2. 516 South Michigan Street_COA 2023-0815A Packet

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City of South Bend and St. Joseph County Historic Preservation Guidelines 58 Commercial Standards: Storefronts Remove an Existing Non-Historic Storefront and Build a New Storefront • Non-historic storefronts—defined as those constructed within the past 50 years and not adding to the architectural look of the building—can be removed and replaced with a new storefront . • New storefronts can be constructed of modern materials such as aluminum or composite and should include traditional design elements such as kickplates, large display windows that comprise at least 60% of the storefront, transoms, recessed entrance doors, and storefront cornice . See guidance here on the design of a traditional storefront . • Use of historic, pictorial, and physical documentation to design a new storefront is encouraged however creating a fake historic design is not recommended . • Storefronts should fit within their original structural openings. • When a building has been divided by storefront (bay) into different legal parcels, new storefronts should seek to unify the original building design and not continue to treat each storefront—or bay—separately . Replace a Historic Storefront with a New Storefront • Character defining storefronts should be preserved and repaired in kind. • Where rehabilitation would require more than 50% of replacement then a new storefront can be designed and installed. • If a historic storefront must be removed retain as much of the original materials (limestone, brick, terra cotta, Carrara glass, ceramic tile, cast and wrought iron, prism glass) as possible and incorporate in the new design. • New storefronts should not attempt to create a fake historic look but should adhere to good new storefront design with traditional elements and proportion. New storefronts should fill the entire space in the façade. • Storefront windows for commercial uses that no longer require, or desire transparency should be obscured by non-permanent means such as blinds, blacking out the glass, or installing opaque vinyl applique on the interior . See here for guidance on the design of a new storefront . The following is not recommended and generally is not approved by the Commission: • Closing in or reducing the size of the storefront windows . • Adding elements to storefronts that have no historic basis such as coach lanterns, false mansard designs, small-paned windows, and shutters . • Residential-style windows or doors. • False fronts, false stories, or projecting eaves to the roof . • Vinyl or vinyl composite materials . • Textured wood or T1-11 siding. • Reflective or insulating film or deeply tinted new glass. • Changing or re-orienting the location of the main entrance of a storefront. • Removing or obscuring historic flooring materials such as ceramic tile, mosaics or terrazzo in entryway vestibules or recessed storefront entrances . • EIFS or similar systems for storefront construction .Return to the Table of Contents