Lebanon HPC approves amended storefront glazing for 118 South Meridian Street

The Lebanon Historic Preservation Commission on Thursday approved an amended certificate of appropriateness allowing taller doors and transom windows at 118 South Meridian Street after work uncovered an original header that enlarged the opening.

The change, requested by Moody Pearl LLC, increases the front and rear storefront openings to accommodate an original, larger opening found during demolition. Derek (city staff) told commissioners the amended front elevation will have an 8-foot-tall door, 8-foot-tall sidelights and 4-foot transoms above the door and sidelights; the rear (west) elevation will be adjusted to match, with 8-foot doors, 5-foot-tall windows and 4-foot transoms. Derek said staff recommended approval, adding the proposed changes "do not have a negative impact on the district or the building."

Why it matters: The building at 118 South Meridian is listed as a contributing structure in the National Register-listed Lebanon Court House Square Historic District. Commission approval lets the owner proceed with storefront glazing that staff says aligns with the actual historic opening revealed during demolition.

What commissioners reviewed and decided Derek (city staff) summarized the amendment as an adjustment to approvals the commission first granted on April 4, 2024. He said contractors discovered the original header on the east-facing storefront was "several feet higher than anticipated," prompting the applicant to propose larger glazing to fit the uncovered opening. Derek told the commission the rear elevation is new construction to extend the building footprint toward the parking lot and that the sizing adjustment keeps the front and rear "rhythm" similar.

Jordan Moody, the owner and applicant, told the commission he and the contractor did not find sufficient salvageable brick when the rear facade was opened and that maintaining the larger glazed opening was preferable to piecemeal brick repairs. Moody said, "I think Derek pretty well covered it."

Commissioner Tim Schrock raised design concerns about proportions. He said, "The proportions of the windows don't seem appropriate to the facades to me," and argued that a defined lintel or trim element could better separate transom glazing from the brick above. Derek and other commissioners responded that the proposed design is a modestly taller version of the plan the commission approved in April and that historic photos are inconclusive; Derek noted a single-course brick sweep had been included in prior drawings only as a contingency in case of damaged masonry.

The vote and related actions With no further changes requested, a motion to approve the amended certificate of appropriateness passed. The commission recorded the outcome as approved; commissioners present voted in favor and no opposition was recorded. The commission also approved last month's minutes earlier in the meeting and formally tabled election of officers until a full commission is present at a future meeting.

Details commissioners and staff noted - Building classification: contributing building in the Lebanon Court House Square Historic District (National Register). - Amended dimensions (as described by staff): front—8-foot door, 8-foot sidelights, 4-foot transoms; previously approved (April 4, 2024)—7-foot-1-inch doors and 1-foot-5-inch transoms. Rear—now proposed to match front; previously rear windows were 6 feet tall without transoms. - Applicant: Moody Pearl LLC; owner: Jordan Moody. - Neighborhood impacts: Owner stated the rear will extend back to the parking lot; he does not own the parking lot and said the back entrance will be for emergency exit only per the neighboring property owner's wishes. The applicant said he obtained written neighbor approvals for lower-level window modifications and discussed shortening a second-floor neighbor window with that neighbor.

What happens next The owner may proceed with the approved amended storefront renovation. The commission will take up election of officers at a future meeting after more members are present.

Ending note The commission recorded no further new business and adjourned after approving the amendment and routine items.