heathwood guidelines draft

8/8/2019 Heathwood Guidelines DRAFT

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HISTORIC DISTRICT GUIDELINESDRAFT

CITYOF COLUMBIA, PLANNINGANDDEVELOPMENT SERVICES

HEATHWOOD


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SECTION I: PURPOSE 3

SECTION II: DISTRICT PRINCIPLES AND GOALS 3

SECTION III: HISTORIC SIGNIFICANCE 3DESIGN CHARACTERISTICS 5BOUNDARY DESCRIPTION 5

SECTION IV: ADMINISTRATION 6

SECTION V: NEW CONSTRUCTION 6A. Principles 6

B. Guidelines1. Height 62. Size and Scale 73. Massing 74. Setback 75. Sense of Entry 76. Rhythm of Openings 87. Roof Shape 88. Outbuildings 89. Materials, Texture, Details (Siding, Roof) 9

SECTION VI ADDITIONS & ENCLOSURES 10

SECTION VII: DRIVEWAYS & PARKING AREAS 10

SECTION XVIII: ACCESSORY BUILDINGS 11

SECTION XI: DEMOLITION 11

SECTION XII: RELOCATION 12

SECTION XIII: DEFINITIONS 13

MAP OF PROPOSED BOUNDARY 5

Table of Contents


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SECTION I: PURPOSEDesign Guidelines are criteria and standards that the Design/Development Review Commission must con-sider in determining the appropriateness of proposed work within a historic district. Appropriateness ofwork must be determined in order to accomplish the goals of historic zoning, which are:

Protect the beauty of the City and improve the quality of its environment through identification, recogni-tion, conservation, maintenance and enhancement of areas, sites and structures that constitute or re-

flect distinctive features of the economic, social, cultural or architectural history of the city and its dis-tinctive physical features;

Foster appropriate use and wider public knowledge and appreciation of such features, areas, sites, andstructures;

Resist and restrain environmental influences adverse to such purposes;

Encourage private efforts in support of such purposes; and

By furthering such purposes, promote the public welfare, strengthen the cultural and educational life of thecity, and make the city a more attractive and desirable place to live and work.

SECTION II: DISTRICT PRINCIPLES AND GOALS Maintain residential character Encourage new residential design that is compatible with historic patterns Preserve historic structures that tell story of community Encourage orderly development along adjoining corridors that will enhance residential core

SECTION III: HISTORIC SIGNIFICANCE, DESIGN CHARACTERISTICS & BOUNDARY

HISTORIC SIGNIFICANCE

Although little is known about the area now called Heathwood before the Civil War, there is some evidenceto its use and former name Valle Crucis, or Valley of the Cross. John S. Preston, likely the same Prestonwho was the son-in-law of Wade Hampton, sold the tract to Ellison S. Keitt in 1858. At the time it consistedof just over 130 acres and was about two miles east of the city limits. Keitt sold the land in 1862 to BishopP.N. Lynch, the head of the Diocese of South Carolina of the Roman Catholic Church. Lynch deeded theproperty to his wife Madame M. Baptista Lynch, superior of the Ladies of the Ursuline community of Co-lumbia. Mature trees shaded the new convent built on the grounds after the Main Street convent wasburned in February 1865. For the remainder of the century, the Ursuline convent remained on thegrounds. However, in 1911, the Ladies Ursuline Community of Columbia sold the large tract to Moses C.Heath, who began beautifying the grounds and completed construction of a grand mansion in 1914.1

The City of Columbia experienced a period of expansion during the early 1900s, largely due to the rapiddevelopment of former farmlands and privately held tracts east of the city, which soon became suburbsand desirable new neighborhoods. As larger tracts were subdivided into roads and plots, homeownersquickly bought up the land for new homes. The trolley line for the city helped spur growth east of thedowntown and one of the trolleys extended as far east as Kilbourne Road, eliciting development to thesoutheast of the city limits.2


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The creation of the residential neighborhood of Heathwood seemed a logical conclusion. The develop-ment of the multiple phases of the Shandon neighborhood created street after street of Craftsman Bunga-lows, on relatively narrow lots. By the 1920s, the new Melrose Heights neighborhood was forming andthe next logical location to the east for a new neighborhood was on the land of M.C. Heath, who owned asubstantial plot on the north side of Garners Ferry Road. His grand home was built in the Classical Re-vival style with both Georgian and Greek Revival elements, surrounded by extensive gardens. The fluted,Corinthian colossal columns encircled the home, called Heath Wood and then Heathwood. Three largedrawing rooms, a dining room and a wide hall, a mahogany-paneled den and a kitchen and pantries made

up the ground floor of the three-story mansion, which had a ballroom and roof garden on the third floor.3

Moses C. Heath was around 48 years old in 1920, and had for years been a successful cotton broker intown. He and his wife were raising two teenage daughters around that time and they resided in the opu-lent mansion situated between Devereaux Road and Garners Ferry Road for several years. In 1921 and1922, Heath subdivided the surround property to the east, south and west with plots along roads such asPinewood Avenue, Myrtle Road and Hollywood Road, as well as Heath Circle, the defining U-shaped roadthat circled the Heath residence. The large lots in the neighborhood appealed to a wealthy clientele, andduring the 1920s a number of large homes were built in the new suburb.4

In 1921, a former business partner and friend of M.C. Heath, Joseph H. Walker and his wife Claudia, pur-chased the first lot in Heathwood, as the new neighborhood was called. Their home was complete by

1923, a year that saw the completion of several other homes in the area, notably along Heathwood Circle,Cassina Road and Kilbourne Road. Many of the 1920s homes were designed by local architects, includ-ing well-known firm Lafaye and Lafaye, and represented the eclectic revival styles popular during theRoaring Twenties. The Great Depression caused a dramatic slow down in new home construction in Co-lumbia, although Heathwood gained a few homes in the early 1930s. Construction slowed again duringthe early 1940s due to World War II, but a few more homes were completed in Heathwood in 1940 and1942. Local architect J. Carroll Johnson designed some of these homes as well as others built in the1950s and 1960s in the neighborhood. A prolific and well-known architect, Carroll was responsible for anumber of residences in Columbia.5

The neighborhood altered significantly with the opening of Heathwood Hall Episcopal School in 1950.Utilizing the 1914 Heath mansion, the new private school made the area somewhat different than a typical

residential district. The school, needing to expand, eventually moved to a site off Bluff road in 1974. Thevulnerable, vacant Heathwood home, at one time even considered for the Governors Mansion, was onthe verge of being added to the National Register of Historic Places when it was demolished. One of thefinest buildings in the city was lost, and the land subdivided for modern homes. While the grand homewas lost, the new residences built in the area generally fit in well with the Heathwood neighborhood char-acteristics, using brick exteriors, often two stories, with manicured yards. Despite its changes over theyears, this area retains its eclectic blend of high-style historic and modern homes, and is a valuable archi-tectural asset to the city.6

1 Convent Stood On Site of Heathwood. News clipping, no date, from vertical file Heathwood Hall at the Richland

County Public Library.2 John Hammond Moore, Columbia and Richland County, a South Carolina Community, 1740-1990 (Columbia:University of South Carolina Press,1994), 284-286.

3 Russell Maxey, South Carolinas Historic Columbia (Columbia: R.L. Bryan Co., 1980), 36.4 T. Gordon McLeod, The Houses of Heathwood, typescript, 2009, available from the Palmetto Trust for Historic

Preservation; Historic Columbia Foundation, 21 Heathwood Circle, typescript, 2009, available from the HistoricColumbia Foundation.

5 McLeod; Historic Columbia Foundation.6 Maxey, 36.


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DESIGN CHARACTERISTICS

Heathwood is a beautiful neighborhood located southeast of Columbias down-town. Mature trees, deep, manicured lawns and stately residences characterizethis area and make it one of the citys gems. The four north-to-south streets arebisected by a single street, Cassina Road, with an interruption of the somewhatsymmetrical street system by Heathwood Circle. Formerly home to HeathwoodHall, the circles street edge is lined with wide, square brick columns with concrete

orbs on the top. This unusual feature has been incorporated into the landscape ofmany homes along the circle.

Brick is the predominant exterior for most homes, and a majority of the buildingsare one and a half or two stories tall. Outbuildings often mimic the styles and materials of the residences,which range from French Eclectic, Spanish Eclectic, Prairie, Tudor, and Colonial Revival, to Modern andNeoeclectic styles.BOUNDARY DESCRIPTIONThe boundaries of a historic district may be somewhat different than neighborhood boundaries, dependingon the areas history, the use of properties, amount of infill, topography, and so on. The boundaries pro-posed are Devereaux Road along the north, Kilbourne Road on the east, Devine Street on the south and

Adger Road on the west.


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SECTION V: GUIDELINES FOR NEW CONSTRUCTION

A. PRINCIPLESWithin the Heathwood district, there are very few vacant lots, but there is the potential for lot subdivision.The construction of new or replacement structures on these lots will greatly affect the district by eitherreinforcing or undermining existing historic patterns. New construction should be consistent with similarbuildings along a street in terms of height, scale, proportion and rhythm of openings, setbacks, orienta-

tion and spacing. However, new buildings need not imitate past architectural styles to be successful infill;they may reflect the era of their own construction while using significant themes, such as height, materi-als, roof form, massing, set-back, and the rhythm of openings to ensure that a new building blends withits context. It is hoped that the new construction of today will be contemporary and contextual so that itwill be worthy of the affection and designation of future residents.

B. GUIDELINES1. Height: The characteristic height of houses in Heathwood is one and a half stories and two stories,with several single story and a few two and a half story buildings. Construct new buildings to a heightthat is compatible with the height of surrounding historic buildings. New construction shall not vary greatly in height from older buildings in the vicinity

SECTION IV: ADMINISTRATION

A. ACTIONS THAT REQUIRE DESIGN REVIEW

1. New construction

2. Additions/Enclosures visible from the public right-of-way3. Driveways4. Demolition or relocation

B. ACTIONS THAT DO NOT REQUIRE REVIEW

1. General Maintenance and Repairs using like materials2. Painting and Color3. Work not visible from the public right-of-way4. Interior work5. Landscaping


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2. Size & Scale: The size and scale of a new building shall be visu-ally compatible with surrounding buildings Although much larger than its neighbors in terms of square

footage, the building shown maintains the same scale andrhythm as the existing buildings.

Do not construct buildings that disrupt the existing scaleof the area. The new building shown here disrupts thescale and rhythm of the streetscape.

3. Massing: Arrange the mass of a new building (the relation-ship of solid components [ex. walls, columns, etc.] to openspaces [ex. windows, doors, arches]) so that it is compatiblewith existing historic buildings on the block or street.

Breaking up uninteresting boxlike forms into smaller,varied masses is essential to maintaining the characterof the streetscape.

Do not construct single, monolithic forms that are not relieved byvariations in massing.

4. Setback: Locate the new building on the site so that the dis-tance of the structure from the right of way is similar to adjacentstructures. Heathwood residences are often on a generous set-back,and they share similar setbacks with neighbors to either side.

Do not violate the existing setback pattern by placing build-ings in front of or behind existing faade lines.

5. Sense of Entry: Place the main entrance and the associated archi-tectural elements (porches, steps, etc.) so that they are compatible tosurrounding structures. The main entrance shall be constructed with cov-ered porches, porticos or other architectural forms that are found on historicstructures on the block or street. Entries in Heathwood are oftenaccompanied by a prominent portico or porch.

Do not construct facades without a strong sense of entry.


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6. Rhythm of Openings: Construct new buildings so that the relation-ship of width to height of windows and doors, and the rhythm ofsolids (walls) to voids (door & window openings) is visually com-patible with historic buildings on the block or street. Maintain asimilar ratio of height to width in the bays of the faade.

Do not introduce incompatible faade patterns that upset therhythm of openings established in surrounding structures.

7. Roof Shape: Use roof shapes, pitches, and materials that arevisually compatible with those of surrounding buildings. All of thehistoric Heathwood homes have pitched roofs, with gable, hip ora combination thereof as the predominant style.

Do not introduce roof shapes or pitches that arenot found in the area.

8. Outbuildings: Construct garage and storage buildings so that they reflect the character of the existinghouse and are compatible in terms of height, scale, and roof shape. Place such buildings away from the pri-mary faade of the building. Do not allow outbuildings to obscure character-defining features of a building.

Outbuildings in Heathwood are one, one and a half, and two stories, with styles, materials and textures thatmimic the residence. New construction should follow this pattern and have outbuildings that are subordi-nate to but similar in design of the main building.


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9. Materials, Texture, Details: Use materials, textures, and architectural features that are visu-ally compatible with those of historic buildings on the block or street. When selecting architecturaldetails, consider the scale, placement, profile, and relief of details on surrounding structures forthe basis of design decisions. If horizontal siding is to be used, consider the board size, width ofexposure, length, and trim detail such as corner boards on adjacent historic structures for specifi-cations of the new material.

Historically, the predominant siding material was brick veneer, and this is the preferred siding fornew construction and rehabilitation or maintenance projects. Other acceptable siding materialsare stucco, stone or weatherboard, which is found on several homes. New materials that appearsimilar to these historic materials are appropriate. Vinyl is not permitted and although cementfiberboard (Hardie-plank) is acceptable for new construction, the profile and dimensions of theboards should be consistent with those of the historic wood weatherboard siding in the district.

1. Permitted exterior materials are brick, wood, stucco, stone, and cement fiberboard. Brick isthe most appropriate material for new buildings.

2. Trim and detail materials permitted are wood, stucco, cement fiberboard, fiberglass andmetal.

3. Roofing materials permitted include asphalt shingle, slate, clay tile, standing seam metal withhistoric profile, and copper as a secondary roof material.


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SECTION VIII: GUIDELINES FOR ADDITIONS/ENCLOSURES

A. PRINCIPLESIt is often necessary to increase the space of a building in order for it to continue to adapt to the owner'sneeds. Over time, a family's space needs change and, in order to accommodate these needs, a buildingmay need to be enlarged. While these additions are permitted, they should serve to reinforce and not de-tract from the existing architectural form and design of the building.

Additions should not significantly alter original distinguishing qualities of buildings such as the basic form,materials, fenestration, and stylistic elements. They should be clearly distinguished from original portions ofbuilding and should result in minimal damage to it. Character defining features of the historic building shouldnot be radically changed, obscured, damaged, or destroyed in the process of adding new construction. Thesize and scale of the new addition should be in proportion to the historic portion of the building and clearlysubordinate to it.

Additions should be attached to the rear or least conspicuous side of the building. They should be con-structed so that if removed in the future, the essential form and integrity of the building will be unimpaired.

Owners are often tempted to enclose porches for additional year round living space. Although porch enclo-sures are generally not recommended, they can be done in an appropriate manner. Transparent materials,

such as clear glass enclosures or screens that are set behind balustrade and structural systems and main-tain the visual openness of a porch are permitted.

B. GUIDELINES

1. Site additions so that they do not detract from or obstruct important architectural features of the existingbuilding or others around it, especially the principle faade.

2. Design additions to be compatible with the original structure in materials, style and de tailing.

3. Limit the size and scale of additions so that the integrity of the original structure is not compromised.

4. Additions are also subject to the guidelines for new construction

5. If enclosures are undertaken, maintain the openness of porches using transparent materials such asglass or screens. Place enclosures behind significant detailing, so that the detailing is not obscured.

SECTION IX: DRIVEWAYS & PARKING AREAS

Original homeowners in older neighborhoods either parked inthe driveway, on the street, or in a garage, separate from thehome and set far back on the property. Driveways in olderneighborhoods were usually single lane and ran alongside the

home. In an effort to maintain these important patterns, drive-ways in historic districts are required to be no more than 10 inwidth and to be of concrete, brick, or brick pavers in architec-tural conservation districts.

Circular driveways are prevalent in Heathwood and are appro-priate for new construction or rehabilitation projects.


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SECTION X: ACCESSORY BUILDINGSPRINCIPLESAccessory buildings are often necessary for todays homeowners and are a legitimate archi-tectural piece of the past. These buildings were often used for storage and parking as they aretoday. Several accessory buildings in Heathwood have an extra half story or a complete second story, al-lowing for living area or storage. These buildings usually mimic the materials, style and textures of the mainresidence and are set back to the side or rear of the home.

GUIDELINES1. Place accessory buildings away from the primary faade of the building.

2. Design accessory buildings so that they reflect the character of the existing house in terms of buildingshape and detailing.

3. Accessory buildings shall be scaled and massed to be clearly subordinate to the primary structure.

SECTION XI: DEMOLITION

A. PrinciplesThe demolition of an historic building should be an action of last resort. When a structure is demolished, thecommunity loses a part of its history, which cannot be replaced. One of the character defining features ofthis area is the close proximity of structures, which creates a tightly woven neighborhood structure. When ahouse is removed and not replaced, the fabric of the neighborhood is undermined. Accordingly, such re-quests are reviewed very deliberately and require detailed information. Additionally, the removal of a struc-ture without a replacement should be permitted in only the most extreme of circumstances and when allother options have been exhausted.

B. Criteria for Review Reprinted from Code of Ordinances for City of Columbia & Rules &Regulations of Design/Development Review Commission.

1. The historic or architectural significance of a building, structure, or object;

2. A determination of whether the subject property is capable of earning a reasonable economic return onits value without the demolition, consideration being given to economic impact to property owner of subjectproperty;

3. The importance of the building, structure, or object to the ambience of a district;

4. Whether the building, structure, or object is one of the last remaining examples of its kind in the neighbor-hood, city or region;

5. Whether there are definite plans for the reuse of the property if the proposed demolition is carried out,and what the effect of those plans on the character of the surrounding area would be;

6. The existing structural condition, history of maintenance and use of the property, whether it endangerspublic safety, and whether the city is requiring its demolition;

7. Whether the building or structure is able to be relocated, and if a site for relocation is available; and

8. Whether the building or structure is under orders from the city to be demolished, and this criteria shall begiven more significance than the above-mentioned criteria.


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(DEMOLITION CONTINUED)

C. Types of Information In addressing each of the demolition criteria the DDRC mayrequire the following types of information:

1. Estimate of the cost of demolition, and estimate of the cost of renovation;

2. Report from an engineer, architect, or contractor as to the structure(s) on the property and their suitability

for rehabilitation;

3. Estimated market value of the property in its current condition; after demolition, after renovation of theexisting property for continued use, with proposed redevelopment;

4. Estimate from an architect, developer, real estate consultant, appraiser, or other real estate professionalexperienced in rehabilitation or reuse of the existing structure(s) on the property;

5. Information on any current negotiations to buy, rent, or lease property;

6. All appraisals obtained within the previous two (2) years by the owner or applicant in connection with thepurchase, financing or ownership of the property;

D. Except in the case where a structure poses an extreme life-safety hazard, the demolition of a structureshall not be approved until the plans for its replacement have been reviewed and approved by the Design/Development Review Commission.

SECTION XII: RELOCATION

A. Principles1. Much of a buildings value is in its context: the street on which it sits, the buildings that surround it, andthe landscape. Therefore, a building should remain in its context unless its existence is threatened by en-

croachment or it cannot be preserved in the original location.

2. Moving a historic building from its original site should not occur.

3. Moving a non-historic building, or a building, which has irretrievably lost its architectural and historical in-tegrity, may be appropriate.

4. Moving a building into the district is permitted if it is compatible with the district.

B. Guidelines1. Moving a building into the district is permitted if the building will be compatible with the historic buildingssurrounding the new location in terms of height, scale, setback, and rhythm of spacing, materials, texture,

details, roof shape, orientation, and proportion and rhythm of openings.

2. Moving a building out of the district is not permitted unless the building does not contribute to the district'shistorical or architectural significance, or has irretrievably lost its architectural and historical integrity.


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SECTION XIII: DEFINITIONSPlease also see the Land Development ordinance for additional definitions.

Addition: 1. Construction that increases the living or working space of an existing structure, and is capableof being mechanically heated or cooled. (ex. porch enclosures, room additions, etc.) 2. An alteration thatchanges the exterior height of any portion of an existing building. 3. Any extension of the footprint of thestructure, including porches and decks.

Appropriate: Suitable for, or compatible with, a structure or district, based upon accepted standards andtechniques for historic preservation and urban design as set forth in the Secretary of the Interiors Standardsand these guidelines.

Architectural feature/element: Any of the component parts that comprise the exterior of a building, struc-ture or object that convey the style of a building. (ex. Victorian, Bungalow, etc)

Character-defining feature: a detail or part of a structure that imparts style or design and distinguishes itfrom other structures (ex. porch railings, decorative windows)

Compatible: to conform or be in harmony with the components of the style of a building or the character ofa district.

Contributing (building/structure/site): A building, structure or site that reinforces the visual integrity orinterpretability of a historic district. A contributing building is not necessarily "historic" (50 years old or older).A contributing building may lack individual distinction but add to the historic district's status as a significantand distinguishable entity.

Demolition: Active deconstruction in whole or in part of a building, object, or site.

Elevation: 1. Height in terms of distance from grade; 2. an exterior wall of a building, usually used in refer-ring to portions other than the faade.

Enclosure: To close off a previously exterior open space, through the installation of walls or other devices.

Exterior Change: An action that would alter the appearance of a structure. Examples include: change inroof pitch or form, or replacing or covering exterior siding with substitute material, reducing, enlarging, clos-ing or relocating window or door openings

Faade: An exterior side of a building; usually the front elevation of the building.

General maintenance and repair: Work meant to remedy damage due to deterioration of a structure or itsappurtenances or general wear and tear, which will involve no change in materials, dimensions, design,configuration, color, texture or visual appearance.

Major: Substantive; substantial; as in considerable amount of.

Muntin/Mullion: The strips of the window that divides the glass into panes or lights. Muntins are horizontal,mullions are vertical.

New Construction: The construction of any freestanding structure on a lot that ordinarily requires a permit.This may apply to a variety of activities such as storage buildings, carports & garages, secondary dwellings,etc.

Non-contributing (building/ structure/site) A building, structure or site which no longer reinforces the vis-


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ual integrity of the district either because it is a vacant parcel, it is a structure that was built outside of theperiod of significance of the district or it is an historic structure that has lost its integrity through inappropri-ate additions or the loss of three or more of its original character defining features i.e. porch, windows, sid-ing.

Period of Significance: a. For an individual structure: the date of construction plus or minus ten years;b. for a district, the span of time from the date of the oldest building within the boundaries to the date bywhich significant development ended.

Secondary Front Yard: The non-primary side of a building on a corner lot.

Shall: What must happen.

Should: What must happen unless evidence is presented to illustrate why an alternative is more suitable.

heathwood guidelines draft

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