Demolition Review Bylaw

Documents

• Proposed bylaw draft
• Flow Chart
• Historical Significance Checklist

Frequently Asked Questions

Q: What is a Demolition Review Bylaw?

A: Per the Massachusetts Historical Commission, a Demolition Review does not prevent demolition. It allows for a pause in the demolition process for the Applicant and Historical Commission to consider alternatives including but not limited to preservation, restoration, rehabilitation, relocation and documentation of the existing structure. 

Q: Why does it apply to homes built before 1970?

A: It captures a period of time that aligns with the 1962 2-acre zoning changes that helped shape the town of Carlise as we think of it today.

The age of a structure is part of the evaluative criteria used by the National Register of Historic Places. The criteria of built before 1970 ensures that all significant architectural styles, including contemporary and mid-century modern architecture, are given the same chance of preservation. 

Q: Why 12 months for the Review Period?

A: This gives the Applicant and the Historical Commission sufficient time to explore alternatives to demolition, including preservation, restoration, rehabilitation, relocation, documentation of the existing structure. This timeframe can be shortened if a mutually agreeable solution is found between the Applicant and the Commission.

Q: How does the Historical Commission determine if a building is historically significant? 

A: A "significant building" is one that is whole or in part, built before 1970 and which can be categorized as one or more of the following:

1. It is listed on the National Register of Historic Places, or which is the subject of a pending application on the National Register;
2. It is listed on MACRIS (Massachusetts Historical Commission database for information on historic properties and areas in the Commonwealth). Per the Massachusetts Historical Commission, significant buildings are "importantly associated with one or more historic persons or events, or with the broad architectural, cultural, economic, or social history of the town or Commonwealth."
3. It meets standards modeled after the criteria used for evaluation for acceptance on the National Historic Register. This criteria for evaluation determines if it is significant for its age, role in local, state or national history, association with a noted resident/historical figure, architectural style, or location of an important event. The structure is also considered for: its contribution to a historic streetscape; the integrity of the exterior architectural details; whether alterations made over time are in harmony with the original design, style or period of construction; if the structure is located in its original location or if it has been moved; and if the original character of the surrounding landscape has been maintained. 

Q: Who determines “historical significance” during the demolition application process? 

A: The initial review for “historical significance” will be conducted by the Historical Commission as defined above. If a determination of “historical significance” is found, a public hearing will be held to determine whether the building or structure should be Preferably Preserved, or not. If a determination of “historical significance” is not found, the Building Commissioner can issue a Demolition Permit.

Q: My house isn’t “historic”, why does this apply to my property?

A: If the structure does not meet the standards of historical significance, the Demolition Review Bylaw is not applicable. By preserving and protecting those buildings, structures, streetscapes and neighborhoods, deemed historically significant, this Bylaw promotes the public welfare by making the town a more attractive and desirable place in which to live and work, now and for future generations. 

Q: Can the Demolition Review Bylaw prevent demolition altogether?

A: No. The bylaw cannot prevent demolition indefinitely. After the delay period has expired, the Building Commissioner can sign the demolition permit and demolition can commence. Again, the purpose of delaying the demolition of a significant structure is to find mutually agreeable alternatives including but not limited to preservation, restoration, rehabilitation, relocation and documentation of the existing structure. 

Q: What is the outcome when the demolition delay expires?

A: The Building Commissioner can issue a Demolition Permit. 

Q: Does the Hist Com retain purview over the property once the Review Period expires?

A: No.

Q: Can the Delay Period be shortened?

A: Yes, When Applicant and Commission come to a mutually agreeable solution. 

Q: I want to add on to my home, can I under this Bylaw?

A: Yes. Additions to structures would not trigger the bylaw.

Q: What is the number of properties that have buildings/structures that were built before 1970, or older in Carlisle?

A: To date, there are around 700 total structures in Carlisle built before 1970. Only 51 of those properties are within the boundaries of the Historic District. Currently, Carlisle has two private residences that are listed on the National Register of Historic Places. 

Q: Why not use a Historic Properties Index?

A: Carlisle does not currently have a comprehensive list of historic properties. The updating of such an index would be laborious and costly. A list would need to be maintained incrementally incurring additional costs.