82
Ensuring A Successful Submittal Historic District Commission CRITERIA for PROJECT REVIEW
Ensuring A Successful Submittal
Historic District Commission
CRITERIA for PROJECT REVIEW
Table of Contents
Slide Number
3. Getting Started
4. Application Process
5. Policy & Design Guidelines overview
7. Windows and Doors
10. Fences
12. Accessory Buildings
13. Site Features
14. Signs
15. Plan Submission Examples
16. Design Guidelines
17. Additions
35. Porches
51. New Construction-Single Family
65. New Construction-Multi Family
78. Additional Information
79. Glossary
81. Resources
82. Contact Us
Getting Started Clear and thorough applications allow the Commission and staff to provide appropriate feedback and reduce confusion. Presentations deemed incomplete by staff or the Commission may not be accepted or reviewed. WE RECOMMEND APPLICANTS MEET WITH STAFF PRIOR TO THE HEARING.
5. Acceptable digital formats include JPEG, TIFF, PDF, Photoshop, Microsoft Office and other similar formats.
6. The order of slides may vary slightly. Generally contextual images are first, followed by site plans, elevations and other plans.
7. Presentations by applicants must be concise and describe how they meet the Policy & Design Guidelines.
8. Accurate and clear drawings are must. The project should speak for itself.
1. Review the application requirements.
2. Review the Charlotte Historic
District Policy & Design Guidelines.
3. Staff will determine if a project requires a full Commission review or administrative review.
4. Staff will assist with presentation format and general information for full Commission reviews.
Application Process
Ordinary repair and maintenance projects do not require any review and approval, provided the work does not result in any changes in design or material. HDC Staff can determine if projects are true repair and maintenance, or if a Certificate of Appropriateness is necessary under the terms of the Charlotte Historic District Zoning Ordinance. Contact staff for assistance.
Repair and Maintenance
Overview of Charlotte Historic District Policy and Design Guidelines
Projects such as window replacement, fencing, tree removal and painting of unpainted brick are examples of projects that require an application. Refer to the Charlotte Historic District Policy & Design Guidelines for assistance.
Examples of Projects that Require a Certificate of Appropriateness (COA)
Overview of Charlotte Historic District Policy and Design Guidelines
Windows and Doors. The placement and relationship of windows and doors are
often critical parts of the style of a building.
1. Consider repairing original windows or installing sash kits instead of replacing them.
2. Vinyl windows must be reviewed by the full Commission. Typically, vinyl windows do not have the architectural detailing for older homes.
3. Clad and composite windows may be approved with appropriate details.
4. All replacement windows must have either true divided lights, or molded exterior muntins, if appropriate. Flat exterior or interior false muntins are not in keeping with the character of most older structures.
Source: A field Guide to American Houses
Period Window Design
Window Detail Basics
1. Avoid brick molding around windows set in frame buildings with siding.
2. Use windows with a visible sill. 3. Use windows with a drip cap or back
band to keep water away from the building.
4. Avoid wrapping casing around windows instead of using a sill.
Source: Get Your House Right: Architectural Elements to Use and Avoid
Fences. All fencing within a Local Historic District require a Certificate of
Appropriateness.
1. Fencing cannot be a style that presents a long unbroken expanse.
2. Solid privacy fences that would be substantially visible from the street are not allowed.
3. Front yard or front setback fencing is restricted to low picket style fencing up to 36” in height.
4. Maximum height for fencing in the side and rear yard is 6 feet.
5. Exceptions to fence design requires full Commission review.
Yes
Yes
No
Examples of previously approved privacy fences with articulation of the of the exterior wall plane.
A fence with a continuous plane will not meet the guidelines.
Fences
More examples of fences that meet the design guidelines...
Accessory Buildings. Accessory buildings within a Local Historic District require a
Certificate of Appropriateness. Provide a site plan and elevations with design notes.
1. New accessory buildings should be located in the rear yard.
2. Design and materials should compliment the principal building.
3. Vehicular doors that are visible from a street must be appropriately detailed. Stamped metal and vinyl doors are not appropriate.
4. Accessory buildings must be designed to compliment the principal building and the site.
5. In some cases a full Commission review is required.
Site Features. Construction of retaining walls, driveways, decks, walkways, tree
removal and other site features may require a Certificate of Appropriateness. Provide a site plan and elevations with dimensions and design notes.
4’
9’
32’
30’ Rear Yard
6’
3’
6’
Commercial Signs. Installation of exterior signs require a Certificate of
Appropriateness.
Signs may also be attached to buildings.
Examples of Successful Plan Submissions
1. The following slides are examples of basic elements for an acceptable application.
2. The content and number of graphics will depend on the project type.
3. The illustrations in this guide are related to the level of information required on the application. The graphics are not to be used for other purposes.
Design Guidelines for Compatiblity
Additions Example 1
Additions that are taller, wider or substantially visible from the street (corner lots, porches, etc.) require full Commission review. Refer to the Policy & Design Guidelines and contact staff for assistance.
Provide clear pictures or other images to show the subject property and adjacent structures to establish the project area Context. This includes structures on the same block and across the street.
Example 1
Example 2
Site Plan 1. Provide a complete site plan with features clearly labeled. 2. Show proposed building area to illustrate the Size of the project. 3. Provide dimensions for Setbacks, side and rear yards when necessary. 4. Site plans should also the new addition relative to the existing structure. 5. Identify existing trees and Landscape features.
Elevations 1. Elevations must include legible notes and details. 2. Include relevant information such as Materials and dimensions. 3. Clearly delineate the new addition.
Project area is highlighted
Example 1 ELEVATIONS
Project area is highlighted
Example 1 ELEVATIONS
Project area is highlighted
Example 1 ELEVATIONS
Project area is highlighted
Additions Example 2
Provide clear pictures or other images to show the subject property and adjacent structures to establish the project area Context.
Streetscape elevations must show adjacent structures with height dimensions if the
addition is taller than the existing home.
Subject Property
Site Plan 1. Provide a complete site plan with features clearly labeled. 2. Show proposed building area to illustrate the Size of the project. 3. Provide dimensions for Setbacks, side and rear yards when necessary. 4. Delineate the new addition from the existing structure. 5. Identify existing trees and Landscape features. 6. Provide a survey of existing conditions when necessary.
Example 2 SITE PLAN
Elevations 1. Elevations must include legible notes and details. 2. Include relevant information such as Materials and dimensions. 3. Delineate the new addition from the existing structure.
ELEVATIONS
Example 2
Proposed Side Elevation
Side Elevation Demo Plan
ELEVATIONS
Example 2
Proposed Side Elevation
Side Elevation Demo Plan
Provide other plans and information when necessary such as floor, roof and demolition plans.
Basement Proposed Plan
Basement Demo Plan
PROVIDE OTHER PLANS AND INFORMATION
Example 2
Proposed First Floor
First Floor Demo Plan
PROVIDE OTHER PLANS AND INFORMATION
Example 2
Proposed Roof Plan
Roof Demo Plan
Porch Additions
Example 1
Provide clear pictures and other images to show the subject property and adjacent structures to establish the project area Context.
Site Plan and Elevations - Existing Conditions 1. Provide a site plan with features clearly labeled. 2. Provide dimensions for Setbacks, side and rear yards when necessary. 3. Provide elevations of the existing structure.
Site Plan - Proposed Conditions 1. Provide a site plan with new porch features clearly labeled. 2. Provide dimensions for Setbacks, side and rear yards when necessary.
Elevations 1. Elevations must include legible notes and details.
Elevations
Example 1
Porch Additions
Example 2
Provide clear pictures and other images to show the subject property and adjacent structures to establish the project area Context.
1. Provide elevations of the existing structure. 2. Provide a site plan with features clearly labeled. 3. Provide dimensions for Setbacks, side and rear yards when necessary.
Wall Sections
1. Provide details for boxing (closed or exposed rafters) and window openings with materials and dimensions.
Site Plan - Proposed Conditions 1. Provide a site plan with new porch features clearly labeled.
Elevations 1. Elevations must include legible notes and details.
Elevations and Sections
Example
Elevations and Sections
Example
Elevations and Sections
Example
Elevations and Sections
Example
New Construction Single Family
Provide relevant photos of the existing site and adjacent structures.
Provide clear pictures and other images to show the subject property and adjacent structures to establish the project area Context. This includes structures on the same block and, across the street when necessary.
Provide a streetscape drawing to show height, scale and massing of adjacent structures.
Subject Property
Site Plan 1. Provide a complete site plan with features clearly labeled. 2. Show proposed building area to illustrate the Size of the project. 3. Provide dimensions for Setbacks, side and rear yards. 4. Identify existing trees and landscape features. 5. Include grading plans when necessary. 6. Provide a survey of the existing site.
Elevations and Plans 1. Elevations must include legible notes and details. 2. Include relevant information such as Materials and dimensions. 3. Delineate the new addition from the existing structure.
Elevations
Elevations
Elevations
Garage Plans
Provide other plans and information when necessary such as floor and roof plans.
Floor Plans
Roof Plan
Wall Sections
New Construction Multi-Family
Provide pictures and other images to show the project location area and surrounding Context.
Site
Site Plan 1. Provide a complete site plan with features clearly labeled. 2. Show proposed building area to illustrate the Size of the project. 3. Provide dimensions for Setbacks, side and rear yards when necessary.
Provide images that show the setbacks of structures on the same block and, across the street when necessary.
4. Identify existing trees and landscape features. 5. Include a survey of existing conditions.
Setbacks
Streetscape drawings must show the adjacent structures. They can be computer models or line drawings.
Elevations 1. Elevations (all sides) must include notes that are legible. 2. Include relevant information such as Materials. 3. Provide building dimensions to describe the Scale and Massing of the building. 4. Details of the building’s Fenestration (windows and doors) should be clearly delineated. 5. Elevations should clearly show the building’s Rhythm (the relationship of fenestration,
recesses and projects).
Elevations
Elevations
Elevations
Elevations
Elevations
Wall Section
Refer to the Policy and Design Guidelines for additional information.
Additional Information
Glossary of Common Terms
Accessory Structure or Use - A use or structure that is subordinate to and serves a principal use or structure. Alley - A private or public right-of-way or easement which is less than 30 feet in width and runs between two or more lots or located on a single lot. Certificate of Appropriateness - A document certifying that a project within a locally designated historic district meets the standards outlined in the state and local law. Contributing Structure - The significance of structures within historic districts is evaluated by the State Historic Preservation Office (SHPO) and the National Park Service in accordance with the Secretary of the Interior's Standards for Evaluating Significance within Registered Historic Districts: 1. A building contributing to the historic significance of a district is one which by location, design, setting, materials, workmanship, feeling, and association adds to the district's sense of time and place, and historical development. 2. A building not contributing to the historic significance of a district is one which does not add to the district's sense of time and place, and historical development; or one where the location, design, setting, materials, workmanship, feeling, and association have been so altered or have so deteriorated that the overall integrity of the building has been irretrievably lost. 3. Ordinarily buildings that have been built within the past 50 years shall not be considered to contribute to the significance of a district unless a strong justification concerning their historical or architectural merit is given or the historical attributes of the district are considered to be less than 50 years old.
Glossary of Common Terms
Established Setback - The distance between the right-of-way line and the front building line of a principal building or structure, as constructed, projected to the side lines of the lot. Façade - The face or front elevation of a building. Preservation - The act of maintaining the form and character of a building as it presently exists. Rehabilitation - The act of returning a building to usable condition through repair, alteration and/or preservation of its features. Repair-Acts of ordinary maintenance that do not include a change in the design, material, form or outer appearance of a resource. Restoration - The process of accurately taking a building’s appearance back to a specific period of time by removing later work and by replacing missing earlier features to match the original. Stabilization-The essential act maintenance of a deteriorated building as it exists at present, establishing structural stability and a weather-resistant enclosure. Stoop - An exterior floor typically, but not necessarily, constructed of concrete and/or masonry, with a finished floor elevation at least six inches higher than the adjacent ground level, and utilized primarily as an access platform for the building. Streetscape - The distinguishing character of a particular street as created by its architecture, street dimensions and form, materials, street furnishings, building setbacks and landscaping. Story - That part of a building or structure above ground level between a floor and the floor or roof next above. Vernacular - A regional form or adaptation of an architectural style.
Resources
• Charlotte Historic Districts – hdc.charlotteplanning.org
• NC Listserv (UNC Chapel Hill) – listserv.unc.edu
• Preservation North Carolina – presnc.org
• National Alliance of Preservation Commissions – napc.uga.edu
• Virtual Charlotte – vc.charmeck.org/
• Charlotte Mecklenburg Public Library – Carolina Room
• National Park Service (Technical Preservation Assistance)
– nps.gov/tps
• NC State Historic Preservation Office
– hpo.ncdcr.gov
• Charlotte Mecklenburg Historic Landmarks Commission
– cmhpf.org
• Charlotte Mecklenburg Quality of Life Study
− Charmeck.org/qol
• Oral Histories
– Library.duke.edu
– Library.jcsu.edu
– Library.uncc.edu
Contact us for assistance.
John Howard
Administrator 704-336-5994
Wanda Birmingham
Assistant
Administrator 704-336-5994
Linda Keich
Clerk
704-336-5994
Kristi Harpst
Principal Planner
704-336-4697
