LAWRENCE HISTORIC RESOURCES COMMISSION

ITEM NO. 5: DR-12-110-05

STAFF REPORT

 

A.         SUMMARY

 

DR-12-110-05:          429 Indiana Street; Demolition; Certified Local Government Review.  Submitted by William Mumford and Kristi Kesinger, the property owners of record. The property is located in the environs of the Pinckney I Historic District and the Pinckney II Historic District, National Register of Historic Places.

 

B.         PROJECT DESCRIPTION

 

The applicant is requesting to demolish the main structure located at 429 Indiana Street.

(See attached photos.)

 

 

C.         STANDARD FOR REVIEW

 

For projects that require a Certified Local Government Review the Historic Resources Commission has typically used the Standards and Guidelines for Evaluating the Effect of Projects on Environs to evaluate the proposed project.

 

Guidelines for Evaluating the Effect of Projects on Environs

 

The Standards and Guidelines for Evaluating the Effect of Projects on Environs that are applicable to the applicant’s request are as follows:

 

1.   The character of a historic property's environs should be retained and preserved.  The removal or alteration of distinctive buildings, structures, landscape features, spatial relationships, etc. that characterize the environs should be avoided.

 

2.   The environs of a property should be used as it has been historically or allow the inclusion of new uses that require minimal change to the environs' distinctive materials, features, and spatial relationships.

 

3.   The environs of each property will be recognized as a physical record of its time, place, and use.  Changes to the environs that have acquired historic significance in their own right should be retained and preserved.

 

4.   Demolition of character-defining buildings, structures, landscape features, etc. in a historic property's environs should be avoided.  When the severity of deterioration requires removal within the environs, compatible reconstruction shall occur.

 

Identify, Retain, and Preserve

Like the treatments for historic properties, guidance for environs review begins with the identification of the character-defining features of the environs, its historic and current character, and what must be retained in order to preserve that character.  The character of a listed property's environs may be defined by form, exterior materials, such as masonry, wood, or metal; exterior features and elements, such as roofs, porches, windows, or construction details; as well as size, scale and proportion, massing, spatial relationships, etc. 

 

Protect, Maintain, Repair, and/or Replacement

 

After identifying those materials and features that are important, the effect of the proposed work on the environs of a listed property must be determined.  Work that generally involves the least degree of intervention is recommended.  Protecting historic features and materials through cyclical maintenance and repair lessens the need for replacement which is always the less preferable alternative and usually more costly.  Substitute materials can be installed, when the degree of deterioration requires replacement, provided the substitution is compatible with the environs.

 

Alterations / Additions for the New Use

 

Interior alterations of properties within the environs of a listed property have little, if any, impact on the listed property.  Exterior alterations of properties in the environs of a listed property are generally needed to assure continued use, but it is important that such alterations do not radically change, obscure, or destroy character-defining spaces, materials, features, and/or relationships.  Alterations may include demolition of structure(s) and/or features, providing additional parking, modification of entries, installation of signs, or cyclical maintenance involving repairs with noncompatible materials.

The construction of additions is sometimes essential for the continued use of a property, but the addition should only be reviewed for its impact on the listed property and the environs.  The line of sight between a listed property and a proposed project is often directly related to the impact of a project on the listed property.

 

DEMOLITION

 

Recommended

Retain the features that define the character of a listed property's environs when possible.

 

When removal of a character-defining feature or structure is necessary, a new feature or structure that is compatible with the environs should be installed.

 

Not Recommended

Demolition of character-defining features or structures with no plans for compatible replacement features or structures.

 

Demolition of character-defining structure(s) with the intention of creating open space, such as a parking lot or park.

 

Demolition of character-defining structure(s) and replacement of it with a historic building moved to the site.

 

 

 

 

 

 

D.     STAFF ANALYSIS

 

The applicant is requesting to demolish the structure located at 429 Indiana Street. Staff has been unable to document the construction date for this structure, but believes it to be historic. It is a wood frame structure with side-gabled roof and a rectangular plan. The main structure sits on a cut limestone foundation, while a shed roof, wood framed addition sits on a concrete-block foundation.  The property owner was cited by the Environmental Inspector with Neighborhood Resources in March 2005 for violations of the environmental Code of the City of Lawrence. In October 2005, the Environmental Inspector noted that the structure was not weather tight due to exterior walls being damaged and opened, window panes on the south side of the house were broken, the roof and porch structures were severely deteriorated, and the foundation and structural components of the structure were in disrepair. The former property owners are deceased and current property owners just recently obtained ownership. At their December 20, 2005 meeting, the City Commission conducted a public hearing regarding the dilapidated house, and at their January 3, 2006 meeting adopted Resolution No. 6623 ordering that the structure be repaired or demolished on or before March 21, 2006. The property owner has no immediate plans for the property, other than demolition in order to comply with the order. Any new construction on the site would need to be reviewed by the Historic Resources Commission prior to the release of a building permit. 

 

Demolition of historic structures is rarely positive for a neighborhood because it destroys the relationships between the structures, landscape features and open space and, as a result, the overall character of the area is diminished.  When possible, staff prefers rehabilitation to retain structures and their relationship to the environs of the listed properties.

 

The deterioration of this building has been ongoing for some time.  Staff is of the opinion that the existing condition of the structure is a combination of owner neglect and normal deterioration of this building type. The deterioration of this structure due to owner neglect was preventable. While the deferred maintenance on this building has contributed to the poor condition of this building, it is just one of the contributors.

 

Staff always prefers rehabilitation, and without proper structural analysis, staff is unable to make a determination as to the feasibility of rehabilitation. Rehabilitation would allow for the retention of the relationship of structures and open space within the environs of the listed properties. If demolition is approved without proper documentation, it removes the opportunity for a future owner to rehabilitate the existing structure. There is a direct line of sight between this property the Pinckney II Historic District, National Register of Historic Places.

 

Staff is of the opinion that the demolition of this structure will have an adverse impact on the listed properties because the applicant has not sufficiently exhausted all rehabilitation avenues, nor provided a replacement plan.  

 

E.         STAFF RECOMMENDATION

 

In accordance with the Standards and Guidelines for Evaluating the Effect of Projects on Environs  (1998), the standard of evaluation, staff recommends the Commission deny the proposed project and make the determination that the proposed project does encroach upon, damage or destroy the listed historic property or its environs. Specifically, as proposed, the project does not meet the following guidelines:

 

1.      The character of a historic property's environs should be retained and preserved.  The removal or alteration of distinctive buildings, structures, landscape features, spatial relationships, etc. that characterize the environs should be avoided.

 

The demolition of this structure without a proposed replacement structure will alter character and spatial relationships of the historic property’s environs and rehabilitation would preserve potentially preserve distinctive and historic features.  

 

2.      The environs of a property should be used as it has been historically or allow for the inclusion of new uses that require minimal change to the environs’ distinctive materials, features, and spatial relationships.

 

The demolition of this structure without a proposed replacement structure will alter the spatial relationships that are a character-defining feature of the environs of the listed property.

 

  1. The environs of each property will be recognized as a physical record of its time, place, and use.  Changes to the environs that have acquired historic significance in their own right should be retained and preserved.

 

The demolition of the structure will be a change to the environs of the listed property that has achieved historic significance.

 

  1. Demolition of character-defining buildings, structures, landscape features, etc. in a historic property’s environs should be avoided.  When the severity of deterioration requires removal within the environs, compatible reconstruction shall occur.

 

The proposed demolition removes a character-defining structure without having a proper plan in place for a replacement structure.

 

If the Commission determines that the demolition of the structure located at 429 Indiana Street would not encroach upon, damage or destroy the listed historic property or its environs, and specifically, as proposed, the project would meet guidelines, staff recommends the Commission attach the following conditions to the approval:

 

1.      The property owner will allow staff access to the property to photo document the project before demolition begins.

 

2.      Any changes to the approved project will be submitted to the Historic Resources Commission prior to the commencement of any related work. 

 

3.      Plans for any new construction of the site are to be reviewed by the Historic Resources Commission.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

429 Indiana Street

Main Dwelling, East Elevation

 

 

 

 

 

429 Indiana Street

Southeast elevation

 

 

 

 

 

429 Indiana Street

Main Dwelling, Northwest Elevation

 

 

 

 

 

 

 

429 Indiana Street

West elevation detail

 

 

 

 

 

 

429 Indiana Street

Southwest elevation