A Fresh Look at Historic Districts
-
Upload
preservationnc -
Category
Education
-
view
459 -
download
0
description
Transcript of A Fresh Look at Historic Districts
3.4 - 4.4A Fresh Look at Historic Districts
Developing Standards for Heritage Conservation Districts
Myrick Howard,Preservation North Carolina
Peter Sandbeck,NC State Office of Historic Preservation
Elizabeth Sappenfield,Preservation NC and National Trust for Historic Preservation
Trends in Districting
• 97 local historic districts• 103 commissions• 496 National Register districts
Data in this and following slides provided by the NC State Historic Preservation Office.
Number of Districts and Commissions by County
0 5 10 15 20 25 30 35 40 45 50
AlamanceAnsonAshe
AveryBeaufort
BertieBrunsw ickBuncombe
BurkeCabarrusCaldw ellCarteretCasw ell
Cataw baChatham
CherokeeChow an
ClevelandCraven
CumberlanCurrituck
DareDavidson
DavieDuplin
DurhamEdgecombe
ForsythFranklinGaston
GranvilleGreeneGuilfordHalifaxHarnett
Hayw oodHenderson
HertfordHokeHydeIredell
JacksonJohnston
JonesLee
LenoirLincoln
NRHD
LHOD
Commission
Number of Districts and Commissions by County
0 5 10 15 20 25 30 35 40 45 50
MaconMadison
MartinMcDow ell
MecklenburgMitchell
MontgomeryMooreNashNew
NorthamptonOnslowOrange
PasquotankPender
PerquimansPerson
PittPolk
RandolphRichmondRobeson
RockinghamRow an
RutherfordSampsonScotland
StanlyStokesSurry
Sw ainTransylvani
TyrrellUnion
VanceWake
WarrenWashington
WataugaWayneWilkesWilson
Yancey
NRHD
LHOD
Commission
LHOD by designation date
Partial list – not all data available.
Neighborhoods without Local Districts
What we’re seeing in Raleigh
• Early 20th c. Eclectic• Prosperous early suburbs• High property (land) value• Subject to teardowns• National Register• In need of protection
Vanguard Park
Michael Zirkle Photography, courtesy of RHDC
Glenwood-Brooklyn
Infill in National Register districts2002-2007
Why aren’t they using LHOD
• Property rights objectionDon’t tell me what to do.
• Strictness of regulationPaint color?!?
• Negative public perceptionHysterical society
• Lack of municipal supportWe don’t have the staff right now.
Michael Zirkle Photography, courtesy of RHDC
Cameron Park
Hayes Barton
Michael Zirkle Photography, courtesy of RHDC
What do these neighborhoods need?
• Respite from teardowns• Relief from skyrocketing
land values • Better match between
zoning and built form• Protection for scale and
context
The HOD2 Concept
• Based on existing local historic overlay district
• Regulate only most significant elements – not the fine grain details
• Focuses on scale, rhythm, coverage, proportion
• Regulate only what’s visible from the street –not the back yard
Administration
• Use the existing HOD structure – edit the major/minor work matrix
• Remove detail elements from the review list
• Use staff to handle most approvals
Major / Minor Work
Current Matrix Example of Proposed
Architectural Detail
Minor Work – Staff review
If not visible from Right Of Way, no review. If visible, Minor Work
Decks – max height < 42”
Minor Work – Staff review
If not visible from ROW, no review. If visible, Minor Work.
Decks – max height > 42”
Major Work If not visible from ROW, no review. If visible, Major Work.
Paint – previously painted element
Minor Work No review
Paint – previously unpainted element
Major Work Minor Work
Form-Based Code
Form-based codes foster predictable built results and a high-quality public realm by using physical form (rather than separation of uses) as the organizing principle for the code.
Denver, CO
Form-Based Code Institutewww.formbasedcodes.org
Advantages of Form-Based Code
• Prescriptive rather than proscriptive• Encourages public participation• Regulates at the building lot scale• Generates diverse built results• Codifies existing built environment, generating compatible
infill• Accessible for public, user-friendly• Eliminates need for subjective guidelines• More clarity leads to better enforcement
Questions?
Case Study
Raleigh LHOD Guidelines• Regulates elements that “contribute to the overall
historic character of the building or site.”• When elements are being repaired or replaced,
they must “match the original in design, dimension, detail, texture, pattern, material and color.”
Case study pdf available online.
Design Elements
Site Elements• Building spacing, setbacks• Building orientation• Lot coverage• Utility structures• Parking areas • Walls, fences• Steps, pavement• Landscaping, trees• Lighting
Building Elements• Architectural style• Building height• Exterior arrangement, proportion• Size, scale of building• Roof, shape and material• Building material• Color• Fenestration, openings
Case Study Neighborhood
Case Study Neighborhood