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5. 1240 West Thomas Street_COA 2023-0602B
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5. 1240 West Thomas Street_COA 2023-0602B
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6/14/2023 3:57:25 PM
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6/14/2023 3:52:22 PM
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South Bend HPC
HPC Document Type
Certification
HPC Local Landmark
i. South Bend
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<br />The proposed doors would be installed ‘in front of’ the existing carriage doors, which will remain in-place behind the <br />new doors. The existing carriage doors will be partially visible. It is unknown if the proposed door system operates <br />on a track, or if they will survive the deconstruction/salvage process. The existing carriage doors are recessed in the <br />openings, so there is some space for the installation of a new door system. <br /> <br />STANDARDS AND GUIDELINES: “GROUP B” Standards <br />Preservation Standards for local historic landmarks are used by the Historic Preservation Commission whenever exterior changes are proposed <br />for officially designated structures. Review is required when proposed plans for building and development indicate the architectural character <br />of the landmark will be changed, i.e., review is required for any project that affects the exterior of the building, site, outbuildings, grounds and <br />landscaping. These standards are an extension of the present Ordinance #5567-73 and #54A-973 already adopted to implement a comprehensive <br />program of historic preservation. <br /> <br />The present historic preservation ordinances empower the Commission to issue or deny a Certificate of Appropriateness prior to the <br />construction, reconstruction, alteration, demolition, or moving of any landmark. The ordinance also gives the Commission the power to <br />establish reasonable and just standards for the preservation of historic landmarks, including architectural treatment, site development and <br />maintenance provisions, providing that the standards are in keeping with the intent of the ordinance and that the standards apply only to the <br />exterior features of the historic landmark. These standards guide the commission in their review of Certificates of Appropriateness. <br /> <br />The two major conditions under which change will occur are maintenance or improvement and the demolition of an existing landmark. <br /> <br />The Historic Preservation Commission has established two levels of preservation standards—Group A and Group B. Group A standards are the <br />more comprehensive of the two and require that the original character of the building be maintained or restored. Group B (your Standards) <br />require that the building be maintained as is and, if possible, returned to the original. One of these levels will be selected at the time of <br />designation. Both require a Certificate of Appropriateness before the construction, reconstruction, alteration, demolition, or moving of any <br />landmark structure or site. <br /> <br />The property owner is responsible for furnishing the Commission with a complete description of the proposed changes. This information may <br />be plans, elevations, specifications, photographs, or other means to accurately describe the project. When an application is being reviewed, it <br />will be the responsibility of the applicant to demonstrate that the new work is compatible. <br /> <br />DEFINITIONS <br />Shall—Defined as an expression of something that is mandatory or must be done. <br />Should—Defined as an expression of obligation, something that ought to be done but that is open to compromise. <br />Required—Defined as work which shall be done in a restoration or rehabilitation project in order to restore or maintain the original or existing <br />character of the structure or site. <br />Recommended—Defined as work which should be done to help restore or maintain the original or existing character of the structure or site. <br />Prohibited—Defined as work which shall not be permitted in a restoration or rehabilitation project because it may have a negative impact on the <br />original or existing character of the structure or site. <br /> <br />GROUP B STANDARDS <br />The Commission has the authority to determine the architectural merits and the extent of any proposed treatment, renovation, or addition to a <br />historic landmark. The commission will require drawings, plans, specifications, and/or samples where appropriate. <br />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 Maintenance <br />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 <br />re-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 Building <br />Permit, a Certificate of Appropriateness may be necessary. The commission should review the proposed treatment for character and <br />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 demolition). <br /> <br />Additions to landmarks should not detract from the original form and unity of the landmark and should not cover singular examples of <br />architectural detail. Additions to landmarks should be added in a manner that does not disrupt the visible unity of overall appearance <br />of the site. The proportions, materials and ratios of the existing structures should be carried through in the additions. Care should be <br />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 cause <br />minimal visual change to the original style and construction. <br /> <br /> 2. Material—Additions and improvements involving any new material in the landmark should be of the same material as the <br />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.
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