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