1001 Independence St.

Staff Recommendations: 

1001 Independence Street was constructed sometime between 1880-90 and first appears on the 1896 Sanborn 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. The Commission approved retention and informed the applicant that any future chimney removal would require HDLC review. The applicant later assured Staff that no additional exterior demolition would occur, and a CofA was issued.

Despite this, the final remaining chimney was demolished sometime between 2023 and 2025 without HDLC approval. As shown in the before and after photographs, the chimneys played an important role in the building’s historic character, contributing to both its architectural rhythm and internal spatial layout. Although HDLC permits the removal of structurally unsound chimneys, Staff was not given the opportunity to evaluate the chimney’s condition prior to its demolition.

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. Although the applicant proceeded with the unapproved demolition despite prior knowledge of HDLC requirements, Staff recommends approval.

Windows:

Between 2023 and 2025, flush-mounted windows were installed without HDLC approval. The active CofA allowed only the replacement of the seven existing wood windows with custom-milled, six-over-six, double-hung wood windows matching the originals.The newly installed windows do not meet HDLC standards they lack proper recess depth, do not include appropriate divided-light muntins, and do not maintain the profiles characteristic of historic wood windows. Additionally, one installation removed and replaced an original historic window, resulting in a loss of historic fabric.

Because the new windows do not meet required detailing, materials, or installation standards, Staff recommends denial.

Door and Rear Deck (Rear Lean-To):

During the same period, a sliding door and a wood rear deck were added to the non-historic rear lean-to without HDLC approval. Although the sliding door was installed without approval, it has minimal visual impact and may have been approved at the staff level if it had been submitted properly.

The rear deck, constructed of wood and attached to the back of the structure, does not meet HDLC guidelines. Its current construction and detailing are inconsistent with the character and quality of the building.

To reduce visibility, Staff recommends installing screening either a metal panel added to the existing fence or an HDLC-approved wood fence. Staff also recommends adding a trim piece to the top of the deck railing and painting the railing.

Summary of Staff Recommendations:

 Chimneys: Staff recommends approval for retention. Windows: Staff recommends denial. Rear door and deck: Staff recommends approval with the proviso that a screening element such as a metal panel or an HDLC-approved wood fence be installed to reduce visibility and that the deck railing be trimmed and painted to meet HDLC standards.