Meeting Date: May 5, 2015 Case COA1500033 Type Major Work

CI TY OF DU R H AM | DU RH AM COU N TY
N OR TH C AR O LIN A
CE R TI F I CA TE O F A P PR O PR I A TE NE S S RE POR T
Meeting Date: May 5, 2015
Case
COA1500033
Type
Project Name
2308 West Club Boulevard - Demolition
Applicant
Trevor and Jordan Smith
Owner
Same
PIN(s)
0822-09-05-5551
Location
North side of West Club Boulevard between Virginia Avenue
and Alabama Avenue
Zoning
Residential Urban-5 (RU-5)
Historic
District/Landmark
Watts-Hillandale
Significance
Contributing
Acreage
Major Work
0.711 acres
A. Summary of Proposed Work
The applicant proposes to demolish the primary and accessory structures located
on the property. Details regarding the proposal can be found in the application
materials (Attachment 1).
B. Historical Context and Significance
This property is located within the Watts-Hillandale Historic District, designated by
the City Council in May of 2003. The Plan indicates that the building was built in
the early 1920s, is contributing to the historic character of the District, and is listed
in sound condition (pg. 22). Below is a 1937 Sanborn image of the site within the
block face.
Page 1 of 5
COA1500033, 2308 West Club Boulevard - Demolition
Certificate of Appropriateness Report
ProQuest® Sanborn Maps Geo Edition
Durham, North Carolina, 1937, Plate 220
C. Approval Criteria for Historic Districts
Unified Development Ordinance paragraph 3.17.3A establishes the basis for
approving an application for a Certificate of Appropriateness (COA) for demolition
with a period of delay of 365 days:
An application for a certificate of appropriateness authorizing the demolition,
destruction or relocation of a structure in a designated historic district or of a
designated historic landmark shall not be denied. However, the effective date
of such a certificate of appropriateness may be delayed for a period of up to
365 days from the date of approval. This maximum period of delay shall be
reduced by the HPC when it finds that the owner would suffer extreme
hardship or be permanently deprived of all beneficial use of or return from
such structure or landmark by virtue of the delay. During such period, the HPC
may negotiate with the owner and with any other parties in an effort to find a
means of preserving the structure or landmark.
Unified Development Ordinance paragraph 3.17.3B offers additional grounds for
reducing the 365-day delay period:
If the HPC finds that the structure has no particular significance or value
toward maintaining the character of an historic district, it shall waive all or part
of such period and authorize earlier demolition or removal.
Thus, based upon the UDO requirements, the effective date for a COA for
demolition shall be delayed for a period of 365 days unless a shorter time period is
justified by evidence supporting one of the following findings:
1. A finding that the property owner will “suffer extreme hardship”; or
Page 2 of 5
COA1500033, 2308 West Club Boulevard - Demolition
Certificate of Appropriateness Report
2. A finding that the property owner will be “permanently deprived of all beneficial
use of or return from such property by virtue of the delay”; or
3. A finding that the building has “no special significance or value toward
maintaining the character of the district.”
D. Review Criteria and Staff Analysis
Below are the review criteria that staff believes are relevant to this case, which
includes the standards by which the appropriateness of a 365-day delay is to be
analyzed.
1. Extreme Hardship: This maximum period of delay shall be 365 days unless
the HPC finds that the owner will suffer extreme hardship.
Staff analysis: The applicants have indicated no extreme economic hardship
that would be caused by the 365-day delay on the effective date of the
COA.
2. Deprivation from Use or Return: The maximum period of delay shall be
365 days unless the HPC finds that the owner will be permanently deprived
of all beneficial use of or return from such structure or landmark by virtue
of the delay.
Staff analysis: The applicants have indicated no permanent loss of
beneficial use of or return from the property that would be caused by the
365-day delay on the effective date of the COA.
3. Contribution to Historic Character: If the HPC finds that the structure has
“no particular significance or value toward maintaining the character of the
historic district,” it shall waive all or part of such period and authorize
earlier demolition or removal.
Staff analysis: A waiving of all or part of the maximum period of delay does not
appear to apply because the property is listed as contributing to the historic
character of the district. On the property is a Craftsman-style house with matching
garage, significant for their age and the quantity of historical materials still
extant. The primary structure is notable for its distinctive stylistic features
and craftsmanship, including a bracketed front porch overhang and a
pergola-style side porch with decorative columns. The accessory structure is
equally notable in that it is original and built to match the house, with
identical clipped gables and siding. The proposed demolition destroys both
historic structures in their entirety.
Page 3 of 5
COA1500033, 2308 West Club Boulevard - Demolition
Certificate of Appropriateness Report
Below is an entry for 2308 West Club Boulevard on the National Register of
Historic Places Registration Form for the Watts-Hillandale district:
Williams-Muse House. Craftsman style house with a side gabled roof
with clipped gables, two interior chimneys, 6-over-1 paired sash
windows, and plain siding. The French entrance door has a bracketed
hood. An original side porch has lovely Craftsman posts. 1925 CD: C. F.
Williams occupant. The Muse family has resided in the house for many
years.
C Garage 1920s. One-car garage with a front clipped gable and plain
siding. (Section 7, pg. 25)
Demolition of a contributing structure within the Watts-Hillandale Local
Historic District is not in keeping with the goal of the Watts-Hillandale
Preservation Plan, which is to maintain “a viable residential neighborhood
with its historic heritage intact, preserved and displayed in its buildings . . .
and landscape” (pg. 40). Similarly, it is not in keeping with the historic
character and qualities of the historic district, which is a collection of
Craftsman bungalow, Foursquare, Colonial Revival, Tudor Revival, and
Period Cottage style homes built primarily between 1910 and 1940. The
majority of the homes date from approximately 1920 (as does the subject
property).
E. Recommendation
The Planning staff will make a recommendation after the public testimony during
the hearing.
F. Possible Motions
The Durham Historic Preservation Commission finds that, in the case COA1500033,
2308 Watts-Hillandale:
•
The proposed demolition removes an original primary structure and
original accessory structure, both dating from the 1920s and listed as
contributing to the Watts-Hillandale historic district.
•
The applicant has not provided evidence of economic hardship.
•
The applicant has not provided evidence of permanent loss of use or
return from the property.
Therefore, the COA for the proposed demolition is approved:
Page 4 of 5
COA1500033, 2308 West Club Boulevard - Demolition
Certificate of Appropriateness Report
(a) With a 365-day delay.
(b) With a [number]-day delay.
(c) Without delay.
G. Notification
Staff certifies that notification letters to adjacent property owners were sent in
accordance with Section 3.2.5 of the Unified Development Ordinance. In addition,
legal advertisements were placed in the Durham Herald-Sun on the two
consecutive Fridays prior to the public hearing.
H. Staff Contact
Karla
Rosenberg,
Planner,
[email protected]
(919)
I. Attachments
Attachment 1, Application Materials
Attachment 2, Context Map
Page 5 of 5
560-4137
extension
28259,
Applica>on&for&COA:&
2308&West&Club&Boulevard&
• 
• 
• 
Document&1&(here):&Background,&Scope&of&Work,&Photos&
Document&2:&Engineer’s&review&
Document&3:&Site&plan&&&future&front&eleva>on&
SMITH&COA&APPLICATION&
2308&WEST&CLUB&BOULEVARD&
1&
Project(Intent(and(Background(Statement:(
&
Trevor&and&Jordan&Smith&purchased&the&home&on&2308&W.&Club&
Blvd&in&August&2014.&Trevor&and&Jordan&grew&up&in&South&
Carolina,&and&aXer&Jordan&aYended&UNC&Chapel&Hill,&they&
married&and&spent&the&next&10&years&in&the&Northeast&and&South&
Africa.&&The&always&intended&to&return&to&NC&(Jordan’s&parents&
and&grandparents&all&originate&here)&and&seYle&in&Durham&
specifically.&&Trevor’s&brother&coaches&the&men’s&tennis&team&at&
Duke,&and&many&of&Jordan’s&college&friends&are&in&WaYs]
Hillandale.&&&
&
In&late&2013,&the&Smiths&and&their&three&children&(ages&5,&3,&and&1)&
moved&to&Durham&and&con>nued&their&search&for&a&home&in&
WaYs]Hillandale—they&loved&the&walkability,&the&park,&the&
community,&and&the&character&of&the&homes.&&They&think&it&is&the&
perfect&place&to&put&down&roots&and&raise&their&family,&and&they&
feel&incredibly&blessed&to&get&to&do&that&at&2308&W&Club&Blvd.&
&
Given&the&large&size&of&the&lot&(0.72&acres),&the&Smiths&intended&to&
divide&the&lot&with&close&friends,&preserve&the&current&home,&build&
a&home&on&the&eastern&half&of&the&lot&and&share&the&large&
backyard.&Unfortunately&the&lot&(116&feet&wide)&is&4&feet&too&
narrow&to&support&dividing,&due&to&the&60]foot&required&width&per&
lot&(per&7/16/14&conversa>on&with&Dennis&Doty).&&
&
Unable&to&divide&the&lot,&the&Smiths&evaluated&how&to&add&onto&
the&current&home&to&create&enough&space&to&support&their&
growing&family.&The&current,&single&story&home&was&built&in&1920&
and&is&roughly&1,400&square&feet.&&An&inspec>on&by&J.S.&Thompson&
Engineering&Inc.&(engineer’s&leYer&and&photos&included)&
SMITH&COA&APPLICATION&
&
determined&that&the&structural&deficiencies&to&the&founda>on&
and&interior&walls&of&the&home&require&significant,&costly&repair&
and&will&not&support&a&second&story.&&
&
AXer&weighing&their&op>ons,&the&Smiths&decided&to&replace&the&
current&home.&Their&preference&is&to&relocate&the&home&to&
serve&another&family&in&Durham,&and&they&have&been&exploring&
opportuni>es&to&do&so.&&If&unable&to&move&the&house,&they&will&
work&with&Habitat&ReStore&to&deconstruct&the&house,&use&many&
materials&in&the&new&home,&and&donate&the&remaining&
materials.&
&
The&Smiths&share&the&desire&of&the&WaYs]Hillandale&community&
to&preserve&the&neighborhood’s&historic&character&and&beau>ful&
architectural&style.&They&understand&that&a&demoli>on&request&
will&upset&some&members&of&the&community,&and&they&have&
made&every&effort&to&design&a&new&home&that&will&complement&
in&size,&materials,&and&scale,&the&variety&of&historic&architectural&
styles&along&Club&Blvd&(front&eleva>on&included).&&They&hope&
that&both&their&home&and&their&family&will&be&a&valuable&
addi>on&to&the&neighborhood.&
&
2308&W.&Club&Blvd&was&on&and&off&the&market&for&over&five&
years,&and&has&now&been&sihng&vacant&since&August.&&With&a&
significant&project&ahead,&the&Smiths&hope&to&begin&as&soon&as&
possible.&They&are&eager&to&begin&developing&friendships&with&
neighbors,&building&memories&at&Oval&Park,&and&contribu>ng&to&
the&community&that&has&drawn&them&to&WaYs]Hillandale.&
2308&WEST&CLUB&BOULEVARD&
2&
Scope(of(Work([email protected](
&
Applicant&will&hire&Habitat&ReStore&to&deconstruct&the&1,400&
square&foot&home&and&80&square&foot&shed.&Salvaged&
materials&will&be&used&by&the&applicants&for&the&future&home,&
as&well&as&donated&to&ReStore.&&The&applicants&will&hire&a&
demoli>on&contractor&to&dismantle&the&remaining&structure,&
safely&dispose&of&asbestos,&and&properly&dispose&of&all&debris&
and&building&materials.&
SMITH&COA&APPLICATION&
Local(Review(Criteria(Compliance(Statement:(
(
The&applicant&acknowledges&that&the&proposed&demoli>on&
destroys&a&historically&contribu>ng&resource&in&the&district&
and&is&not&in&keeping&with&the&goal&of&the&WaYs]Hillandale&
Historic&Preserva>on&Plan.&&
&
Due&to&incongruence&between&property&size/price&and&the&
size/quality&of&the&house,&the&applicant&believes&the&best&
long&term&solu>on&for&the&property&(and&surrounding&
property&values)&is&a&soundly&built&new&home&which&
respecjully&complements&the&surrounding&historic&homes.&
&
The&applicant&will&replace&this&structure&with&a&single]family&
home&that&carefully&follows&the&Principles&and&Review&
Criteria&found&within&the&WaYs]Hillandale&Historic&District&
Preserva>on&Plan.&&Applica>on&for&construc>on&COA&will&be&
filed&separately,&and&a&rendering&of&the&front&eleva>on&is&
included&in&this&applica>on.&
2308&WEST&CLUB&BOULEVARD&
3&
A.&Front&(looking&north&from&street)&
SMITH&COA&APPLICATION&
B.&East&side&(from&front)&
2308&WEST&CLUB&BOULEVARD&
4&
C.&Rear&(looking&south&from&back&yard)&
SMITH&COA&APPLICATION&
D.&West&side&(from&rear)&
2308&WEST&CLUB&BOULEVARD&
5&
E.&Shed,&facing&north&
SMITH&COA&APPLICATION&
F.&Shed,&facing&southeast&
2308&WEST&CLUB&BOULEVARD&
6&
G.&Neighboring&house&to&the&west&
SMITH&COA&APPLICATION&
H.&Neighboring&house&to&the&east&
2308&WEST&CLUB&BOULEVARD&
7&
I.&Repaired&pier&leaning&right&
SMITH&COA&APPLICATION&
J.&Piers&leaning&right&and&leX&
2308&WEST&CLUB&BOULEVARD&
K.&Crack&in&brickwork&
8&
Smith Residence - 2308 West Club Blvd, Durham, NC
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Proposed House
Smith Residence - 2308 West Club Blvd, Durham, NC
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Front Elevation
Smith Residence - 2308 West Club Blvd, Durham, NC
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Attachmen
t 2
Context Map: COA1500033
2308 West Club Boulevard
0822-09-05-5551
Woodrow St
Case Area
Parcel Lines
Building Footprint
Alabama Ave
Local Historic District
W Club Blvd
0
100
200
Feet
Durham City/County Planning Department
£
¤
Oval Dr
"
"
75
157
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"
WAT T S - H I L L A N D A L E
Englewood Ave
§
¨
¦
85
"
"
" "
¤
" £
98
" "
147
¨
¦
"§
54
"
Rosehill Ave
751
40
55
"
l an
dA
ve
501
Oa k
Virginia Ave
4/9/2015
70
o