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HomeMy WebLinkAbout6. 50106 Bittersweet_COA 2018-1001C_PACKETSTAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: October 8, 2018 Application Number: 2018-1001C Property Location: 50106 Bittersweet Trail Architectural Style/Date/Architect or Builder: L-Plan/Italianate/1877/William C. Kownover Farm Property Owner: David A. Visser Landmark or District Designation: Local Landmark, Ordinance No. 117-76, amended 11-1987, Indiana State Register of Historic Places Rating: Outstanding DESCRIPTION OF STRUCTURE/ SITE: The Kownover farmhouse is a 2 ½ story brick house with asphalt shingle roof and stone foundation. 2/2 wood windows with segmental arches, with keystones, brick heads, and stone sills, and two bay windows on the front. A portico with flat roof supported by square wood columns covers the front entrance. The property has a summer kitchen of brick to match the house, a silo, as well as corn crib and one and a half story barn structure. ALTERATIONS: Original bay windows roofs have been replaced with higher pitch and wood shakes. Aluminum storm windows have been added. There is a small addition to the rear of the house. Between May 2012 and December 2014, the front portico was removed without a COA. The barn was taken down in 2014 without a COA. Green space at site of former barn has been developed with a stone wall built of original barn foundation stones. COA 2017-0403A approved installation of egress window on north side of house and landscaping to screen window and adjacent A/C unit, creation of dumpster pad along south side of drive adjacent to road, to be enclosed with fence, gates, and evergreens, and extension of gravel driveway. COA 2017-0501 approved installation of 6’H dog-ear wood stockade panels along north property line. Appropriate shade tolerant plants and/or junipers to be installed as necessary. COA 2017-1204A was tabled indefinitely by the Historic Preservation Commission – the absence of a decision on the application resulted in the issuance of an approved COA on January 18, 2018. COA 2018-0306A allowed for the installation of a 40’ windmill. APPLICATION ITEMS: “(See Attached).” DESCRIPTION OF PROPOSED PROJECT: Applicant seeks approval for the following: 1. De-construction of existing corn crib building, a. Salvage material from structure, b. Shore-up/secure remaining structure. The corn crib structure is currently used as storage. The roof is compromised and is currently covered with a tarp. The internal frame of the corn crib is severely damaged by termite infestation and rot while the existing roof framing and joists are bolstered by temporary beams. The adjoining/conjoining barn structure was added sometime prior to 1998 and served to join the original two-story barn to the corn crib structure. The two-story barn was removed in 2014. The remaining structures, when conjoined, create an irregular ‘M’-shaped roof line, with a pronounced valley between the two. Being taller, the roof line of the later barn structure plunges into the corn crib roof. A gable between the two was an attempt at directing the flow of the water down the valleys, but time and sag have limited the effectiveness of this attempted improvement. This gable and the roof appear to be resting atop the roof of the corn crib, continuing to add additional weight and stress upon its already weakened frame. Applicant plans to return before the Commission in the spring with plans to rebuild the ‘corn crib’ structure in a new location, separate from the pre-1998 barn structure. The to-be-built corn crib will replicate the current corn crib on a new foundation. Material from the barn torn down in 2014 and the corn crib will be utilized in this reconstruction. PRESERVATION SPECIALIST REPORT: October 9, 2018 RE: 50106 Bittersweet Trail-St. Joseph County Local Landmark On September 27, 2018, Adam Toering and I visited the site located at 50106 Bittersweet Trail to meet with the property owner and contractor. They are preparing a COA application and wanted a site visit/consultation to discuss the project. In order to simplify this report, I will give a description of each section moving from south to north. Many alterations have not helped the structural integrity of the original corn crib structure. The original barn has been removed leaving a corner support and footer which is part of the newest structure that was constructed between the original barn and corn crib. Southern half of corn crib structure -Alternating open siding exterior wall originally designed to allow air to pass through crop allowing crop to dry. Later this section was adapted to a chicken coop. This stage added chicken wire, feeding doors, ramps, and roosts. I feel that is reasonable to believe that presence of the chicken wire is the only reason this outside wall has not completely collapsed. Reference Figure 7. -The roof trusses are failing as vertical supports have been recently added to hold up the roof structure. Reference Figure 9. -The plywood over joist floor has failed. I stepped right through to the dirt floor underneath when I walked through this section. Reference Figure 8. -The wall in between this and the next section is an addition wall that is framed and on a combination of brick and toward the rear a cement curb. There is dry rot and termite damage along the entire bottom of this wall. Reference Figure 10. Northern half of corn crib structure -This section was enclosed with a front door, windows, and rear overhead garage door. -A concrete floor was added later as well as a curb along the bottom of both east-west walls. -The roof on the northern part has holes with bad deck and rotten trusses. Reference Figure 11. -This small section of roof is receiving the brunt of all the elements that run off the southern roof of the large shop area. A pitch/storage area was added to perhaps divert this load, but it has weakened the roof and the wall supports. -There is a wall for the middle section that is inches away from the wall that is the southern wall of the large shop section. Termites and water have damaged the wall to the point where additional supports had to be added to help hold up the roof in this section. Reference Figure 8, left frame. This building will continue to deteriorate if it is not separated from the rest of the structure. It is not structurally strong enough to hold its own weight let alone strong enough to support the weight of the elements from the shop roof. The roofs and walls need to be rebuilt separately with truss supports, floors, and proper gutters. The structure is not safe and will not likely survive a serious winter as it sits. Steve Szaday Preservation Inspector GROUP B STANDARDS: LOCAL LANDMARKS: 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 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: Based upon the site visit by Historic Preservation Inspector Szaday and Specialist Toering, staff is of the opinion that the corn crib structure is not structurally sound. The irregular roof line created by the attachment of the barn structure to the corn crib has led to continued degradation within the structure of the corn crib. Staff recommends approval of this proposed deconstruction, predicated on the applicant’s expressed desire to reconstruct the corn crib in a new location in 2019. Written by Adam Toering Historic Preservation Specialist Approved by Elicia Feasel Historic Preservation Administrator Satellite Imagery: Diagram 1- 50106 Bittersweet Trail as seen in 2016 (top) and 2013 (bottom). Diagram 2 - Staff rendering of roof slopes, based on 2016 satellite imagery. Photos: Figure 1 - File photo of the main farmhouse from December 29, 2016. Figure 2 - Corn crib, west facade. Figure 3 - Corn crib, south facade. Figure 4 - Corn crib, north facade. Figure 5 - Corn crib, east facade. Note roof eave. Figure 6 - Southwest corner of the corn crib. Figure 7 - Southeast corner of the corn crib. Figure 8 - Interior condition. Note termite damage in the image at left. Figure 9 - Roof beams. Figure 10 - Foundation rot at shared wall with newer barn structure. Figure 11 - Evidence of sustained water damage in corn crib garage bay.