HomeMy WebLinkAboutD-2691-23 Caperton-Carter House - Historic District - 35 and 39 Maplecrest DriveSPONSOR: Councilor Aasen
This Ordinance was prepared by Jon Oberlander, Corporation Counsel, on 11/9/23 at 9:18 AM. No subsequent revision
to this Ordinance has been reviewed by Mr. Oberlander for legal sufficiency or otherwise.
ORDINANCE D-2691-23
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA, DESIGNATING THE CAPERTON-CARTER HOUSE
HISTORIC DISTRICT LOCATED AT 35 AND 39 MAPLECREST DRIVE.
Synopsis: Designates a historic district consisting of the Caperton-Carter House
property, located at 35 and 39 Maplecrest Drive.
WHEREAS, the mission of the Carmel Historic Preservation Commission (the
“Commission”) is to preserve and protect the historic or architecturally worthy buildings,
structures, sites, monuments, streetscapes, squares, and neighborhoods of designated historic
districts located within the City’s corporate limits; and
WHEREAS, in order to fulfill its mission, the Commission commissioned an update to
earlier surveys in order to identify historic buildings, structures, and sites located within the City
(the “Survey”); and
WHEREAS, on March 3, 2023, the owner of real property located at 35 and 39
Maplecrest Drive, Carmel, IN 46033, submitted an application to the Commission seeking a
historic district designation for said property; and
WHEREAS, the Commission used the property owner’s application and the results of
the Survey to prepare a map designating the boundaries of the proposed Caperton-Carter House
Historic District (the “District”); and
WHEREAS, pursuant to Carmel City Code § 2-188(d)(8), on October 12, 2023, the
Commission held a public hearing for the purpose of allowing discussion and public comment on
the proposed District; and
WHEREAS, at the October 12, 2023, public meeting, the Commission held that the
proposed District has historic and architectural significance that merits the protection of the
property as a historic district; and
WHEREAS, pursuant to Indiana Code §36-7-11-7 and Carmel City Code § 2-188(d), the
Carmel Common Council (the “Council”) is authorized to designate a historic district following
the written recommendation to establish such a district by the Commission; and
WHEREAS, in accordance with Carmel City Code § 2-188(d), the Commission has
prepared a map of the District, classified and designated all buildings, structures and sites located
within the District, and drafted proposed design and architectural standards for the District, all of
which are attached hereto and incorporated herein as Exhibit A; and
Ordinance D-2691-23
Page One of Three Pages
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SPONSOR: Councilor Aasen
This Ordinance was prepared by Jon Oberlander, Corporation Counsel, on 11/9/23 at 9:18 AM. No subsequent revision
to this Ordinance has been reviewed by Mr. Oberlander for legal sufficiency or otherwise.
WHEREAS, the Commission has now presented the District map, classification and
designation of structures located within the District, and proposed standards for the District to
the Council for its approval as a historic district; and
WHEREAS, the establishment of the Caperton-Carter House Historic District is in the
public interest.
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana, that:
Section 1: The forgoing Recitals are incorporated herein by this reference.
Section 2: The map, classifications and designations of structures, and the proposed
standards for the proposed Caperton-Carter House Historic District as set forth in Exhibit A are
hereby approved by the Common Council, and the Caperton-Carter House Historic District is
hereby established.
Section 3: Two copies of the map of the Caperton-Carter House Historic District shall be
placed on file in the Office of the Clerk for public inspection.
Section 4: This Ordinance shall be in full force and effect from and after its passage and
signing by the Mayor.
[Remainder of page intentionally left blank]
Ordinance D-2691-23
Page Two of Three Pages
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SPONSOR: Councilor Aasen
This Ordinance was prepared by Jon Oberlander, Corporation Counsel, on 11/9/23 at 9:18 AM. No subsequent revision
to this Ordinance has been reviewed by Mr. Oberlander for legal sufficiency or otherwise.
PASSED, by the Common Council of the City of Carmel, Indiana, this ____ day of
________, 2023, by a vote of _____ ayes and _____ nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
___________________________________
Jeff Worrell, President Laura Campbell, Vice-President
___________________________________ ____________________________________
Kevin Rider Sue Finkam
___________________________________ ____________________________________
Anthony Green Adam Aasen
___________________________________ ___________________________________
Tim Hannon Miles Nelson
___________________________________
Teresa Ayers
ATTEST:
__________________________________
Sue Wolfgang, Clerk
Presented by me to the Mayor of the City of Carmel, Indiana this ____ day of
_________________________ 2023, at _______ __.M.
____________________________________
Sue Wolfgang, Clerk
Approved by me, Mayor of the City of Carmel, Indiana, this _____ day of
________________________ 2023, at _______ __.M.
____________________________________
James Brainard, Mayor
ATTEST:
___________________________________
Sue Wolfgang, Clerk
Ordinance D-2691-23
Page Three of Three Pages
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18th
2:00
December 09
1:45December
19th
19th
PDecember
P
Carmel
Historic
Preservation
Commission
Caperton-Carter House
Preservation Plan
Recommended by the Carmel Historic Preservation Commission
October 12, 2023
Carmel, Hamilton County, Indiana
EXHIBIT A
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Caperton-Carter House
35 and 39 Maplecrest Drive
Carmel, Hamilton County, Indiana, 46033
THE CARMEL
HISTORIC PRESERVATION COMMISSION
Prepared By:
The Carmel Historic Preservation Commission
Carmel, Hamilton County, Indiana
Historical Information Provided By:
The Carmel Clay Historical Society
October 2023
Recommended by the Carmel Historic Preservation Commission
Officially adopted by Carmel City Council November 20, 2023
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TABLE OF CONTENTS
Owner 4
Historic and Architectural Design Analysis 4
• Construction Information 4
• Legal Description 4
• Statement of Significance 5
• Boundary Map of the Historic District 8
• Physical Description 9
Preservation Objectives 10
Architectural and Design Standards 11
• Guidelines for Rehabilitations to the House 12
• Guidelines for Demolition and Infill Construction 17
• Guidelines for Additions to the House 21
• Guidelines for Site Development and Landscaping 21
APPENDIX I: PHOTOGRAPHS 24
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OWNER
Eleanor Carter
35 and 39 Maplecrest Drive
Carmel, Indiana 46033
HISTORIC AND ARCHITECTURAL
DESIGN ANALYSIS
CONSTRUCTION INFORMATION
Date of original design, construction, or origin: 1932-33
LEGAL DESCRIPTION
The subject property comprises three parcels of land which includes three structures: “the
house” (which is the primary structure), “the Carriage House” (an accessory structure), and the
“summer house” (another accessory structure) and an in-ground pool. The property is described
as follows:
Parcels 17-10-29-03-01-003.000, 16-10-30-04-05-004.000, and 16-10-30-04-05-006.000
located in the City of Carmel, Section 29, Township 18, Range 4 of Hamilton County, Indiana.
Containing 3.11 acres.
The “historic district” is defined as the parcel comprising the property and three historic
buildings.
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STATEMENT OF SIGNIFICANCE
The original inhabitants of the area now known as Hamilton County were the Delaware tribe,
who raised crops on the waterway now known as the White River.1 The 1818 Treaty of St.
Mary’s, as well and the later removal of the indigenous peoples in the area, opened the land for
white settlement.2 For much of its history, Carmel remained a quiet and sleepy farming village,
tucked away in the southwest corner of Hamilton County, Indiana. The townships of Clay and
Delaware consisted of a patchwork of farmsteads, most of whose origins dated to the early
nineteenth century. Many of the early settlers who constituted the population of early Carmel
consisted of members of the Society of Friends (Quakers) and their Methodist neighbors.
Agriculture would remain the predominant theme of the community through the nineteenth
century and well into the next.
The Caperton-Carter House is located in the City of Carmel, Clay Township, Hamilton County,
Indiana. It lies in the portion of Clay Township located east of present-day Keystone Parkway.
The address comprises a parcel of 3.11 deeded acres in Section 29, Township 18, Range 4.
The allocation of land in Clay Township from the federal government to pioneers occurred
largely between the 1822 formation of Hamilton County and 1838 under the terms of the
Northwest Ordinance.3 Clay Township itself was established in 1833, having been carved out of
the original territory of Delaware Township, which first encompassed all land west of the White
River in Hamilton County.4
In 1837, the Village of Bethlehem was founded at the intersection of present-day Main Street
and Rangeline Road and would eventually become the downtown center for the City of Carmel.
The name was changed from Bethlehem to Carmel when the town was incorporated in 1874.5
The site of the historic house is located approximately 5.9 miles from the center of Carmel.
Fourteen schools had been established in Clay and western Delaware Townships by the late
1850s, including five in south Clay Township.6 Ten churches had also developed within the
same area. United Brethren Church in south Clay Township would have been nearest to the
historic site. In the 1860s, the population of Clay Township reached 1,161.7
Advancements in transportation were transformative for the development of Carmel and Clay
Township. In 1883, the arrival of the Monon Railroad linked Carmel to Indianapolis, Westfield,
1 Hamilton County Interim Report. (Historic Landmarks Foundation of Indiana: Indianapolis, 1992), xiv.
2 Ibid.
3 Hamilton County Surveyor’s Office. Original Hamilton County Land Grants. 1993 ed., revised 1999.
Accessed January 22, 2018, http://www.hamiltoncounty.in.gov/DocumentCenter/Home/View/2037
4 Van Allen, Elizabeth J., Carmel Grows Up: The History and Vision of an Edge City (Carmel-Clay
Historical Society: Carmel, IN, 2017), 3. http://www.carmelclayhistory.org/the-history-of-carmel
5 Ibid., 5.
6 Van Allen, 3.
7 Ibid.
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Sheridan and Lafayette by passenger and freight rail.8 In 1903, the Indiana Union Traction
Interurban Line began serving Clay Township, linking the area to all parts of the state and
coinciding with the electrification of Carmel and its environs.9 Despite the appearance of
modern infrastructure, Carmel and Clay Township remained agricultural in focus with a small
population throughout the early twentieth century. By 1930, Carmel-proper had only 682
citizens, but the town had managed to erect a Carnegie library in 191010 and a new high school
in 1923.11 The town experienced little change during the interwar years when Woods Caperton
built this home; however, the construction of U.S. 31 afforded Carmel the economic and
geographic benefits of connectivity to the city of Indianapolis while also creating a distinct line of
demarcation between the east and west sections of Carmel and Clay Township.12
During the 1950s and 1960s, Carmel experienced suburbanization amid the postwar housing
boom and patterns of flight from the urban core of Indianapolis.13 By the 1970s, agriculture
ceased to be the dominant land use and category of occupation in Clay Township as more
property was developed for commercial and residential purposes.14 Indeed, between 1970 and
1980, the population of Carmel escalated from 6,578 to 18,272.15 The city experienced 21
annexations during the 1960s and 41 annexations during the 1970s.16 Carmel gained City
status in 1974 and experienced significant expansion of transportation infrastructure over the
decade of the 1970s, including the widening of U.S. 31, the construction of I-465, and the
extension of Keystone Parkway through Clay Township – all of which boosted the mutual
accessibility of Carmel and Indianapolis, furthering Carmel’s rapid growth as a suburban
community.17 Expansion of roadways and tax incentives created new opportunities for
corporations to locate in Carmel, and many companies established headquarters along U.S. 31
in the 1980s, including Thomson Consumer Electronics, Delta Faucets, and Conseco
Insurance.18 During the 1980s and 1990s, Duke Associates and Robert V. Welch also
developed the Meridian Technology Center at 116th and Pennsylvania Streets and the Carmel
Science and Technology Park along U.S. 31, contributing to the westward thrust of development
in Carmel.19 Concurrently, the population of Carmel skyrocketed during this period, ultimately
reaching a population of roughly 101,964 by 2022.20
Construction on the house began in 1932 by Woods Caperton Sr. Caperton was a well-
connected Eli Lilly executive who lived primarily in Indianapolis with his wife Sue. They
purchased a farm in Carmel in the early 1930s and began building the main residence.21
Following Caperton Sr.’s death in October 1933, the home was then primarily occupied by his
8 Ibid., 6.
9 Ibid.
10 Ibid.
11 Ibid., 7.
12 Ibid., 8.
13 Ibid.
14 Ibid.
15 Ibid.
16 Ibid.
17 Ibid.
18 Ibid., 11.
19 Ibid.
20 United States Census Bureau. QuickFacts: Carmel city, Indiana. Accessed online July 12, 2023.
https://www.census.gov/quickfacts/carmelcityindiana
21 “Sudden Death WA Caperton Near Carmel,” Noblesville Ledger, October 11, 1933, p. 1. Accessed
online May 2, 2023. https://www.newspapers.com/image/353576322.
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son Woods Caperton Jr. and his wife Martha. Woods Caperton Jr., who named his property
“Cricklewood Farm”, was well-known as a breeder of Percheron horses.
In 1945, the home was sold to Mary Fairbanks, the daughter of Charles Fairbanks, who served
as Vice President of the United States during Theodore Roosevelt’s second term.22 By the late
1950s, Mary Fairbanks had transferred ownership to her sons David Fairbanks Causey and
Lewis Dean Causey and their spouses. David and Barbara Causey retained acreage adjacent
to the Caperton-Carter House, building a Mid-Century Modern home for their residence (now
demolished).
The Causey family collectively sold the home in 1965 to Joseph S. Dawson, a prolific real estate
developer in Indianapolis and Carmel. Dawson, who was the president of Broad Ripple Lumber
Company, extensively remodeled the interior of the home over the course of five years.23 It was
during his tenure that Dawson subdivided the remainder of the estate into lots for the
surrounding neighborhood, which he named Cool Creek Estates. Gerald and Anna LeMay
purchased the remodeled version of the home c.1970. Gerald was well-known as a franchise
owner of various Burger Chef restaurants in Central Indiana. The LeMay family would only stay
in the house for four years, selling the home to Charles and Eleanor Carter in 1974. Mrs. Carter
remains the owner to this day.
22 “Mrs. Fairbanks Causey Buys a Carmel Farm,” Noblesville Ledger, August 18, 1945, p. 1. Accessed
online August 8, 2023. https://www.newspapers.com/image/353698661.
23 “Beauty of Yesteryear Lives on In Cool Creek,” Indianapolis Star, January 18, 1970, p. 123. Accessed
online August 10, 2023. https://www.newspapers.com/image/106837184.
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BOUNDARY MAP OF THE HISTORIC
DISTRICT
Figure 1. Black line highlights CHPC boundary of the Caperton-Carter House
Historic District, which is consistent with the boundary for Parcels 17-10-29-03-01-003.000, 16-
10-30-04-05-004.000, and 16-10-30-04-05-006.000.
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PHYSICAL DESCRIPTION
The Caperton-Carter House is a front-gabled two-story French Eclectic style house with a
square footprint and a primary north-south axis. Its north façade faces East Main Street, and the
primary entrance is located on its west façade. The house is set back from Maplecrest Drive
and accessed from a long driveway. During warmer months, the house is slightly obscured from
view due to the tree line. The house has a limestone veneer exterior on both levels. The main
home has a gabled tile roof and wood windows with muntins between the glass panes.
The west façade is divided into three major segments. At the left (north) end is a wooden door
and casement window on the first floor. The second floor of this segment contains a gabled
dormer window. On the first floor of the center of the façade is a wood front door with a
casement window on its left and a projecting gable on the right. The projecting gable has a
single pane casement window on the first floor and a double pane casement window on the
second floor. There is a single pane casement window on the first floor to the right of the
projecting gable. The second floor of the center section contains two gabled dormer windows.
This center section of the façade also contains one offset left, exterior, stone veneer chimney
and one offset right, exterior, stone veneer chimney. On the right (south) of the western façade
is a gabled projection with a triple paned casement window on the first floor and single pane
casement window on the second floor.
The north façade contains two single paned casement windows on the first floor of the building.
The second floor contains a Palladian casement window with a stone balcony.
The east façade, like the west, contains three different segments. The left side (south) contains
a three paneled casement window on the first floor and a single panel casement window on the
second floor. The central section of the east façade contains two bay windows on the first floor.
There is also a door in the center with a crest above it. The second floor of the central section is
flanked by three paned gable windows with a segmental dormer casement window in the center.
This section also has a single-pane window on both floors on its sides. The right (north) side
contains a horizontal three paned casement window and a vertical two paned casement window
on the first floor. The second floor of this section contains a two-paned casement window and a
gabled single pane window.
The south façade has a three-door garage on the first floor. At the level of the second floor,
there are two gabled dormer windows.
Located to the northeast of the historic house is the summer house, connected to the pool. The
building has a stone façade and gabled asphalt roof.
To the south of the home is the carriage house. The building has a stone foundation and an
asphalt roof. The house contains a two-door garage on the north façade. Both east and west
facades of the house contain gabled two paned casement windows. The South façade contains
a stone chimney.
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PRESERVATION OBJECTIVES
The subject structures, exterior features of the site and architectural and historic
character thereof shall be preserved as a significant resource of Carmel.
Preservation Criteria
1. Any development, construction, reconstruction, or alteration of the subject exterior
structure or site shall be appropriate to the property’s historic and architectural
values and significance.
2. Any development, construction, reconstruction, or alteration to the exterior shall be
visually compatible and appropriate in function, general design, arrangement, color,
texture, and materials to the design and character of the subject property.
3. The latest edition Secretary of the Interior’s Guidelines for Rehabilitation can be used as a
resource when determining proper techniques to meet the above preservation
criteria.
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ARCHITECTURAL AND DESIGN
STANDARDS
Purpose of Architectural and Design Standards
These standards are intended to assist the property owner of the Caperton-Carter House in
choosing an appropriate approach to issues which arise when working on or
developing this historic property. The standards are not meant to restrict creativity, but
rather are meant to suggest appropriate approaches and to guard against unsympathetic
actions.
Each standard contains a set of guidelines that provide recommended and not recommended
approaches to specific kinds of work to be undertaken.
Certificates of Appropriateness (COAs)
The Carmel Historic Preservation Commission (CHPC) grants approvals by issuing
Certificates of Appropriateness (COA). The CHPC uses the design standards when it
reviews and makes decisions regarding alterations, new construction, reconstruction,
and demolition.
The CHPC’s Statutory Authority to Approve
A state statute (I.C. 36-7-11) authorizes the CHPC to review and approve the following
actions before they occur in a district:
• Construction of any structure
• Reconstruction of any structure
• Alteration of any structure
• Demolition of any structure
Unless otherwise stated in this plan, it is presumed that all actions related to the above
four items MUST BE APPROVED by the CHPC and it is presumed that related design
guidelines are enforceable.
The CHPC’s Jurisdiction
The historic area as defined on page 4 in this Preservation Plan is the site of three
buildings, the “house”, the “carriage house” and the “summer house” with pool.
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All three structures are of a basic rectangular form and demonstrate a high degree of integrity.
The house is an Outstanding local example of early 20th-century French Eclectic architecture, as
identified in the Carmel Historic Architecture Survey, adopted by the City Council in 2014.
Under the Caperton-Carter House Historic District Preservation Plan, the CHPC does not have
any authority over the interior of the building or any interior furnishings and
elements.
GUIDELINES FOR REHABILITATION OF THE
CAPERTON-CARTER HOUSE
Accessibility
The City of Carmel recognizes the need to accommodate and include persons with
disabilities to the greatest extent possible. Regarding historic areas, the goal is to
facilitate universal access for all persons without destroying a building’s historic and
architecturally significant materials and character defining features. When modifying
an existing building to provide accessibility, the following guidelines should be followed:
RECOMMENDED:
1. The new element or alteration will have as little visual impact as possible on the historic
character of the building.
2. The new element or alteration shall be easily reversible (i.e., impermanent) such that it could
be removed to return the building to its original appearance.
3. Ramps shall be carefully designed and located to preserve the building’s character.
4. Materials for ramps shall be compatible with the building. If painted or stained, wood
ramps shall be painted or stained to match the building.
5. Handrails will be made of metal or wood. Wire or cable handrails are not appropriate.
6. Lifts shall be as inconspicuous as possible. If feasible, lifts will disappear into the ground, be
built into another feature, or painted to match the adjoining materials.
7. Ramps, lifts, etc. can be screened with landscaping.
8. If an existing door opening is too narrow to accommodate a wheelchair and its alteration
would significantly diminish the historic integrity and character of the building or result in the loss
of a significant historic door, consider installing off-set door hinges to increase the effective
width of the door opening without physically altering it.
9. Consider installing automatic door openers or frictionless hinges to make doors easier to
open.
10. Accessibility components shall be:
A. temporary,
B. not destroy historic fabric, and
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C. be of materials and/or color that has the least visual impact on the historic structure.
NOT RECOMMENDED:
1. Unnecessarily covering significant architectural details or damaging historic material.
Note: The CHPC is not responsible for ensuring that applicants meet federal, state and local accessibility
requirements. The recommendations in this plan are guidelines and are not descriptio ns of legal
requirements regarding accessibility. Consult the local building code and state and federal laws and
regulations to determine legal requirements for accessibility
Doors and Door Openings
RECOMMENDED:
1. Original doors shall be repaired and retained, or if beyond repair, replicated.
2. If an original door is lost, its replacement will reflect the character and style of the building.
3. If an alteration to a door opening must be made, it shall be done with as little effect on the
historic character of the building as possible.
NOT RECOMMENDED:
1. Eliminating original or adding new door openings, especially on significant elevations. Any
new openings should be distinguishable from the original openings.
2. Changing the original size and shape of door openings.
Masonry
RECOMMENDED:
1. Identify and stop the causes of damaged masonry before undertaking repairs.
2. If mortar is missing or loose, the joints shall be cleaned out with care so as not to damage the
brick or stone.
3. Repoint using a mortar mix that closely matches the composition, joint profile and color of
the original. An expert will be consulted to assure the proper mortar is used.
4. Whenever replacement brick or stone is needed, use salvaged or new material which closely
matches the original in size, color, uniformity and texture.
5. Any cleaning shall be done using the gentlest method possible and will be stopped at the first
evidence of damage to masonry. Test patches shall be used to assess the effect of any
proposed cleaning method.
6. If historic chimneys or chimney pots are damaged, an effort should be made to repair rather
than replace the features. If it is determined that the chimney pots cannot be repaired, they
should be replaced with new chimney pots that resemble the originals as closely as possible in
size, shape, color, and materials.
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NOT RECOMMENDED:
1. Power grinders. The mechanical equipment is cumbersome and even the most skilled
worker will tire or slip and cause irreversible damage.
2. Sandblasting, high pressure water blasting (over 600 psi), grinding, and harsh chemicals.
3. Painting, waterproof and water repellent coatings, unless masonry has been previously
treated. They are generally not needed and can potentially cause serious damage to the
masonry. Also avoid covering masonry with tar or cement coatings.
Wood
RECOMMENDED:
1. Identify and stop the causes of damaged wood before undertaking repairs.
2. Retain coatings, including paint, which protect the wood from moisture and weathering.
3. Repair wood features by patching, piecing-in, or limited replacement in-kind using
remaining elements as prototypes.
4. Replace any wood that cannot be repaired with in-kind material that matches the original in
size, profile, and texture. Any clapboard siding replaced on the property should be of smooth
cedar or poplar.
NOT RECOMMENDED:
1. Stripping paint and varnish to bare wood.
2. Utilizing substitute materials that do not convey the visual appearance of existing wood
features or are not physically or chemically compatible.
Paint
RECOMMENDED:
1. Gently remove all loose, flaking paint and clean the surface before repainting. It is not
necessary to remove all old paint as long as it is firmly fixed to the surface.
2. Paint colors shall be submitted to the Commission for review and approval.
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NOT RECOMMENDED:
1. Any type of permanent coating system.
2. Waterblasting and other forms of abrasive cleaning as a method of paint removal.
3. Painting any previously unpainted masonry
Roofs, Roof Elements, and Guttering and Downspouts
RECOMMENDED:
1. Retain existing tile roofing material on the main house. If the roof reaches the end of its
current lifespan and cannot be repaired, replacement roofing shall match the existing, original
roofing material. Asphalt shingle roofing may be replaced with in-kind materials.
2. Mechanical and service equipment (such as condensers, transformers or solar collectors)
shall not be installed on the roof, other exterior surfaces, or other locations on the property
where they would be visible from the public right-of-way.
3. Original chimneys that contribute to the roof character shall be repaired and retained. If no
longer in use, they shall be capped rather than removed.
4. Retain existing copper gutters and downspouts on main house. If gutters need to be replaced
and cannot be repaired, new gutters should match existing materials.
NOT RECOMMENDED:
1. Altering a roof slope and shape in a way that changes the historic character of the building.
2. Adding dormers or roof sheds which change the significant character of the building.
3. Expanding or connecting existing dormers.
4. Adding skylights visible from a public right-of-way.
5. Placing roof vents, metal chimneys, antennas, solar panels, satellite dishes (over 18 inches),
air conditioning units, and other mechanical equipment where visible from the street.
6. Covering roof in an inappropriate material, such as standing-seam metal or similar products.
Security Items
RECOMMENDED:
1. Security devices that will not detract from the character of the building and surrounding
area. Acceptable examples include installing locks on windows and doors, installing alarm
systems, and installing lighting.
2. If a security door is necessary, it is recommended the security doors will:
a. have as few bars as possible,
b. be simple in design with no decorative details,
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c. fit the door opening exactly, without alteration to the door frame, and
d. painted to match the door it protects.
3. Consider installing fixed bars on the inside of basement windows because of their minimal
impact to the character of a building.
NOT RECOMMENDED:
1. Overly decorative security doors.
2. Exterior folding gates on the front of the building.
Windows and Window Openings
RECOMMENDED:
1. Windows define architectural character and historic significance. Original materials and
features will be retained. The house includes leaded glass windows and doors as character-
defining features. These windows and doors shall be retained and not replaced.
2. Window replacement shall be considered only when one of the following conditions exist
and can be documented:
a. The existing windows are not original and are not significant.
b. The condition is so deteriorated that repair is not economically feasible.
3. Rather than replacing windows to attain energy efficiency, existing windows shall be
repaired and retrofitted using caulk, weather-stripping, modern mechanical parts, and
exterior or interior storm windows. Some windows can be slightly altered to accept insulated
glass.
4. Storm windows may be of any material, provided the finished product is the same color as
the underlying window frame. They should be as invisible and unnoticeable as possible from the
exterior of the house.
5. Original window trim shall be preserved and retained. Badly deteriorated sections shall be
replaced to match the original.
6. Historic casement windows are important architectural features. Every effort
will be made to retain them and maintain and repair them in an appropriate manner.
7. Any replacement glazing shall be outfitted on its inside surface with a diamond-paned
leading pattern compatible in appearance with the leading on the original windows of the house.
8. Window openings may utilize canvas awnings for protection from the elements.
NOT RECOMMENDED:
1. Replacement windows not similar to the original in size, dimension, shape, design, pattern,
and material.
2. Creating new window openings or eliminating original window openings. This will be
considered only when necessary. Avoid doing so on significant, highly visible facades. Do not
downsize original window openings.
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Lighting
RECOMMENDED:
1. The guidelines do not provide specific requirements for exterior lighting; however,
homeowners are encouraged to select fixtures that complement the character of the
house when choosing replacement lighting.
NOT RECOMMENDED:
1. Light fixtures that shine upward, contributing to light pollution.
Porches and Terraces
RECOMMENDED:
1. Existing porches shall be retained and maintained without alteration to their character.
2. Existing stoops may be altered or removed as needed.
GUIDELINES FOR DEMOLITION AND INFILL
CONSTRUCTION
Introduction
This section explains the type of work considered in this plan to be demolition to be used when
reviewing applications for Certificates of Appropriateness that include demolition. Before
receiving any permits or undertaking any work that constitutes demolition, a Certificate of
Appropriateness from the Carmel Historic Preservation Commission must be issued.
Definition
For the purpose of this plan, demolition shall be defined as the razing, wrecking or removal by
any means of the entire or partial exterior of a structure. The following examples are meant to
help define demolition and are not all-inclusive:
1. The razing, wrecking or removal of a total structure.
2. The razing, wrecking or removal of part of a structure, resulting in a reduction in its mass,
height or volume.
3. The razing, wrecking or removal of an enclosed or open addition.
Some work that may otherwise be considered demolition may be considered rehabilitation, if
done in conjunction with a CHPC Certificate of Appropriateness for rehabilitation.
Examples include:
1. The removal or destruction of exterior siding and face material, exterior surface trim,
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and portions of exterior walls.
2. The removal or destruction of those elements which provide enclosure at openings in any
exterior wall (e.g., window units, doors, panels).
3. The removal or destruction of architectural, decorative or structural features and
elements which are part of the exterior of a structure or on the property (e.g., parapets,
cornices, brackets, chimneys, terrace or patios).
Examples of work not included in demolition:
1. Any work on the interior of a structure.
2. The removal of small exterior elements of the structure that are not structurally
integrated with the main structure and are generally considered rehabilitation, such as
utility and mechanical equipment, awnings, light fixtures, fire escapes, signs, paint,
fencing, sidewalks, streets, curbs, landscaping and asphalt driveway. Such work may
require a Certificate of Appropriateness under other guidelines in this plan.
Approval
The CHPC requires a Certificate of Appropriateness for demolition if any of the proposed
activities include razing, wrecking or removal of any part of the historic house, the garage, or
the corn bin. The CHPC may ask interested individuals or organizations for assistance in
seeking an alternative to demolition. The Commission will also consider how the loss of a
building, or a portion thereof, will affect the character of the surrounding area, and in the
case of partial demolition, the building itself.
The CHPC will consider issuing a Certificate of Appropriateness for the full or partial
demolition of a building within the historic district only if one or more of the following are true:
1. The structure poses an immediate and substantial threat to the public safety.
2. The historic or architectural significance of the structure or part thereof is such that, in the
Commission's opinion, it does not contribute to the historic character of the structure and
the historic area, or the context thereof.
3. The demolition is necessary to allow new development which, in the Commission's
opinion, is of greater significance to the preservation of the historic area than its retention of
the structure, or portion thereof, for which demolition is sought.
4. The structure or property cannot be put to any reasonable economically beneficial use for
which it is or may be reasonably adapted without approval of demolition.
When evaluating a proposal for demolition, the CHPC shall consider the following criteria for
demolition as guidelines for determining appropriate action:
CONDITION
Demolition of a historic building may be justified by condition. In certain instances demolition
of selective parts of the building may be authorized after proper evaluation by the Carmel
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Historic Preservation Commission.
SIGNIFICANCE
The Commission has the responsibility of determining the significance of a structure. With
the adoption of this plan, the commission has determined:
1. The Caperton-Carter House is contributing to the architectural and historical significance
of the site.
2. The summer house is contributing to the architectural significance of the site.
3. The carriage house is contributing to the architectural and historical significance of the
site.
The Commission will also consider how the loss of a building, or a portion thereof, will affect
the character of the surrounding area, and in the case of partial demolition, the building
itself.
REPLACEMENT
Demolition of a structure may be justified when, in the opinion of the Commission, the
proposed new development with which it will be replaced is of greater significance to the
preservation of the area than retention of the existing structure. This will only be the case
when the structure to be demolished is not of material significance, the loss of the structure
will have minimal effect on the historic character of the area, and the new development will
be compatible, appropriate and beneficial to the area.
To afford the Commission the ability to consider demolition on the basis of replacement
development, the applicant shall submit the following information as required by the
Commission or its staff:
1. Proposed elevations and floor plans.
2. A scaled streetscape drawing showing the new development in its context (usually
including at least two buildings on either side).
3. A site plan showing the structure(s) to be demolished and the new development.
4. A written description of the new development.
5. A time schedule for construction and evidence that the new construction will occur.
6. Any other information which would assist the Commission in determining the
appropriateness of the new development and its value relative to the existing structure(s).
Infill Construction
An individually designated historic building demonstrates a higher level of significance.
Designing an addition or new construction within the historic district will require a higher
level of scrutiny by the Commission to ensure the historic building retains its individual
significance. One of the purposes of design review is to ensure that any negative visual
impact of new construction is eliminated or minimized. In the best situation, new construction
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can aid in the understanding of the district. Aspirations for new construction in a historic
district are:
1. To maintain the character of the district;
2. To reinforce the integrity of the district;
3. Not to impede the sense of time and place created by the district.
The basic test for any new construction, both additions and infill structures is: How does the
project affect the ability to perceive the district’s sense of time and place? A new building
that hinders this perception is unacceptable. It is generally the policy of the Carmel Historic
Preservation Commission that contemporary and compatible new design is preferred to
overly replicative design. Respecting the characteristics of the district is more important
than replicating its architectural form.
SIZE AND SCALE
The overall mass of a new building or addition should convey a sense of human scale. A
new building will be respectful of the current size and scale of the historic building(s) within
the district. New construction shall appear similar in height and width to the historic building
and maintain the current views of the house. New construction should not overpower any of
the existing historic buildings on the site. New accessory structures on the site shall not be
taller than the house.
ROOFLINE
The roofline of any new construction in the district should match as closely as possible the
gabled form and pitch of the roof of the house.
MATERIALS
Exterior materials used on new construction should be the same as those found on the
historic house, namely stone. Materials should be used in the design such that the new
construction is distinguishable from the old but still visually compatible with the historic
structure(s) in the district.
DOORS AND WINDOWS
Doors and windows in new construction should be compatible with doors and windows of
existing historic structures on the site in terms of size, scale, proportion, materials, spacing,
and orientation.
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GUIDELINES FOR ADDITIONS
Additions are permitted on the north side of the house, provided that they are designed
according to the above guidelines for infill construction. No enclosed additions on the south,
east, or west sides shall be permitted, but the guidelines allow for the addition of a porch or
terrace on the east side. Additions must be compatible in character (both design and materials)
with the existing house. The roof of any new construction should be of the same pitch as the
roof on the original house.
SITE DEVELOPMENT AND LANDSCAPING
Walls and Fences:
No specific stipulations for the construction of new walls or fences are set forth in these
guidelines. Owners of the property shall follow all other City regulations and permitting
requirements pertaining to walls and fences. However, it is encouraged that historic
stone retaining walls surrounding landscaping beds be preserved.
Trees and Landscaping
RECOMMENDED:
1. Mature trees shall be protected and retained. A mature tree shall be defined as follows:
a) a shade tree with a trunk at least 12-inches in diameter,
b) an ornamental tree with a trunk at least 4-inches in diameter or fifteen feet in
height, or
c) an evergreen tree with a trunk at least 8-inches in diameter or fifteen feet in height.
2. Landscaping in front of house apart from trees may be removed and replaced as
desired, as long as it does not obscure the visibility of historic facades from the public
right of way.
NOT RECOMMENDED:
1. Removal of mature trees.
2. Removal of other existing landscape features without prompt replacement of those
features with similar elements.
Subdivision
Subdivision of the existing property is discouraged under the guidelines, as the existing size of
the parcel is essential to the character of the property. Any proposal to subdivide the property
shall require a Certificate of Appropriateness.
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RECOMMENDED:
1. Maintaining existing size of parcels and boundaries
NOT RECOMMENDED:
1. Subdividing the existing parcels into smaller properties
Walkways and Automobile Areas
RECOMMENDED:
1. Changes to the course of walkways and driveways are not restricted under the design
guidelines, but it is suggested that any paving material be compatible with the historic
character of the district.
NOT RECOMMENDED:
1. Significant increases in the surface area of the district covered by pavement.
PUBLIC INFRASTRUCTURE
EXEMPT FROM REVIEW AND APPROVAL
(No Certificate of Appropriateness (COA) required):
Repaving of streets in the same manner and with the same materials
as existing. Replacement of existing light poles and fixtures with new ones to match.
RECOMMENDED:
1. Maintain the current configuration of streets and sidewalks.
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2. New public street lights shall be compatible with the history of the historic area.
NOT RECOMMENDED:
1. Widening streets or sidewalks when there is a negative impact on the character of the
historic area.
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APPENDIX I: PHOTOGRAPHS
Appendix 1, Figure 1: West façade
Appendix 1, Figure 2: North façade
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Appendix 1, Figure 3: South façade
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Appendix 1, Figure 4: East façade
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Appendix 1, Figure 5: East façade
Appendix 1, Figure 6: Summer house
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Appendix 1, Figure 7: Carriage house
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