Neighbors object as Landmarks Commission approves reconstruction of carriage house at 1013 South Jackson

The Landmarks Commission on May 20 approved a certificate of appropriateness authorizing reconstruction of a carriage house at 1013 South Jackson in the Astor Historic District after the applicants told the panel that restoration was not viable.

Staff introduced the application and noted the carriage house is largely hidden from public view and that the commission’s role is to evaluate design and historic integrity, not setbacks or construction impacts. "Our purview is really over design," Stephanie, a staff member, said, explaining that issues such as building setbacks and height would be handled through separate zoning and permitting processes.

The applicants told the commission they had sought contractors and that two inspected the structure while a third did not return a call. "They looked at it and felt uncomfortable with the prospect of trying to renovate the building," the applicants said, adding that the structure would need to be lifted, a new foundation poured, and substantial structural reinforcement — work the contractors judged beyond feasible rehabilitation. They said their architect would match the original size, roof slope and window placement if reconstruction were approved.

Two adjacent owners, who identified themselves as Janice Conard and Karen Stewart, spoke in opposition. "We do object vigorously to the disruption that will be caused," Conard said, and she described the two properties as separated by about 7 feet of shared driveway. The neighbors raised concerns about heavy, noisy equipment next to their homes, the effect on residents who work from home, and whether less invasive rehabilitation methods had been fully explored. "There are many, many methods of rehabbing a building," Stewart said, urging the commission to consider alternatives such as jacking and structural engineering.

Commissioners repeatedly emphasized the limits of the commission’s authority. Chair responded that while the commission takes preservation seriously, it can permit demolition or reconstruction where restoration is demonstrably unworkable. Staff committed to provide the neighbors with contact information and guidance on appeals and other city processes; the neighbors said they planned to file an appeal.

After closing the public floor, a motion to approve the COA passed; the commission recorded the approval but did not provide a roll-call tally in the public dialogue. No specific permits, variances, or a construction schedule were described during the hearing. Stephanie said staff would note in the COA letter if the applicants need to seek additional permits or variances and that other boards (for example the Board of Appeals or Plan Commission) would be the venues for dimensional or setback disputes.

The decision resolves the commission’s design review; it does not preclude neighbors from pursuing appeals or other city-level remedies related to noise, staging, or property setbacks. Staff said it would follow up by email with the neighbors about next steps and appeal procedures.