Historic Preservation in the City of Beaufort: Considerations for Resilience

Abstract

Homeowners of historic structures face added difficulties compared to other homeowners when deciding whether and how to adapt their home to increased flooding risks. Due to the cultural significance of historic properties, federal, state and local governments incentivize preservation efforts and regulate what adaptation techniques are available to homeowners. Because household-scale changes are essential to protect historic properties and the future of the tourism industry in Beaufort, this paper seeks to understand how federal and state incentive programs and local government regulatory schemes impact historic preservation efforts. To do so, this paper will first review federal recognition of Beaufort’s historic assets. Second, this paper will describe federal and state incentives (i.e. grants, tax credits and tax assessments) aimed at preserving historic resources. Crucially, while homeowners may be required to undergo adaptation projects that “least impact on the historic character of the building, its site, and setting” in order to be eligible for federal and state incentives, they may still undergo even substantial measures when necessary to protect the historic site, as in the case of flooding. Third, this case study will look at how Beaufort preserves its historic assets through local zoning and planning ordinances. This section will emphasize that Beaufort’s Historic District Review Board (HRB) has broad discretion to approve preservation projects for historic houses through issuing “certificates of appropriateness.” Further, this section will highlight how the HRB can actively promote adaptation to increased flood damage through stabilization of homes determined to be “demolished by neglect.” Fourth, this paper will examine how the city’s local flood damage prevention ordinances, which are required under the National Flood Insurance Program (NFIP), aim to protect all structures at special risk against flood damage. This section will show how Beaufort’s Zoning Board of Appeals (ZBOA) can promote preservation through carefully considering which historic houses are eligible for variances from these ordinances. Lastly, this paper will take a brief look at how Annapolis, Maryland has used a “resilience guide” to promote historic preservation. Such documents can provide homeowners and local governments with essential guidance on how to safeguard historic properties against damage from flooding.