Charlotte Historic District Commission
Staff Review
HDC 2015-238
Application for a Certificate of Appropriateness
Date: December 9, 2015
PID# 12108718
LOCAL HISTORIC DISTRICT:
Dilworth
PROPERTY ADDRESS:
804 East Kingston Avenue
SUMMARY OF REQUEST:
Addition, fenestration changes, garage demolition, driveway and tree removal.
APPLICANT/OWNER:
Keith Wesolowski
The application was continued for more information.
Details of Proposed Request
Existing Conditions
The existing structure is a 1.5 story Bungalow constructed in 1920 and listed as a contributing structure in the
Dilworth National Register of Historic Places.
The proposal includes a rear porch addition and upper level expansion that raises the existing ridge
approximately 2’-5” to the principal structure. Elements of the rear of the house will be removed. The additions
will have materials and details to match the existing house. A door on the left side of the front facade will be
replaced with a window. New windows are wood Simulated True Divided Light (STDL). A new driveway will be
extended to the rear yard, a mature tree on the right side will be removed and a new tree planted in the rear
yard. An existing garage will be demolished.
Updated Proposal
New information in the application includes an updated height survey, elevations that show the existing house
and the house with proposed additions.
Policy & Design Guidelines – Additions, page 36
Additions to existing structures in Local Historic Districts have a responsibility to complement the original
structure. Additions should reflect the design, scale and architectural style of the original structure. The
following guidelines are intended to encourage addition designs that are compatible with the existing structure,
while not fully mimicking the original design.
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2. Additions must respect the original character of the property, but must be distinguishable from the original
construction.
3. All additions to the front or side of existing properties must be of a design that is sensitive to the character
and massing of the existing structure.
4. Additions to the front or side of existing structures that are substantially visible from a street must go before
the full Commission.
Policy & Design Guidelines – Windows and Doors, page 26
1. All replacement doors and windows should retain the same configuration and details as the originals.
2. Replacing panes with stained, leaded, or beveled glass is potentially acceptable as long as the
configuration remains the same and the new design does not conflict with the style of the building.
3. 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. Muntin design must reflect the original window configuration. False muntin bars, if used, will
be permanently affixed to the exterior of the new windows.
4. Ideally, window and door openings cannot be reduced or enlarged in size. When approved, alterations to
window and door openings must remain in proper proportion to the overall design of the building.
5. All newly installed and replacement windows must have proper trim that recognizes historic precedent
on the building and its context.
6. Sensitively designed exceptions to these guidelines will be considered by the Historic District Commission
when such proposals are intended to accommodate the adaptive reuse of older structures.
7. Glass block replacement windows are allowed only on side and rear elevations. Only one such change is
allowable per elevation. Such windows are eligible for administrative approval if the window opening is
not altered.
Staff Analysis
The HDC will determine if the project meets the Additions guidelines for Size, Scale, Massing, Context, Rhythm,
Fenestration and Materials.
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Charlotte Historic District Commission - Case 2015-238
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October 27, 2015
Dilworth
Historic District
Property Lines
Building Footprints
REVISION TABLE
NUMBER DATE
REVISED BY DESCRIPTION
804 E. KINGSTON AS SEEN FROM THE STREET
DEMO CHIMNEY NOT SEEN FROM
ROAD
Restoration/Renovation
804 E. Kingston Ave
Charlotte, NC. 28203
PICTURE SHOWING TREE BLOCKING ACCESS TO REAR YARD
PICTURE SHOWING REAR OF HOUSE LOOKING DOWN LEFT SIDE
SHED ADDITION SHOWN ON LEFT OF PHOTO
DEMO
Ram Design Build
401 Rensselaer Ave.
Charlotte, NC. 28203
DRAWINGS PROVIDED BY:
SHED ADDITION AS SHOWN FROM REAR
DATE:
11/30/2015
SCALE:
DEMO
DECK AND SHED ADDITION FROM REAR
POSSIBLY CONVERTED PORCH
FOUNDATION
STREET VIEW FRONT LEFT
SHEET:
A-1
Restoration/Renovation
804 E. Kingston Ave
Charlotte, NC. 28203
804 E. KINGSTON AVE.
VIEW OF 804 AS SEEN FROM LENNOX
REAR EXISTING 804 E. KINGSTON
Ram Design Build
401 Rensselaer Ave.
Charlotte, NC. 28203
808 E. KINGSTON AVE.
DRAWINGS PROVIDED BY:
REVISION TABLE
NUMBER DATE
REVISED BY DESCRIPTION
STREET VIEW
802 E. KINGSTON AVE.
STREET VIEW
DATE:
11/30/2015
SCALE:
SHEET:
A-2
801
800
804
812
808
813
805
809
REVISION TABLE
NUMBER DATE
REVISED BY DESCRIPTION
SUBJECT PROPERTY
#804 EAST KINGSTON AVENUE
2'-5 1/4"
highest point = 738.0'
ridge = 732.8'
#812
1st level = 712.2'
Sidewalk=706.5'
Sidewalk=707.2'
Sidewalk=708.2'
Grade=709.2'
21'-3"
22.1 ft
#804
#800
1st level = 718.1'
1st level = 716.3'
1st level = 715.3'
Grade=710.2'
Grade=708.9'
#808
39'-6"
Sidewalk=710.0'
Grade=711.1'
Sidewalk=711.9'
Grade=713.1'
LENNOXAVEN
UE
Grade=714.7'
Grade=713.7'
Grade=713.0'
Sidewalk=713.6'
Grade=714.4'
Restoration/Renovation
804 E. Kingston Ave
Charlotte, NC. 28203
Grade=709.2'
DRAWINGS PROVIDED BY:
EAST KINGSTON AVENUE
Ram Design Build
401 Rensselaer Ave.
Charlotte, NC. 28203
PARKROAD
21.7 ft
29.1 ft
1st level = 710.0'
3'-9"
ridge = 729.4'
#820
#822
#824
#826
ridge = 737.4'
ridge = 735.2'
23 ft
top of parapet = 736.3'
20.2 ft
40'
30'
20'
10'
40'
30'
20'
10'
DATE:
11/10/2015
SCALE:
1"=20'
SHEET:
A-7
UTILITY
16'-4" x 9'-7"
REMOVE DILAPIDATED SHED
DINING ROOM
15'-9" x 8'-2"
KITCHEN
13'-5" x 9'-9"
DEMO OLD CHIMNEY NOT VISIBLE FROM THE ROAD
AS-BUILT AND SURVEY
EXISTING DECK
REVISION TABLE
NUMBER DATE
REVISED BY DESCRIPTION
DEMO ADDITION AND DECK
BEDROOM 2
13'-0" x 13'-0"
REMOVE TREE
TO ALLOW ACCESS TO NEW GARAGE
KITCHEN
9'-2" x 8'-8"
FI
R
E
P
L
A
C
E
LIVING ROOM
14'-1" x 10'-11"
LIVING ROOM
18'-2" x 14'-1"
COVERED PORCH
1
S
T
F
L
O
O
R
Ram Design Build
401 Rensselaer Ave.
Charlotte, NC. 28203
BEDROOM 1
13'-0" x 13'-0"
FAMILY ROOM
12'-1" x 12'-0"
AS-BUILT
804 E KINGSTON AVE.
Restoration/Renovation
804 E. Kingston Ave
Charlotte, NC. 28203
DINING ROOM
8'-8" x 6'-0"
DRAWINGS PROVIDED BY:
75'10"
Existing
DATE:
11/30/2015
SCALE:
NOT TO SCALE
SHEET:
A-3
2'-5 1/4"
804 KINGSTON AVE
PRELIMINAY DRAWINGS
Proposed new ridge. Approximately 30" higher.
Tie into new roof here.
REVISION TABLE
NUMBER DATE
REVISED BY DESCRIPTION
Original Ridge Line
21'-3"
21'-3"
7/12
DEMO
Existing
39'-6"
39'-6"
DEMO
Remove duplex entry door
and install new windows
in original window location
EXISTING FOOT PRINT TO HERE
75'-8"
29'
ELEVATIONS
Existing Front Elevation
Proposed Front Elevation
AREA OF ADDITION
57'-3"
30 Year Architectural Asphalt Shingle
EXPOSED SYP. TAILS
2" X 8" SYP. FLY RAFTERS ALL GABLES
2.25/' X 5/8" CLEAR PINE SHADOW BOARDS
5/4" X 6" WITH 1"X 3" PINE DRIP CAP,
3/4" QUARTER ROUND BENEATH
Restoration/Renovation
804 E. Kingston Ave
Charlotte, NC. 28203
7/12
Existing
17'
17'-8"
6'-9"
Screen Porch
5/4"X 4" CLEAR PINE WINDOW TRIM
New Jeld-Wen Siteline All wood
with bonded grill.
Proposed Right Elevation
CEDAR SHAKE TO MATCH EXISTING
SITELINE WOOD
WINDOWS/ REPLACEMENT SASHES
W/BONDED WOOD GRILLS
WOOD DRIP CAP
W 3/4"-1/4 ROUND
5/4 X 6" CLEAR PINE
LINTEL
7/12
Ram Design Build
401 Rensselaer Ave.
Charlotte, NC. 28203
New windows to match existing
(All wood - Jeld-Wen Site Line EX)
23'-9"
DEMO
Cedar shake siding (existing)
DEMO
DEMO
DEMO
DRAWINGS PROVIDED BY:
3'-9"
Existing
5/4"X4" CLEAR PINE
DATE:
11/30/2015
1.75" WOOD
WINDOW STOOL
WINDOW DETAIL
5/4"X 6"" CLEAR PINE
SPREAD
SCALE:
1/4"=1'
SHEET:
Existing Right Elevation
A-4
35'-9"
804 KINGSTON AVE
PRELIMINAY DRAWINGS
30'-10 13/16"
REVISION TABLE
NUMBER DATE
REVISED BY DESCRIPTION
38'-8 3/8"
3'-10"
SCREEN PORCH
Slab Foundation
ELEVATIONS
MASONRY FOUNDATION AND STEPS TO MACH EXISTING
Existing Rear Elevation
Proposed Rear Elevation
Restoration/Renovation
804 E. Kingston Ave
Charlotte, NC. 28203
NEW AWNING WINDOW
TO REPLACE EXISTING TWIN WINDOW
2'
ALL WOOD HANDRAIL TO MATCH
EXISTING FRONT HANDRAIL
NEW BRICK FOUNDATION TO MATCH EXISTING
DRAWINGS PROVIDED BY:
75'-3 9/16"
2'
Ram Design Build
401 Rensselaer Ave.
Charlotte, NC. 28203
Proposed Left Elevation
DATE:
11/30/2015
SCALE:
1/4"=1'
BRICK FOUNDATION
AREA OPEN
UNDERNEATH
Existing Left Elevation
SHEET:
A-5
L/L
L/L
Existing Plot Plan
L/L
L/L
150'-2 11/16"
SB / L
SB / L
SB / L
SB / L
SB / L
SB / L
SB / L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
SB / L
SB / L
SB / L
SB / L
SB / L
SB / L
SB / L
SB / L
SB / L
SB / L
DECK
SB / L
SB / L
SB / L
SB / L
SB / L
SB / L
SB / L
SB / L
SB / L
SB / L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
L/L
20'-2"
L/L
REVISION TABLE
NUMBER DATE
REVISED BY DESCRIPTION
L/L
EXISTING DRIVEWAY
20'-2"
PLOT PLAN
SB / L
L/L
NEW DRIVEWAY STRIPS, SEMI PERVIOUS PAVERS
L/L
EXISTING GARAGE
Restoration/Renovation
804 E. Kingston Ave
Charlotte, NC. 28203
SB / L
L/L
KINGSTON AVE
Ram Design Build
401 Rensselaer Ave.
Charlotte, NC. 28203
SB / L
50'-0 1/8"
SB / L
SB / L
L/L
SB / L
2216 sq ft
LIVING AREA
UP
LOT AREA 50'x150' 7500SQ/FT
WITH 3750 SQ/FT AVAILABLE
TOTAL SEMI-PERVIOUS = 690 SQ/FT
NEW BRICK PAVER PARKING AREA FRONT 300 SQ/FT
BRICK PAVER DRIVEWAY STRIPS 280 SQ/FT
EXISTING BRICK WALK 110 SQ FT
9'-4 1/16"
SB / L
L/L
DRAWINGS PROVIDED BY:
EXISTING BUILDING FOOT PRINT
L/L
L/L
GARAGE 19'X20' 380 SQ/FT
TOTAL IMPERVIOUS = 3171SQ/FT
SB / L
SCREEN PORCH
SB / L
SB / L
S
S
SB / L
AREA FOUNDATION AND PORCHS 2791 SQ/FT
UP
SB / L
L/L
L/L
SB / L
S
SB / L
SB / L
L/L
L/L
SB / L
L/L
PEA GRAVEL DRIVE AND TURN AROUND
L/L
SB / L
L/L
50'-0 1/8"
35'
SB / L
L/L
S
HVAC EQUIPMENT
L/L
DEMO Existing Garage
SB / L
L/L
SB / L
L/L
L/L
SB / L
L/L
SB / L
L/L
SB / L
L/L
L/L
1947 sq ft
L/L
FUTURE 19'X20' SINGLE STORY TWO CAR GARAGE
L/L
SB / L
L/L
UP
L/L
SB / L
L/L
L/L
LIVING AREA
SB / L
SB / L
L/L
L/L
35'
L/L
S
S
L/L
L/L
L/L
L/L
SB / L
SB / L
L/L
NEW TREE LOCATION
3" DIA. OAK
L/L
L/L
26.4'
L/L
L/L
KINGSTON AVE
L/L
150'-2 11/16"
REAR YARD 37.5' X 50' = 1875 SQ/FT
GARAGE = 380SQ/FT = 20.2 % OF REAR YRD.
Proposed Plot Plan
L/L
DATE:
11/30/2015
SCALE:
1/8"=1'
SHEET:
A-6
26.4'
Ram Design Build
401 Rensselaer Ave.
Charlotte, NC. 28203
DRAWINGS PROVIDED BY:
Restoration/Renovation
804 E. Kingston Ave
Charlotte, NC. 28203
REVISION TABLE
NUMBER DATE
REVISED BY DESCRIPTION
FRONT RENDERING WITH RIDGE EXTENSION
DATE:
11/30/2015
SCALE:
SHEET: