Charlotte Historic District Commission
Staff Review
HDC 2014-210
LOCAL HISTORIC DISTRICT:
Dilworth
PROPERTY ADDRESS:
525 East Boulevard
SUMMARY OF REQUEST:
New Construction
OWNER:
Barbara Ann Bartlett
APPLICANT:
Jason McArthur
Application for a Certificate of Appropriateness
Date: November 12, 2014
This application was continued from October for further design study on 1) Size, 2) Scale, and 3) Materials.
Details of Proposed Request
Existing Conditions
The existing site is a vacant parcel at the corner of East Boulevard and Winthrop Avenue. The previous use was a
two-story stucco multi-family building (1911) with a hipped roof and one story porches. The structure was
destroyed by fire several years ago. The block currently consists of two story buildings facing East Boulevard
and Winthrop Avenue. Across the street is a mix of uses including churches, office and retail of varying heights
and setbacks. The setback along the block face of East Boulevard and Winthrop Avenue is relatively consistent.
Proposal-June 11, 2014
The proposal is a 3.5 story townhouse development with two separate buildings joined by a center courtyard
with ground level garages. The exterior materials are stucco, brick and wood. Units facing East Boulevard will
have two story porches. The height of the development is approximately 39’-9” from grade. The East Boulevard
and Winthrop Avenue facades feature a balanced fenestration pattern, a series of hipped roofs and other design
elements from the original building. The application was denied based on Size, Scale, Massing and Context.
Revised Proposal-July 9, 2014
The revised application is resubmitted based on substantial redesign from the denied application. A summary of
the changes include:
1. Setback increase of 3’ along East Blvd.
2. Removal of front porches along East Blvd.
3. Winthrop Ave. setback increased 4’
4. Building height reduced 3’-2.5” matching the height of 501 East Blvd.
5. Height of end units along Winthrop Ave. have been reduced
6. Material changes include additional wood shake siding and brick to compliment adjacent structures
7. Massing of building has been changed through variation between townhouse units and roof design
Revised Proposal – October 8, 2014
The revised application is resubmitted based on substantial redesign from the denied application. A summary of
the changes include:
1. Change in design to a single building footprint.
2. Parking will be enclosed under the primary structure.
3. Front setback is in alignment with the adjacent structure.
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5.
6.
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8.
Rear alley will not be used for access.
Height to ridge is under 40 feet.
Additional buffer at the rear of the structure.
Massing and fenestration patterns have been redesigned.
Primary materials are cementitous siding and brick.
Revised Proposal – November 12, 2014
Summary of plan revisions:
1. Size – Lot coverage has been reduced from 58% in the previous plan to 52%. HDC request is 50%.
2. Scale – The massing and scale have been changed to reduce the visual impact along Winthrop Avenue
and the other elevations.
3. Materials – Primary siding material changed to wood lap and cedar shake.
Policy & Design Guidelines
New construction in Local Historic Districts has an obligation to blend in with the historic character and scale of
the Local Historic District in which it is located. Designs for infill projects and other new construction within
designated Local Historic Districts must be designed with the surroundings in mind. The Historic District
Commission will not specify a particular architectural style or design for new construction projects. The scale,
mass and size of a building are often far more important than the decorative details applied. However, well
designed stylistic and decorative elements, as well as building materials and landscaping, can give new
construction projects the attributes necessary to blend in with the district, while creating a distinctive character
for the building. New construction projects in Local Historic Districts must be appropriate to their surroundings.
The Historic District Commission will review the building details for all new construction as part of their
evaluation of new construction project proposals.
All New Construction Projects Will Be Evaluated
For Compatibility By The Following Criteria
1. Size
the relationship of the project to its site
2. Scale
the relationship of the building to those around it
3. Massing
the relationship of the building’s various parts to each other
4. Fenestration
the placement, style and materials of windows and doors
5. Rhythm
the relationship of fenestration, recesses and projections
6. Setback
in relation to setback of immediate surroundings
7. Materials
proper historic materials or approved substitutes
8. Context
the overall relationship of the project to its surroundings
9. Landscaping as a tool to soften and blend the project with the district
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Staff Analysis
The Commission shall determine if the project meets the guidelines for new construction.
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Charlotte Historic District Commission - Case 2014-210
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525 East Boulevard
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Sept , 2014
Dilworth Local
Historic District
Property Lines
Building Footprints
Ea
st
October 2014
View from East Blvd & Winthrop Ave Corner
View from Winthrop Ave towards East Blvd
East at Winthrop
September 29, 2014
View from East Blvd & Winthrop Ave Corner
East at Winthrop
November 3, 2014
October 2014
East BLVD
Winthrop Ave
October 2014
September 29, 2014
1
Site Plan
1" = 20'-0"
East BLVD
Winthrop Ave
November 3, 2014
1
Site Plan
1" = 20'-0"
October 2014
BUILDING OUTLINE
ABOVE
40' - 0"
3' - 6"
36' - 9 1/2"
10' - 0"
5' - 0"
SIDE YARD
10' BUFFER FROM
PROPERTY LINE
EXISTING ASHPALT
ALLEY
-2
+0
EXISTING CONC. SIDEWALK TO REMAIN
24 CARS
C
36' - 9 1/2"
-6
C
5' - 0"
-6
40' - 0"
31' - 7 1/4"
-1
44' - 0"
-3.8
ZONING
SET BACK
31' - 8"
20' - 5"
19' - 2"
-4.8
41' - 11"
28' - 5 1/4"
ZONING PORCH
SET BACK
18' - 0"
East Blvd
ZONING
SET BACK
EXISTING CONC.
SIDEWALK TO REMAIN
Winthrop Ave
September 29, 2014
1
Site & Basement
1" = 20'-0"
BUILDING OUTLINE
ABOVE
40' - 0"
3' - 6"
36' - 9 1/2"
10' - 0"
5' - 0"
SIDE YARD
10' BUFFER FROM
PROPERTY LINE
EXISTING ASHPALT
ALLEY
-2
+0
EXISTING CONC. SIDEWALK TO REMAIN
25 CARS
-6
C
36' - 7 1/2"
-6
C
5' - 0"
40' - 0"
31' - 7 1/4"
-1
44' - 0"
-3.8
ZONING
SET BACK
31' - 8"
20' - 5"
19' - 2"
-4.8
41' - 11"
28' - 5 1/4"
ZONING PORCH
SET BACK
18' - 0"
East Blvd
ZONING
SET BACK
EXISTING CONC.
SIDEWALK TO REMAIN
Winthrop Ave
November 3, 2014
1
Site & Basement
1" = 20'-0"
October 2014
-2
+0
-6
+3
East Blvd
POSSIBLE OFFICE
OR LIVING UNITS
7,390 HEATED SF
PER LEVEL
-1
-3.8
Winthrop Ave
2
Level 1
1/16" = 1'-0"
September 29, 2014
-2
+0
-6
+3
East Blvd
POSSIBLE OFFICE
OR LIVING UNITS
7,333 HEATED SF
PER LEVEL
-1
-3.8
Winthrop Ave
2
Level 1
1/16" = 1'-0"
November 3, 2014
October 2014
POSSIBLE OFFICE
OR LIVING UNITS
7,390 HEATED SF
PER LEVEL
1
Level 2
1" = 20'-0"
POSSIBLE OFFICE
OR LIVING UNITS
7,390 HEATED SF
PER LEVEL
2
Attic
1" = 20'-0"
September 29, 2014
POSSIBLE OFFICE
OR LIVING UNITS
7,330 HEATED SF
PER LEVEL
POSSIBLE OFFICE
OR LIVING UNITS
7,333 HEATED SF
PER LEVEL
1
Level 2
1" = 20'-0"
2
Attic
1" = 20'-0"
November 3, 2014
EXISTING TREES
PROTECTED WITH
CONSTRUCTION FENCE
PLANTING
COLUMNAR MAPLE
WINTER GEM BOXWOOD
BLUSHING KNOCKOUT ROSE SHRUB
East Blvd
SEASONAL FLOWERS
FESCUE LAWN
EXISTING TREE TO
BE REMOVED
EXISTING TREES
PROTECTED WITH
CONSTRUCTION FENCE
1
A Landscape
1/16" = 1'-0"
Winthrop Ave
October 2014
NEW WATER OAK
September 29, 2014
EXISTING TREES
PROTECTED WITH
CONSTRUCTION FENCE
PLANTING
COLUMNAR MAPLE
WINTER GEM BOXWOOD
BLUSHING KNOCKOUT ROSE SHRUB
East Blvd
SEASONAL FLOWERS
FESCUE LAWN
EXISTING TREE TO
BE REMOVED
EXISTING TREES
PROTECTED WITH
CONSTRUCTION FENCE
1
A Landscape
1/16" = 1'-0"
Winthrop Ave
NEW WATER OAK
November 3, 2014
October 2014
NEW STRUCTURE OUTLINE
8,159 SF
58% LOT COVERAGE
ORIGINAL STRUCTURE OUTLINE
7,340 SF
52% LOT COVERAGE
September 29, 2014
NEW STRUCTURE OUTLINE
7,333 SF
52% LOT COVERAGE
ORIGINAL STRUCTURE OUTLINE
7,340 SF
52% LOT COVERAGE
November 3, 2014
October 2014
1
East Blvd Elevation
1/8" = 1'-0"
November 3, 2014
October 2014
1
Wintrhop Ave Elevation
1/8" = 1'-0"
September 29, 2014
1
Wintrhop Ave Elevation
1/8" = 1'-0"
November 3, 2014
October 2014
1
Alley Elevation
1/8" = 1'-0"
September 29, 2014
1
Alley Elevation
1/8" = 1'-0"
November 3, 2014
October 2014
1
North Elevation
1/8" = 1'-0"
September 29, 2014
1
North Elevation
1/8" = 1'-0"
November 3, 2014
October 2014
November 2014
EAST BOULEVARD ELEVATION
1
2
18' - 0"
3
18' - 0"
4
18' - 0"
5
18' - 0"
6
18' - 0"
East BLVD Zoning
Height Limit
40' - 0"
Top of Roof
34' - 0"
Attic
23' - 8"
WINTHROP AVE
ROLLING MTL.
GATE (OPTIONAL)
Level 2
13' - 4"
+0' @ EAST
BLVD GRADE
- 1' @ EAST BLVD
& WINTHROP AVE
- 4.9' @ BLDG
ENTRANCE
- 3.8' @ DRIVE
ENTRANCE
Level 1
3' - 0"
Grade
0' - 0"
7' - 9"
6' - 7 1/2"
- 2' @ ALLEY
Basement
-6' - 0"
November 3, 2014
Section Thru Drive
1
1/8" = 1'-0"
CONDENSORS TO BE LOCATED
ON THE ROOF
East BLVD Zoning
Height Limit
40' - 0"
ASPHALT SHINGLE
ROOF 9/12 SLOPE
STANDING MTL SEAM DORMER
ROOF 1.5/12 SLOPE
ASPHALT SHINGLE
ROOF 9/12 SLOPE
ALUMINUM DOWNSPOUTS &
GUTTERS
PTD. CEDAR
WOOD SHACKES
3RD FL PTD. CEDAR WD
SHAKE WALL RAILING
Top of Roof
34' - 0"
PAINTED WOOD BRACKET ON
PORCHES ONLY
PAINTED WOOD TUSCAN COLUMNS
PAINTED WOOD RAILING
PTD. GFRC ARCH DETAIL
PAINTED WOOD LAP SIDING
BRICK FOUNDATION WALL
& 1ST FLOOR COLUMNS
FACING EAST BLVD & WINTHROP
AVE
PAINTED WOOD LAP SIDING
PAINTED WOOD EVE SOFFIT AND
FACIA
36' - 9 1/2"
Attic
23' - 8"
Level 2
13' - 4"
Level 1
3' - 0"
GRADE AT FOUNDATION
Grade
0' EAST
- 0" BLVD
Basement
-6' - 0"
1
Winthrop Ave Wall Section
3/16" = 1'-0"
November 3, 2014
MATERIALS
LAP SIDING:
PAINTED WOOD LAP SIDING
WITH CORNER BOARDS
ROOF:
CERTAINTEED
INDEPENDENCE
COLONIAL SLATE
SOFFIT:
PAINTED WOOD SOFITS
TRIM:
PAINTED WOOD TRIM
SHAKES:
PAINTED CEDAR WOOD SHAKES
BRICK:
CAROLINA CERAMICS BRICK
PROVINCIAL COLLECTION
BIANCO
RAILING:
PAINTED WOOD RAILING
WINDOWS:
PAINTED WOOD INSULATED WINDOWS
MULLIONS ON EXTERIOR & INTERIOR
6 LITES OVER 0
November 3, 2014