Title
Consider/Discuss/Act on a Request by Owner Jack Ferrell for a Certificate of Appropriateness for the Demolition of the Residential Structure Located at 803 Largent Street
Summary
COUNCIL GOAL: 5.2: Promote reinvestment activities and ordinance changes in Historic Downtown McKinney that balance the preservation of historic character with current market needs.
MEETING DATE: September 3, 2026
DEPARTMENT: Development Services - Planning Department
CONTACT: Rayna Alam, Historic Preservation Planner
Cassie Bumgarner, Planning Manager
RECOMMENDED HPAB ACTION:
• Staff does not recommend approval of the Certificate of Appropriateness application for demolition request. In Staff’s professional opinion, the proposed demolition does not meet Standards 2, 4, 5, and 6 of the Secretary of the Interior’s Standards for Rehabilitation.
ITEM SUMMARY:
• The applicant requests approval of a Certificate of Appropriateness for the demolition of the residential structure located at 803 Largent Street. Their initial submittal documents are attached. A summary of the reasons for the demolition request includes:
o Severe neglect by previous owners
o Foundation damage
o Roof leakage
o Termite destruction
o Poor drainage leading to severe rot
o Broken joists
• Staff evaluated the request and determined it does not comply with the Secretary of the Interior’s Guidelines for Rehabilitation Standards 2, 4, 5, and 6.
o Standard 2: The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.
§ Demolition of the house requires the removal of historic materials and destroys the historic character of the property. Complete demolition does not allow for preservation of any of the materials, features, or character defining features.
o Standard 4: Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.
§ Demolition of the house would eliminate historically significant changes. Staff does not have exact dates of any significant changes to the design of the home, but this Standard would not be met with the proposed demolition.
o Standard 5: Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.
§ Demolition of the house would eliminate character-defining features of the property. As it stands, there are several character-defining features, such as the inset porch between the primary portion of the residence and the attached garage, exposed rafter tails, and 1-over-1 paired windows.
o Standard 6: Deteriorated historic features shall be repaired rather than replaced.
§ The applicant has presented documentation that shows the residence needs cosmetic and structural repairs. The Secretary of the Interior’s Standards requires that historic features must be repaired instead of replaced. As presented, the applicant’s proposed demolition does not attempt any repairs or salvaging of historic materials.
• In addition to the Secretary of the Interior’s Standards, the decision must take into consideration the preservation priority of the home. The McKinney Historic Resource Survey of 2023 found the home at 803 Largent Street to be a medium priority rating, built circa 1950.
o Definition of medium priority: Contributes significantly to local history or broader historical patterns, but alterations have diminished the resource’s integrity; is a significant example of architecture, engineering or crafted design; is an outstanding example of a common local building form, architectural style or type; is a modern or recent landmark not old enough to be judged in a historical context.
• Historically, there have been three other surveys on McKinney properties between 1985 to 2015. In the previous 2015 survey, 803 Largent was identified as a low-priority rating. Preservation priorities can shift between surveys for many reasons, including restoration work or architectural style becoming historic.
• While the 2015 survey was done in-house by staff, the 2023 survey was led by a consultant team. They surveyed the properties independent of the previous survey results. In the case of 803 Largent Street, the property’s increased age and significance of the architectural style contributed to the reclassification of the home from a low to medium priority.
BACKGROUND INFORMATION:
• The Zoning Ordinance states that owners shall not construct, reconstruct, alter, change, restore, expand, or demolish any exterior architectural feature of a building or structure that is visible from a public right-of-way located in the H - Historic Preservation Overlay district without first obtaining a certificate of appropriateness.
• The criteria for approval mandates that the following standards, guidelines, and criteria be used in a balanced evaluation of the project:
o Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings to assist in the consideration of all applications.
o Consideration of the preservation priority rating assigned to the property in question.