Charlotte-Mecklenburg Historic Landmarks Commission

Agenda – Design Review

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 Charlotte Coliseum, 2700 East Independence Boulevard, Charlotte

Charlotte Coliseum

The applicant is seeking approval for a two-story addition to the Coliseum that would connect to Ovens Auditorium.
Click Here for Plans

Staff recommends that the plan be approved as shown.

  1. 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.
  2. 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.
  3. 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.
  4. 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.


5. Door Project for Latta Arcade, 316 South Tryon Street, Charlotte

Latta Arcade

Click Here for Images of Doors

  1. 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.
  2. 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.

6. Old Business

7. New Business


January 31, 2018 – 8:00 a.m.
Draft Agenda

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 Nebel Knitting Mill, 101 W. Worthington Avenue, Charlotte

Nebel Knitting Mill

Click Here for Map of the Property

The applicant proposes to convert a portion of the historic building for use as a restaurant.
Click Here for Plans and Elevations

Staff does not believe that the proposed new entrance on West Worthington is appropriate and that that portion of the project conflicts with the Secretary of the Interior’s Standards No. 2.

 


5.  COA Application for the Ranson House, 412 S. Old Statesville Road, Huntersville

Ranson House

Ranson House – Milk House

Ranson House Milk House

Click Here for Map of the Property and Click Here for Map of the Milk House

The applicant proposes to demolish the milk house on the property. In the middle of the 20th century a porch (now enclosed) was added to the rear wind, and water running off the milk house is causing issues with the foundation of the rear wing.  Staff believes that the integrity of the milk house has been compromised, that the changed orientation of the house to the milk house negatively impacts the significance of the milk house, and that in light of the potential for continuing water damage, demolition of the milk house is appropriate.  Staff believes that the removal of the milk house meets Secretary of the Interior’s Standards No. 2.

6.  Review of a proposed project at 1708 Park Road, Charlotte

1708 Park Road

1708 Park Road is protected by historic covenants that require the HLC to approve any material alterations to the property.
Click Here for Plans and Perspectives
Click Here for Additional Photographs

Staff believe that the proposed changes to the stairway door and doorway are not appropriate, and that the existing triple windows on the rear elevation should be left in place, and that those proposed changes conflict with the Secretary of the Interior’s Standards Numbers 2 and 9.

7.  Old Business

8.  New Business

 


November 29, 2017 – 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 Delburg Mill House, 303 Delburg Street, Davidson Click Here for Map of Property

Delburg Mill House

 

 

 

 

 

 

 

 

 

The applicant proposes to demolish the existing outbuilding and construct a new garage building.
Garage Plan

Staff believes that proposed new building is appropriate in scale and design and meets the Secretary of the Interior’s Standards numbers 2, 9 and 10. The applicant has requested approval for an alternate siding design (linked below).  Staff believes that the use of both horizontal lap siding on the principal section of the building is more appropriate.

Garage Plan With Metal Siding

5. Old Business

6. New Business

Secretary of the Interior’s Standards for Rehabilitation

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.


 

AGENDA

1. Design Review Chairman’s Report

2. Consulting Director’s Report

3. Preservation Planner’s Report

A. Review of the Secretary of the Interior’s Standards for Rehabilitation 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.

B. Discussion of  how the DRC should judge applications for rehabilitation projects.“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.”

4. COA application for the Hennigan Place, 3603 Tilley Morris Rd, Matthews

The applicant proposes to add an addition to the rear of the Hennigan Place.  Changes to the interior of the house would be limited to converting the existing kitchen into a dining room, and the conversion of the keeping room into a bathroom and a laundry. 

At the August meeting of the Design Review Committee there was a consensus among the members that it would be helpful to have additional details on the proposed foundation, steps, and millwork, and that the applicant should consider changing the proposed roof eaves, siding design, and window designs.

Click here to view revised plans.

Click here to view the plans presented at the August Design Review Committee meeting.

Below are notes on the plan revisions.

Roof Material.  The plan presented to the Committee in August showed a shake roof.  The applicant has revised to plan to show a standing-seam metal roof.  They propose that standing seam is a period appropriate material, and that it also creates a clear delineation of the addition from the original.

Eave Line.  The applicant reviewed options for the additions eaves, and is proposing the same eave design presented in August.  The applicant proposes that the differentiation in the roof materials may address the issue.

Windows.  The window schedule was revised based on the Committee’s comments.Foundation. Applicant is proposing a revised plan with brick curtain wall set back from the faces of brick piers.

Side Entry.  The applicant revised the side stairs and proposes that they are compatable in material, but differentiated in design.

Staff recommends that the plan be approved as amended.  Staff believes that the amended plan meets the Secretary of the Interior’s Standards for Rehabilitation  numbers 2, 9 and 10.

5.Rural Hill Plantation, 4431 Neck Road, Huntersville

Applicant is proposing to build a dog-trot log house on the property.  A house was proposed at the same location in a master plan for the historic property in 2001, and the master plan was approved by the HLC.  A log house was proposed for a nearby location in a 2011 master plan. 

Click here to view plans

The overall dimensions of the proposed house is 51′ wide by 18′ deep.

The proposed dimensions of the pens are as follows:

Pen 1:  18’ wide by 18′ deep

Dog-trot: 12’ wide by 18’ deep

Pen 2:  21’ wide by 18’ deep

Pier construction will be rubble-coursed stone, possibly with brick or block cores.

No ceilings, with galvanized steel roofing over rough sawn dimensional lumber.

Flooring inside will be t&g pine, dogtrot flooring will be PT pine

Each pen will have 4 windows and 2 doors (2 windows front and rear, 1 door front, 1 to dog-trot). 

Windows will be closed with shutters. 

All doors will be plank doors.  

The proposed usage is to furnish in a mid-19th century fashion for demonstration and educational needs. With Rural Retreat furnished in a mid-18th century fashion, this will give us the ability to interpret 2 distinct time periods in American back-country history.

Staff recommends that the plan be approved with the condition that an interpretive sign or plaque identifying the house as a reconstruction of a typical 19th-century log house be placed on or near the proposed house.  Staff believes that the plan meets the Secretary of the Interior’s Standards for Rehabilitation numbers 2, and 10. Staff believes that the project could meet number 9 if the building is properly interpreted.  Staff also believes that the project meets the spirit of the “Rehabilitation” as defined by the NPS.


 

Agenda

1. Design Review Chairman’s Report

2. Consulting Director’s Report

3. Preservation Planner’s Report

A. Review of the Secretary of the Interior’s Standards for Rehabilitation 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.

B. Discussion of  how the DRC should judge applications for rehabilitation projects.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.”

4. COA application for the demolition of the Query Spivey McGee Building, 600 S. College St, Charlotte

The applicant proposed to demolish the building, and install a plaque detailing the history of the building, similar to the example shown below. Photo documentation of the exterior and interior of the building will also be provided by the owner.

5. COA application for the Hennigan Place, 3603 Tilley Morris Rd, Matthews

 

The applicant proposes to add an addition to the rear of the Hennigan Place.  Changes to the interior of the house would be limited to converting the existing kitchen into a dining room, and the conversion of the keeping room into a bathroom and a laundry. 

Click here to view plans