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2. 419 West North Shore Drive_COA 2022-0806A
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2. 419 West North Shore Drive_COA 2022-0806A
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9/14/2022 8:00:49 PM
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9/14/2022 7:58:58 PM
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South Bend HPC
HPC Street Address
419 West North Shore Drive
HPC Document Type
Certification
HPC Local Historic District
i. West North Shore Drive
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STAFF REPORT <br />CONCERNING APPLICATION FOR A <br />CERTIFICATE OF APPROPRIATENESS <br /> <br />Date: September 13, 2022 <br />Application Number: 2022-0806A <br />Property Location: 419 West North Shore Drive <br />Architectural Style/Date/Architect or Builder: Vacant Lot <br />Property Owner: Katherine Spiess <br />Landmark or District Designation: West North Shore Drive Local Historic District, #6512-78 <br />Rating: N/A <br /> <br /> <br />DESCRIPTION OF STRUCTURE/ SITE: Site is between 425 West North Shore Drive and 411 West North <br />Shore Drive and is comprised of two adjacent parcels (018-5129-4627 and 018-5129-4628). These lots were <br />historically associated with 425 West North Shore to the west. <br /> <br />ALTERATIONS: N/A <br /> <br />APPLICATION ITEMS: “Single family, new construction. Two story on slab with attached alley-load garage.” <br /> <br />DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to: <br /> <br />Build an approximately 60’-5” x 81’ – 1 ½” wood framed structure on a slab foundation, set back <br />approximately 59’ – 4 ½” from the street. The 2-story primary street massing (front) will be clad in brick, <br />the one story rear in LP lap siding. Brick detailing includes qoins at the corners as well as arched brick <br />lintels on the primary façade and flat brick lintels on the sides and rear. Roof will be covered in asphalt <br />shingles at 12/12 and 12/14 slopes for the front massing, and 12/8 for the rear addition. A decorative <br />limestone entrance surround is proposed for the main entrance, but the design has not been finalized. Final <br />model selection on windows and doors has not be completed – windows are proposed to be finished in <br />‘Sandstone Exterior’ with a white interior. Black shutters are depicted flanking the larger picture windows <br />on the eastern and western sections of the structure. A metal ‘black iron faux balcony’ is proposed for the <br />opening above the primary entrance. The garage will be facing the alley in compliance with zoning <br />requirements. <br /> <br />This is the first new home construction on an empty lot proposed within any of South Bend’s local historic districts. <br />The Standards and Guidelines for the West North Shore Drive Local Historic District specifically allow for new <br />construction within the West North Shore Local Historic District. <br /> <br />UPDATE (9/13/2022): The height and massing of the structure has been modified to comply with two provisions: <br />1. The Zoning ordinance requires that structure be no more than 35’ tall within the Urban Neighborhood 1 <br />zoning district. <br />2. The West North Shore Standards and Guidelines have an image on page 23 that states, “Height—this is a <br />mandatory criteria that new building be constructed to a height within 10% of the average height of <br />existing adjacent buildings.” This text was omitted from the previous staff report. The adjacent structures <br />are approximately 27’ or 28’ tall. A 10% allowance from the average adjacent building height would allow <br />for an approximately 30’ tall structure. <br /> <br />Proposed changes under review: <br />1. The overall structure height has been lowered from 36’5” to 32’3”. <br />2. The slope of the roofline has been lowered from 14/12 to 10/12, which decreases the massing of the roof <br />significantly. <br />3. The second story windows have been reduced in height/size. <br />4. Stone masonry has been proposed to replace the bricks on portions of the first floor and chimney.
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