HomeMy WebLinkAbout1. 815 Arch_COA 2018-0621C_PACKET 2018-1010STAFF REPORT
CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS
Date: October 10, 2018 Application Number: 2018-0621C Property Location: 815 Arch Architectural Style/Date/Architect or Builder: Tudor Revival / 1921 / Ernest W. Young Property Owner: Jason Pfledderer Landmark or District Designation: Edgewater Place Local Historic District, Ordinance #6846-80; Local Landmark, Ordinance #6848-1980 Rating: Outstanding DESCRIPTION OF STRUCTURE/ SITE: The house sits on the corner of Arch and Edgewater. It is a two-story with rectangular plan set upon a brick foundation. The main level is red brick laid in running bond. The upper level surmounts a continuous band of stucco with half timer expressions on the west end. The broad sweeping asphalt shingled roof lines extend down from the central hip with a variety of intersecting dormers, narrow overhang lines with moulded wood frieze board. A rectangular boathouse is across from the house along the river.
ALTERATIONS: All of the windows were replaced between 1985 and 1989. The roof is not original to the house. The doors are replacements. The surfaces of the front walk way, porch steps and porch stoop do not appear to be
original to the house. COA #1985-0926 allowed for the replacement of four windows on the shed dormer at the northeast side of the house. COA #1986-0819 allowed for re-roofing. COA #1989-0417 allowed for the replacement of six windows with Polarseal aluminum double hung windows. COA#1989-0801 allowed for
reconstruction of the main entry. COA #1990-0418 allowed for “replacing all wood on boathouse with wolmanized lumber. The new construction will duplicate the existing fenestration, elevation, screening, etc. exactly.” COA #2000-0717 allowed for in-kind repairs of a whole in the roof of the boathouse following a tree fall. COA #2003-0808 allowed for site work and the replacement of the back door. COA #2011-0812 allowed for the removal of the removal of brush along the river bank per Brent Thompson, City Forester. COA #2012-0515 allowed for the repair of the fence and the replacement of concrete chunks on the site with formed pavers. COA #2014-0804A allowed for the removal of a rotten sugar maple tree per Brent Thompson, City Forester. COA #2015-0803A allowed for concrete sitework. RME #2016-1003B allowed for the stucco repair on the main house. RME #2016-0628 allowed for the removal of a tree per Brent Thompson, City Forester. COA #2017-0417B allowed for the removal of windows on the east side of the main house to be replaced with sliding doors, as well as concrete site work. RME #2018-0501A allowed for the re-roofing of the boathouse and the reconstruction of the handrail. APPLICATION ITEMS: “Replacing railing with vinyl railing.” DESCRIPTION OF PROPOSED PROJECT: Applicant seeks approval for the following components: 1. Remove and replace existing railing.
The primary motivations for replacement can be characterized as: 1. The existing (30”) railing is not compliant with code and would warrant modification or reconstruction so as to become compliant with the 36” requirement. The applicant would like to replace the existing
railing as opposed to modify it by adding additional height. 2. Wood as a material on a boat house (or other structure in close proximity to water) constitutes a consistent and regular maintenance issue. The applicant would prefer to replace wood with a material with a significantly lower maintenance requirement and has expressed a willingness to utilize metal or vinyl options. Five replacement options for the railing were put forth by the applicant for the September HPC meeting and all of the proposed options would constitute a significant departure from the existing railing’s construction and visual appearance. The proposed designs did not have accompanying manufacture specifications and instead appear to be representations as to desired styles and/or constructions. It is unknown if the examples are manufactured out of wood, metal, or vinyl.
Were one of these options selected, the existing railing system (including masonry support ‘columns’) would be removed down to the decking. The replacement railing system would need to be bolted onto the decking and
secured to the superstructure. SITE VISIT REPORT: N/A STANDARDS AND GUIDELINES, EDGEWATER PLACE: II. EXISTING STRUCTURES A. BUILDING MATERIALS Original exterior wall materials in the District range from brick, clapboard, shingles, and masonry block to aluminum siding. In the majority of the cases the aluminum siding has been applied over the original clapboard. There are some masonry commercial buildings on Lincolnway. Required Existing exterior building materials shall be retained. Deterioration of wood materials shall be prevented through repair, cleaning, and painting. The existing architectural detail around windows, porches, doors, and eaves should be retained or replaced by replicas of the same design and materials when deteriorated beyond repair. Masonry structures shall be maintained, tuckpointed and properly cleaned when necessary. Masonry shall be cleaned only when necessary to halt deterioration or to remove stains, and shall be done with the gentlest method possible, such as low pressure water and soft natural bristle brushes. Stucco surfaces shall be maintained by cleaning and repainted when necessary. When repairing stucco a stucco mixture shall be used. Recommended Whenever possible, the original building materials should be restored. Aluminum or vinyl siding may be used when it is the only feasible alternative to maintaining the original surface material. When used over wood surfaces, this siding should be the same size and style as the original wood. However it must be noted that such material can contribute to the deterioration of the structure from moisture and insects. Mortar joints should be repointed only when there is evidence of moisture problems or when sufficient mortar is missing to allow water to stand in the mortar joint. Existing mortar shall be duplicated in composition, color, texture, joint size, method of application, and joint profile. D. ENTRANCES, PORCHES, AND STEPS The majority of the houses in the district have either an open or a enclosed porch across the front or on the side. Most porches have either gabled or hipped roofs or are covered by the main roof of the house. A brick base with wood columns is common. Required Existing or original porches and steps, including handrails, balusters, columns, brackets, tiles and roof decorations shall be retained or replace with replicas of the same design and materials when deteriorated beyond repair. Porches and additions reflecting later architectural styles and which are important to the building’s historical integrity shall be retained. Recommended When enclosing porches for heat conservation or for other reasons, it should be done in a manner that does not alter the architectural or historical character of the building. Prohibited Porches and steps that are important to the building’s style and development may not be altered or removed. Not Recommended Original porch details should not be replaced with materials representing a different period or style from the original. IV. SAFETY AND BUILDING CODES A. BUILDING CODE REQUIREMENTS Required Building code requirements shall be compiled with in such a manner that the existing character of the building is preserved. Recommended Local building code officials should be consulted to investigate alternative life safety measures that will preserve the architectural integrity of the structure. Variances for historic properties should be investigated. Prohibited Construction of new stairways and elevators that would alter important architectural features and space is prohibited. Not Recommended Fire prevention equipment should not damage the appearance or fabric of the building.
STAFF RECOMMENDATION: Structures like the boathouse are not specifically defined within the Standards and Guidelines, and as such, the
general text covering building materials, as well as those covering entrances, porches, and steps, are considered for this recommendation. The Standards and Guidelines are explicit that “original porches and steps, including handrails, balusters, columns, brackets, tiles and roof decorations shall be retained or replaced with replicas of the same design and materials when deteriorated beyond repair” and that “original porch details should not be replaced with materials representing a different period or style from the original.” Historic precedence exists for this, in the form of a Certificate of Appropriateness issued in April of 1990 that allowed for the “replacing all wood
on boathouse with wolmanized lumber.” The applicant received approval to reconstruct the handrail earlier this year with RME #2018-0501A. Vinyl is only explicitly mentioned four times in the Standards and Guidelines, in relation to siding and window awnings, hoods, and fake shutters.
Staff agrees that the railing should be taller to be compliant with State / International Building Code requirements. The applicant’s preference for replacement of the railing is not unfounded, and Staff would support replacement to
comply with Code requirements specifically because of the river-front setting of this structure. However, Staff is not convinced that enough investigation on the part of the applicant has occurred to warrant a favorable recommendation. Staff recommends that the application be denied based upon the requirements of the Standards and Guidelines.
Written by Adam Toering Historic Preservation Specialist Approved by Elicia Feasel
Historic Preservation Administrator
Photos:
Figure 1-- 815 Arch Avenue, looking west towards the main house from near the intersection of Arch Avenue and Riverside Drive.
Figure 2 -- 815 Arch, Boat House. Looking north along Riverside Drive.
Figure 3 -- Boat house, looking north.
Figure 4 -- Boat house railing, looking north.
Figure 5 -- Boat house lower level, looking north.
Re: 815 Ach Ave
South Bend, IN 46601
Dear Historic Preservation Committee,
Due to the location of the boathouse on the river (moisture), there’s a
deterioration issue when using the existing wood for a handrail, therefore I don’t
believe that this material is ideal for this handrail project, thus I am open to any
other design that is more stable, safe, and weather resistant Such as:
Photo 1 is my 1st choice
Photo 2 is my 2nd choice
Photo 3 is my 3rd choice
Photo 4 is next choice
Photo 5 is my last choice
I have clean intent of what exactly I am wanting to do (photo 1) the others
are back up options. Code height is 36” per Indiana regulation, the handrail in
place now is only 30” – not to code. Sending Ciara Fleming or Ranay Vela to
agree to do whatever commission agrees to do to make property more weather
resistant and stable.
Thank You,
Jason Pfledderer
STAFF REPORT
CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS
Date: July 10, 2018 Application Number: 2018-0621C Property Location: 815 Arch Architectural Style/Date/Architect or Builder: Tudor Revival / 1921 / Ernest W. Young Property Owner: Jason Pfledderer Landmark or District Designation: Edgewater Place Local Historic District, Ordinance #6846-80; Local Landmark, Ordinance #6848-1980 Rating: Outstanding DESCRIPTION OF STRUCTURE/ SITE: The house sits on the corner of Arch and Edgewater. It is a two-story with rectangular plan set upon a brick foundation. The main level is red brick laid in running bond. The upper level surmounts a continuous band of stucco with half timer expressions on the west end. The broad sweeping asphalt shingled roof lines extend down from the central hip with a variety of intersecting dormers, narrow overhang lines with moulded wood frieze board. A rectangular boathouse is across from the house along the river.
ALTERATIONS: All of the windows were replaced between 1985 and 1989. The roof is not original to the house. The doors are replacements. The surfaces of the front walk way, porch steps and porch stoop do not appear to be
original to the house. COA #1985-0926 allowed for the replacement of four windows on the shed dormer at the northeast side of the house. COA #1986-0819 allowed for re-roofing. COA #1989-0417 allowed for the replacement of six windows with Polarseal aluminum double hung windows. COA#1989-0801 allowed for
reconstruction of the main entry. COA #1990-0418 allowed for “replacing all wood on boathouse with wolmanized lumber. The new construction will duplicate the existing fenestration, elevation, screening, etc. exactly.” COA #2000-0717 allowed for in-kind repairs of a whole in the roof of the boathouse following a tree fall. COA #2003-0808 allowed for site work and the replacement of the back door. COA #2011-0812 allowed for the removal of the removal of brush along the river bank per Brent Thompson, City Forester. COA #2012-0515 allowed for the repair of the fence and the replacement of concrete chunks on the site with formed pavers. COA #2014-0804A allowed for the removal of a rotten sugar maple tree per Brent Thompson, City Forester. COA #2015-0803A allowed for concrete sitework. RME #2016-1003B allowed for the stucco repair on the main house. RME #2016-0628 allowed for the removal of a tree per Brent Thompson, City Forester. COA #2017-0417B allowed for the removal of windows on the east side of the main house to be replaced with sliding doors, as well as concrete site work. RME #2018-0501A allowed for the re-roofing of the boathouse and the reconstruction of the handrail. APPLICATION ITEMS: “Replacing railing with vinyl railing.” DESCRIPTION OF PROPOSED PROJECT: Applicant seeks approval for the following components: 1. Remove and replace existing railing.
The primary motivations for replacement can be characterized as: 1. The existing (30”) railing is not compliant with code and would warrant modification or reconstruction so as to become compliant with the 36” requirement. The applicant would like to replace the existing
railing as opposed to modify it by adding additional height. 2. Wood as a material on a boat house (or other structure in close proximity to water) constitutes a consistent and regular maintenance issue. The applicant would prefer to replace wood with a material with a significantly lower maintenance requirement and has expressed a willingness to utilize metal or vinyl options. Five replacement options for the railing have been put forth by the applicant and all of the proposed options would constitute a significant departure from the existing railing’s construction and visual appearance. The proposed designs do not have accompanying manufacture specifications and instead appear to be representations as to desired styles and/or constructions. It is unknown if the examples are manufactured out of wood, metal, or vinyl.
Were one of these options selected, the existing railing system (including masonry support ‘columns’) would be removed down to the decking. The replacement railing system would need to be bolted onto the decking and
secured to the superstructure. SITE VISIT REPORT: N/A STANDARDS AND GUIDELINES, EDGEWATER PLACE: II. EXISTING STRUCTURES A. BUILDING MATERIALS Original exterior wall materials in the District range from brick, clapboard, shingles, and masonry block to aluminum siding. In the majority of the cases the aluminum siding has been applied over the original clapboard. There are some masonry commercial buildings on Lincolnway. Required Existing exterior building materials shall be retained. Deterioration of wood materials shall be prevented through repair, cleaning, and painting. The existing architectural detail around windows, porches, doors, and eaves should be retained or replaced by replicas of the same design and materials when deteriorated beyond repair. Masonry structures shall be maintained, tuckpointed and properly cleaned when necessary. Masonry shall be cleaned only when necessary to halt deterioration or to remove stains, and shall be done with the gentlest method possible, such as low pressure water and soft natural bristle brushes. Stucco surfaces shall be maintained by cleaning and repainted when necessary. When repairing stucco a stucco mixture shall be used. Recommended Whenever possible, the original building materials should be restored. Aluminum or vinyl siding may be used when it is the only feasible alternative to maintaining the original surface material. When used over wood surfaces, this siding should be the same size and style as the original wood. However it must be noted that such material can contribute to the deterioration of the structure from moisture and insects. Mortar joints should be repointed only when there is evidence of moisture problems or when sufficient mortar is missing to allow water to stand in the mortar joint. Existing mortar shall be duplicated in composition, color, texture, joint size, method of application, and joint profile. D. ENTRANCES, PORCHES, AND STEPS The majority of the houses in the district have either an open or a enclosed porch across the front or on the side. Most porches have either gabled or hipped roofs or are covered by the main roof of the house. A brick base with wood columns is common. Required Existing or original porches and steps, including handrails, balusters, columns, brackets, tiles and roof decorations shall be retained or replace with replicas of the same design and materials when deteriorated beyond repair. Porches and additions reflecting later architectural styles and which are important to the building’s historical integrity shall be retained. Recommended When enclosing porches for heat conservation or for other reasons, it should be done in a manner that does not alter the architectural or historical character of the building. Prohibited Porches and steps that are important to the building’s style and development may not be altered or removed. Not Recommended Original porch details should not be replaced with materials representing a different period or style from the original. IV. SAFETY AND BUILDING CODES A. BUILDING CODE REQUIREMENTS Required Building code requirements shall be compiled with in such a manner that the existing character of the building is preserved. Recommended Local building code officials should be consulted to investigate alternative life safety measures that will preserve the architectural integrity of the structure. Variances for historic properties should be investigated. Prohibited Construction of new stairways and elevators that would alter important architectural features and space is prohibited. Not Recommended Fire prevention equipment should not damage the appearance or fabric of the building.
STAFF RECOMMENDATION: Structures like the boathouse are not specifically defined within the Standards and Guidelines, and as such, the
general text covering building materials, as well as those covering entrances, porches, and steps, are considered for this recommendation. The Standards and Guidelines are explicit that “original porches and steps, including handrails, balusters, columns, brackets, tiles and roof decorations shall be retained or replaced with replicas of the same design and materials when deteriorated beyond repair” and that “original porch details should not be replaced with materials representing a different period or style from the original.” Historic precedence exists for this, in the form of a Certificate of Appropriateness issued in April of 1990 that allowed for the “replacing all wood
on boathouse with wolmanized lumber.” The applicant received approval to reconstruct the handrail earlier this year with RME #2018-0501A. Vinyl is only explicitly mentioned four times in the Standards and Guidelines, in relation to siding and window awnings, hoods, and fake shutters.
Staff agrees that the railing should be taller to be compliant with State / International Building Code requirements. The applicant’s preference for replacement of the railing is not unfounded, and Staff would support replacement to
comply with Code requirements specifically because of the river-front setting of this structure. However, Staff is not convinced that enough investigation on the part of the applicant has occurred to warrant a favorable recommendation. Staff recommends that the application be denied based upon the requirements of the Standards and Guidelines.
Written by Adam Toering Historic Preservation Specialist Approved by Elicia Feasel
Historic Preservation Administrator
STAFF REPORT
CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS
Date: July 10, 2018 Application Number: 2018-0621C Property Location: 815 Arch Architectural Style/Date/Architect or Builder: Tudor Revival / 1921 / Ernest W. Young Property Owner: Jason Pfledderer Landmark or District Designation: Edgewater Place Local Historic District, Ordinance #6846-80; Local Landmark, Ordinance #6848-1980 Rating: Outstanding DESCRIPTION OF STRUCTURE/ SITE: The house sits on the corner of Arch and Edgewater. It is a two-story with rectangular plan set upon a brick foundation. The main level is red brick laid in running bond. The upper level surmounts a continuous band of stucco with half timer expressions on the west end. The broad sweeping asphalt shingled roof lines extend down from the central hip with a variety of intersecting dormers, narrow overhang lines with moulded wood frieze board. A rectangular boathouse is across from the house along the river.
ALTERATIONS: All of the windows were replaced between 1985 and 1989. The roof is not original to the house. The doors are replacements. The surfaces of the front walk way, porch steps and porch stoop do not appear to be
original to the house. COA #1985-0926 allowed for the replacement of four windows on the shed dormer at the northeast side of the house. COA #1986-0819 allowed for re-roofing. COA #1989-0417 allowed for the replacement of six windows with Polarseal aluminum double hung windows. COA#1989-0801 allowed for
reconstruction of the main entry. COA #1990-0418 allowed for “replacing all wood on boathouse with wolmanized lumber. The new construction will duplicate the existing fenestration, elevation, screening, etc. exactly.” COA #2000-0717 allowed for in-kind repairs of a whole in the roof of the boathouse following a tree fall. COA #2003-0808 allowed for site work and the replacement of the back door. COA #2011-0812 allowed for the removal of the removal of brush along the river bank per Brent Thompson, City Forester. COA #2012-0515 allowed for the repair of the fence and the replacement of concrete chunks on the site with formed pavers. COA #2014-0804A allowed for the removal of a rotten sugar maple tree per Brent Thompson, City Forester. COA #2015-0803A allowed for concrete sitework. RME #2016-1003B allowed for the stucco repair on the main house. RME #2016-0628 allowed for the removal of a tree per Brent Thompson, City Forester. COA #2017-0417B allowed for the removal of windows on the east side of the main house to be replaced with sliding doors, as well as concrete site work. RME #2018-0501A allowed for the re-roofing of the boathouse and the reconstruction of the handrail. APPLICATION ITEMS: “Replacing railing with vinyl railing.” DESCRIPTION OF PROPOSED PROJECT: Applicant seeks approval for the following components: 1. Replace existing wooden railing with multiple spans of 72” x 36” White Vinyl “Premium Colonial 6’ Rail Kit”
SITE VISIT REPORT: N/A STANDARDS AND GUIDELINES, EDGEWATER PLACE: II. EXISTING STRUCTURES A. BUILDING MATERIALS Original exterior wall materials in the District range from brick, clapboard, shingles, and masonry block to aluminum siding. In the majority of the cases the aluminum siding has been applied over the original clapboard. There are some masonry commercial buildings on Lincolnway. Required Existing exterior building materials shall be retained. Deterioration of wood materials shall be prevented through repair, cleaning, and painting. The existing architectural detail around windows, porches, doors, and eaves should be retained or replaced by replicas of the same design and materials when deteriorated beyond repair. Masonry structures shall be maintained, tuckpointed and properly cleaned when necessary. Masonry shall be cleaned only when necessary to halt deterioration or to remove stains, and shall be done with the gentlest method possible, such as low pressure water and soft natural bristle brushes.
Stucco surfaces shall be maintained by cleaning and repainted when necessary. When repairing stucco a stucco mixture shall be used. Recommended Whenever possible, the original building materials should be restored. Aluminum or vinyl siding may be used when it is the only feasible alternative to maintaining the original surface material. When used over wood surfaces, this siding should be the same size and style as the original wood. However it must be noted that such material can contribute to the deterioration of the structure from moisture and insects. Mortar joints should be repointed only when there is evidence of moisture problems or when sufficient mortar is missing to allow water to stand in the mortar joint. Existing mortar shall be duplicated in composition, color, texture, joint size, method of application, and joint profile. D. ENTRANCES, PORCHES, AND STEPS The majority of the houses in the district have either an open or a enclosed porch across the front or on the side. Most porches have either gabled or hipped roofs or are covered by the main roof of the house. A brick base with wood columns is common. Required Existing or original porches and steps, including handrails, balusters, columns, brackets, tiles and roof decorations shall be retained or replace with replicas of the same design and materials when deteriorated beyond repair. Porches and additions reflecting later architectural styles and which are important to the building’s historical integrity shall be retained. Recommended When enclosing porches for heat conservation or for other reasons, it should be done in a manner that does not alter the architectural or historical character of the building. Prohibited Porches and steps that are important to the building’s style and development may not be altered or removed. Not Recommended Original porch details should not be replaced with materials representing a different period or style from the original. STAFF RECOMMENDATION: Structures like the boathouse are not specifically defined within the Standards and Guidelines, and as such, the general text covering building materials, as well as those covering entrances, porches, and steps, are considered for this recommendation. Both sections of the Standards and Guidelines require that existing or original elements be
retained or replaced with replicas of the same design and materials. Historic precedence exists for this, in the form of a Certificate of Appropriateness issued in April of 1990 that allowed for the “replacing all wood on boathouse with wolmanized lumber.” The applicant received approval to reconstruct the handrail earlier this year with RME
#2018-0501A. Vinyl is only explicitly mentioned four times in the Standards and Guidelines, in relation to siding and window awnings, hoods, and fake shutters.
Staff recommends that the application be denied based upon the requirements of the Standards and Guidelines. Written by Adam Toering Historic Preservation Specialist Approved by Elicia Feasel Historic Preservation Administrator