Monroe County, Indiana

MONROE COUNTY PLAN REVIEW COMMITTEE

October 12, 2017 6:00 pm

Monroe County Government Center 501 N. Morton Street, Suite 100B Bloomington, IN 47404

1 A G E N D A MONROE COUNTY PLAN REVIEW COMMITTEE North Showers Building, 501 N. Morton Street, Suite 100B, Bloomington, IN October 12, 2017 6:00 p.m.

OLD BUSINESS: None.

NEW BUSINESS: 1. 1708-REZ-10 Beaumont House Historic Preservation (HP) Overlay Rezone PAGE 3 One (1) 3.40 +/- acre parcel in Section 32 of Richland Township at 9030 W State Road 48. Zoned AG/RR.

Anyone who requires an auxiliary aid or service for effective communication, or a modification of policies or procedures to participate in a program, service, or activity of Monroe County, should contact Monroe County Title VI Coordinator Angie Purdie, (812)-349-2553, [email protected], as soon as possible but no later than forty-eight (48) hours before the scheduled event.

Individuals requiring special language services should, if possible, contact the Monroe County Government Title VI Coordinator at least seventy-two (72) hours prior to the date on which the services will be needed.

The meeting will be open to the public.

2 MONROE COUNTY PLAN REVIEW COMMITTEE October 12, 2017 PLANNER Jordan Yanke CASE NUMBER 1708-REZ-10, Beaumont House HP Overlay Rezone PETITIONER Michelle & Darin Cardwell ADDRESS 9030 W State Road 48 REQUEST Application for the Historic Preservation (HP) Overlay for the Entire Parcel ACRES 3.40 acres +/- ZONE Agriculture/Rural Reserve (AG/RR) TOWNSHIP Richland SECTION 32 COMP PLAN DESIGNATION: Farm and Forest, Rural Zoning Framework – Rural Reserve (N5)

EXHIBITS 1. Petitioner Letter 2. Petitioner Photos 3. Bloomington Restorations Incorporated Letter, Tuesday, September 12, 2017 4. SHAARD IHSSI County Survey Description – Contributing 5. SHAARD Structural Drawing 6. Monroe County 1989 Interim Report Description – Contributing 7. Elevation Certificate 8. Petitioner Site Plan

RECOMMENDATION Approve the request for Historic Preservation Overlay, based on the Findings of Fact and those facts provided by the petitioner in response to the criteria for local historic preservation designation, and subject to the County Highway and Drainage Engineer reports.

This Historic Preservation Overlay designation will preserve historic or architecturally worthy structures that represent distinctive characteristics of construction, one of which is a distinguishable entity that is a historic house constructed in 1890 (Queen Anne Style) and was recognized as Contributing (C) in the Monroe County Interim Report and Contributing (C) in the 2015 IHSSI county survey.

PLAN REVIEW COMMITTEE TBD

HISTORIC PRESERVATION BOARD OF REVIEW The petition will be heard at the October 16, 2017 meeting.

SUMMARY The petition site, Beaumont House, is a 3.4 +/- acre parcel located in Richland Township and maintains frontage along W State Road 48 (Major Collector). The site is zoned Agriculture/Rural Reserve (AG/RR) under Chapter 802 of the Monroe County Zoning Ordinance. The petitioner is requesting to rezone the site to add it to the Historic Preservation Overlay (Primary) District. HP Overlay is defined as follows:

Historic Preservation (HP) Overlay District. The character of the Historic Preservation (HP) Overlay District is defined as areas which contain (Primary) or which surround (Secondary) areas which contain buildings, structures or places in which historic events occurred or having special public value because of notable architectural or other features relating to the general, archeological, economic, social, political, architectural, industrial or cultural history of Monroe County, Indiana, of such significance as to warrant conservation or preservation, and which, by virtue of the foregoing, have been designated as an Historic Districts by the Monroe County Commissioners pursuant to the provisions of the Zoning Ordinance.

3 The site contains the following structures:

1. Single family dwelling, circa 1890 2. Root cellar, circa 1910 3. Detached garage, circa 1960 4. Accessory shed

The most recent Indiana Historic Sites and Structures Inventory (IHSSI) County Survey for Monroe County is made available via the State Historic Architectural and Archaeological Research Database (SHAARD). The 2015 IHSSI survey ranks the Beaumont House as Contributing.

Contributing (C) – A “C” rating was given to any properties meeting the basic inventory criterion of being pre-1940, but that are not important enough to stand on their own as individually outstanding or notable. Such resources are important to the density or continuity of the area’s historic fabric. Contributing properties can be listed in the National Register of Historic Places if they are part of an historic district, but would not usually qualify individually.

The Monroe County Interim Report of 1989, which provides an inventory of all historic sites and structures in the county, assessed structures in terms of their historical significance, architectural merit, environment, and integrity. As a result of this assessment, the structures were placed in one of four rating categories. The Beaumont House, cited for its Queen Anne architecture, was given a rating of Contributing (C).

The Historic Preservation Overlay does not negate the underlying Agriculture/Rural Reserve (AG/RR) zoning district. Properties within the HP Overlay are subject to the regulations for both the zoning district and the HP Overlay. If there is conflict between the requirements of the zoning district and the requirements of the Historic District, the more restrictive requirements apply. It is important to note that the Historic Preservation Overlay regulations are concerned with exterior appearance and preservation of historic features, and not with other zoning or land use requirements.

Finally, the house is currently under renovation under the direction of covenants established by Bloomington Restorations, Inc. (see Exhibit 3).

4 LOCATION MAP The parcel is located at 9030 W State Road 48 in Section 32 of Richland Township.

5 ZONING MAP The site is zoned Agriculture/Rural Reserve (AG/RR). The adjacent properties are zoned the same. There is a nearby property zoned Mineral Extraction (ME).

6 SITE CONDITIONS The site contains four (4) structures, including a single-family dwelling and three (3) accessory structures.

There is FEMA Floodplain Zone ‘A’ present on the site. The Base Flood Elevation has been determined to be 667.90. The lowest point of the house is 664.70. The petitioner is required to meet Flood Damage Prevention Ordinances (Chapter 808 – Monroe County Zoning Ordinance). There are no known karst features on site – see slope map below.

The property gains access to W State Road 48, which is designated as a Major Collector in the County Thoroughfare Plan.

The site is adjacent to heavily wooded areas and agricultural uses. Sycamore Land Trust Preserve abuts the northern portion of the petition site.

8 LOCAL HISTORIC SIGNIFICANCE According to SHAARD, the Beaumont House Architectural Description is as follows “Siding is second generation; replacement door has been installed in the original opening with wood transom intact, and the rear addition is not visible from the front or side elevations. One of the original wood frame screens remains. The porch has been reconstructed. Although it has a metal standing-seam roof, the turned wood posts, decorative frieze and brackets are period correct. There is a stone shed in ruins behind detached garage. Although it is not listed on the tax records, it appears to be of similar age as the house.”

The Beaumont House is Queen Anne style. Victorians used this style mostly for residences and occasionally for commercial buildings. By combining motifs from medieval and Early Renaissance architecture, builders created one of the most popular late 19th century styles in America. Inspired by the work of English architects, the style first appeared in the United States in 1876, when the English made several “Queen Anne” display halls for the Centennial Exposition in Philadelphia.

If one feature is characteristic of the Queen Anne style, it is variety. Queen Anne homes feature an irregular silhouette with front facing gables, and large open porches. Roofs are steeply pitched hip types with irregularly placed gables. Surface texture was important to this style. It was not uncommon for an architect to combine patterned wood shingles, clapboards, half-timbering, and stucco on one building. Often, masonry and wood siding were combined on the same structure. Circular towers or semi-circular bays were common on larger houses. Porches supported by lathe-turned posts were typical and often wrapped around to one side. The Queen Anne style was widely used in Indiana from about 1880 to 1910. Although often associated with large homes, carpenters built thousands of small standardized Queen Anne cottages in Indiana during this period. (SHAARD)

The Queen Anne style house and one outbuilding, the root cellar, contribute to the historical landscape of the property.

9 BEAUMONT HOUSE: PHOTOGRAPHS DATED SEPTEMBER 14, 2017

Figure 1: View of Beaumont House, constructed 1890.

Figure 2: View of Beaumont House, constructed 1890.

Figure 3: View of Beaumont House, constructed 1890.

Figure 4: View of Beaumont House, constructed 1890.

Figure 5: View of Beaumont House, constructed 1890.

Figure 6: View of detached garage, constructed 1960.

Figure 7: View of outbuilding (root cellar – see Structures Map), constructed 1910.

Figure 8: View of outbuilding (shed – see Structures Map).

13 COMPREHENSIVE PLAN DISCUSSION

The petition site is located within the Farm and Forest Comprehensive Plan designation which states:

Farm and Forest Residential Much of Monroe County is still covered by hardwood forests, in no small part because of the presence of the Hoosier National Forest, Morgan-Monroe State Forest, Army Corps of Engineers properties, and Griffy Nature Preserve. Much of the low lying floodplains and relatively flat uplands have been farmed for well over 100 years. These areas are sparsely populated and offer very low density residential opportunities because of both adjoining Vulnerable Lands and the lack of infrastructure necessary for additional residential density. This category encompasses approximately 148,000 acres including about 40,000 acres of our best agricultural property located primarily in the Bean-Blossom bottoms and western uplands of Richland Township and Indian Creek Township. It includes private holdings within the state and federal forests.

Farm and Forest Residential also includes the environmentally sensitive watersheds of Monroe Reservoir, Lake Lemon, and Lake Griffy and several other large vulnerable natural features in Monroe County. There are approximately 78,000 acres of watershed area in this portion of the Farm and Forest Residential category. These natural features provide a low density residential option while protecting the lakes and the water supply resources of the County. The Farm and Forest areas comprise most of the Vulnerable Land in Monroe County.

A low residential density is necessary in order to protect associated and adjoining Vulnerable Lands and to sustain particular “quality of life” and “lifestyle” opportunities for the long-term in a sparsely populated, scenic setting. With a few exceptions like The Pointe development on Monroe Reservoir, these areas do not have sanitary sewer services and have limited access on narrow, winding roadways. Those portions not already used for agriculture are usually heavily forested and have rugged topography. They offer unique and sustainable residential opportunities that cannot be replaced.

In reviewing rezoning, subdivision and site development proposals, the County Plan Commission shall consider the following: - Public services or improvements are not expected for these areas within the horizon of this Plan because those improvements require significant investment in roadways, sanitary sewer, private utilities, and public services for which County financial resources do not exist. - New residential density places additional stress on nearby vulnerable natural features that cannot be mitigated by sustainable practices without additional public expense. - Low density residential opportunities and their associated lifestyle are scarce resources that are sustained only by our willingness to protect that quality of life opportunity for residents who have previously made that lifestyle choice and for future residents seeking that lifestyle.

To maintain Farm and Forest property use opportunities an average residential density per survey section shall be established by ordinance. This average density shall preserve the rural lifestyle opportunity of this area and help protect nearby Vulnerable Lands. The grouping of more than four residential units sharing the same ingress/egress onto a County or state roadway shall not occur on rural property in this category. All property subdivided in this category must provide for adequate contiguous Resilient Land to support either two independent conventional septic fields or one replaceable mound system, sufficient space for buildings traditionally associated with this type use must also be available. In addition, public roadways shall not experience less than the Monroe County Level of Service standard designation which exists at the time this Plan is adopted as a result of subdivision. Roadways classified as state Highways, major collectors, or local arterials are exempt from this requirement.

15 CRITERIA FOR HISTORIC PRESERVATION DESIGNATION To be identified as historic or architecturally worthy, a building, structure or place must possess one or more of the following significant attributes:

1. an association with events that have made a significant contribution to the broad patterns of County history;

2. an association with the lives of persons significant in the County's past;

3. the distinctive characteristics of a type, period or method of construction;

The petitioner warrants that the site possesses distinctive architectural characteristics of a type of construction, based upon the history and details described above and the architectural integrity of the buildings, of which the Beaumont House in the Queen Anne architectural style, was recognized as Contributing in the Monroe County Interim Report and Contributing in the 2015 IHSSI county survey.

4. an example of the work of a master;

5. high artistic values;

6. an example of a significant and distinguishable entity whose components may lack individual distinction; or

7. capability of yielding information important in prehistory or history.

FINDINGS OF FACT - REZONE According to Section 831-3. Standards for Amendments of the Zoning Ordinance: In preparing and considering proposals to amend the text or maps of this Zoning Ordinance, the Plan Commission and the Board of County Commissioners shall pay reasonable regard to:

(A) The Comprehensive Plan;

Findings:  The Monroe County Comprehensive Plan designates the property as Farm and Forest;  The rezone request is to change the zone district for the petition site from Agriculture/Rural Reserve (AG/RR) to Agriculture/Rural Reserve (AG/RR) with the Historic Preservation (HP) Overlay (Primary) District;  The Historic Preservation Overlay affects the preservation of the current structures, not the preservation of the current zoning or land use of the property;  The Historic Preservation Overlay designation will not alter the character of the property;  The Comprehensive Plan includes a strategy to protect existing historically important sites in the County;

(B) Current conditions and the character of current structures and uses in each district;

Findings:  The petition site is zoned Agriculture/Rural Reserve (AG/RR);  The site contains four (4) structures, including a single-family dwelling and three (3) accessory structures. The primary house and one accessory structure (root cellar) contribute to the historic character of the property;  The site is adjacent to heavily wooded areas and agricultural uses;

16 (C) The most desirable use for which the land in each district is adapted;

Findings:  The Historic Preservation Overlay can assist in preserving a historic house built in 1890 and root cellar built in 1910 that contribute to the historic character of the property;

(D) The conservation of property values throughout the jurisdiction; and

Findings:  Recent studies of historic districts throughout the country demonstrate that local historic district designation and review provisions not only protect an area’s historic character – they often add value to individual properties and to the community as a whole;  Values may vary significantly dependent upon future planning and zoning in the area;  Local historic designated properties may be eligible for a Conditional Historic Adaptive Reuse;

(E) Responsible development and growth.

Findings:  Access to the site will continue to be derived from W State Road 48;  W State Road 48 is classified as a Major Collector;  The site does contain FEMA Floodplain, and the petitioner will be required to meet Flood Damage Prevention ordinances;  There are no apparent karst features on the site;  The Historic Preservation Overlay affects the preservation of the current structures, not the preservation of the current zoning or land use of the property;

17 EXHIBIT 1: Petitioner Letter

18 EXHIBIT 2: Petitioner Photos

22 EXHIBIT 3: BRI Letter, Tuesday, September 12, 2017

23 EXHIBIT 4: SHAARD IHSSI County Survey Description – Contributing

27 EXHIBIT 5: SHAARD Structural Drawing

28 EXHIBIT 6: Monroe County 1989 Interim Report Description – Contributing

29 EXHIBIT 7: Elevation Certificate

35 EXHIBIT 8: Petitioner Site Plan