cited historic preservation pages provide forms and guidance links where available.[1]
Typical Review Timeline & Public Notice
Timelines can include staff review periods, hearing schedules, public notice publication, and Commission meeting cycles. Exact review deadlines and statutory review periods vary by application type and are specified in ordinance or Commission rules when published; where a numeric timeline is not listed on the cited page, it is noted as not specified on the cited page.
- Public notice and hearing scheduling: check the Landmarks Commission calendar.
- Staff-level administrative review windows: check application guidance for timing.
- Opportunity for neighbor comments prior to Commission hearings.
Common Violations
- Unauthorized demolition or removal of historic features.
- Exterior alterations made without a required COA.
- Failing to comply with Commission conditions or restoration orders.
FAQ
- What is a Certificate of Appropriateness?
- A COA is the city application and approval that authorizes alterations in a locally designated historic district or to a landmark property; check the official COA application for required materials and filing instructions.[1]
- How long does review take?
- Review time depends on whether the project is staff-level or requires Commission review; exact statutory review periods are not specified on the cited pages and should be confirmed with Planning & Development.[2]
- How do I appeal a Commission decision?
- Appeal procedures are governed by the municipal code and Commission rules; specific filing deadlines and appeal routes should be verified on the code or Commission procedural pages.[2]
How-To
- Confirm district or landmark status for the property on the city historic preservation page.
- Gather drawings, photographs, materials samples, and a project narrative describing proposed work.
- Complete and submit the COA application and required attachments to Planning & Development per the citys instructions.[1]
- Attend any required administrative review or Landmarks Commission hearing and provide additional requested information.
- If approved, obtain required building permits and pay any applicable fees as directed by the permit office.
- If denied, review appeal instructions in the municipal code or request a rehearing where permitted.
Key Takeaways
- Check historic district status before planning exterior work.
- Submit complete COA applications to avoid delays and possible enforcement.
- Contact Planning & Development or the Landmarks Commission early for guidance.
Help and Support / Resources
- City of Memphis Historic Preservation
- Memphis Code of Ordinances (Municode)
- City of Memphis Planning & Development