3. Leeper Park - Navarre Cabin_COA 2023-1106A

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STANDARDS AND GUIDELINES: See Standards and Guidelines: • Residential Standards: Moving a Structure — page 39 • Commercial Standards: Moving a Building — page 69 • General Information — page 120 • District Addenda: Leeper Park Historic District — page 160 SITE VISIT REPORT: N/A STAFF RECOMMENDATION: The Historic Preservation Commission adopted revised Standards and Guidelines for the Local Historic Districts on June 20, 2023, and for Local Landmarks on August 21, 2023, after a multi-year review and engagement process. The revised Standards and Guidelines include allowances for “Moving a Structure” in the ‘Residential’ Standards, and “Moving a Building” in the ‘Commercial’ Standards. Both state that, “On rare occasions when a building is not beyond repair and no alternative exists to incorporate it into a new development, then relocation should be considered.” Both sections further state that, “if no suitable locations exist within the district, then a site should be selected in another historic area that is of similar era and allows the positioning of the relocated building on the new site in a way that is similar to its original location.” Throughout the entirety of the Standards and Guidelines, maintenance of historic structures is encouraged as necessary for long-term preservation of designated properties. “Demolition by neglect” is discussed under the Demolition and Deconstruction sections of both the ‘Residential’ (page 38) and ‘Commercial’ (page 68) sections and is described as “the absence of ordinary and routine maintenance jeopardizing the structural integrity of the building.” The General Information (page 120) section of the Standards and Guidelines states that a “Certificate of Appropriateness is required before moving any building or structure. The moving of a building within, out of or into the district is discouraged; however, moving is preferred to demolition.” No projects involving moving designated structures have been reviewed since the adoption of the revised Standards and Guidelines. The Commission has approved moving “threatened” designated structures when no alternative existed to preserve a structure in its current location under the previous eleven different Standards and Guidelines. The most recent example of this kind of project is the “May House” (formerly 130 Park Lane, moved to the corner of Riverside and Park Avenue), reviewed by the Commission in 2021, taking into consideration both the former “Group B” Standards for Local Landmarks and Riverside Drive Local Historic District Standards and Guidelines. The Commission included Addenda related to the nine Local Historic Districts and Leeper Park at the end of the revised Standards and Guidelines. The Leeper Park Addenda is the Standards and Criteria for Leeper Park, the document used to review projects within Leeper Park since its adoption as a Local Landmark. When the Commission reviewed the previous request to move the Navarre Cabin in 2020, HPC Staff recommended the proposed project unfavorably based upon this document, specifically items 9.2.12 (“Moving or demolishing historic structures that would alter spatial and visual relationships in the landscape shall not be allowed.”) and 9.7.1.l (“All items listed herein shall be preserved: […] The Log Cabin known as the Navarre House, and the footings of the cabin/house which was burned down.”). When making a determination whether to approve or deny a Certificate of Appropriateness, the Historic Preservation Commission shall consider the following: i) Appropriateness of the proposed construction, reconstruction, alteration, demolition, or moving to the preservation of the historic landmark, specifically, and/or the Historic Preservation District, generally; ii) The detriment to the public welfare if the proposed construction, reconstruction, alteration, demolition, or moving is permitted even though it is not deemed appropriate; and