Conserving historic assets and helping bring neighborhoods back. . .
The Historic Preservation Ordinance was adopted to help identity, preserve and protect properties of cultural, architectural, archeological or historical merit. Safeguarding the City's historic buildings and landmarks enhances tourism, helps stabilize communities, and provides incentives for reuse and revitalization of significant buildings and places of interest. Staff for the Historic Preservation Commission is provided from the Land Development Division. The City of Jackson is a Certified Local Government of the State of Mississippi.
Jackson's Designated Historic Assets
The City has five locally designated historic districts which are also National Register Historic Districts. These are: Belhaven Historic District, Belhaven Heights Historic District, Farish Street Historic District, Medgar Evers Neighborhood Historic District, and Morris Historic District. Thirteen individual sites have been locally designated and several of these are also on the National Register of Historic Places.
Local Government Historic Preservation Review
If property is located within a locally designated historic district or is a designated Jackson Historic Landmark, any exterior work is subject to review by the Jackson Historic Preservation Commission to insure that the special character of the historic resource is protected and enhanced. This review is done by means of Certificates of Appropriateness before work begins. The Application for Certificates of Appropriateness (COA) is available online or at Room 204 of the Hood Building, 200 S. President St. Applications must be filled out and returned on or before the stipulated deadline to be heard by the Preservation Commission. If you are applying for minor work or repair work the staff may review and issue a COA; however, major work, new construction and additions are subject to a public hearing as it relates to the design guidelines. You may present your project or have a representative speak for you. The City of Jackson Historic Preservation Ordinance provides complete details. Contact the Land Development Division for more information.
Design Guidelines for two local districts, Belhaven and Farish Street, have been developed to give an overview of the types of architectural styles found in each district and to assist homeowners and builders discern what is considered appropriate for their projects.
Copies of Design Guidelines for two local historic districts, Belhaven and Farish Street are available in room 204, of the Hood Building or you may download portions of the Belhaven Design Guidelines online.
Routine Maintenance
Routine maintenance including repair or replacement where there is no change in the design, materials, or general appearance of the structure or grounds does not require a COA. Replacement of roofs, fascia boards and a small amount of siding with identical size and type of material is an example of routine maintenance work. When applying for your building permit your project will be review by the Land Development Staff and you must sign a Letter of Compliance signifying that you intend to comply with the standards.
Minor Work
Projects categorized as minor can be reviewed and approved by staff. If the work changes or makes alterations that are significant, do not meet the guidelines, or are of a precedent-setting nature minor work projects will be referred to the Commission. Replacement of or construction of wooden fences along rear and side property lines are example of minor work.
Major Work
Work that is classified as major must be reviewed by the Historic Preservation Commission. These projects involve a change in the appearance of a structure or site, and are substantial in nature and include new construction, expansion of a building footprint, or significant changes in landscape features. After approval by the Commission, staff issues a COA and work may commence. A legal ad must be run fifteen days prior to the Commission meeting.
Local Property Tax Abatement
The City offers as tax abatement as an economic incentive for the rehabilitation of existing structures and the construction of new structures located within designated National Register and Local Historic Districts. The same financial opportunity is also available for the rehabilitation of individually listed City landmarks and National Register properties. The ad valorem tax exemption exempts property owners from paying City ad valorem taxes on the increased value of rehabilitated property.
For example an existing structure appraised for tax purposes at $60,000 that increases in tax appraised value to $90,000 would be taxed at the pre-rehabilitation assessed value of $60,000 for a period not to exceed seven (7) years upon formal approval by City Council. Local Tax Abatement Forms are available on line or in the Land Development Office.
State Incentives
Mississippi Senate Bill 3067 passed in March of 2006, provides for a state income tax credit equal to 25% of the qualified expenses of rehabilitating historic structures used for residential or business purposes. Properties do not need to be income-producing to quality for the state tax credit and only expenditures incurred after January 1, 2006 quality.
Properties eligible to receive the credits are those which are:
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individually listed in the National Register of Historic Placed,
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contributing to the significance of a National Register historic district, or
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designated as Mississippi Landmarks.
Eligible projects must meet the following criteria:
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Qualified rehabilitation expenditures must exceed: (a) $5,000 in the case of owner-occupied dwellings, or (b) 50% of the total basis in the property for non owner-occupied dwellings.
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All work must meet the Secretary of Interior's Standards for Rehabilitation.
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Only rehabilitation expenditures incurred after January 1, 2006 qualify.
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Not-for-profit entities are ineligible to receive the credits.
To qualify for the state tax credit, property owners must submit a three-part State Historic Preservation Certification Application, along with photographs, to the Mississippi Department of Archives and History. For properties that also qualify for the federal credits, the property owner must only submit the federal certification application, along with the one-page form "Statement of Intent: Mississippi State Historic Preservation Tax Credit."
It is recommended that the application be submitted for review and approval BEFORE starting work so that potential problems in the compliance with the Standards, which might jeopardize the tax credit, can be avoided.
Federal Income Tax Credits
Substantial certified rehabilitation of a certified historic structure that is to be used for commercial, industrial, agricultural, or rental residential purposes may quality for a 20% federal income tax credit. The 20% rehabilitation tax credit equals 20% of the amount spent on the rehabilitation. To quality, a building must be listed in the National Register of Historic Places or must be certified as a historic component of a National Register Historic District.
A 10% rehabilitation tax credit is available for the rehabilitation of non-historic buildings built before 1936. As with the 20% tax credit, the rehabilitation must be substantial, exceeding either $5,000 or the adjusted basis of the property, whichever is greater. The property must be depreciable and the credit applies only to buildings rehabilitated for non-residential uses. Both federal tax credits are administered by the Mississippi Department of Archives and History.
Historic Preservation Design Process
Historic Preservation Ordinance
HPC Pamphlet
Compliance Agreement
Map of Local Historic Districts
Mississippi Landmark Buildings
Related Web Sites:
Illustrated Guidelines for Rehabilitating Historic Buildings
Federal Historic Preservation Tax Incentives
National Trust for Historic Preservation
For More Information Contact:
Biqi Zhao
200 S. President St., Room 204
Jackson, MS 39205
