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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Wilmington Historic Preservation Commission Meeting – February 8, 2024

Historic Preservation Commission — Thursday, February 8, 2024

BodyWilmington, North Carolina

SessionHistoric Preservation Commission

DateThursday, February 8, 2024

StatusFILED

Video Record

0:00 / 2:35:48

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:05

Good evening, everyone, and welcome to the February 8th, 2024 meeting of the Historic Preservation Commission.

0:15

Hearings before this commission are quasi judicial in nature.

0:19

This is a divine review process to determine whether a proposed project is congruous with the special character of the historic district or landmark in which it is located.

0:30

Decisions of the commission are based on the record of these proceedings, the Wilmington design standards for historic districts and landmarks, and the Secretary of Interiors standards for rehabilitation.

0:42

Evidence submitted to the Commission for review will become part of the record.

0:47

Appeal of a commission decision must be submitted to the Wilmington Board of Adjustment within 30 days of the date of the commission action.

0:55

Further appeal must be submitted to Superior Court.

0:59

Evidence pertaining to an agenda item must be presented during the evidentiary portion of that item.

1:05

Individuals who wish to address the commission will be sworn in as witnesses to present material and substantial evidence.

1:13

The chair will recognize each witness who wishes to address the commission during the evidentiary portion.

1:20

In order to ensure that witness evidence is properly recorded, each individual should come to the podium and clearly state name and address before addressing the commission.

1:32

As a brief reminder, members of the commission are appointed by and serve at the pleasure of the city council.

1:38

Our charge is with respect to the protection and preservation of properties located within the city's designated historic districts.

1:47

The commission is held to the requirements of the Wilmington Design Standards for Historic Districts and Larks as well as applicable North Carolina state law.

1:59

We are to determine whether exterior changes to a building are congruent with the special character of the city's historic districts.

2:07

It is important that the Commission deliberate the merits of each request in a manner that provides a record of the basis for our decisions.

2:15

Please remember that our deliberation should be centered on how a project meets the Wilmington design standards and whether the changes are congruous.

2:24

Commissioners, if you have received or been made aware of any information outside this evidentiary hearing related to any agenda item before the commission, please recuse yourself from that agenda item.

2:37

Before the meeting begins, please ensure that all cell phones are in silent mode or turned off.

2:45

At this point, I will introduce the members of city staff who are here to help us tonight.

2:51

Melissa Huffman, the assistant city attorney, Brian Chambers, Assistant Planning Director, Jessica Baldwin, Historic Preservation Planner, Megan Basick, Associate Planner, and Amy Bradshaw, Planning Coordinator.

3:10

I'm Kathleen Egan, the Commission Chair.

3:14

And before I have the other commissioners introduce themselves, I wanted to note that Ron Wilson, who is a commissioner, resigned due to business scheduling conflicts out of town.

3:29

And Joan Keston, who is going to fill in for him through the end of his term, and we will now swear Joan in.

3:45

Ms.

3:45

Keston, if I could have you please stand up and raise your right hand.

3:51

I, Joan Keston, have due been duly appointed a member of the Wilmington Historic Preservation Commission, do solemnly and sincerely swear that I will support the Constitution of the United States, that I will be faithful and bear true allegiance to the state of North Carolina and to the constitutional powers and authorities which are or may be established for the government thereof, and that I will endeavor to support, maintain, and defend the constitution of said state not inconsistent with the Constitution of the United States, to the best of my knowledge and ability.

4:24

I will obey the laws of the ordinances of the City of Wilmington and faithfully discharge the duties of the office to which I've been appointed.

4:33

Thank you.

4:34

And at this time, if I could have all members, uh staff, members of the public who wish and applicants who wish to speak tonight to please stand up and raise your right hand.

4:49

Do you swear that the testimony you're about to give is the truth, the whole truth, and nothing but the truth?

4:55

Thank you.

4:58

Thank you.

5:00

Okay, well, um, then um did also want to thank Ron for his years of help and hard work with this commission, and I will now have the remaining commissioners introduce themselves.

5:13

Ross Thomaselli.

5:15

Stephen Salke.

5:17

Ashley Wilson.

5:18

Christopher Yermal.

5:19

Allison Watts.

5:24

Then we will now, now that everybody's sworn in, we will move to the minutes.

5:31

Um the approval of the January minutes and ask if there are any suggested edits or correction to the draft minutes from any of the commissioners.

5:44

Then if I could have a motion to approve.

5:47

I motion to accept.

5:48

I'll second that.

5:50

All in favor?

5:51

Aye.

5:53

Are approved.

5:55

We will now move on to the evidentiary hearing part of the meeting, and we will begin with old business.

6:04

And if the staff could provide us with a report for the first item on the agenda, 109 South 7th.

6:23

109 South 7th Street.

6:25

The subject property is located on the east side of South 7th Street between Dock and Orange Streets, and is a contributing resource to the historic district residential.

6:35

All facades and site are subject to design review within this district.

6:40

The Penny House, built circa 1888, is a two-story, three bay wide side passage, Italian eight-style dwelling.

6:47

The low hip, low-pitched hip roof has an ornate bracketed cornice, a wide freeze band, and with arch vents, two over two sash windows, and features decorative peaked hoods and molded trim around the windows.

7:00

The front facade is adorned with a two-story full-width front porch, supported by posts with ornamental brackets on the upper story and hand sawn corbels.

7:10

Both stories' balustrades feature turned ballusters, and the main entry is a double leaf door with a segmental arch and coordinating transom.

7:18

Along the southern side, a three-sided bay projects from the upper story and is supported by ornate brackets.

7:27

The applicant proposes to replace the existing standing seam metal roof with Gulf Coast 5V 12-inch crimp panels.

7:34

No gutters, downspouts, or new vents are proposed.

7:38

The applicant provided additional information and photographic evidence for per the commissioner's request after previous meetings, and these you can be seen here.

Discussion Breakdown — Share of Meeting

Historic Preservation█████████████████████████████████████████████73%

Property Maintenance███████11%

Procedural███5%

Public Engagement██4%

Public Works██3%

Zoning And Land Use██3%

Archaeological Preservation█1%

Summary of Proceedings

Wilmington Historic Preservation Commission Meeting

Date: Thursday, February 8, 2024
Time: 5:30 p.m. – 8:06 p.m.
Location: City Council Chambers, Skyline Center, 929 North Front Street, Wilmington, NC
Chair: Kathleen Egan
Members Present: Vice-Chair Christopher Yermal, Joan Keston (sworn in), Stephen Sulkey, Ross Tomaselli, Alison Watts, Ashley Wilson
Staff Present: Melissa Huffman (Assistant City Attorney), Brian Chambers (Assistant Planning Director), Jessica Baldwin (Senior Historic Preservation Planner), Megan Bacik (Associate Planner), Amy Bradshaw (Planning Coordinator)

The commission held a regular meeting to consider four evidentiary hearings and a major update to the Wilmington Design Standards for Historic Districts and Landmarks. All votes were 7-0 unless noted.

Approval of Minutes – January 11, 2024

The minutes from the January 11, 2024 meeting were approved unanimously (5-0, with two members absent for the vote) without discussion.

Evidentiary Hearings – Old Business

1. 109 S 7th Street (Roof Replacement – Change in Materials)

Project: The applicant, Mark Dubinski, proposed replacing the existing standing seam metal roof with Gulf Coast 5V 12-inch crimp panels on a contributing Italianate-style dwelling (c. 1888). The request was continued from December 2023 and January 2024 meetings.
Applicant Position: Argued the roof was over 50 years old, had multiple coatings, and was leaking; a contractor stated recoating would carry no warranty. Applicant asked for permission to use a roof with exposed fasteners (5V) as a cost-saving measure.
Public Comment: None from the public.
Commission Deliberation: Members noted the roof appeared in good condition and could be recoated to extend its life another 20–30 years. Vice‑Chair Yermal stated there was insufficient evidence of deterioration. The commission preferred recoating; if replacement were necessary, a standing seam roof (like‐for‑like) would be required per Design Standards.
Outcome: Motion to deny carried 7-0. The denial was based on Design Standards 1.6 and 3.1.

2. 710 Grace Street (Exterior Alterations – Siding Removal & Replacement)

Project: Applicant Coreena Schultz, owner of a non‑contributing 1904 cottage, proposed removing all wood siding and cedar shingles from all facades, installing new wood siding and cedar shingles on the front and west facades, and repainting. The house had previously been covered in vinyl siding; the historic siding was found underneath but in poor condition due to previous work. The application also included replacing decorative shutters and a front door, but did not include new windows (which were addressed separately).
Applicant Position: Stated that improper window installations and missing vapor barriers caused mold and air infiltration. Contractor Rudy Dombrowski argued that complete removal of siding was necessary to properly install flanged windows and a Tyvek barrier, and to address widespread water damage indicated by thermal imaging.
Public Comment: Travis Gilbert of Historic Wilmington Foundation opposed full siding removal, citing Design Standards 3.5.1 and 3.5.3 (retain and repair historic siding). He hoped the house could become contributing again.
Commission Deliberation: Members believed the primary issues were undersized windows and an oversized HVAC system (short‑cycling), not the siding itself. They favored a more limited approach: replace siding only around windows and repair rotted sections, then address windows and HVAC. Commissioner Yermal noted that removing siding risks damage and that a skilled contractor can properly flash windows without stripping the entire house.
Outcome: Motion to deny carried 7-0. Staff indicated the applicant could work through the bypass process for wood windows and siding repairs.

Evidentiary Hearings – New Business

3. 128 S Front Street (Alteration to Existing Outdoor Pavilion)

Project: Applicant Eric Jaboley, architect for the Bond‑Camp Building (c. 1894, contributing commercial structure), proposed demolishing an existing open‑air pavilion on the rear deck and constructing a larger replacement with a gable roof (asphalt shingles), treated wood frame, and louvered screens. The new pavilion would cover the existing deck (37 ft × 57 ft) and not attach to the building. The existing structure had a standing seam metal roof.
Applicant Position: Stated the new pavilion would replace an often‑used white vinyl tent, improving aesthetics and functionality. The roof pitch was lowered to minimize blocking rear windows.
Public Comment: None.
Commission Deliberation: Commissioners had no additional questions and found the proposal consistent with standards.
Outcome: Motion to approve with conditions (no vinyl, no attachment to building, compliance with building code) carried 7-0.

4. 1922 Chestnut Street (Construction of Accessory Structure)

Project: Applicant Trace Altman, property owner of a contributing 1923 bungalow, proposed removing an existing small shed and fence and building a new two‑story detached accessory structure (24 ft × 18 ft, 864 sq ft, 20 ft 5 in height). Materials: fiber cement board‑and‑batten on first floor, cedar shingles on second, asphalt shingle roof, Anderson 100 series vinyl windows (sliding). The height was adjusted to match the principal dwelling.
Applicant Position: The previous Certificate of Appropriateness (COA) had expired; the new design included changes (window type and operability).
Public Comment: None.
Commission Deliberation: A brief discussion clarified window type and balustrade design.
Outcome: Motion to approve with conditions (clear glass, no taller than house, compliance with code) carried 7-0.

Design Standards Update Adoption

Presentation: Senior Planner Jessica Baldwin presented the final draft of the revised Design Standards, incorporating community feedback, staff recommendations, and stakeholder consultations. Key changes included:

Simplified architectural style labels (e.g., removed “Antebellum,” added “Folk Victorian”).
New page for Historic Wilmington Foundation.
Review‑level tables clarifying when a COA or bypass is needed.
Removal of paint color review (staff reviewed 254 paint applications in 3.5 years, consuming ~40 hours/year).
Allowing staff to approve material changes for new construction via bypass.
Updated standards for fences, walkways, driveways, decks, roofs, windows, doors, foundations, porches, materials, additions, new construction, and an appendix on resilience/climate change.

Public Comment:

Michael Smith (211 S 2nd St) expressed concerns about: (1) fencing standards being abused (tall stockade fences on corner lots), (2) administrative bypass being used for novel features (e.g., front‑yard fire pit), (3) lack of enforcement of approved COA projects, (4) removal of paint color review from HPC oversight, and (5) omission of palm trees from the tree list. He urged the commission to consider these issues.
Travis Gilbert (Historic Wilmington Foundation) spoke in support of the document after working with staff on several points: (1) thanked the commission for narrowing fencing side‑yard definitions for corner lots, (2) requested stronger archaeological excavation requirements (though compromise was reached), (3) emphasized defining “unavailable” for artificial materials, (4) supported paint deregulation if it allows staff more time for preservation enforcement and education, and (5) commended the collaboration. He stated the Foundation wholeheartedly endorses the document.

Commission Deliberation: Chair Egan thanked staff. Commissioner Yermal suggested adding the Public Archaeology Corps to the resources page and asked about distribution (website, workshops, postcards). Commissioner Sulkey praised the clarity. Discussion included making copies available at libraries. No further amendments were proposed.

Outcome: Motion to approve the Design Standards Update Adoption carried 7-0.

Key Outcomes

| Agenda Item | Vote | Decision | |-------------|------|----------| | Approval of Minutes (Jan 11, 2024) | 5-0 | Approved | | 109 S 7th St – Roof Replacement | 7-0 | Denied (standing seam metal required if replacement needed) | | 710 Grace St – Exterior Alterations | 7-0 | Denied (applicant may pursue bypass for window and limited siding work) | | 128 S Front St – Pavilion | 7-0 | Approved with conditions (no vinyl, no attachment to building) | | 1922 Chestnut St – Accessory Structure | 7-0 | Approved with conditions (clear glass, height ≤ house) | | Design Standards Update Adoption | 7-0 | Approved |

Next Meeting: Thursday, March 14, 2024 at 5:30 p.m.

Meeting Transcript

Good evening, everyone, and welcome to the February 8th, 2024 meeting of the Historic Preservation Commission. Hearings before this commission are quasi judicial in nature. This is a divine review process to determine whether a proposed project is congruous with the special character of the historic district or landmark in which it is located. Decisions of the commission are based on the record of these proceedings, the Wilmington design standards for historic districts and landmarks, and the Secretary of Interiors standards for rehabilitation. Evidence submitted to the Commission for review will become part of the record. Appeal of a commission decision must be submitted to the Wilmington Board of Adjustment within 30 days of the date of the commission action. Further appeal must be submitted to Superior Court. Evidence pertaining to an agenda item must be presented during the evidentiary portion of that item. Individuals who wish to address the commission will be sworn in as witnesses to present material and substantial evidence. The chair will recognize each witness who wishes to address the commission during the evidentiary portion. In order to ensure that witness evidence is properly recorded, each individual should come to the podium and clearly state name and address before addressing the commission. As a brief reminder, members of the commission are appointed by and serve at the pleasure of the city council. Our charge is with respect to the protection and preservation of properties located within the city's designated historic districts. The commission is held to the requirements of the Wilmington Design Standards for Historic Districts and Larks as well as applicable North Carolina state law. We are to determine whether exterior changes to a building are congruent with the special character of the city's historic districts. It is important that the Commission deliberate the merits of each request in a manner that provides a record of the basis for our decisions. Please remember that our deliberation should be centered on how a project meets the Wilmington design standards and whether the changes are congruous. Commissioners, if you have received or been made aware of any information outside this evidentiary hearing related to any agenda item before the commission, please recuse yourself from that agenda item. Before the meeting begins, please ensure that all cell phones are in silent mode or turned off. At this point, I will introduce the members of city staff who are here to help us tonight. Melissa Huffman, the assistant city attorney, Brian Chambers, Assistant Planning Director, Jessica Baldwin, Historic Preservation Planner, Megan Basick, Associate Planner, and Amy Bradshaw, Planning Coordinator. I'm Kathleen Egan, the Commission Chair. And before I have the other commissioners introduce themselves, I wanted to note that Ron Wilson, who is a commissioner, resigned due to business scheduling conflicts out of town. And Joan Keston, who is going to fill in for him through the end of his term, and we will now swear Joan in. Ms. Keston, if I could have you please stand up and raise your right hand. I, Joan Keston, have due been duly appointed a member of the Wilmington Historic Preservation Commission, do solemnly and sincerely swear that I will support the Constitution of the United States, that I will be faithful and bear true allegiance to the state of North Carolina and to the constitutional powers and authorities which are or may be established for the government thereof, and that I will endeavor to support, maintain, and defend the constitution of said state not inconsistent with the Constitution of the United States, to the best of my knowledge and ability. I will obey the laws of the ordinances of the City of Wilmington and faithfully discharge the duties of the office to which I've been appointed. Thank you. And at this time, if I could have all members, uh staff, members of the public who wish and applicants who wish to speak tonight to please stand up and raise your right hand. Do you swear that the testimony you're about to give is the truth, the whole truth, and nothing but the truth? Thank you. Thank you. Okay, well, um, then um did also want to thank Ron for his years of help and hard work with this commission, and I will now have the remaining commissioners introduce themselves. Ross Thomaselli. Stephen Salke. Ashley Wilson. Christopher Yermal. Allison Watts. Then we will now, now that everybody's sworn in, we will move to the minutes. Um the approval of the January minutes and ask if there are any suggested edits or correction to the draft minutes from any of the commissioners. Then if I could have a motion to approve. I motion to accept. I'll second that. All in favor? Aye. Are approved. We will now move on to the evidentiary hearing part of the meeting, and we will begin with old business. And if the staff could provide us with a report for the first item on the agenda, 109 South 7th. 109 South 7th Street.

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