Bat'leth
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Posts posted by Bat'leth
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On 5/17/2023 at 12:22 PM, jthomas said:I've been following the discussion about historic districts with interest across both threads. A few thoughts and observations:
- The widespread demolition of Charlotte's historic structures is widely bemoaned on this site. Therefore, I find it peculiar to read the complaints about the historic districts. It seems to me that they are one bright spot in preserving some of Charlotte's history?
- That being said, no neighborhood should be exempt from change, and historic districts are no different. As has been pointed out, their location and walkability means that they should absolutely be densifying. The problem is that in modern development style, densification means wholesale destruction of existing buildings, and the combining of many small parcels into one large parcel for the construction of large buildings. This approach is clearly incompatible with the character of historic neighborhoods.
- There has to be another way. For one, large single family homes should be allowed to be subdivided into apartments. I know this is anathema to many supporters of historic preservation, who prefer to see the old houses restored to single-family use, but I think it is a sensible and sensitive solution. Just because this subdivision was done cheaply and poorly in previous generations, doesn't have to mean it can't be done well today.
- A couple people have mentioned allowing development along the alleys. To me, this is the key to sensitively densifying neighborhoods which are blessed to have existing alleyways. The alley is essentially a second street, which in many areas is largely undeveloped. Consider the image below, which is a random Japanese residential street:
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Now imagine that same type of development allowed along the alleys in historic neighborhoods - a mix of small single-family homes and small-scale apartments, in a human-scaled environment, making use of block interiors which are typically very underutilized. This pattern would allow the historic streetscapes to remain relatively unchanged, while potentially adding a large number of dwelling units (many of which would likely be smaller and more affordable). To make this possible, minimum lots sizes and setbacks would need to be eliminated, and subdivision of existing lots must be allowed.
A good example of large home in Elizabeth being divided is the Alexander House at the corner of Clement Ave & 8th St. Years ago it was divided internally into 5 separate condos. The exterior is pretty much intact, and many do not realize that it is not a single family home.
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15 hours ago, nicholas said:Historic districts are added in long after neighborhoods were built up (which greatly hampers future change), whereas HOAs are usually in place from the formation of subdivisions which are not intended to see much evolution anyway. I don't think anyone wants to see generic apartments take over Dilworth or Elizabeth, but since both neighborhoods are currently decently walkable it is a shame that they are currently filled mostly with SFHs.
While, agreed about having mostly SHFs, From where I live in Elizabeth I count 12 quadraplexes within a couple of blocks. These are 2 story bldgs that have existed in the neighborhood for a long time and pretty much fit in seamlessly. There is also a couple of older apt bldgs with 20 units total. That's a total of 68 apt/condo units spread throughout a small area, and does not negatively impact the neighborhood. On a street near me I count 37 SFH/properties along a 3 block strip. If the city would promote ADU's facing onto the alleys, that could add at least 37 more rental units , adding density, with minimal impact to the overall character of the neighborhood.
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Axios has picked up on the Elizabeth neighborhood's struggle to get historic district status. Dilworth is brought up as an example of an existing historic district. I was very surprised to see that the President of the Elizabeth Community Association allowed himself to be quoted trashing Dilworth:
https://charlotte.axios.com/328519/charlotte-elizabeth-historic-designation-development/
Quote from article:
But West Bryant, president of the ECA, sees Dilworth as “a little kingdom of very wealthy people surrounded by a legal moat.”
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Looks like Axios has picked up on the Historic District situation in Elizabeth.
https://charlotte.axios.com/328519/charlotte-elizabeth-historic-designation-development/
I'm surprised that the President of the Elizabeth Community Association trashed Dilworth for the article:
Quote from article:
But West Bryant, president of the ECA, sees Dilworth as “a little kingdom of very wealthy people surrounded by a legal moat.”
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1 hour ago, Nathan2 said:
I think the thing about this house that is worse than it not fitting in with the character and massing of similar structures is that this giant structure (you should see the side view from the street) is for one person/ family. Structures of this size could easily fit 2 to 3 units. You go down 8th and 9th street and there are large condo buildings that fit perfectly among single-family homes. I would be embarrassed owning this thing. These are probably the same people who complain about new apartment buildings being too large.
My understanding is that a local developer is building this as a spec house. I don't know if they have a buyer already
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4 hours ago, jthomas said:It’s a shame to hear that the local historic district process doesn’t seem to be working well in Charlotte. I have had a lot of involvement with the HPC in Greensboro over the years. One point I stress is that if property owners want to ensure the survival of the neighborhood, they need to welcome folks who want to invest in the historic properties. Yes, it needs to be good, sensitive, and appropriate investment, but you can’t turn the neighborhood into a museum. People have to be able to live 21st century lives in their old homes. I think that by and large, we have a good balance here. Most people who buy in the historic districts do so precisely because of the character of the neighborhoods, and they want to do projects that enhance that character.
To address another point above, I do think there is a lot of value in protecting the neighborhood as a district, rather than just the individual buildings. In fact, I would argue that the neighborhood setting is almost more important than any individual architecture, save for a few standout examples. These 100-year-old neighborhoods are repositories of a type of small-scale, people-oriented urbanism that America has almost completely forgotten how to build. The street grids, small lots, sidewalks, and relatively de-emphasized automobile infrastructure are critical to preserve. They serve as a reminder that we can build cities in a different and better way than the status quo of the suburban experiment.
Well said, about protecting the neighborhood setting. Recently a neighborhood email went out about a house being built at Pecan Avenue & 9th St. The photo attached to it shows a 3 story blank wall crammed up against the 1 story house next to it.
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This is a proposed section through the building. I'm told the first elevations are of a pretty modern look - brick & glass. Definitely not trying to fit in with its surroundings here as they did elsewhere.
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From Charlotte Ledger. 6 story hotel proposed for corner of 7th St & Lamar Ave where Royal Gardens bldg now sits. Current area plan calls for street level retail & office or residential above. 4 stories or 40 feet max height.
From Charlotte Ledger:
A boutique hotel with ‘concierge-style service’ is envisioned in Elizabeth
A Durham developer is proposing to build a 6-story boutique hotel in the Elizabeth neighborhood.
So far as we know, there is no hotel at the moment in Elizabeth, so building a 47-room hotel on the northeast corner of East 7th Street and Lamar Avenue — catty corner from Cajun Queen — would be a new look.
Documents filed with the city show that a company called Lucrum Seven LLC has filed a rezoning petition for the 0.6-acre site, and the site plan calls for a 73-foot-high hotel with underground parking and 6,800 s.f. of retail. The site now contains two houses, built in 1913 and 1935, with one being used until recently as a business (a garden shop).
There are condos next to the property on one side and single-family homes on the other. It’s zoned for general business. In Elizabeth, 7th Street is a main commercial corridor.
Public records seem to show that Lucrum Seven is linked to a company called The Carolina Experience, whose website says it operates four properties, in Edenton, Mount Airy, Elkin and Blowing Rock. It says it has “premium properties” that “aim to deliver concierge-style service at beautiful destinations across the state.”
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12 hours ago, J-Rob said:
Anybody attend the meeting last night? Does anyone have additional renderings or details? It would be great if they could still incorporate some sort of flatiron feature similar to what Faison proposed. Would Crescent build this on Spec? I hope this moves forward. I would much rather see this than a fenced-off dirt lot. I think it is a great office location. I think the views from the top floor will be phenomenal.
I was at the meeting. They are doing what they call a flatiron at the corner, but I wasn't impressed. With more work, it could look good, but does not right now.
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The rumor that I've heard in the neighborhood is that Crescent Communities is interested in taking over the project at 7th St & Caswell Rd. I think a great majority in the neighborhood is ready to see something built there
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On 6/11/2018 at 10:28 AM, ricky_davis_fan_21 said:
Its hard to know with a very "green" council and planning director in place. Nimbys turned a beautiful 42 floor Arlington into a 28 floor Pink box. Our beautiful flatiron on 7th and Pecan will likely be lost because of Nimbys. Theres powerful people in some of these groups, especially in Elizabeth, and now that Myers Park has joined in, there are even bigger time people. Diane Powell in Cherry is a CMS employee on the Director Level, and seems to have some sway because of being in the public sector. But she also decries gentrification from the porch of her $700,000 new construction bungalow.
Not sure how you can support your statement that the flatiron building at 7th & Pecan will be lost because of the Nimbys. The Elizabeth neighborhood supported the rezoning. We're just waiting for Faison to build it.
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13 hours ago, norm21499 said:
WTF.....They tore down the buildings on the corner, now the project is being redesigned again!?
I understand that they are saying that they budgeted $18 million for the project, now it is coming in at $22 million, so they've hired another Architecture firm, and are trying to re-design & cut a lot out of the building. I don't think the Elizabeth neighborhood is going to take this very well.
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According to an email, Kinsey met with developers, asked for changes. They made the requested changes, and she still voted against. Copies distributed showing the latest elevations are attached
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On 6/29/2016 at 9:58 AM, ah59396 said:
It's seriously the worst. The wall is just SO commanding coming down central and so flat and bland. I wish I could say they've improved upon it from this:
But I'd be lying. One 305 "live outside the lines". LOL.
It complements the side elevation of the Gibson Apts down the street, facing Central Coffee.
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1 hour ago, Midwoodian said:
Last night, crossing Central and Pecan from DQ to CVS, both I, my wife, 1 year old son, and another pedestrian were almost killed by a driver turning left from Pecan onto Central. We had the pedestrian signal, and the driver turning left was simply not paying attention--she sped up rapidly into the turn as soon as the light changed. A tenth of a second this way or that way, all four of us would have been seriously injured or killed.
Why has the City and CDOT not installed a 20-25 second delay, once each light cycle, where all traffic has a red light so that pedestrians can cross at the following intersections: Central and Pecan, Central and Thomas, Central and Plaza (where we have also almost been run over, and where multiple people have been hit according to Police)? There is simply too much pedestrian activity at these intersections for there not to be a delay.
In the coming days, I will be writing an email to the Mayor, CDOT, PMNA, PM Business District group, Commonwealth-Morningside NA, the Charlotte Observer, and other news organizations about this issue. This isn't just an issue in Plaza Midwood either. Its completely unacceptable.
Same problem exists at 7th & Pecan
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Changes made by Faison to address concerns about density & under-parking the facility:
1. Reduced # of Apts from 123 down to 100.
2. Parking: increased ratios to 1 space per apt bedroom, Restaurant: Park at 10 spaces per 1000 sf.
3. Addressed concerns about scale/massing by breaking project into 2 buildings along 7th St.
The above items were brought up by the neighborhood several times in the months prior to the public hearing, but were not addressed.
Condition agreed to months ago: At time when plans are submitted for permit review, Faison will issue a set of building plans & elevations to the Elizabeth Community Association so that they can verify that final design is in compliance with rezoning docs and things have not been "VE'd" out. Faison will hold a pre-construction meeting between Faison, Contractor, & neighborhood residents to discuss items such as noise, parking, deliveries, etc. This will also help Contractor by making expectations clear, and establishing points of contact within the neighborhood so contractor knows who to call if a problem with a neighboring property owner comes up.
The $25K donation was never requested or sought out by the neighborhood, but was proposed by Faison, and can be used for any neighborhood improvement project.
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Observer got it wrong. Because of the scope of the changes, a re-do of the public hearing was required. Last night's presentation was a public hearing. The actual vote will be next month. But, the Elizabeth Neighborhood Association came out in support of the rezoning at last night's hearing due to Faison making the changes that they requested
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A resident in Elizabeth tells me that she saw who put up the "No Faison Apartments" signs. He is a person who lives adjacent to the property and who is a well known "Bull in the China Shop" personality. The signs are not a part of any organized neighborhood protest to the project. Last evening the Elizabeth Neighborhood Association sent out an email supporting the rezoning, due to changes that Faison made to address neighborhood concerns. A second public hearing on the rezoning petition before City Council will take place Monday, June 20
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Elizabeth did not say No to the rezoning. There are some ongoing concerns about how traffic enters and exits the parking garage, and the amount of parking they are providing onsite that had not been resolved at the time of the hearing, so they said "No approval at this time". Conversations are ongoing. As Mayor Roberts said "Looks like there is still work to be done".
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Nice pics
Elizabeth Projects (7th St, Elizabeth Ave, etc)
in Charlotte
Posted
The Kenny Rogers is now the Showmars in Elizabeth