Galena preservation panel approves preliminary plan to restore Saint Mary's School, tables adjacent lot development

The Galena Historic Preservation Commission voted unanimously to approve a preliminary historic-preservation concept for Saint Mary's School while deferring action on a proposed four-unit development on the adjacent vacant lot at 201 High Street.

Commissioners said they would allow work on the school's exterior concept to proceed to the next stage only after the applicant submitted material specifications and physical samples for review. The commission's approval covers only the school's historic-preservation elements; parking, street repaving and any zoning review for the vacant lot will be handled separately by city zoning and council.

Why it matters: The owner-developer presented the project as an adaptive reuse of the former school into a boutique lodging use to which commissioners and several residents offered cautious support. Neighbors raised concerns about parking, steep grades, retaining walls and whether the proposed new homes would fit the historic district. The applicant said revenue from any new homes would help finance the school's restoration.

Applicant Paul Orzezewski told the commission the two projects are financially linked. “Without the development of these homes, it's gonna be much more difficult to to redevelop, to adapt and reuse the school,” he said, arguing the vacant-lot work would support investment in the larger—and costly—school project.

Several nearby property owners urged the commission to withhold approval until the applicant submitted more complete plans. William Meeker, a Galena resident and a professional community planner who said he has administered historic-preservation programs in multiple regions, called the submittal “a little premature.” “Nothing appears to comply with the local zoning regulations,” Meeker said, urging the commission to require a finalized design and clearer evidence of zoning conformance before taking action.

Public commenters raised practical concerns about traffic and stormwater. Robert Richardson, who lives on Elk Street, said narrow neighborhood streets and limited driveway design could encourage cut-through traffic and create conflicts with the development's proposed access. Dave Hanson, a resident and construction professional, described substantial retaining walls shown on the drawings and questioned the financial feasibility of fully restoring the school without clearer financing details.

The applicant described planned work on the school's envelope, including replacement or matching of deteriorated brick and restoration of roof elements. He said the team expects to follow requirements tied to historic tax-credit funding and state review for certain roofing and masonry treatments. The applicant also described neighborhood elements he would coordinate with the city, including repaving portions of High Street and adding street parking and a small parking area with 10 spaces and one accessible stall near 401 Elk Street.

The commission made clear its approval was conceptual. A motion that passed by roll call approved the “preliminary design of Saint Mary's School from a historic perspective,” and required the applicant to provide specifications and street samples; any items not already approved by the city's preservation reviewer (Jonathan Miller) must return to the commission. Commissioners also identified that parking, lighting and the site plan for the vacant lot will be reviewed by zoning and the city council if the project moves forward.

Votes at a glance: The roll-call vote on the preliminary design carried unanimously (yes votes recorded for Martin; Monahan; White; Harris; and Ralph). The commission explicitly tabled further consideration of the vacant lot / four-home proposal pending additional materials and a sequencing plan tying any lot development to the school's restoration.

Commissioners and staff asked the applicant to return with detailed material specs, sample boards and clearer drawings showing retaining walls, terracing and the relationship of proposed elements to adjacent homes. City staff and the applicant said they are coordinating with the city on High Street paving and that zoning and council review will be required for parking and lot development.

The commission's approval applies only to the conceptual historic-preservation treatment of the school's exterior; it does not authorize construction permits, zoning approvals, or final design work for the vacant lot.