Learning From Charleston

Charleston, South Carolina, is dense and old, and situated geographically on a peninsula between two rivers, which allowed for it to be fortified from attackers with a barracks along the waterfront and a walled city within its Old and Historic District. Founded as a Colonial-era settlement in 1670 by the Lords Proprietors under the chartered Province of Carolina granted by Charles II of England, Charleston is a city possessing many layers of history, all of which are reflected in an architectural heritage spanning five centuries.Architectural styles such as Federal, Greek Revival, and Victorian dovetail with the different eras in the history of the city. There is also a vernacular overlay applied to many of these styles such as the “single house,” which is oriented to the south with sheltering porches to block the heat of the sun while allowing for the prevailing breezes to cool the house. These structures are two to three bays wide on the street and allow for only two rooms of a single width on each floor. They have a door to the street, which acts as a screen, leading on its long sidewall to a centered entrance door opening onto a foyer with a stairwell. Accessory structures and small gardens extend to the rear of the long wall side of these houses.

Culturally diverse, the city is a blend of the classic South with English, French and West African influences melding together in its art, local cuisine and music. The place has energy, pizazz and enough beautifully preserved architecture in its Old and Historic District to make one wonder why it hasn’t been thrown in a Dumpster, mutilated beyond recognition, steroidally enlarged, and Disneyfied like some of the properties in historic districts on Long Island’s East End. Charleston’s Board of Architectural Review (BAR), along with its well-reasoned and thorough preservation ordinance, was created in 1931 as the first in the United States. Its jurisdiction and adherence to the guidelines for National Register Historic Districts has allowed Charleston to flourish. The BAR’s purpose, as stated in the City of Charleston zoning ordinance, is “the preservation and protection of the old historic or architecturally worthy structures and quaint neighborhoods which impart a distinct aspect to the city and which serve as visible reminders of the historical and cultural heritage of the city, the state and the nation.”

So how do they do it? In the historic districts the BAR reviews “new construction, alterations and renovations visible from the public right of way.” For buildings 50 years of age or older the BAR evaluates all applications for demolition, and in the Old and Historic District, any demolition applications regardless of age. Before a BAR review, applicants must determine if zoning board approval is required from the city. Interestingly, it is also strongly recommended that applicants meet with neighborhood associations and adjacent property owners before submitting an application to the BAR. This is something that doesn’t happen on the East End and, consequently, it puts the landmarks commissions and ARBs in the unenviable position of having to negotiate property disputes between neighbors.

The clincher, however, for alterations, new structures, and additions involves the complete adherence to the strict, but fair, tenets established by the Charleston Standards. According to the Charleston Standards, it’s understood that the historic character of a property will be maintained and preserved. Removing the defining features of a structure, as well as materials, or altering these features in a way that has a deleterious impact on its character is simply not acceptable. Furthermore, “the buildings of Charleston provide a physical record of their time, place and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, obscure that record and are not encouraged.”

This is exactly the kind of obfuscation and latitude, whether due to ignorance or political pressure, that is being granted lately in Sag Harbor and to a certain degree in Southampton Village as well. Many of the other provisions of the Charleston Standards adhere to the Secretary of the Interior’s Standards for Preservation. Repair the original fabric of a structure when possible. If not, then replace to match the old design, color, texture and materials with documented evidence of the original used to make a match. There is also a provision that requires additions, modifications and new construction to be built in such a way that if they are removed in the future “the essential form and integrity of the historic property and its context and setting remain unimpaired.”

Clearly, on the East End the architectural review boards don’t always adhere to the tenets of their own bylaws. Whether or not this has to do with ignorance, political pressure, laziness or confusion over which board has jurisdiction over what, the end results aren’t meeting codified guidelines. Just recently at a trustees’ meeting in Sag Harbor, officials realized that the ARB wasn’t adhering to National Register Historic District requirements, particularly with respect to demolitions. In reality, the ARB has much more clout than they ever realized, and this board must conform to federal standards.

The point is that zoning boards, for example, such as the one in Sag Harbor are making motivational assumptions about individuals opposed, for instance, to a variance request to turn an existing house into a front-yard accessory structure (prohibited by the existing zoning ordinance) at 10 Jefferson Street. The ZBA contends that the individuals objecting to this variance simply don’t want to have a large new house facing them in their backyards. They are making a value judgment and have decided in a straw poll to allow the current primary residence, a pre-existing ranch house in the Historic District, to become an accessory structure facing the street while the primary residence will be placed behind it to the rear of the property. If the ranch house were to be replaced there would be plenty of room for a new house on the street, which could blend nicely against the historic streetscape while extending deeper into the property than the current house. Although there are a few pre-existing, nonconforming 19th-century structures facing the street as accessory structures, this will be the first instance in the village involving a variance to allow an existing primary dwelling to become an accessory structure with a new house in the back of the property as the primary structure. One of responsibilities of any ZBA is to make sure that, in granting a variance, the character of a neighborhood is not changed. By not adhering to their own ordinance regarding the placement of accessory structures, they are setting a terrible precedent for the future. By riding roughshod over the ARB, which really has the gravitas to reject the proposal for the new house at 10 Jefferson Street, they are also poised to degrade Sag Harbor’s National Register Historic District.

In Southold, the ZBA defers to the determination of its Landmarks Commission, where the preservation of the character of its historic districts is the driving force behind their decision-making.

The lesson of Charleston involves having a strict, fair and enormously thorough preservation ordinance, which is adhered to by all involved. Their BAR understands and adheres to its mandate. Preservation in Charleston is good for business, the economy, the well-being of its citizens and the cultural resources that make it one of America’s most desirable cities. It is a model that should inspire the East End to aim higher as opposed to succumbing to the forces of ignorance, greed and development.

Anne Surchin is an East End architect and writer currently working on a companion book to “Houses of the Hamptons 1880-1930.”