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HomeMy WebLinkAbout5. 801 W Washington_COA 2018-0702A_PACKET STAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: 9 July 2018 Application Number: 2018-0702A Property Location: 801 West Washington, South Bend, IN 46601 Architectural Style/Date/Architect or Builder: Romanesque Revival / 1890 Property Owner: Indiana Landmarks Landmark or District Designation: Local Landmark Ordinance # 10443-16, West Washington National Register Rating: Outstanding DESCRIPTION OF STRUCTURE/ SITE: The Kizer House is a contributing structure of the West Washington National Register Historic District. The house is a Romanesque Revival style with a full three stories plus basement. The house is built of coursed gray granite, which contributes to its style including heavy massing and round arches. The mortar is a red color with a raised beaded or grapevine joint. There is a central hip roof with numerous intersecting gables and towers, a massive parapet at the west gable, two round towers on the façade which terminate into conical roofs. The original dormers feature a conical roof with terra cotta clad sidewalls and terra cotta ridge cap. There are three dormers added c. 1940 with a low slope roof and copper sidewalls. The original roof was covered in square edge red clay tile – similar to that on Tippecanoe Place. The current asphalt roof replaced the original tile (first in the 1980’s, most recently renovated in 2017) retaining the decorative terra cotta ridge cap. The original roof was completed with a decorative copper cornice and gutters. Elements of the copper flashing remain, although the original copper downspouts have been replaced with galvanized metal and the valleys are asphalt. All entry steps are of cut granite with rough stone balustrades. The front porches and porte- cochère have slender stone column supports. The front porch has a shallow hip roof while the porte-cochère has a gable roof with a decorative terra cotta shingled pediment. Windows around the house are 1/1 double hung wood windows throughout with stone sills, plain jambs, and massive lintel stones. The Port Cochere was added at some point following the original construction. A rear porch and kitchen wing has a matching addition assumed to be added at the time the porte-cochère was also added. Three tall chimneys – two in the front and one in the rear – punctuate the roofline. The Carriage House in the rear of the property replaced an earlier wood frame barn c. 1915 to house automobiles with an apartment above and a full basement in poured concrete. Original basement windows have been replaced with new glass block. New wood carriage style doors were installed in 2015 along with a new wood entry door. A new asphalt shingle roof was installed in 2015. The Carriage House is constructed of hollow core clay tile block with a smooth faced red brick. The roof is a steep gabled roof with asphalt shingles and a wide bracketed boxed eave, multi-lite 6/1 double hung wood windows. The Site has been highly altered with a majority of the land being paved with concrete – the exception being an area east of the driveway extending to the sidewalk on Charles Martin Sr. Drive which is grass with scrub trees and decorative red-buds. A small area of grass is also located to the west of the carriage house. A brick wall extends from the west elevation of the carriage house along the north alley to the neighbor’s property line. A modern eight- foot-tall wood fence is constructed along the west property line on the Kizer House. A six-inch concrete curb runs the length of the Kizer House property line. There are two driveways to the site entering off West Washington. The original driveway entrance is near the corner of West Washington and Charles Martin Sr. Drive. A shared drive entrance is located at the west property line with the neighbor. ALTERATIONS: COA 2012-0213 approved removal of non-contributing windows installed in carriage house door openings and associated rough sawn siding; installation of finish grade exterior plywood in openings as temporary cover and paint; removal of later enclosure of rear porch and associated doors and windows; removal of scrub brush and associated stumps along west property line; removal of chain-link fence along east property line and install dirt and grass. Extensive site and structure modification occurred prior to the above listed improvements, including (but not limited to): construction of carriage house, addition to the rear of the house and of the porte-cochère, addition of the concrete drive and parking area, and re-roofing of the house in the 1980’s. RME 2012-1219 approved removal of two chimneys due to deterioration; chimneys to be reconstructed at a later date as part of a roofing project (materials stored on site). COA 2014-0401 approved a re-roof of the carriage house; repair of gutters and downspouts; removal of scrub trees on property and one maple in tree lawn to restore original landscaping; removal of non-contributing/non-original picture windows and replace with wood replicating garage door pattern until permanent solution found. RME 2014-0917 approved a complete tear-off and re-roof of the Carriage House with Highland Slate Designer Shingles. RME 2016-0318A approved re-tuckpointing of exterior; rebuilding of east and west chimneys (re-added 10 courses); removed and replaced asphalt shingles to match carriage house; replace/replicate downspouts, gutters, and copper flashing; remove, repair, and paint all windows. COA 2017-0905D approved the general scope of work including: major landscaping/site work, masonry and floor repair, accessibility, and carriage house under the condition that all final material and specifications will need to come before the HPC. APPLICATION ITEMS: “Repair and repaint trim and stucco of garage, rehabilitate garage double hung sash, new copper gutters and downspouts on garage. Rebuild site by removing all existing concrete and landscaping, regrading and completing new entrance, parking area and landscaping. See attached plans.” “Garage Work on exterior as described on Sheet A2.0 attached. Alternate to install copper gutters and downspouts is proposed in lieu of painted galvanized. Work to include repair of damaged trim and stucco in kind, repainting and stripping and staining of wood trim, rehabilitation of existing double hung sash, removal of aluminum and wood storms and associated metal screens, installation of new wood storms. Install new single lite, paneled wood service entrance door to match original that was removed. See photo. Site Remove all existing concrete, landscaping and lawns. Regrade site and install new entrance drive and parking lot area in concrete excepting drive from W. Washington sidewalk through Port Cochere to parking area which will be constructed in compacted crushed fine limestone. Install new landscaping. Specifically: 1. Undertake all work as outlined in C1.0 2. Undertake work as outlined in C1.1 except handicapped ramp and any associated work on porches and house related to handicapped access. Such work will be brought forward at a later time for review and approval. No railings on front, rear or side porch will be undertaken at this time. 3. Grading and draining as outlined on C1.2 4. Site plan completed as outlined on C1.3, "driveway" from W. Washington Street through Port Cochere proposed to be completed in compacted crushed limestone. Approval is also sought to complete edging along drive in heavy gauge metal steel instead of concrete curbing. This drive will not be used for vehicles. Additional detail sheets (C1.3 and C1.4) provided for information on proposed draining and drive installation. All necessary variances and zoning have been secured. Details to bring back for consideration at August meeting or assign to staff for review and approval: Plant list for all new trees Detail for trash enclosure Sign” DESCRIPTION OF PROPOSED PROJECT: See “Minutes of a Meeting of the Historic Preservation Commission of South Bend and St. Joseph County, September 18, 2017, Public Hearing A, 5 COA 2017-0905D”. The general scope of work has already been approved and issued an active COA. The purpose of this public hearing is to review final material and specifications. Additionally, many of the application items are Routine Maintenance Exclusions. SITE VISIT REPORT: n/a STANDARDS AND GUIDELINES: Local Landmarks Group B: The Commission has the authority to determine the architectural merits and the extent of any proposed treatment, renovation, or addition to a historic landmark. The commission will require drawings, plans, specifications, and/or samples where appropriate. A. Maintenance The maintenance of any historical structure or site shall in no way involve any direct physical change except for the general cleaning and upkeep of the landmark. The Commission shall encourage the proper maintenance of all structure or sites. B. Treatment Treatment shall be defined as any change of surface materials that will not alter the style or original form. Such improvements include re-roofing, glazing, or landscaping lawns and may involve a change that can potentially enhance or detract from the character of the landmark. A treatment change of any surface whether on the landmark or in its environment may require a Certificate of Appropriateness if it significantly alters the appearance of the landmark. Although these kinds of changes may not require a Building Permit, a Certificate of Appropriateness may be necessary. The commission should review the proposed treatment for character and style consistency with the original surfaces. C. Renovation and Additions Renovation is the modification of a structure, which does not alter the general massing while an addition, is a change in mass. A modification, which involves the removal of a part of the landmark, should be considered under demolition (see demolition). Additions to landmarks should not detract from the original form and unity of the landmark and should not cover singular examples of architectural detail. Additions to landmarks should be added in a manner that does not disrupt the visible unity of overall appearance of the site. The proportions, materials and ratios of the existing structures should be carried through in the additions. Care should be taken not to change or alter the following: 1. Structure—–Necessary structural improvements, where safety demands should be accomplished in such a way as to cause minimal visual change to the original style and construction. 2. Material—Additions and improvements involving any new material in the landmark should be of the same material as the original. It should be the same size and texture. An alternative material may be allowed if it duplicates the original. a. wood—all wood trim should conform with existing trim in shape and size. b. siding materials—the Commission discourages the covering or alteration of original materials with additional siding. Structures already sided with incompatible materials should be returned to a siding similar to the original when renovation is considered. D. Demolition Historic landmarks shall not be demolished. When a landmark poses a threat to the public safety, and demolition is the only alternative, documentation by way of photographs, measured drawings, or other descriptive methods should be made of both the exterior and interior of the landmark. The person or agency responsible for demolition of the landmark shall be responsible for this documentation. E. Moving The moving of landmarks is discouraged, however, moving is preferred to demolition. When moving is necessary, the owner of the landmark must apply to the Commission for a Certificate of Appropriateness. F. Signs No neon or flashing signs will be permitted unless they are original to the structure. Billboards and super-graphics will also be disallowed. Only one appropriate identifying sign will be permitted per business. G. Building Site and Landscaping (These standards apply to both A and B) 1. Required Major landscaping items, trees, fencing, walkways, private yard lights, signs (house numbers) and benches which reflect the property’s history and development shall be retained. Dominant land contours shall be retained. Structures such as: gazebos, patio decks, fixed barbecue pits, swimming pools, tennis courts, green houses, new walls, fountains, fixed garden furniture, trellises, and other similar structures shall be compatible to the historic character of the site and neighborhood and inconspicuous when viewed from a public way. 2. Recommended New site work should be based upon actual knowledge of the past appearance of the property found in photographs, drawings, and newspapers. Plant materials and trees in close proximity to the building that are causing deterioration to the buildings historic fabric should be removed. However, trees and plant materials that must be removed should be immediately replaced by suitable flora. Front yard areas should not be fenced except in cases where historic documentation would indicate such fencing appropriate. Fencing should be in character with the buildings style, materials, and scale. 3. Prohibited No changes may be made to the appearance of the site by removing major landscaping items, trees, fencing, walkways, outbuildings, and other elements before evaluating their importance to the property’s history and development. Front yard areas shall not be transformed into parking lots nor paved nor blacktopped. The installation of unsightly devices such as TV reception dishes and solar collectors shall not be permitted in areas where they can be viewed from public thoroughfares. STAFF RECOMMENDATION: Staff recommends approval. The proposed work is in keeping with the historic characteristics of the house, carriage house, and grounds while continuing to rehabilitate same. Written by Elicia Feasel Historic Preservation Administrator 801 West Washington – Front (South)