Beach Cottage Row Historic District

LOCAL HISTORIC DISTRICT PLAN

NAGS HEAD, NC

Joren Walter Dunnavant Virginia Commonwealth University Masters of Urban and Regional Planning 2008 BEACH COTTAGE ROW

Aerial View of Study Area (figure 1). Example of Architecture (figure 2).

E XECUTIVE SUMMARY

A row of late 19th century and early 20th unpainted shingle siding (figure 2). The purpose of this plan is to preserve the century cottages currently exist on beach- Many of the cottages have brick chimneys existing historical architecture and front property in Nags Head, NC (figure and wooden shudders. A common theme is character in Beach Cottage Row. This plan 1). These cottages have extremely high real green windows and a red front door. assists my client, along with the Town of estate value as well as historical Nags Head in executing a local historic significance to the Town of Nags Head. To the west, on the opposite side of US 158 district as an overlay district for Beach This row of cottages is recognized as a and to the south of the district, new Cottage Row. The plan includes historic district on the National Register of development is beginning to appear. This recommendations and direction needed to Historic Places (figure 4). Many residents development is both residential and prepare for and implement a local historic feel that this ‘district’ gives the town a commercial, most of which does not reflect district. The plan values community sense of place and meaning. The cottages or compliment the existing architectural participation and input and reflects the define the area’s original architecture and styles. These new architectural styles community’s needs and vision for this spatial arrangement. The architecture is have the potential to significantly weaken historic area. exclusively cottage style with wrap around or destroy the historical and architectural porches, sash hung windows, and significance of this area.

VISION STATEMENT Beach Cottage Row will be a beautiful neighborhood which represents the architectural aspects of the historic Town of Nags Head. The district will be residential in character with a number of small businesses. Beach Cottage Row will be a distinct area which displays the community’s character and history through preservation, maintenance of buildings and appropriate new development.

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LOCAL HISTORIC DISTRICT PLAN

Location of Historic District (figure 3). Location and Boundaries of National (figure 4).

LOCAL HISTORIC DISTRICT PLAN

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Introduction issued a charter to Sir Walter Certain British policies became a Raleigh to establish a colony in nuisance and so colonies quickly In 2008, Bill Flowers (a property North Carolina. Several attempts joined in resistance. North owner) contacted Virginia were made to settle on Roanoke Carolinians contributed to the Commonwealth University (VCU) Island but were unsuccessful, the defeat of British military power in Masters of Urban and Regional settlers mysteriously disappeared. the War for Independence and Planning in search of assistance to The first English child born in continued to progress as the federal protect the historic Beach Cottage America was born on Roanoke system was formed in the new Row in Nags Head, North Island and became part of the nation. Carolina. Mr. Flowers became a history surrounding the lost colony. th client for a Studio II whose purpose In 1607, settlers at Jamestown, The early half of the 19 century is to propose local protections that Virginia tried in vain to find the was generally uneventful besides can be implemented by the town of lost colony. the numerous vessels lost at sea in Nags Head. Panel members are what was to become known as the The Lords Proprietors chartered the instructor Kim Chen and instructor “Graveyard of the Atlantic.” land in North America between the Mort Gulak. This studio project is thirty-first to the thirty-sixth a graduation requirement of the During the Civil War, northern parallels from the Atlantic to the Masters of Urban and Regional forces invaded the coast, capturing South Seas. During the years of Planning Program at VCU. Fort Hatteras and Fort Clark on the 1673 and 1711, several Carolina Outer Banks. In 1862, The colonies struggled into existence. Burnside Expedition captured History Between the years of 1710 and Roanoke Island, which was An overview of the historical elements in the 1718, this area was ruled by pirates, fundamental to the North project area is important in that it identifies the including Blackbeard. In 1729, the Carolina’s eastern river system. In correlation between history and the plan. An English Crown resumed direct rule 1862, the USS Monitor (a Union outline of the historical events which took place of the colony from the Lords ironclad) sunk off the coast of in the project area highlights the significance of history for the plan. Proprietors. North Carolina. Earlier, the Monitor had engaged the French and Spanish explorers came After 1730, North Carolina was still Confederate ship (Virginia) in to the Outer Banks in search of under Royal control and combat. This was the first battle gold between the years of 1524 and prospering. Land inland and between ironclad ships. 1588. In 1584, Queen Elizabeth I westward was also being settled.

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In 1903, Wilbur and Orville Wright of Diamond Shoals. Bodies from coastline has been preserved by the made the first successful airplane this ship are interred at The British National Park System’s ownership flight from Kill Devil Hill near Cemetery on Ocracoke Island. and administration of these Kitty Hawk on the Outer Banks. resources. Coastal North Carolina saw and Some of the first cottages in this felt the effects of World War I as the area were built over the water and Most of the cottages in this district water of the Outer Banks filled some of them in water deep represent a style of architecture that with German submarines and enough for sailing boats to unload is related to the various historical yards at Wilmington, Morehead luggage or parties on the porches. events that took place in this area. City and Elizabeth City were A few of these have been moved to The cottages were built during the converted to building vessels for the ocean side. The idea of Nag’s 19th and early 20th centuries. The the war effort. In 1918, the Head as a resort originally was style of architecture that defines Diamond Shoals Lightship was started from the custom of wealthy Beach Cottage row identifies a sunk by a German submarine. farmers taking their slaves there for specific time in this area in which Shortly after, a British tanker was their health after the crops were function in design was highly sunk off Rodanthe by another laid by in July. It was believed important. The architecture and German submarine. during this time that malaria was design in Beach Cottage Row cured by the salt air and ocean explain specific events throughout In 1937, the first production of the baths. The slaves would sleep in history. Lost Colony was performed at Fort hammocks under the trees. After Raleigh, and the Cape Hatteras slavery was abolished, the National Seashore was established. impoverished former owners of Fort Raleigh, located on Roanoke slaves would travel to Nags head Island, was designated as a for their own health. National Historic Site, helping to make this area an important tourist The development of Nags Head attraction. has been heavily fueled by tourism. The industry of tourism replaced fishing and hunting and what was During World War II, German Historic photo of a Beach Cottage submarines patrolled the coastal a family or cottage beach setting Row Cottage. North Carolina waters. The British has now become an international ship (San Delfino) was sunk north destination. Much of the pristine

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Geographic Features the effects of the wind and salt causing the trees to look like Location of Jockey’s Ridge An analysis of the geographic features in and shrubs. Animals such as foxes, relative to study area (figure 7). around the study area have a great influence on the character and identity of the area for this deer and raccoon dwell here. The project. Roanoke Sound Estuary is a habitat for a variety of plant and animal Jockey’s Ridge State Park is located life. This section of the park is only slightly north west of the characterized by cattails, saw grass, study area (figure 7). This natural black needle rush and waterfowl. feature is the tallest active sand This is also the habitat for the Blue dune system in the Eastern United Crab which is an important States and one of the most commercial fisheries industry in Google Maps 4/17/08 11:19 AM significant landmarks on the Outer North Carolina. To see all the details that are visible on the screen,use the "Print" link Banks. Shifting winds are next to the map. constantly reshaping the dunes. This geographic feature is Study Area There are three distinct ecological important to the plan because of its environments which encompass proximity to the plan area; its this park: The Dunes (figure 6), aesthetic and recreational Maritime Thicket, and the Roanoke contribution to the community; its Sound Estuary (figure 5). The national recognition; and high dunes consist of three peaks of numbers of visitation. Jockey’s Jockey’s Ridge shifting sand with no plants or Ridge is an important factor in animals due to the harsh predicting future growth in this environmental conditions. The area as well as increased visitors. amount of sand that the dunes Jockey’s Ridge has the potential be cover makes up to 420 acres. The both a threat and strength to this maritime thicket is characterized plan. This natural feature by live oaks, persimmons, red compliments the area’s serenity cedar, wax myrtle, bayberry, sweet and rural feel, however, being a gum, red oaks and pine trees. The national attraction it may also pose growth of the trees is stunted by threats of overdevelopment in the

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Featured content Google Real Estate Search Hot Spots Guide Island Jockey’Guide s Ridge (figures 5 & 6). Photos from Panoramio Photos from Picasa Web Albums Gas Prices from GasBuddy.com PAGE 5 Distance Measurement Tool

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Commercial Activity (figures 13, 14, & 15). Visual Impression

Beach Cottage Row has a shoreline that is serene, beautiful and untainted.

Visual commercial activity. The is a heavy concentration of commercial and residential commercial activity. These This area consists of a row of buildings on this strip of land are commercial buildings are large historic cottages built along the diverse in architectural style (figure with very large parking lots ocean which are consistent in 13). The homes on this strip are between the buildings and street. architectural style and arrangement mostly consistent with the historic Just north of bypass US-12, the (figure 10). The setbacks from both cottage style with a few exceptions. homes are built much more densely the road and the ocean vary The majorities of commercial with an architectural style that is slightly, but overall are consistent buildings are small and are built much different from the cottage (figures 11 and 12). The cottages close to the road (figure 14). There style in the project area. The are built along the beach front with are a few shopping strips with overall visual impression of Nags enough space in between each medium sized parking lots (figure Head is rural and residential. The cottage to give a sense of privacy. 15). To the west is highway beach front is mostly privately The row of cottages is bounded by US-158, this is bounded to the west owned with few hotels. During the bypass US-12 to the west. The strip by mostly residential activity. Just off-season, the area feels quiet and of land on the west side of US-12 to the north of the study area, there serene. includes both residential and

Beach Cottage (figure 10). Beach Cottage (figure 11). Beach Cottage (figure 12).

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LOCAL HISTORIC DISTRICT PLAN

Surrounding Influences concerns. The cottages are built to withstand high tide and flooding, Examples of Cottage Conditions Both Virginia Tide Water area and with the appropriate maintenance. (figures 8 & 9). the Raleigh/Durham metropolitan Precautions are necessary for future area are within short driving infill development as well as distance of Nags Head. Both of improvements to existing these areas are among of the buildings. Nation’s fastest growing metropolises. As these areas Condition of Cottages continue to grow, Nags Head will The U.S. Department of the Interior likely become increasingly popular under the National Register of as a tourist destination, which is Historic Places Inventory for Beach great for the local economy. Cottage Row indicates that the However this needs to be condition of the majority of the considered for the potential effects cottages is good. There are a few on future development, population cottages which need maintenance. growth, and Beach Cottage Row. The nature of the cottage’s construction requires constant maintenance. Further, the overall Environmental Threats continuity of the district’s character requires uniform maintenance for The district is located along the consistency. shore, where there are flooding

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Economy support tourist orientation and project area should expect to see a demand. Construction makes up high demand for development An analysis of the area’s economy is a good 8.6 percent of the area’s economy soon. indicator of the area’s future population growth and specific project area’s future development. (versus 6.0 percent statewide), retail trade, makes up 18.6 percent (Dare County Chamber of The Outer Banks, which consists of of the economy versus 11.7 percent Commerce) Currituck and Dare Counties has statewide, real estate makes up 11.4 one of North Carolina’s healthiest percent of the economy compared Existing Design Codes economies Currituck had to the state’s 1.6 percent, and approximately 23,100 population in leisure and hospitality is at 22.3 The town of Nags Head has an 2005. Since July 2000, Currituck percent (versus 9.4 percent in the existing residential design manual was the third fastest growing state). for new construction and county in the state. Dare had a remodeling. This manual contains population of 33,900 in 2005 and is Growing gasoline prices has controls on various design the state’s 67th most populated slowed down the economic growth elements. Design elements include county. Dare has grown by 2.5 of the Outer Banks economy porches, dormers, coastal watch percent since July 2000 which somewhat but the economy towers, building form, roofs, and makes this the 16th fastest growing continues to flourish. In the past siding materials. These policies county in the state and exceeds the year, employment in this area grew and regulations are to protect and statewide average growth rate. by 2.5 percent. This is slightly promote the unique and historical below the statewide average of 3.0 elements of residential architecture These estimates do not give an percent. Since November 2000, the which is valued as an important adequate picture of the number of Outer Banks has experienced an part of the town image. The goal of persons that constitute the average annual increase in this manual is to produce population since this is a vacation employment of 4.2 percent versus architecture with a coastal style destination. A 2005 study for Dare 1.3 percent in the state. The without stifling creativity or County estimated that the effective unemployment rate for the coastal modern design. A point system is peak seasonal daytime population area is below the statewide used to encourage the desired of the county surpassed 220,000. average. design for certain categories of Dare County supports services for buildings. The most important a population that is seven times the This area is growing economically. design element of these styles is the size of its resident population. The The population is increasing, along wraparound porch and this has the Outer Banks is structured to with the numbers of visitors. The greatest value in the point system.

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Nags Head, NC, USA - Google Maps 4/19/08 11:49 AM

LOCAL HISTORIC DISTRICTAddress Nags Head,PLAN NC

LAND USE The current land use map for the Town of Nags Head indicates that the study area is mostly intended for residential use (figure 17). Beach Cottage Row is almost completely residential use with a small portion of undeveloped land. The adjacent land to the west of US-12 is mostly undeveloped with areas of commercial and residential activity. This undeveloped land is key to this plan. The proximity to the beach and nearby commercial use makes this prime land for both residential and commercial activity. Further west, the land adjacent to US-158 is used almost exclusively for residential activity with some religious facility use. The area west of US-158 includes a large section of undeveloped land right on the highway. The direction of these areas and how it is developed is crucial in determining the outcome of this plan.

Indication of major transportation routes (figure 16). ZONING ©2008 Google - Map data ©2008 NAVTEQ™ - Terms of Use The current zoning map for the Town of Nags Head indicates exclusive low density residential use for Beach Cottage Row (figure 18). To the west of US-12, the land is zoned for general commercial activity. The land west of US-158 is zoned for medium residential activity and Jockey’s Ridge Park is a special planned development district (figure 16).

LOCAL HISTORIC DISTRICT PLAN

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Example of architecture (figure 17). Example of architecture (figure 18). Example of architecture (figure 19).

Architecture pitched and multi-planed. The (figure 22). The roofs are mostly eaves of the roof are close to the gable and vary in pitch. A few of The architecture of the cottages is walls so as not to distract from the the cottages divert from this style of shingle style which most accurately homogeneous and monochromatic roof with a steep pyramidal roof. represents a style of architecture shingle covering. Casement and Many of the cottages have a second popular between the years of 1880 - sash windows are generally small, story wrap around balcony. The 1900. The houses are two or three may have many lights, and often cottages are placed high on open stories tall, and typified by the are grouped into twos or threes. foundations of timber pilings. uniform covering of wood shingles They are typically constructed of (unpainted) from the roof to the The consistent architectural style in vertical members with diagonal foundation walls (figure 18). The this district is represented by cross braces. The pilings place the sweep of the roof may continue to unpainted shingle siding, large houses high enough to be above the first floor level providing cover wrap around porches, sash hung low waves in case of storms, as well for porches, or may be steeply windows, accents of red and green as making the houses more

Example of architecture (figure 20). Example of architecture (figure 21). Example of architecture (figure 22).

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There is a common theme of wooden batten door. The window bungalow cottage, 1.5 stories high, repetitive braced underpinnings shutters are also of wooden batten with full-width dormers extending and a lack of a solid visual construction. Each is a single leaf, across the front and back slopes of foundation in the district. The hinged at the top, and held open the gable roof. This variation may foundation height varies. with a prop stick. When open, the be two, three, four, or five bays Intersecting angles of wooden shudder acts as a diagonal awning. wide, and usually features porches members make up the porches of on at least two and usually four the cottages as well. Usually A number of the cottages feature sides. Another common and roofed and supported on simple freestanding garages (figure 25). usually older style is a simple posts, the porches also feature These are usually simple one-story gable-roof, two-story cottage type, enclosing balustrades of different affairs, with gable or sometime hip three to five bays wide. There are kinds. A particular functional roofs. The boathouses, which usually single-story porches on two feature of Nags Head cottages is generally stand near the road, to four sides. Another style that the ubiquitous porch bench. These usually have ramps leading to exists is two-stories with a hipped are benches built into and them. Simple vertical boards, or or pyramidal roof, with a highly extending out from the porch the standard wood shingles are the restrained geometric quality. There balustrade, with the base beginning primary surface materials. All the are several one-story cottages flush with the balustrade and back cottages rely on the simple integrated into this district as well. sloping outward from the porch. expression of functional forms, Some of these have steep gable In some cases, the screening materials, and plan for their rooflines with the multi-slope extends out and around the bench. character. gables with lower, shallower slope Nearly all the cottages have similar on one or both sides engaging a door and window treatments. There are several variations of a porch. Most have outer screen doors. The common theme. One type, dating outside the screen door, is a sturdy from the 1910-1940 era, is the large,

Beach Cottage (figure 23). Beach Cottage (figure 24). Beach Cottage (figure 25).

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New Architecture district (figures 26, 27, and 28). the colors are bright and diverse. This style of architecture is a Circular windows and dormer The architectural style of new modern beach house architecture. windows are a common theme residential development that is The homes are mostly three stories (figure 28). Many of these homes taking place outside of the district with front porches on the second include large paved driveways and is distinct and very different from and third stories. The building fences and some have swimming the architectural style in this materials are wood and siding and pools.

Examples of new architecture (figures 26, 27, & 28).

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LOCAL HISTORIC DISTRICT PLAN

State Enabling Legislation A commission’s powers are to recommend to the local governing Historic districts may be treated In the State of North Carolina, a board properties to be designated either as overlay districts or as local historic designation is as historic districts and landmarks separate use districts. An overlay conferred by a local governing and to review applications from district does not replace or alter the board following a recommendation owners of designated landmarks existing zoning; it superimposes by its preservation commission. and structures in historic districts the historic district over the Commissions only exist where they that plan to make changes to their existing zoning. A separate use have been created by the locality, properties. The commission is also district is an entirely new zoning and only commissions created charged to conduct an inventory of classification, with its own pursuant to state law can exercise the area’s historic resources. Its permitted uses, dimensional design review over properties other powers include conducting a requirements, and other zoning designated by the local governing public education program. regulations. board. A local government decides to provide for the preservation of A local historic district must have a The process of designation begins the historical, cultural, or concentration of properties that are when a commission identifies a archaeological resources within its historically, visually, or culturally property or an area as a potential jurisdiction. It can pass an related either by plan or by landmark or district. An ordinance to create a historic physical development. A district investigation is made of the preservation commission. The may include diverse types of historic, prehistoric, architectural, members of this preservation historic properties, but they must and cultural significance of the commission are selected by the form a unified entity with its own area. A report of this investigation, local governing board from the identity. They can be connected by including a description of the general public. A majority of the historical events or by their boundaries, is submitted to the members must demonstrate a functions The district is State Historic Preservation Office. special interest in history, distinguished from surrounding The State Historic Preservation architecture, archaeology, or related areas by differences in various Office then reviews the report and fields. In certain cases, the characteristics of its properties, makes recommendations about the planning board may be able to act such as type, age, style, or density, report and the description of the as the preservation/architecture or by well-documented differences proposed boundaries. commission. in patterns of historical development or association.

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is not necessary for every property contain a significant concentration in a historic district to be of properties contributing to the The local governing board may individually significant. A district historical and visual character of choose to refer to interested bodies may be considered significant even the district as a whole. In drawing for other recommendations. The if none of its components possess boundaries, it is important to commission then may recommend individual distinction as long as the consider visual barriers, visual to the local governing board that it group as a whole has significance changes, historical boundaries, and designate the proposed district. and integrity. clearly differentiated patterns. The local governing board may Owners of local landmarks or of designate the district by following The State Historic Preservation properties in a local historic the usual procedure for adopting or Office plays an advisory role in districts are required to obtain amending a zoning ordinance. offering technical assistance in certificates of appropriateness from Public hearings will be required as selecting boundaries. It is up to the their preservation commission part of this procedure. Before an commission or the local planning before making significant changes area can be designated as a historic board to recommend the to a property, before beginning district, the local governing board boundaries of a proposed district to construction, or before demolishing must find that the area has special the local governing board. It is up or relocating a property. historic, prehistoric, architectural, to the local governing board to Commissions adopt design or cultural significance and shows make the boundary decision. The guidelines as the criteria to judge integrity of design, setting, boundaries should be selected to what changes are appropriate. materials, feeling, or association. It

Nags Head Beach (figure 29).

LOCAL HISTORIC DISTRICT PLAN

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GOALS/OBJECTIVES

GOAL 1 GOAL 2 GOAL 3 GOAL 4 The Cottages of Beach Beach Cottage Row will The unique character of The existing architectural Cottage Row will be have definition and Beach Cottage Row will style of the cottages in preserved and recognition as a distinct be preserved. Beach Cottage Row will maintained as a national historic area. be preserved. treasure. OBJECTIVE: Demolition of OBJECTIVE: A local OBJECTIVE: Future OBJECTIVE: An overlay the cottages of Beach historic district will give development and new local historic district for Cottage Row will be Beach Cottage Row the construction will be Beach Cottage Row will regulated through necessary tools to controlled to compliment the include maintenance design regulations stated in overlay accomplish consistency and existing architectural theme codes which will require local historic district. definition. of the district. buildings to have consistency and integrity in OBJECTIVE: Proper OBJECTIVE: Beach design. signage that is visible from Cottage Row will have an the road will indicate entry overlay local historic district OBJECTIVE: An overlay local and exits points in the Beach that includes buildings and historic district for Beach Cottage Row district. vacant land which are Cottage Row will require an adjacent to the historic area. architectural review for all improvements made to a building.

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planningelements Visioning , Strategies and Recommendations

Element 1 development will facilitate the improvements. direction of the Local Historic Local Historic Overlay District District Plan. which controls existing and future Element 7 architecture. Design standards will be required Element 4 for all buildings located in the Local Element 2 Public Improvements. Historic District. Defined boundaries of the Beach Element 5 Element 8 Cottage Row Historic District which include historic properties as Maintenance recommendations will The Local Historic District will well as the adjacent land. be included in the Local Historic include guidelines applying to new District. construction and additions.

Element 3 Element 6 Element 9 The Town of Nags Head will obtain undeveloped property when The Local Historic District will The Local Historic District will possible to ensure the include guidelines applying to regulate demolition.

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Element 1 boundary includes all the Well designed signs which identify Local Historic Overlay District properties and land listed in the Beach Cottage row as a distinct which controls existing and future national district as well as the land historic area will facilitate the Local architecture. directly adjacent to this strip of Historic District Plan in giving the land to the west of US-158. This area recognition and “physiological A local historic overlay district for boundary will protect the existing boundaries.” Beach Cottage Row will architectural buildings and regulate compliment the existing zoning any new development in the Signs will be located at entry and ordinance without changing the undeveloped land on both sides of exit points on the north and south zoning controls or land use plan for US-12 (see figures). The design of boundaries of the district along the area. This district will facilitate the commercial activity to the west bypass US-12 and US-158. Signs the community in controlling the of US-12 will be controlled to will be visible from the road and type of future development, compliment the consistency of the have design to compliment the redevelopment and demolition that adjacent historic cottages. neighborhood. takes place in the historic area. Design Controls will apply to both Element 3 STREET LIGHTING commercial and residential The Town of Nags Head will obtain buildings. undeveloped property when Street lighting should honor the possible to ensure the architectural character of the development will facilitate the district. Roadway lighting should Element 2 direction of the Local Historic be differentiated from walkway District Plan. Defined boundaries of the Beach lighting. Cottage Row Historic District The State of North Carolina assists which include historic properties as LANDSCAPING well as the adjacent land. localities with funding involving the acquisition of property which is Landscaping design will enhance The defined boundaries of the important to community planning. the streetscape and contribute a Local Historic District will include strong aesthetic along the street much of the undeveloped land in Element 4 frontages. Appropriate close proximity to the historic Public Improvements. landscaping will buffer the visual properties. The boundary will also severity of surface parking lots include the properties which are SIGNS from view. visible from the historic area. This

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Element 5 character. Design standards will Historic District Commission. The require property owners with Commission will not issue a Maintenance recommendations will property within the district to Certificate of Appropriateness for be included in the Local Historic comply with design codes for demolition of any building within District. existing buildings. the district unless the applicant can show that there are no feasible Property owners within the historic Element 8 alternatives to demolition. district will be expected to The Local Historic District will The commission will only approve maintain properties to comply with include guidelines applying to new requests for demolition when: the district’s character and identity. construction and additions. 1) There are not alternatives to the Element 6 For this element of the plan, it is proposed demolition. Property The Local Historic District will important to determine the owner should first examine the include guidelines applying to appropriate infill for this Local execution of rehabilitation or re- improvements. Historic District. New construction sale of the property to an should compliment the existing individual committed to suitable All improvements made to existing historic buildings rather than be rehabilitation or relocation. buildings will be subject to an duplicates of them. Fundamental 2) A building or structure is architectural review which uses the aspects of appropriate infill and deemed not to be a part of the codes indicated in the Local new construction include scale, historic character of the Local Historic District document. height, width, proportion and Historic District. massing, materials, colors, doors 3) The Commission deems that a Element 7 and windows. building or structure has Design standards will be required deteriorated beyond the point of for all buildings located in the Local Element 9 feasible rehabilitation. Historic District. The Local Historic District will regulate demolition. The commission has the authority For this planning element, it is to consider three factors in arriving important to include the The demolition of any structure in at decisions involving proposed fundamental design elements the Local Historic District will be demolitions: which give this district its unique subject to review by the Local

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1) The historic and architectural a significant building style or are located. Removal of that value of a building. The exhibit relation to a historical building may have a positive or Secretary of the Interior’s event or contribute to the historic negative effect on the Standards for Rehabilitation character of the district.. The neighborhood. define a building to be historic if commission has the discretion to 3) The type and quality of the it is at least 50 years old. decide on a case-by-case basis, if project that will replace the However, this does not mean a building is an appropriate demolished building. When that any building or structure candidate for demolition. demolition requests are made in less than 50 years old does not 2) The effect that demolition will conjunction with designs for a have historic or architectural have on the surrounding replacement structure, the value. Buildings or structures neighborhood. Individual overall quality of the new design built more recently than 50 years buildings are significant is an appropriate factor in ago can be significant contributing elements to the determining the merits of architecturally if associated with immediate area in which they demolition.

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PAGE 22 BEACH COTTAGE ROW designguidelines

Maintenance and Repair WINDOW TREATMENTS Do not use an open flame to Recommendations. remove paint. Property owners are advised to not replace existing windows with PAINT MAINTENANCE Remove dirt, grease and grime smaller ones in an attempt to using a soft bristle brush before increase energy efficiency and Paint protects exterior materials painting. reduce maintenance. The use of (i.e. wood and metal) from storm windows is strongly deterioration. Routine paint WOOD MAINTENANCE encouraged. maintenance is essential. Specific to Beach Cottage Row, paint should Cracked or warped boards may PORCH MAINTENANCE only be used on doors, door frames result from long-term exposure to and window frames. Shingle the extremes of weather or from Recommendations siding on cottages should not be pressure stresses. Removal and painted. replacement with sound boards is Wood of porches and entrances often the only solution. should be inspected for signs of Recommendations rust, peeling paint, wood Recommendations deterioration, open joints around Scrape away loose, peeling paint around frames, old putty and gently to the next sound layer. Routine inspection is necessary to inadequate caulking. Hand scraping and sanding are the inspect signs of water saturation, preferred techniques for wood. rot or pest infestion of wood. Painted surfaces should be kept painted, and caulk and glazing Sandblasting or high-pressure Repair of leaking roofs, gutters and putty should be intact and in good washing to remove paint from downspouts will mitigate problems condition. wood should be avoided. associated with excessive moisture. Doors should be weather-stripped. Carefully test chemical cleaning to Removal of vegetation that grows Joints should be sealed to prevent insure that the level of mixed too close to wood will improve the water infiltration. ingredients will not cause surface breathability of the wood. damage. designguidelines

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Design Guidelines for were not the traditional colors used feasible. Substitute materials on the historic structures. should mimic the original style and Improvements Numbers and variety of colors form as much as possible. should be limited. New elements such as vents or SUBSTITUTE MATERIALS skylights should not be added to Individual architectural detailing the front facade of a roof. The use of synthetic materials that should not be emphasized with an will alter the appearance, additional color. Original chimneys should be proportion and details of a retained, as their removal could structure is strongly discouraged. Doors and shutters can be painted alter the overall character of the Substitute materials should not be a different color than the walls and structure. used unless there is an trim. unavailability of historic materials, WINDOWS there is an unavailability of skilled Enamel paint should be used only craftsmen, or the original materials on doors and trim. Windows should only be replaced are of poor quality. when they are missing or beyond Cottage siding should be left repair. PAINT unpainted. Painting previously unpainted materials is historically The number, location, or size of Color palette will be reviewed by inaccurate and is not permitted. windows should not be changed by staff on a case-by-case basis. Paint cutting new openings or blocking colors are determined by the Varnishing building surfaces that out windows. architectural style of the structure. have not historically been varnished is not appropriate. It is important that color selections PORCH AND ENTRANCE blend with and complement the ROOFS Entrances and porches important in overall color schemes on the street. defining the building's overall Substitute materials may be used if historic character should not be Fluorescent and obtrusive colors using the same kind of material is removed. should not be used because these neither technically or economically designguidelines

PAGE 24 BEACH COTTAGE ROW designguidelines

The entire porch should only be Hardware and locks that are replaced if it is too deteriorated to PAINT original should be reused. repair or is completely missing; A paint palette will be available to Whenever possible, repair and replacements should match the guide property owners in color replacement of a porch is preferable original as much as possible. selection. to complete replacement. Existing entrances or porches Paint colors are determined by the FENCES should not be removed. architectural style of the structure. The addition of a new entrance to a Original fences should be retained primary dwelling elevation is WINDOWS and maintained if possible. strongly discouraged. With historic buildings, original If not original to a site, new street A primary entrance should not be windows should be retained. front fences and walls are not altered to give an appearance that recommended. was not originally intended. Boarded windows should be FENCES AND WALLS uncovered. MATERIALS

New, street-front fences and walls Wood shutters should be Maintain and preserve historic are not recommended, except in functional, and not nailed to the building materials and details that cases where new infill construction wall. contribute to the character of the occurs adjacent to a historic building and the significance of the property with a fence or wall. Metal and vinyl shutters should not district as a whole. be used. Rear-yard privacy fences should Repair historic building materials mimic traditional fence designs. PORCHES and details matching the original in regard to size, shape, design, scale, Elements that are damaged or loose color, texture, and material. Fundamental Design should be repaired to match the Elements for Existing detail of the existing original fabric. It is inappropriate to paint Buildings historically unpainted elements. designguidelines

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ROOFS window glass with textured, tinted, New construction should respect stained, colored, or opaque glass. the vertical orientation typical of Maintain and preserve historic roof commercial and residential forms and materials. Fundamental Design properties in the Local Historic District. Elements for New Repair or replace significant roof features. Construction. New structures should avoid the use of staggered setbacks, towers DOORS SCALE or elaborate balconies.

Preserve and maintain historic New construction should maintain MATERIALS, COLORS AND doors as well as historic materials, the existing human scale of the DETAILS details and features of the doors Local Historic District for both that contribute to the character of residential use and commercial use. New construction should not cover the historic building and district. or destroy original architectural New additions and infill structures elements. HISTORIC STOREFRONTS should incorporate human-scale elements such as porches into their Materials in new construction Maintain and preserve historic design. should be compatible with original storefronts and their significant materials used throughout the features including entrances, HEIGHT, WIDTH, PROPORTION surrounding neighborhood. display windows, upper-story AND MASSING windows and signs. Paint colors for new additions New construction should respect should compliment those of the It is inappropriate to replace the typical height of surrounding primary structure. Paint colors historic building materials that are houses and commercial structures. used should be similar to the in sound condition with new or historically appropriate colors substitute materials. New structures should have the found in the neighborhood. same number of stories as the It is inappropriate to replace clear majority of structures on the block. designguidelines

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DESIGN most prominent street bordering siting, massing, roof profiles, the site. materials and colors of existing Design new construction to be New infill structures should be outbuildings in the neighborhood. contemporary in design; it is not spaced within 20% of the average appropriate to create a false sense distance between existing houses Outbuildings should be smaller of history through replication. on the block than the main residence.

DOORS AND WINDOWS FORM Outbuildings should be easy to remove without being destructive The size, proportion and spacing New construction should use a to historic structures. patterns of door and window building form compatible with that openings on a new addition should found elsewhere in the General Guidelines for follow patterns established by the neighborhood. The appropriate Additions original structure. building form refers to the specific combination of massing, size, Design and construct new SITING symmetry, proportions, projections additions so that there is a and roof shapes that facilitate an minimum loss of historic materials Additions should be subordinate in identity to a structure. size to the main structure and as and other character defining features of the historic building. inconspicuous as possible. New construction should be Locating them at the rear of a contemporary in style with Design and construct new structure is preferred. surrounding historic structures. additions to have minimal impact on site features. New infill construction should NEW OUTBUILDINGS respect the prevailing setback Design and construct new patterns of the surrounding block Outbuildings should be compatible additions in a smaller scale than faces. The minimal setbacks with the design of major buildings the historic building so that it does evident in most districts reinforce on the site in the degree of roof not detract from the significant the traditional street wall. slope and materials used. scale. New structures should face the Outbuildings should respect the designguidelines

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NEXTSTEPS Implementation Strategies

The implementation of a Local Historic District Plan relies most heavily on the compliance and cooperation of three fundamental entities - the community, the local government and the state. The cohesion of these three entities is crucial in implementing a Local Historic District. The following are recommended steps in meeting this requirement.

Step 1 Step 3 Step 5 Community participation. Adopt Rules of Procedure. Procedure for designation of historic district. Step 2 Step 6 Establishment of the Historic Step 4 Preservation Commission. Acquisition and Management of Design Guidelines. Historic Properties.

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LOCAL HISTORIC DISTRICT PLAN

Step 1 workshops can be held before, after members will be solidified into a Community participation. and/or during the planning clear plan of action process. Local Historic Districts must reflect Plan Implementation the needs, desires, and values of Visioning/Recognition of Community members will be the local community therefore it is Need informed on implementation mandatory that an overwhelming strategies and provided with majority of the community has A visioning session will take place information regarding involvement in the plan. in order for the town government and planning facilitator to gain an implementation. Community involvement will take understanding of the community’s Monitoring, Reviewing, and place in five distinct phases needs. At this point, a presentation (visioning and recognition of need, with existing conditions and ideas Revising direction setting, plan formulation, will be given to the community by Community workshops will be implementation, and monitoring, the planning facilitator. Following provided to the public after plan reviewing and revising). These the presentation, the community implementation. This will give the phases can take place in any will be encouraged to contribute. town the chance to gather input number of meetings. Ideas and input will be collected and feedback on the success of the and recorded throughout this plan and will give the community Community Workshops session. the opportunity to express itself. Community workshops which are facilitated by the town government Direction Setting Step 2 will provide an opportunity for This phase of the planning process Establishment of the Historic citizens to learn about planning will produce a clear direction with Preservation Commission. tools and strategies and form a goals and objectives. Public cohesive vision and direction. citizens will have an input and be a (The following section is based on the public information distributed by Community workshops are to be part of in this process. Preservation North Carolina, State Historic Preservation Office, Division of lead by a person who is educated Plan Formulation Archives and History, and North Carolina in planning elements, visioning Department of Cultural Resources). and strategies. During these During this phase, ideas from meetings, all community residents community members, planning The local governing board may will be given the opportunity to technicians and local government establish a historic preservation contribute. Community commission by adopting an ordinance.

LOCAL HISTORIC DISTRICT PLAN

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LOCAL HISTORIC DISTRICT PLAN

This ordinance must be consistent appropriateness. with state law, which specifies the ‣ The exterior features that THE COMMISSION’S composition, powers, and the commission must COMPOSITION responsibilities of a historic consider in reviews. preservation commission. In ‣ A commission must have establishing a historic preservation ‣ The procedures for at least three members. commission, a local governing appeals from the ‣ A commission member’s board may choose to designate a commission’s actions. term can be no more than local planning board as its historic ‣ The ways in which four years. preservation commission. conflict with other laws is ‣ The majority of to be resolved. commission members Ordinance Establishing the must have demonstrated Commission The ordinance should be specific special interest, and detailed. To ensure that the experience, or education ordinance conforms with state low, in history, architecture, COMPONENTS OF it should use the language of the archaeology, or related ORDINANCE state enabling legislation wherever fields. possible. ‣ All commission members ‣ The commission’s must reside within the purpose and composition. The ordinance is drafted by the city territorial jurisdiction of ‣ Requirements for attorney, in close consultation with the local governing board. commission meetings, the local government’s elected attendance, and officials and staff. Step 3 administration. Adopt Rules of Procedure. ‣ The commission’s powers THE COMMISSION’S PURPOSE and responsibilities. Once a historic preservation ‣ The criteria and Historic preservation commissions commission is established, it must procedures for are established so that local adopt rules of procedure. These designating historic governing boards can preserve the rules describe how the commission districts. district and promote the use and operates. These rules must comply ‣ The procedures for conservation of the district for with state statutes and the local reviewing applications for education of the residents of the ordinance establishing the certificates of community. commission.

LOCAL HISTORIC DISTRICT PLAN

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LOCAL HISTORIC DISTRICT PLAN

A historic preservation commission meetings and hearings. with the special character of the functions as both an advisory body ‣ Conduct of business at district. Guidelines tell property to the local governing board and as meetings. owners in advance how proposed a quasi-judicial body that makes ‣ Recommendation of changes to their properties will be decisions about proposed changes designation of district. judged. Use of guidelines helps to properties in the historic district. ‣ Recommendation that the ensure that all property owners are designation be revoked. treated equally. Guidelines The commission is acting in an ‣ Application for a systematize the decision-making advisory way when it recommends certificate of process, helping the commission designation of landmarks or appropriateness and function. districts, or revocation of review of applications. designation, by the local governing ‣ Appeals from commission Design guidelines cover each item, board. The commission acts as a decisions. and type of change listed in the quasi-judicial body when it reviews ‣ Record keeping and ordinance establishing the and decides on applications for reporting. commission. certificates of appropriateness from ‣ Amendment of the rules property owners who wish to make of procedure. FEATURES COVERED BY changes to properties in the historic DESIGN GUIDELINES district. Step 4 Design Guidelines. ‣ architectural style The commission’s rules of ‣ general design procedure need to conform with The commission cannot regulate or ‣ general arrangement of the state historic preservation review exterior changes to the the exterior of a building enabling legislation and the local exterior appearance of properties in or other structure ordinance establishing the the historic district until design ‣ kind and texture of commission. guidelines have been adopted. building material When reviewing applications for ‣ size and scale of the COMPONENTS OF RULES certificates of appropriateness, the building commission must use its ‣ type and style of all ‣ Selection of officers and established design guidelines to windows, doors, and duties of members and determine whether proposed fixtures. officers. changes in appearance in keeping ‣ color ‣ Scheduling and notice of

LOCAL HISTORIC DISTRICT PLAN

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LOCAL HISTORIC DISTRICT PLAN

In the development of design nearby structures arrangement guidelines, the commission should ‣ orientation of the building draw on the expertise of its own and facade to the street materials, colors, and architectural members and its staff as much as features possible. shape and proportions ‣ dominant materials, FEATURES OF NEW ‣ shape of the facade textures, and colors CONSTRUCTION ‣ relationship between the ‣ the manner in which height and width of the materials are used and the spacing, positioning, scale, and facade way in which orientation ‣ directional character of architectural elements are the facade: vertical, combined ‣ distance between adjacent horizontal, or non- ‣ appurtenant fixtures buildings direction ‣ ratio between building ‣ distribution and widths and spaces proportion of window Step 5 between buildings and door elements Procedure for designation of ‣ setback: the distance from ‣ relationship of strong to historic district. the lot line to the building weak elements in the ‣ lot coverage: the facade Historic district designation is a percentage of lot area ‣ use of protruding type of zoning that applies to a covered by primary elements such as porches, group of properties. It provides structures bays, dormers, and controls on the appearance of ‣ building height balconies existing buildings and new ‣ size of units of ‣ proportion and spacing of construction within the district. construction and entrance or porch The historic preservation architectural details in projections commission recommends relation to the size of ‣ ratio between facade area designation, and the local people and the width of governing board designates a ‣ relationship of the horizontal projections historic district by adopting or building mass to ‣ roof form: shape, amending a zoning ordinance. adjoining open space and direction, pitch, and

LOCAL HISTORIC DISTRICT PLAN

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LOCAL HISTORIC DISTRICT PLAN

To be considered for designation as ‣ A report of this Step 6 a historic district, an area must investigation, including a Acquisition and Management of have a concentration of properties description of the Historic Properties. that are historically, visually, or proposed district’s culturally related either by plan or boundaries, is submitted A historic preservation commission by physical development. to the State Historic may acquire, dispose of, restore, Preservation Office. preserve, manage, and operate ‣ The State Historic property in historic districts. Preservation Office has Overlay Districts the opportunity to review the report and to make When historic districts are treated recommendations. as overlay districts, the boundaries ‣ The local governing board of existing zoning districts are not may refer the report and changed. The historic district is boundaries description to laid over the underlying use and other bodies for dimension zones. The historic recommendations. district designation does not affect ‣ The commission may the uses to which the land within recommend to the local the district may be put; the pre- governing board that it existing zoning determines what designate the proposed use can be made of each property district. in the district. ‣ The local governing board may designate the district STEPS FOR DESIGNATION OF by following the HISTORIC DISTRICT procedure for adopting or amending a zoning ‣ An investigation is made ordinance. Public of the historical, hearings will be a part of architectural, and cultural this procedure. significance of the area proposed for designation.

LOCAL HISTORIC DISTRICT PLAN

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In Appreciation

Bill Flowers Kim Chen Mort Gulak Michela Zonta Town of Nags Head, North Carolina City of Richmond, Virginia Virginia Commonwealth University Masters of Urban and Regional Planning Faculty and student body

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Works

Outlaw, Edward R. Jr. 1952. Old Nags Head. Norfolk, Virginia: Crowder Lithograph Co., Inc.

Blumenson, John J. 1977. Identifying American Architecture: A Pictorial Guide to Styles and Terms, 1600 - 1945. New York, New York: W. W. Norton and Company.

The Department of the Interior. 2004. The Preservation of Historic Architecture: The U.S. Government’s Official Guidelines for Preserving Historic Homes. The Lyons Press.

Preservation North Carolina, State Historic Preservation Office, Division of Archive and History, and North Carolina Department of Cultural Resources. 1994. Handbook for Historic Preservation Commissions in North Carolina. Raleigh, North Carolina: Preservation North Carolina.

Town of Edenton, Edenton, North Carolina. 2006. Edenton Historic District Design Guidelines. Edenton, North Carolina: Edonton Preservation Commission.

The Town of Nags Head, North Carolina. 2003. Town of Nags Head Residential Design Manual for New Construction and Remodeling. Nags Head, North Carolina: Town of Nags Head.

New Bern, North Carolina. Ghent Historic District. http://www.newbern.com/history/ghent/. (accessed April, 2008).

Keckley, James. The Outer Banks Economy. Outer Banks Chamber of Commerce.

City of Richmond, Virginia. Richmond Old and Historic Districts. Richmond, Virginia

PAGE 35 Contents Contents

Executive Summary: 1 Zoning: 9 Vision Statement: 1 Existing Land Use Map: 10 Map (Location): 2 Existing Zoning Map: 11 Map (National District Boundaries): 2 Architecture: 12 Introduction: 3 New Architecture: 14 History: 3 State Enabling Legislation: 15 Geographic Features: 5 Goals and Objectives: 17 Visual Impression: 6 Planning Elements: 18 Surrounding Influences: 7 Map (New Historic Overlay District): 20 Environmental Threats: 7 Design Guidelines: 23 Condition of Cottages: 7 Implementation Strategies: 28 Economy: 8 Acknowledgments: 34 Existing Design Codes: 8 Works: 35 Land Use: 9

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Current Zoning Map (Figure 18) US - 12

US - 158

Information from Town of Nags Head, North Carolina Master Plan.

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Current Land Use Map (Figure 17)

US - 12

US - 158

Information from Town of Nags Head, North Carolina Master Plan.

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Local Historic District Boundaries (Figure 30)

PAGE 20