Historic
District
Commission
CRITERIA for PROJECT REVIEW
Ensuring A Successful Submittal
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.
16.
17.
35.
51.
65.
78.
79.
81.
82.
Plan Submission Examples
Design Guidelines
Additions
Porches
New Construction-Single Family
New Construction-Multi Family
Additional Information
Glossary
Resources
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.
District Policy & Design Guidelines. 6. The order of slides may vary slightly.
Generally contextual images are first,
3. Staff will determine if a project
followed by site plans, elevations and
requires a full Commission
other plans.
review or administrative review.
4. Staff will assist with presentation 7. Presentations by applicants must be
concise and describe how they meet
format and general information
the Policy & Design Guidelines.
for full Commission reviews.
8. Accurate and clear drawings are must.
The project should speak for itself.
1. Review the application
requirements.
2. Review the Charlotte Historic
Application Process
Overview of
Charlotte Historic District
Policy and Design
Guidelines
Repair and
Maintenance
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.
Overview of
Charlotte Historic District
Policy and Design
Guidelines
Examples of Projects that
Require a Certificate of
Appropriateness (COA)
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.
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
No
Yes
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.
30’
Rear Yard
6’
3’
6’
9’
32’
4’
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.
2.
3.
4.
5.
Provide a complete site plan with features clearly labeled.
Show proposed building area to illustrate the Size of the project.
Provide dimensions for Setbacks, side and rear yards when necessary.
Site plans should also the new addition relative to the existing structure.
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
Project area is
highlighted
ELEVATIONS
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.
2.
3.
4.
5.
6.
Provide a complete site plan with features clearly labeled.
Show proposed building area to illustrate the Size of the project.
Provide dimensions for Setbacks, side and rear yards when necessary.
Delineate the new addition from the existing structure.
Identify existing trees and Landscape features.
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.
Example 2
Side Elevation
Demo Plan
Proposed
Side Elevation
ELEVATIONS
Example 2
Side Elevation
Demo Plan
Proposed
Side Elevation
ELEVATIONS
Provide other plans and information when necessary such as floor, roof and demolition
plans.
Basement
Demo Plan
Basement
Proposed Plan
Example 2
First Floor
Demo Plan
Proposed
First Floor
PROVIDE OTHER PLANS
AND INFORMATION
Example 2
PROVIDE OTHER PLANS
AND INFORMATION
Roof
Demo Plan
Proposed
Roof 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.
Example 1
Elevations
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.
Example
Elevations and Sections
Example
Elevations and Sections
Example
Elevations and Sections
Example
Elevations and Sections
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.
2.
3.
4.
5.
6.
Provide a complete site plan with features clearly labeled.
Show proposed building area to illustrate the Size of the project.
Provide dimensions for Setbacks, side and rear yards.
Identify existing trees and landscape features.
Include grading plans when necessary.
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.
2.
3.
4.
5.
Elevations (all sides) must include notes that are legible.
Include relevant information such as Materials.
Provide building dimensions to describe the Scale and Massing of the building.
Details of the building’s Fenestration (windows and doors) should be clearly delineated.
Elevations should clearly show the building’s Rhythm (the relationship of fenestration,
recesses and projects).
Elevations
Elevations
Elevations
Elevations
Elevations
Wall Section
Additional
Information
Refer to the
Policy and Design Guidelines
for 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
Wanda
Birmingham
Administrator
704-336-5994
Assistant
Administrator
704-336-5994
jhoward@ci.charlotte.nc.us
Kristi
Harpst
Linda
Keich
Principal Planner
Clerk
704-336-4697
704-336-5994
wbirmingham@ci.charlotte.nc.us
lkeich@ci.charlotte.nc.us