City of Charlotte HDO-S Streetside Historic District Overlay Modifications

The City of Charlotte HDO-S Streetside Historic District Overlay modifies base zoning standards by requiring a Certificate of Appropriateness (COA) for any alterations to the exterior features of buildings and lots within a designated area, specifically focusing on the first 50% of the depth of existing structures and vacant lots. While standard zoning applies to the entire parcel, the HDO-S Streetside Historic District Overlay subjects all street-facing additions, roofline changes, and new accessory buildings to rigorous design compatibility reviews to preserve the traditional development patterns of the neighborhood [Section 14.3.A]. On corner lots, the City of Charlotte mandates that the HDO-S Streetside Historic District Overlay review standards apply to the entirety of the property [Section 14.3.B.2.b].

Scope of Modifications to Base District Standards

The primary way the HDO-S Streetside Historic District Overlay modifies the base zoning in the City of Charlotte is through the requirement of a Certificate of Appropriateness (COA). This means that even if a project meets the numeric requirements of the base district (such as setbacks or height), it must still be found "congruous with the special character of the historic district" regarding its design, materials, and arrangement [Section 14.2.L.2.a].

Geographic Limitations of Design Review

Unlike the standard HDO, which regulates the entire property, the HDO-S Streetside Historic District Overlay limits the City of Charlotte’s design authority to specific zones that impact the streetscape.

Property Feature	HDO-S Review Applicability in the City of Charlotte
Primary/Side Street Rights-of-Way	Full review required (excluding alleys)
Existing Principal Buildings	Limited to the first 50% of the depth (measured from the heated thermal wall)
Vacant Lots (Interior)	Limited to the first 50% of the lot depth adjacent to the public right-of-way
Corner Lots	The entirety of the lot is subject to review
Additions	Any addition projecting beyond the existing front or side walls, or altering the roof height/shape above the eave line
Accessory Buildings	Entirety of new construction on vacant lots, or construction within the 50% depth zone

Regulated Exterior Features

When a property falls under the City of Charlotte HDO-S Streetside Historic District Overlay, the base district's allowances for materials and styles are superseded by the following compatibility requirements [Section 14.3.B.1]:

Architectural Style: The general design and arrangement of the exterior.
Texture and Materials: The specific kind and texture of building materials used on the structure.
Scale: The size and scale of the building relative to the historic context.
Openings: The type and style of all windows and doors.
Fixtures and Signs: All light fixtures, signs, and other appurtenant fixtures.
Landscaping: Significant landscape and natural features of the area [Section 14.2.E].

Relationship to Other Regulations

The City of Charlotte has established strict rules regarding the layering of the HDO-S Streetside Historic District Overlay with other specialty districts. The HDO-S Streetside Historic District Overlay cannot be applied to a property in combination with the following [Section 14.3.B.3]:

HDO Historic District Overlay
NCO Neighborhood Character Overlay
RIO Residential Infill Overlay

Additionally, while the overlay governs aesthetics, it does not nullify the North Carolina State Building Code or the North Carolina State Fire Prevention Code, which remain in control at all times [Section 1.6.D].

Administrative Adjustments for Historic Features

In the City of Charlotte, the Zoning Administrator, in consultation with the Historic District Commission (HDC) Administrator, may grant administrative adjustments to base standards (such as frontages or setbacks) if it is necessary to restore or replace an historic feature that is required by the Secretary of the Interior's Standards for the Treatment of Historic Properties [Section 14.2.I].

Sections Cited