1001 Independence St.

Staff Recommendations: 

1001 Independence Street was constructed in sometime between 1880-90 and first appears on the 1896 fire insurance map. On September 17th,2025 An inspection was conducted that identified several issues, including the removal of the final chimney, construction of a rear porch, installation of unapproved flush-mounted windows, and installation of an unapproved door at rear lean-to, all-in deviation from the issued Certificate of Appropriateness. 

Chimneys:

At the April 5, 2023, Commission meeting, the applicant previously appeared before the Commission to request retention of two front chimneys that had been demolished without a Certificate of Appropriateness (CofA). Retention was granted at that time, and the applicant was informed that any future removal of chimneys would require review and approval by the HDLC. Afterwards, the applicant informed staff that no additional exterior demolition would occur, and a CofA was issued based on that assurance. However, sometime between 2023 and 2025, the final remaining chimney was also demolished without HDLC review or approval.

As shown in the before and after photographs, the rhythm and placement of the chimneys contributed significantly to the architectural character of the building, reflecting both its historic aesthetic and internal spatial organization. Although HDLC does allow for the removal of structurally deficient chimneys, staff was not afforded the opportunity to evaluate the condition of this final chimney prior to its removal. While reconstruction of the chimney would be preferable to restore the building’s historic integrity, staff recognizes that such reconstruction is unlikely. The applicant has been before the Commission previously and is aware that HDLC approval is required prior to any exterior demolition. Due to the applicant’s prior knowledge of HDLC requirements and the unapproved demolition, staff defers the decision regarding retention of the final chimney to the discretion of the Commission.

Windows:

Sometime between 2023 and 2025, flush-mounted windows were installed without HDLC approval. Under the active Certificate of Appropriateness, only the seven existing wood windows were approved for replacement with custom-milled, six-over-six, double-hung wood windows to match existing. Per the HDLC Guidelines, replacement windows should feature true or simulated divided-light muntins and sashes recessed from the wall plane to maintain historic depth and shadow lines.

While staff acknowledges most of the newly installed windows are located on or near the non-historic rear lean-to addition, they do not meet the HDLC requirements for appropriate detailing and installation. The second window on the left also replaced one of the original historic windows, resulting in the loss of historic material. HDLC standards require that windows be recess-mounted, have external muntin bars with a profile like putty-glazed windows and if simulated divided lights are used, include an interior divider or shadow bar. Sash profiles and dimensions must also be consistent with historic wood windows. 

Door and Rear Porch (Rear Lean-To):

Between 2023 and 2025, a sliding door and a rear porch were constructed at the rear lean-to without HDLC approval. Both elements are located on a non-historic portion of the building, and neither replaced historic fabric. The door installation, while unapproved, has minimal visual impact and could have been approved at the staff level had it been properly submitted. The rear porch, constructed of wood and positioned at the rear of the structure, generally complies with HDLC guidelines; however, its execution and detailing are incomplete and inconsistent with the building’s overall quality and character.

To reduce visibility, staff recommends screening the door and rear porch from view by either adding a metal panel to the existing fence or installing an HDLC-approved wood fence. A trim piece should also be added to the top of the porch railing, which should be painted to match the building’s color scheme.

• Recommendation:

•  Chimneys: At the discretion of the Commission.

• Windows: Denial 

• Door: Approval 

• Rear Porch:

1. Approval under the proviso that a metal panel is added to the metal fence to screen the porch, or an HDLC-approved wood fence is installed.

2. A trim piece must be added to the top of the railing and the to railing painted.