Memorandum

City of Lawrence

Planning and Development Services

 

TO:

Historic Resources Commission

 

FROM:

Lynne Braddock Zollner, Historic Resources Administrator

 

CC:

Scott McCullough, Director PDS

Sheila Stogsdill, Assistant Director Planning

Brian Jimenez, Code Enforcement Manager

 

DATE:

April 13, 2012

 

RE:

Item No. 5 1106 Rhode Island Street

 

 

 

I.          Project/Item Description.  1106 Rhode Island Street is a contributing structure to the North Rhode Island Street Residential Historic District listed in the National Register of Historic Places.  The Lawrence City Commission passed Resolution 6964 to establish a time and place for a public hearing to determine if the property should be condemned and ordered repaired or demolished as unsafe or dangerous.  The HRC is being asked to comment on the potential to repair or demolish the structures located at 1106 Rhode Island Street.  The HRC is not being asked to conduct the required reviews under the State Preservation Law or Chapter 22 of the Code of the City of Lawrence, nor is the HRC being asked to prejudge such required reviews if a permit request to repair or demolish is forth coming. 

 

II.          History.  The history of the property is included in the attached document by Paul Caviness.   The National Register nomination identifies that the dwelling is in very poor condition but that it retains a high degree of integrity.  Both the dwelling and outbuildings contribute to the significance of the historic district.

 

III.          Status.  The property is in poor condition and the entire property is used for storage.  (See attached photos, memo, and rehabilitation costs from Code Enforcement.) The main structure is not secured from the elements and has missing widows.  The roof is in very poor condition and there is a separation of the addition from the main structure that allows water into the interior.  Staff inspection did not include a full evaluation of the basement due to the amount of stored items in the basement.  The foundation appears to be in fair condition.  The interior of the structure is in fair to poor condition but appears to maintain character defining features. The enclosed rear porch addition to the main structure is in very poor condition and staff is of the opinion it is not salvageable. The large barn structure on the property appears to be in fair condition.  The other outbuildings are in poor condition and a full assessment was not made due to the amount of storage materials.   Overall, staff found the property to be in poor condition but the main structure and the barn maintain sufficient integrity to continue to contribute to the historic district.  

 

IV.          City Commission Resolution 6964.  This resolution sets May 15, 2012 as the public hearing date to determine if the structure is unsafe and dangerous and whether it should be removed or repaired.  (See attached resolution.)  The HRC is asked to provide information to the City Commission for consideration in their determination.  

 

V.          Funding.  It is important to recognize that these structures are listed in the National Register of Historic Places and the rehabilitation of the structures may be eligible for the Kansas Rehabilitation Tax Credit Program and if the property is to be income producing, the Federal Rehabilitation Tax Credit Program.  The State tax credit program would provide a tax credit of 25% for qualified expenditures for the total cost of rehabilitation.  Qualified expenditures include the majority of items listed in the rehab cost analysis including new roof, HVAC systems, plumbing, electrical, and all items that will rehabilitate the historic structure.  New construction costs and landscaping are not eligible expenses.

 

If the proposed property is income producing, it would also be eligible for the 20% Federal Rehabilitation Tax Credit program.  This program would provide a 20% tax credit on eligible expenses for the overall costs of the rehabilitation of the structures.  Again, the major costs items identified in the rehabilitation cost analysis would qualify as expenditures for the credit. 

 

There may also be grant opportunities for the property because it is listed in the National Register.

 

VI.          Action Request.  Staff recommends the HRC make the following findings, if appropriate, to be forwarded to the City Commission for consideration.

1.   The property located at 1106 Rhode Island Street has a rich history that is significant to the history of the City of Lawrence.

2.   The main structure and large barn structure located at 1106 Rhode Island Street retain sufficient integrity to continue to be contributing properties to the North Rhode Island Street Residential Historic District. 

3.   The enclosed rear porch addition on the main structure is in a severely deteriorated state and can be removed without harming the architectural integrity of the listed structure.

4.   The garage structure cannot be fully evaluated at this time due to the amount of storage materials located in the structure.  The parts of the structure that are visible are severely deteriorated. If this structure was to be rehabilitated it may in fact be a recreation and not a rehabilitation due to the amount of replacement material that would be required to rehabilitate the structure. 

5.   When evaluating the cost of the rehabilitation of the property, the rehabilitation tax credit programs should be considered.   

6.   Rehabilitation of significant historic properties, like the structures located at 1106 Rhode Island Street, is always preferred to demolition.  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.  Rehabilitation retains structures and their relationship to listed properties and the environs of the listed properties.  If demolition is approved, it removes the opportunity for a future owner to rehabilitate the existing structures.