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Charlotte-Mecklenburg Historic Landmarks Commission
Special Meeting
December 1, 2003
7:00 p.m.
Location: 2100
Randolph Road, Charlotte, N. C.
Time: 7:00 p. m. -
8:35 p.m.
Present:
Ms. Tattie Bos, HLC
Sec., Des. Rev. Vice-Chair
Mr. Jeff Bradsher/County,
HLC Chairman
Ms. Amy Hockett/City,
Design Review Committee Chairman
Ms. Yolanda Johnson-Gess/City,
Projects Com. Vice-Chairman
Ms. Valerie
Lewis/City, Education Com. Vice-Chairman
Mr. John E.
Misenheimer/County, HLC Vice-Chairman, Rural Hill School Chairman
Mr. Len Norman/County,
Survey Committee Chairman
Mr. John J. Parker,
III/Mayor, Survey Committee V. Chairman
Ms. Laura Chalk
Smith/City
Mr. Mike
Sullivan/County, HLC Treas., Finance Committee Chair, Bond Com. Chair
Dr. Dan L. Morrill,
HLC Consulting Director
Mr. Bryan Turner, HLC
Projects Manager
Ms. Patricia Nystrom,
HLC Attorney
Ms. Mary Lynn Morrill,
HLC Recording Consultant
Absent:
Mr. Joe Kluttz/County,
Projects Committee Chairman (recused)
Ms. Ross
Richardson/County, Education Committee Chair
Visitors:
Mr. Bobbie Shields,
Mecklenburg County, General Manager
Mr. Ron Tober,
Director of CATS
Mr. Miller Jordan,
President of Charlotte Trolley, Inc.
Ms. Lisa Gray,
Executive Director of Charlotte Trolley, Inc.
Mr. Ned Carson
Mr. Peter Pappas,
Pappas Properties
Mr. Brad Miller, City
Engineering
AGENDA
Mr. Bradsher welcomed
everyone to this special HLC meeting.
Dr. Morrill reported
that the purpose of tonight’s meeting is for the HLC to consider whether
to continue its support of the expenditure of approximately $1.5 million
of land bond money for the County’s purchase of an 0.378 acre parcel and
appurtenant easements to allow a portion of the former streetcar barn to
serve as a carbarn for the new vintage trolley line and a
museum/restoration area administered by Charlotte Trolley, Inc.
The following background
information was presented:
On January 14, 2002,
the HLC approved a motion that the HLC request that the Board of
County Commissioners advance $1.428 million from land bond money to
enable the HLC to acquire the Southern Public Utilities Carbarn (former)
at 1424 South Boulevard, Charlotte, N. C., being more specifically the
parcel of land and improvements being offered by Pappas Properties,
Inc., with the stipulation that the HLC, if necessary, will use proceeds
from the sale of revolving fund projects to repay the full amount of
Land Bank money advanced to the HLC. They City’s paying the total cost
of renovating the building and performing the site improvements,
including necessary parking, to allow the building to become the carbarn
for Charlotte’s Vintage Trolley Line. It was determined that it
would be more appropriate for the County to acquire the property
directly from Crescent Resources rather than having the HLC acquire the
property. In other words, the HLC will not be responsible for
reimbursing any money to the County. Even though the motion did not
specifically call for the retention of the remain portion of the carbarn,
it was certainly the intent of the HLC that such would be the result of
its initiative to seek County funds to purchase the site.
On September 10, 2002,
the HLC approved a motion that the HLC support the historic
designation of the former Streetcar/Trolley Barn at the corner of 1300
South Boulevard and 300 Bland Street, Charlotte, N. C., with the
following enumerated considerations and conditions: 1) The strength of
the building’s historical significance mitigates issues of architectural
integrity that result from loss of original fabric 2) The tax parcel to
be designated should include all of the car barn or a portion adequate
to convey the building’s historical meaning 3) With the aid of
historical documentation the building’s facade shall be reconstructed of
like materials to that of its period of significance 4) Extant
historical features shall be retained 5) The building’s new use shall be
compatible with its associative history 6) Due to the loss of original
fabric, the car barn’s renovation and reuse shall include interpretation
of the building’s original fabric, the car barn’s renovation and reuse
shall include interpretation of the building’s original use 7)
Surrounding new development shall be sensitive in size, scale, massing
and style to the car barn. The motion was approved with the
understanding that in order for the HLC to maintain integrity and
consistency in its decision making the enumerated conditions are to be
an integral component of any recommendation of local landmark
designation for said Charlotte Streetcar/Trolley Barn. Mr. Bradsher
appointed a subcommittee composed of Mr. Bradsher, Mr. Hirsch, Mr.
Parker and Dr. Morrill to meet with Pappas Properties regarding the
HLC’s potential involvement with the former Charlotte Streetcar/Trolley
Barn. Mr. Bolt was present from Pappas Properties to answer
Commissioners’ questions and to explain the position of Pappas
Properties regarding the property. Duke Power Real Estate, owner of the
property, selected Pappas Properties as the developer.
The current situation is
as follows:
a. Ron Tober, chief
administrator officer of CATS, has written a letter setting forth the
level of commitment CATS is willing to make to the preservation of the
building at this time and to other matters which are set forth in the
most recent draft of the Purchase and Trolley Barn Development
Agreement. A copy of the letter was distributed. Under this
agreement:
1) The County agrees
to purchase from Crescent Resources the 0.378 acre lot and appurtenant
easements.
2) The County agrees
to lease the property to the City.
3) Crescent Resources
agrees to demolish the carbarn (or portions thereof), subject to
reimbursement by the City.
4) The City agrees to
construct a trolley museum, trolley maintenance facility, trolley tracks
and related improvements.
5) The City agrees to
sublease a portion of the carbarn to Charlotte Trolley, Inc., for the
operation of a trolley museum and vintage trolley restoration.
6) Crescent Resources
agrees to make specified infrastructure and landscape improvements on
the land and appurtenant easements areas, in consideration of a monetary
contribution from Charlotte Trolley, Inc., to be made in cash at
closing.
b. HLC Staff received a
telephone call from Ron Tober on Wednesday in which Mr. Tober stated
that it is the present intent of CATS to save intact the northern,
southern, interior brick walls of that portion of the carbarn that
remains on site.
c.
On Friday, HLC Staff received a fax of a letter from Crescent Resources
to Ron Tober in response to the letter set forth in Section a. herein
above. A copy of the letter was distributed.
Options before the
Historic Landmarks Commission
County Staff will make a
recommendation at the Board of County Commission’s meeting on December
2, 2003, as to whether the County will approved the
Purchase and Trolley Barn Agreement.
A copy of a letter to
Ron Tober setting forth the most recent County position regarding the
matter was distributed. The County is taking the firm position that the
projects must preserve the historic significance of the property.
The HLC considered the
following possible actions:
a. Take no action,
meaning that the HLC is satisfied that the initial intent of the HLC’s
involvement is being met, namely a sufficient portion of the original
carbarn will be preserved to meet accepted definitions of "historic
preservation."
b. Recommend the
placement of provisions in the County’s lease of the property to the
City stipulating that the exterior and interior brick walls of the
surviving portion of the carbarn be preserved.
c. Withdraw its
support for the expenditure of Land Bond money and inform the Board of
County Commissioners of its decision. The reason presumably would be the
absence of certitude about what portions of the building would be
preserved. A related issue is whether the HLC would accept the
construction of a replica building.
d. Continue the
historic designation process and request a public hearing. The Survey
and Research report in available on the HLC’s website - www.cmhpf.org.
Staff Recommendation:
Once the HLC is satisfied that the exterior and interior brick walls of
the remaining structure will be preserved, it should reaffirm its
support of the expenditure of Land Bond money to purchase the property,
and erect a trolley barn/museum structure on the property. Furthermore,
it should make that position known to the Board of County Commissioners.
Achievements from the recommended action would be
1) The City, the
County, Charlotte Trolley, Inc. and Crescent Resources will contribute
funds to the construction of an exciting new home for the vintage
trolley line
2) A significant
historic building will be partially preserved.
3) Charlotte Trolley,
Inc., which was created by the HLC, will have a viable base of
operations to continue and expand its cultural programming.
4) Not
insignificantly, CATS will be spending approximately $300,000 to upfit
and complete Streetcar #85, which will become an operation unit in the
vintage trolley fleet.
Mr. Tober and Mr.
Shields explained the positions of CATS and the County. The HLC members
asked questions and expressed concerns and viewpoints.
MR. PARKER PRESENTED A
MOTION SECONDED BY MS. SMITH AS FOLLOWS: BASED UPON THE INFORMATION
PROVIDED AND THE EXPRESSION OF INTENT BY THE CATS REPRESENTATIVES IN
ATTENDANCE AT THE MEETING, THE HISTORIC LANDMARKS COMMISSION REAFFIRMS
ITS SUPPORT OF THE EXPENDITURE OF LAND BOND MONEY TO PURCHASE THE
PROPERTY LOCATED AT 1424 SOUTH BOULEVARD, CHARLOTTE, N. C. (THE FORMER
SOUTHERN PUBLIC UTILITIES CARBARN), AND ERECT A TROLLEY BARN/MUSEUM
STRUCTURE ON THE PROPERTY AND THAT THIS REAFFIRMATION BE COMMUNICATED TO
THE BOARD OF COUNTY COMMISSIONERS BEFORE ITS MEETING ON DECEMBER 2,
2003. THE MOTION WAS APPROVED WITH THE FOLLOWING
VOTE: OPPOSE: BOS, SULLIVAN APPROVE: BRADSHER, HOCKETT, JOHNSON-GESS,
LEWIS, MISENHEIMER, NORMAN, PARKER, SMITH.
The meeting adjourned
at 8:35 p.m.
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