Relocation or Demolition

Relocation or Demolition Statesville Historic Preservation Commission

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Relocation of Buildings

The siting, landscaping, and neighborhood context of a historic building are all factors that contribute to its integrity and overall
character. For this reason, it is usually undesirable to dramatically alter the setting of a historic building by relocating it. Only in rare
situations would other considerations outweigh the compromises inherent in the relocation of a historic building. Beyond the change in
context created by a relocation, the physical act of moving a structure is a complicated procedure that may cause substantial damage to the building. Nonetheless, relocation should be carefully considered if it is the only practical alternative to demolition or if the original context has been so substantially altered that it no longer provides a compatible setting for the historic property.

The Lowenstein House today, relocated and rehabilitated within the Mitchell College District.

Planning Considerations

In evaluating a relocation request, the Commission will want to consider both the condition and architectural merits of the historic
building and the impact the relocation will have on the district streetscape as well as adjoining properties. Questions regarding the
future use of the original site following the relocation and, if the new site is also in the district, the impact of the relocated building on the character of the historic district must also be weighed by the Commission.

Relocating a building is a complex task requiring the careful coordination of all parties involved. It is best to work with a contractor experienced in moving historic structures to determine if the building is structurally sound enough to survive the move, to plan the most
desirable relocation route, and to identify ways to minimize or prevent damage to the building itself, to the old and new sites, to
archaeological resources and mature trees, and to properties along the route. Other necessary permits cannot be obtained until the Commission issues a Certificate of Appropriateness.

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Guidelines: Relocation of Historic Buildings

1.Record the building in its original setting prior to moving the
building through photographs and/or a site plan.

2.Work with contractors experienced in moving historic buildings to
develop a plan for moving that includes the following steps:
• Ensure the building is structurally sound and stable enough
to survive a move.
• Minimize any structural damage due to the move.
• Coordinate the move with all appropriate utility companies
and City of Statesville departments.
• Protect the building from weather damage and vandalism
before, during, and after the move.
• Protect significant site features, archaeological features,
adjacent properties, and properties along the relocation route
from damage during the move.

3.Submit to the Commission for its review a site plan for proposed
landscaping and site treatments of the original site (if within a historic
district) following relocation of the building.

4.Ensure that a relocation within a historic district will not compromise
or damage the historic character of existing historic buildings
or the district as a whole.

5.Ensure that the relocated building is architecturally compatible
with adjacent buildings on the new site (if within a historic district).

6.Plan new siting and related site alterations (if within a historic
district) according to the guidelines in this document for new construction
and relevant guidelines for changes to building sites.

7.Clear the original site of debris and safety hazards and implement
the approved site plan quickly following relocation.

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Demolition of Buildings

The loss of any significant historic structure through demolition depletes Statesville’s historic resources. In a historic district, the loss
of pivotal structures can even compromise the district’s overall character. Such irreversible action warrants careful consideration and full deliberation of possible alternatives by all parties involved. Sometimes selling, adapting the use, or even relocating a historic property may avoid a proposed demolition. Property owners contemplating demolition of a historic structure are encouraged to consider all possibilities and to seek the assistance of the Historic Preservation Commission. To provide time to identify and explore viable alternatives to demolition, statewide enabling legislation provides the Commission with the right to delay a proposed demolition for up to 365 days. While the Commission may elect to delay demolition for up to one year, they do not have the right to permanently deny a demolition request unless the building is deemed by the State Historic Preservation Office to be of statewide significance.

Planning Considerations

If all possibilities for saving a historic structure have been exhausted, it is important to record the building prior to its demolition. At a minimum, photographs of the building’s exterior elevations, the site, and any distinctive exterior and interior features should be taken and submitted to the HPC. If a site plan and/or architectural drawings of the building exist, copies of such documents should also be submitted to the HPC. Such records will be retained by the City of Statesville. In addition, intact architectural features and materials should be salvaged for reuse prior to the demolition.

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Guidelines: Demolition of Buildings

1.Work with the Historic Preservation Commission and other
interested parties to seek alternatives to demolition.

2.Record the historic building and its setting prior to demolition
through photographs and/or drawings, such as floorplans of the
building and site plans.

3.Salvage—or provide the opportunity for the salvage of—architectural
features and materials prior to demolition.

4.Submit to the Historic Preservation Commission for their review,
prior to demolition, a site plan illustrating any post-demolition
landscaping or site treatment.

5.Protect significant site features, archaeological resources, and
any adjacent historic structures from damage during demolition.

6.Clear the site of debris and safety hazards and implement
approved site plan quickly following demolition.

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