Charlotte-Mecklenburg Historic Landmarks Commission

Agenda – Design Review

October 31, 2018 – 8:00 a.m.

1.  Chair’s Report: Garrett Nelson

2.  Director’s Report: Dan Morrill

3.  Senior Preservation Planner’s Report: Stewart Gray

4.  COA Application for the American Legion Memorial Stadium, 1300 Block of Charlottetowne Avenue, Charlotte, N.C.

Click Here for Conceptual Design

Mecklenburg County will present conceptual plans for improvements at American Legion Memorial Stadium. The County is seeking conceptual approval of the design and feedback on the design from the Design Review Committee.

Staff believes that the proposed project does not meet the Secretary of the Interior’s Standards for Rehabilitation, including but not limited to standards number two and number nine.

5.  Old Business

6.  New Business   


Secretary of the Interior’s Standards for Rehabilitation

“Rehabilitation” is defined as “the process of returning a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values.”

1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.

2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.

4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.

6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.

7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.

8. Significant archaeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.

9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

 



September 26, 2018 – 8:00 a.m.

1.  Chair’s Report: Garrett Nelson

2.  Director’s Report: Dan Morrill 

3.  Senior Preservation Planner’s Report: Stewart Gray

4.  COA Application for the Parks Hutchison School, 1400 N. Graham Street, Charlotte

Click Here for Map of Property

Parks Hutchison School

Click Here for Proposal and Plans

The applicant is proposing a new HVAC system that would require replacing some original windows with HVAC grills, and the addition of free-standing HVAC units in the first and second stories.

Staff believes that the proposed plans are not appropriate and that the proposed plans do not meet the following Secretary of the Interior’s Standards for Rehabilitation:

2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.

9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

5.  COA Application for Edgewood Plantation, 11132 Eastfield Road, Charlotte

Click Here for Map of Property

Edgewood Plantation

Click Here for Plans

The applicant is proposing a development plan for the property that would preserve the property as an active farm. Additions to the property would include a gravel parking area and an approximately 5,000 square foot open pavilion.

Below is an image of a pavilion with similar design and materials to the proposed pavilion. 

Example of Edgewood Pavilion Finishes

Staff believes that the proposed concept for the development of the Edgewood Plantation meets the Secretary of the Interior’s Standards 2, 9, and 10, and is an appropriate rehabilitation of the property. The impact of the proposed pavilion would be mitigated somewhat by its simple form and rustic style. Staff recommends that an approximately 5,000 sq/ft open pavilion and a gravel parking area, with approximate locations shown on the site plan, be conceptually approved, with the understanding that detailed plans will be submitted to the HLC as part of a COA application. 

6.  Request for a Revision to the Approved Plan for the Delburg Mill House, 303 Delburg Street, Davidson

Click Here for Map of Property

Delburg Mill House

The applicant is requesting a revision to the approved porch railing design.

Click Here for the Approved Plans

The property owner is requesting permission to construct a porch railing similar to the image below, with or without the box-feature near the top of the railing.  

Porch Railing Proposal for Delburg Mill House

Staff believes that the proposed change to the approved plans for the property is not appropriate and that the proposed plan does not meet the following Secretary of the Interior’s Standards for Rehabilitation:

2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.

7.  Old Business

8.  New Business


Secretary of the Interior’s Standards for Rehabilitation

“Rehabilitation” is defined as “the process of returning a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values.”

1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.

2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.

4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.

6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.

7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.

8. Significant archaeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.

9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.



May 30, 2018 – 8:00 a.m.

1.  Design Review Chairman’s Report: Joe Elliott

2.  Consulting Director’s Report: Dan Morrill

3.  Preservation Planner’s Report: Stewart Gray

4.  COA Application for the William and Laura McConnell House, 4009 Beatties Ford Road, Charlotte, N.C.

McConnell House

Click Here for Map of Property
The applicant proposes to demolish the house.  State Enabling Legislation does not allow the Commission to deny a Certificate of Appropriateness for Demolition.  It can only delay its effect date for up to 365 days from the date of issuance.

Staff recommends that the Committee recommend to the Historic Landmarks Commission that it delay the effective date of the Certificate of Appropriateness for 365 days from the date of issuance. Preservation North Carolina is working with the owner to determine if a preservation solution is feasible. 

5.  Discussion of the Secretary of the Interior’s Standards for Rehabilitation. 

Click For Instructional Video

1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.

2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.

4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.

6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.

7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.

8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.

9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

6.  Old Business

7.  New Business

 



Charlotte-Mecklenburg Historic Landmarks Commission ADA Statement

The Charlotte-Mecklenburg Historic Landmarks Commission will comply with the Americans With Disabilities Act (ADA), which prohibits discrimination on the basis of disability. The Charlotte-Mecklenburg Historic Landmarks Commission will make reasonable accommodations in all programs to enable participation by an individual with a disability who meets essential eligibility requirements. Charlotte-Mecklenburg Historic Landmarks Commission programs will be available in the most integrated setting for each individual. If any accommodations are necessary for participation in any program, meeting, or service, participants are encouraged to notify us at (704) 376-9115 or by email, stewart.gray@mecklenburgcountync.gov, or at 2100 Randolph Road, Charlotte, N.C. 28207, at least one week prior to commencement.