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2. 211 North Michigan Street_COA 2021-1203
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2. 211 North Michigan Street_COA 2021-1203
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12/15/2021 4:58:41 PM
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12/15/2021 4:58:37 PM
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South Bend HPC
HPC Street Address
211 North Michigan Street
HPC Document Type
Certification
HPC Local Landmark
i. South Bend
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A.Maintenance <br />The maintenance of any historical structure or site shall in no way involve any direct physical change except for the general cleaning and <br />upkeep of the landmark. The Commission shall encourage the proper maintenance of all structure or sites (appendix A: Minimum <br />Maintenance Standards).\ <br />B.Treatment <br />Treatment shall be defined as any change of surface materials that will not alter the style or original form. Such improvements include re- <br />roofing, glazing, or landscaping lawns and may involve a change that can potentially enhance or detract from the character of the <br />landmark. A treatment change of any surface whether on the landmark or in its environment may require a Certificate of <br />Appropriateness if it significantly alters the appearance of the landmark. Although these kinds of changes may not require a <br />Building Permit, a Certificate of Appropriateness may be necessary. The commission should review the proposed <br />treatment for character and style consistency with the original surfaces. <br />C.Renovation and Additions <br />Renovation is the modification of a structure, which does not alter the general massing while an addition, is a change in mass. A <br />modification, which involves the removal of a part of the landmark, should be considered under demolition (see <br />demolition). <br />Additions to landmarks should not detract from the original form and unity of the landmark and should not cover singular examples <br />of architectural detail. Additions to landmarks should be added in a manner that does not disrupt the visible unity of <br />overall appearance of the site. The proportions, materials and ratios of the existing structures should be carried through in <br />the additions. Care should be taken not to change or alter the following: <br />1.Structure—–Necessary structural improvements, where safety demands should be accomplished in such a way as to <br />cause minimal visual change to the original style and construction. <br />2.Material—Additions and improvements involving any new material in the landmark should be of the same material as <br />the original. It should be the same size and texture. An alternative material may be allowed if it duplicates the original. <br />a.wood—all wood trim should conform with existing trim in shape and size. <br />b.siding materials—the Commission discourages the covering or alteration of original materials with additional <br />siding. Structures already sided with incompatible materials should be returned to a siding similar to the <br />original when renovation is considered. <br />D.Demolition <br />Historic landmarks shall not be demolished. When a landmark poses a threat to the public safety, and demolition is the only alternative, <br />documentation by way of photographs, measured drawings, or other descriptive methods should be made of both the exterior and <br />interior of the landmark. The person or agency responsible for demolition of the landmark shall be responsible for this <br />documentation. <br />E.Moving <br />The moving of landmarks is discouraged, however, moving is preferred to demolition. When moving is necessary, the owner of the <br />landmark must apply to the Commission for a Certificate of Appropriateness. <br />F.Signs <br />No neon or flashing signs will be permitted unless they are original to the structure. Billboards and super-graphics will also be <br />disallowed. Only one appropriate identifying sign will be permitted per business. <br />G.Building Site and Landscaping <br />(These standards apply to both A and B) <br />1.Required <br />Major landscaping items, trees, fencing, walkways, private yard lights, signs (house numbers) and benches which reflect the property’s <br />history and development shall be retained. Dominant land contours shall be retained. Structures such as: gazebos, patio decks, <br />fixed barbecue pits, swimming pools, tennis courts, green houses, new walls, fountains, fixed garden furniture, trellises, and other <br />similar structures shall be compatible to the historic character of the site and neighborhood and inconspicuous when viewed from a <br />public way. <br />2.Recommended <br />New site work should be based upon actual knowledge of the past appearance of the property found in photographs, drawings, and <br />newspapers. Plant materials and trees in close proximity to the building that are causing deterioration to the buildings historic <br />fabric should be removed. However, trees and plant materials that must be removed should be immediately replaced by suitable <br />flora. Front yard areas should not be fenced except in cases where historic documentation would indicate such fencing <br />appropriate. Fencing should be in character with the buildings style, materials, and scale. <br />3.Prohibited <br />No changes may be made to the appearance of the site by removing major landscaping items, trees, fencing, walkways, outbuildings, and <br />other elements before evaluating their importance to the property’s history and development. Front yard areas shall not be <br />transformed into parking lots nor paved nor blacktopped. The installation of unsightly devices such as TV reception dishes and <br />solar collectors shall not be permitted in areas where they can be viewed from public thoroughfares. <br />SITE VISIT REPORT: <br />N/A <br />STAFF RECOMMENDATION: Staff recommends approval. <br />Prepared by <br />Adam Toering, Historic Preservation Administrator
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