1115-1117 Independence St.

Staff Recommendations: 

1115-17 Independence is estimated to have been built between 1910 and 1920, although it does not appear on the fire insurance map until 1937. 

On August 12, 2025, the applicant submitted an application (#25-24481-HDLC) to extend a previous permit (#22-18729-RNVN). The applicant informed staff that all exterior work had already been completed, and that the extension request was solely for interior work. A final inspection was conducted on August 18, 2025, to close out all open HDLC permits. During this inspection, it was noted that the installation of two inappropriate flush-mounted windows with internal muntins and half screens did not match the Certificate of Appropriateness. 

According to the Certificate of Appropriateness, the bathroom window openings were to be fully infilled and removed. Instead, the openings were only partially filled, and two new vinyl windows were installed without HDLC review or approval sometime between 2019 and 2020. Per HDLC Guidelines, “vinyl windows with applied muntins that are mounted flush against the outside wall are inappropriate and would not be approved by the HDLC.” The guidelines also state that replacement windows with true or simulated divided light muntins, full screens set within wood trim casings, and sashes set back from the wall plane are considered approvable. Based on this, the current windows do not meet HDLC guidelines. Additionally, the guidelines note that “simple screen windows with large, screened openings that reveal as much of the historic window as possible, and that are removable to facilitate maintenance of historic windows, are approvable.” The HDLC does not permit half screens. 

On September 5, 2025, staff reissued the original 2018 permit to allow the applicant to continue work and to make the recommended revisions, including recessing the windows and adding full screens. Despite this, the applicant has chosen to bring the request before the Commission for further consideration.

Staff acknowledges that the applicant has maintained consistent communication and has worked cooperatively to address the violations. The window openings have existed for over 10 years, even though they have been partially infilled and are now smaller. For this reason, staff recommends allowing the openings to remain. However, to better comply with HDLC guidelines, staff recommends that the existing windows be recessed and fitted with full screens to reduce the visibility of the internal muntins.