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April 2018
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HPC Meeting Minutes 2018
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April 2018
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South Bend HPC
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Minutes
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1001404
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Existing exterior building materials shall be retained. Deterioration of wood materials shall be prevented through repair., <br />cleaning, and painting. [... ] <br />C. WINDOWS AND DOORS <br />18 Window and door frames are in nearly all cases wood. Brick structures have stone sills and brick lintels; masonry block <br />structures have masonry sills and lintels. In some cases where aluminum siding has been applied window trim has been <br />covered. About half of the structures in the district have aluminum storm windows, the other half wood storm windows. <br />Required <br />Original windows and doors including sash, lintels, sills, shutters, decorative glass, pediments, hoods, and hardware shall <br />be retained or when deteriorated beyond repair, replaced with duplicates of the existing or original. <br />Recommended <br />Wood frame storm windows and doors, painted to match the existing or original, should be used but should not damage existing <br />frames and should be removable in the future. If new sash and doors are used, the existing or original, design, and hardware <br />should be used. When metal storm doors are used, they should be painted anodized or coated to match the existing. When <br />awnings are used they should be of canvas material. <br />Prohibited <br />Existing or original doors, windows, and hardware shall not be discarded when they can be restored and re -used in place. <br />New window and door openings which would alter the scale and proportion of the building should not be introduced. <br />Inappropriate new window and door features such as aluminum insulating glass combinations that require the removal of <br />the original windows and doors shall not be installed. <br />Not Recommended <br />Metal, vinyl, or fiberglass awnings, hoods, and fake shutters that would detract from the existing character or appearance of the <br />building should not be used. <br />IV. SAFETY AND BUILDING CODES <br />A. BUILDING CODE REQUIREMENTS <br />Required <br />Building code requirements shall be complied with in such a manner that the existing character of the building is preserved. <br />Recommended <br />Local building code officials should be consulted to investigate alternative life safety measures that will preserve the architectural <br />integrity of the structure. Variances for historical properties should be investigated. <br />Prohibited <br />• Construction of new stairways and elevators that would alter important architectural features and spaces is prohibited. <br />Not Recommended <br />Fire prevention equipment should not damage the appearance or fabric of the building. <br />VI. ENFORCEMENT PROCEDURES <br />Enforcement of the preservation guidelines for the historic district is made possible in the Zoning Ordinance of South <br />Bend, ordinance No. 5565-73. The Historic Preservation Commission shall issue a Certificate of Appropriateness before any <br />construction, reconstruction, alteration, demolition or moving of any house or structure within the historic district boundaries is <br />commenced (see Appendix A). This ordinance, however, does not prevent the ordinary maintenance and repair of any building <br />or structure which does not involve a change in any exterior feature, nor does it prevent the reconstruction, alteration, demolition, <br />or moving of any building or structure which the Building Commissioner or other official has determined to be a hazard to public <br />safety. <br />The Historic Preservation Commission will accept applications for Certificate of Appropriateness only from the <br />property owner. Property owners wishing to do or have done any work affecting the exterior of their building or land <br />must apply directly to the Historic Preservation Commission on the form prescribed by the Commission (see Appendix <br />A). The Commission will review the application and either issue a Certificate of Appropriateness or else deny the application, <br />stating in writing the reasons for such a denial. Upon such denial the applicant may appeal to the Common Council. <br />In making its determination, the Historic Preservation Commission, shall consider three factors: first, <br />appropriateness of the proposed work to the preservation of the building and district; second, the detriment to the public <br />welfare if the proposed work is permitted even though it is not deemed appropriate; third, the potential hardship that the <br />denial of the Certificate of Appropriateness would cause the applicant. <br />STAFF RECOMMENDATION: <br />This structure has had repeated modification without Certificate of Appropriateness. Of the original wood double -hung windows, <br />only seven (7) remain and are in varying states of disrepair. Staff recommends the property owner continue conversations with <br />Historic Preservation to determine long-term window rehabilitation / replacement plans in advance of future work. <br />As to the particulars of this application, Staff offers no recommendation. The condition of the original windows may be partially <br />inferred from the photos supplied by the applicant (and compared to the photos taken by the Preservation Inspector), but no <br />definitive condition report is possible to make a favorable recommendation. <br />• <br />13 <br />
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