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L-3-2019 Staff Report 113 N. Ottawa Street

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L-3-2019 Staff Report 113 N. Ottawa Street STAFF REPORT DATE: December 5, 2019 TO: Joliet Historic Preservation Commission FROM: Jayne M. Bernhard, Secretary to the Joliet Historic Preservation Commission SUBJECT: Public Hearing for Landmark Designation for 113 N. Ottawa Street (L-3-2019) OVERVIEW Ms. Candace Johnson, Joliet Historic Preservation Commission (JHPC) member, submitted a local landmark application for the building and property at 113 N. Ottawa Street, which is commonly known as St. Mary Carmelite Church. The property owner disapproves of the proposed landmark designation of this property. The JHPC tabled the September 25th, 2019 public hearing for landmark designation for 113 N. Ottawa Street in order to await findings from the Conditions Assessment of the church and priory. Landmarks Illinois, a statewide historic preservation advocacy and education organization, offered to arrange a Conditions Assessment of the former church to better inform the Historic Preservation Commission, city officials and the owner of St. Mary’s of the state of the historic building for its evaluation as a local landmark. Major findings from the Assessment are summarized below. The JHPC must make a recommendation to the City Council on the petition to designate the church at 113 N. Ottawa Street as a local historic landmark within thirty (30) days after the conclusion of the public hearing. The commission may recommend the approval, denial, or approval subject to modifications or conditions. BACKGROUND The St. Mary Carmelite Catholic Church, originally known as St. Mary’s Roman Catholic Church, is a Gothic Revival style church that was constructed between 1877 – 1882. The church was built entirely of Joliet limestone and rests on a raised limestone foundation, which eventually housed the parish hall underneath. The parish of St. Mary’s Roman Catholic Church was established in 1868 to serve the spiritual needs of the City’s growing Catholic population on the east side. St. Mary’s was influential in the establishment of other Roman Catholic churches, cemeteries and schools on the east side of Joliet, functioning as the “mother church.” On July 1, 1991 the Roman Catholic Diocese of Joliet closed the church and the parish, with the last mass held on June 30th. The priory remained in use for seminarians until 2009. In 1 2012, the Diocese sold the property, consisting of the Church and priory, to Celadon Holdings, LLC and its local NFP partner, Better Tomorrows. In 2012 the City Council approved a special use permit as well as a development agreement with Celadon Holdings to convert the church and priory into multi-family housing; however, this project was not initiated. The Historic Preservation Commission placed the Church and property on its Endangered Properties List in February 2018 and the future of this property has been routinely discussed during the JHPC’s Committee of the Whole meetings since this time. CONDITIONS ASSESSMENT On behalf of Landmarks Illinois, Wiss, Janney, Elstner Associates, Inc. (WJE) prepared a Conditions Assessment of St. Mary’s Catholic Church and Carmelite Priory. Generally, the church is considered to be in stable condition; however, limited recent maintenance has led to widespread deterioration. The masonry, including the tower, is considered in stable condition with no significant displacement, bulging or otherwise significant distress observed. The non-original entrance on the east was determined to be unsafe, which was also identified by Neighborhood Services. Finally, while in need of maintenance, the Church and Priory were determined to generally be in serviceable condition and the Assessment concluded that the Church could be considered for adaptive reuse. The completed Conditions Assessment accompanies this staff report. SIGNIFICANT HISTORICAL AND ARCHITECTURAL FEATURES St. Mary Carmelite is an excellent example of the Gothic Revival style with its strong vertical orientation; pointed arch entrances, windows, and other openings; front entrances with wooden tracery; stone buttressing; use of rusticated stone and smooth stone to create differentiation; and parapeted roof-wall junctions. The spire of the central tower rises to a height of 202 [205] feet, making the church one of the most visually identifiable features in this area of Joliet. Also of architectural and historic significance, St. Mary Carmelite is a notable work of a master American architect, Patrick Charles Keely, who became one of the nation’s most prolific Catholic architects. Staff recommends that the Commission determine the "significant historical and architectural features" of the property so that current and future owners as well as the public can understand which elements are considered most important to preserve the historical and architectural character of the proposed landmark. Based upon its evaluation of the church and priory, staff recommends that the Commission consider the following: • That all exterior elevations, including rooflines and windows, of the church are significant features. 2 o The east, north and south elevations of the church are of primary significance because they are most visible, and the church’s architectural design and expression are largely confined to those elevations. o The west elevation is of secondary significance because it has minimal architectural design and expression. The deteriorated stairs at the northwest corner are non-contributing and should be excluded as a significant feature. A new staircase should be installed, as necessary, to accommodate a future use of the building. The Commission may approve more significant changes to secondary elevations or non-contributing features of the building that are reasonable to meet new needs, including adding windows, doors and terraces to provide light and ventilation required by code for a new use. • That the circa 1968, platformed front entrance on the east façade be excluded from the significant historical and architectural features of the property. This non-original entrance does not contribute to the significance of the original design nor is it extensive enough to possess outstanding significance on its own. The physical character of this alteration is not compatible with the scale, ornamental vocabulary, workmanship and material pallet of the building's original design. In addition, the front entrance is in poor, unsafe condition according to the recently completed Conditions Assessment. This feature may be removed subject to the review of the Commission. • That the 1962 Fiat House (the Carmelite Priory) be excluded from the significant historical and architectural features of the property and be considered non- contributing for the purposes of this nomination. This is recommended in order to provide a future developer with greater redevelopment creativity of the church and overall site. While the design of the Fiat House was clearly influenced by the modernist styles of its era, the Fiat House is not a notable work nor is it representative of the distinguishing characteristics of the more modernist style. The Fiat House has largely been vacant since 2009. • The foregoing is not intended to limit the Commission's discretion to approve other changes. REVIEW OF LANDMARK DESIGNATION STANDARDS During the public hearing, the JHPC shall review and evaluate how the proposed local historic landmark meets the designation standards set forth in Section 8-606 of the Historic Preservation Ordinance. The landmark designation standards as set forth in Section 8-606 in the Ordinance are as follows and staff has provided remarks to each in italics: 3 a) Significant value as part of the historical, cultural, aesthetic, artistic, social, ethnic, or other heritage of the nation, state, or community. The church is of significant value to the architectural heritage of Joliet and the nation as the only high-style Gothic Revival style church. It is also one of few remaining churches built from Joliet quarried limestone. The church is significant to Joliet’s social and ethnic history. The parish of St. Mary’s Roman Catholic Church was established in 1868 to serve the spiritual needs of the City’s growing Catholic population on the east side. St. Mary’s was influential in the establishment of other Roman Catholic churches, cemeteries and schools on the east side of Joliet, functioning as the “mother church.” b) Association with an important person or event in national, state, or local history. At this time, there is no evidence that the church is closely associated with an important person or event in national, state, or local history. c) Representative of the distinguishing characteristics of an architectural type inherently valuable for the study of a period, style, craftsmanship, method or construction or use of indigenous materials. St. Mary Carmelite is an excellent example of the Gothic Revival style with its strong vertical orientation; central spire; pointed arch entrances, windows, and other openings; front entrances with wooden tracery; stone buttressing; use of rusticated stone and smooth stone to create differentiation; and parapeted roof-wall junctions. The Church has a traditional three-part plan, with the interior divided by the columns that support the high vaulted ceiling. A large stained- glass skylight, portraying a white dove, is located above the sanctuary in the apse of the church. d) Notable work of a master builder, designer, architect, or artist whose individual genius has influenced an era. This church is associated with master American architect, Patrick Charles Keely, who
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