New Bern historic commission advances draft guidelines that allow some modern materials; residents warn of costs, resilience gaps

The New Bern Historic Preservation Commission (HPC) opened a public hearing and presented a draft update to local design principles and standards that would let certain contemporary materials be used on additions and new decks while aiming to preserve the city’s historic character.

Development Services Director Jessica Ryu told the meeting the document is meant "to allow complimentary changes to the architectural fabric while preserving the historic character of New Bern's historic districts." She described the draft as a long-running framework—"It sort of acts like the constitution and is still relevant today"—and said the update was driven by the HPC after a year of in‑house work, surveys and two public charrettes.

The draft responds to public feedback by clarifying definitions and procedures, expanding the HPC’s minor‑works list so routine items can be approved administratively, and by allowing some contemporary materials on additions and decks when they visually emulate historic materials. Chair Jim Morrison and commissioners said the changes are intended to make the guidelines more usable without compromising primary historic façades: "Replacement with contemporary material will be reviewed on a case‑by‑case basis and will consider guidance in the National Park Service preservation brief 16," the commission said during the presentation.

Key provisions summarized by commissioners include: permitting composite windows and cementitious siding for additions that "visually emulate" historic materials; allowing contemporary decking materials for new decks; relaxing roof color guidance so darker asphalt‑only mandates no longer apply; clarifying what constitutes "exact replacement in kind" for architectural features such as doors and windows; continuing to restrict substitute materials on the primary front elevation and for fences; screening of mechanical equipment; and a proposed "stacked podium" pattern for Trent Court redevelopment to address flood‑elevation needs.

Staff also outlined procedural changes meant to speed reviews: revisions to submission requirements and deadlines, weekly staff coordination, broadcast and recording of design‑review meetings for transparency, and user guides and searchable formatting planned if funding is secured. Ryu said the city has applied for a CLG (Certified Local Government) grant to support updating the Riverside historic inventory.

Public commenters generally supported the commission’s preservation role but raised recurring concerns about affordability, contractor availability, resilience, and enforcement. Dallas Blakiston, a Riverside property owner, said modern materials and infill are acceptable in principle but cautioned that specialized skills and authentic materials are scarce and expensive: "The availability of quality materials to maintain or renovate old structures is not what it was 20 years ago," he said, noting owners sometimes must travel out of state to find suitable materials.

Several residents urged the HPC to make preservation more affordable and easier to navigate. Gretchen DePays recommended clearer, less ambiguous language in the draft and urged alignment with federal guidance and recent Advisory Council recommendations. Charles Skinner proposed a low‑cost outreach step: notify new homeowners in the historic districts via realtor coordination and a mailed packet so they know to contact the HPC before making exterior changes.

Joseph Klotz urged the city to fund enforcement staffing, saying the burden has fallen on a single staff member and that inconsistent guidance from other departments—zoning and fire—has created permitting confusion for homeowners. "Communication among the departments is terrible," Klotz said, describing cases where other city staff cited rules that do not exist in New Bern.

Residents also asked the commission to clarify whether the guidelines would accommodate resilient roofing systems tied to state grant programs. Tracy DePesa said the state offers a $6,000 grant for coastal homeowners who install fortified roof systems and asked whether the draft would permit those systems; she also questioned why the draft appears to limit metal roofing to flat panels rather than striated profiles that better resist "oil‑canning." Ryu did not adopt a technical definition on the spot but noted staff will review comments and incorporate clarifications in a revised draft.

No formal decisions were made. After public comment, a commissioner moved to close the hearing; the motion was seconded and the chair closed the public comment period. Ryu said staff will compile emailed and spoken comments, post a revised draft, route it to the city’s legal partners and to the State Historic Preservation Office (SHPO) for a 30‑day review, then return to the HPC for official adoption. If adopted by the HPC, the draft will be forwarded to the Planning & Zoning Board and may later be considered by the Board of Aldermen with additional public hearings.

The meeting produced no votes on the draft itself. Commissioners agreed to review public feedback, meet with staff and the three drafters to prepare recommendations, and continue work on user guides and enforcement improvements. The commission adjourned after taking public comment.

What's next: staff will post a revised draft after incorporating comments, submit it to legal counsel and SHPO for review, and then schedule adoption and subsequent reviews required by state statute and local procedure.