Guide to the City of Charlotte HDO-S Streetside Historic District Overlay
The HDO-S Streetside Historic District Overlay in the City of Charlotte protects the traditional character of significant neighborhoods by regulating the design of exterior features as viewed from the street. Within this district, property owners are generally required to obtain a Certificate of Appropriateness (COA) for alterations, construction, or demolitions occurring within the front 50% of the property's depth. While standard lots have limited review areas, corner lots and historic landmarks within the HDO-S Streetside Historic District Overlay are subject to review across the entire property [Section 14.3.B].
Purpose and Intent of the HDO-S Overlay
The primary objective of the HDO-S Streetside Historic District Overlay is to safeguard the traditional development patterns of the City of Charlotte. It focuses specifically on preserving the character-defining features of historic resources that are visible from the street right-of-way, excluding alleys [Section 14.3.A]. By encouraging the reuse of existing built resources, the City of Charlotte uses this district to support sustainability while ensuring that new construction remains compatible with the broader characteristics of the historic context [Section 14.3.A].
Applicability and Areas of Review
The HDO-S Streetside Historic District Overlay is applied as an overlay that supersedes underlying zoning regulations regarding the appropriateness of exterior features [Section 14.3.B]. Unlike a full Historic District Overlay (HDO), the HDO-S review is often limited to a portion of the lot.
| Feature or Lot Type | Scope of HDO-S Review and Authority |
|---|---|
| Viewpoint Requirement | Only features viewed from the street right-of-way (excludes views from alleys) |
| Standard Principal Buildings | The first 50% of the depth, measured from the heated thermal wall |
| Standard Lot Area | The area between the public right-of-way and the first 50% of the building depth |
| Corner Lots | Subject to review of the entirety of the lot |
| Vacant Lots (Standard) | 50% of the depth of the lot area adjacent to the public right-of-way |
| Building Additions | Any addition projecting beyond existing front/side walls or altering the roof height/shape |
| Accessory Buildings | The entirety of any new accessory building on a vacant lot, or if located in the 50% review zone |
| Historic Landmarks | The entirety of any Historic Landmark and its designated boundary area |
[Section 14.3.B.2]
Certificate of Appropriateness (COA) Requirements
In the City of Charlotte, no portion of a parcel within the HDO-S Streetside Historic District Overlay may be built, altered, restored, or demolished until the Historic District Commission (HDC) issues a Certificate of Appropriateness [Section 14.2.D].
- Exterior Features: This includes architectural style, general design, and arrangement of the exterior, including the texture and kind of materials, scale, and the style of windows, doors, and signs [Section 14.2.E].
- Minor Works: The HDC may delegate authority to staff to approve "minor works" that do not involve substantial alterations or removals that would impair the integrity of the district [Section 14.2.F].
- Demolition Delay: If the HDC finds a building has special significance, it may delay demolition for up to 365 days to negotiate a means of preserving the structure [Section 14.2.J].
Prohibitions and Limitations
The City of Charlotte prohibits the combined application of certain overlay districts. The HDO-S Streetside Historic District Overlay cannot be applied to a property in combination with the following:
- HDO Historic District Overlay [Section 14.3.B.3]
- NCO Neighborhood Character Overlay [Section 14.3.B.3]
- RIO Residential Infill Overlay [Section 14.3.B.3]
Maintenance and Emergency Repairs
The HDO-S Streetside Historic District Overlay regulations do not prevent ordinary maintenance or repairs that do not involve a change in design or material [Section 14.2.H]. In cases of an emergency where a feature poses a danger to public safety, the Building Inspector may certify the need for immediate action [Section 14.2.H].
Violations and Appeals
The Zoning Administrator of the City of Charlotte enforces the HDO-S Streetside Historic District Overlay standards [Section 14.3.D].
- Violations: Common violations include performing work without a COA, carrying out a project after a COA was denied, or completing work in a manner inconsistent with an approved COA [Section 14.2.N].
- Appeals: Any party aggrieved by an HDC decision regarding a COA may appeal to the Mecklenburg County Superior Court in the nature of certiorari [Section 14.2.M].
Sections Cited
- Section 14.2: HDO Historic District Overlay
- Section 14.2.D: Certificate of Appropriateness Required
- Section 14.2.E: Exterior Features
- Section 14.2.F: Minor Works
- Section 14.2.H: Ordinary Maintenance and Emergency Repair
- Section 14.2.J: Demolition or Removal
- Section 14.2.M: Appeals
- Section 14.2.N: Violations and Enforcement
- Section 14.3: HDO-S Streetside Historic District Overlay
- Section 14.3.A: Purpose
- Section 14.3.B: Applicability
- Section 14.3.D: Violations and Enforcement
- Section 39.2.L: Enforcement (Zoning)