HomeMy WebLinkAbout3. 510 S St Joseph_COA 2019-0211A_PACKETSTAFF REPORT
CONCERNING APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Date: February 14, 2019
Application Number: 2019-0211A
Property Location: 510 S St Joseph
Architectural Style/Date/Architect or Builder: American Foursquare / 1894
Property Owner: The Entrust Group FBO Lisa H McKnight
Landmark or District Designation: Taylor’s Field, Ordinance #8952-98
Rating: Contributing
DESCRIPTION OF STRUCTURE/ SITE: Large irregular two story (plus attic) Free Classic with American
Foursquare stylistic cues on a stone block foundation. Wood shingle siding is found throughout. The roof is
hipped with asphalt shingles and hip dormers on the north and south sides. A small porch exists on the second
story with wood balustrade, wood columns supporting the hip roof with a large overhang, purlins, and a plain
freeze. The entry porch is partially enclosed and has similar details to the second story porch. Windows have
aluminum storms and wood surrounds. An exposed second story stair well is on the south side, and an enclosed
two-story concrete-block entrance is at the north east corner.
ALTERATIONS: Extensive modifications have occurred throughout the structure’s history, including additions
in 1939 (one story addition to the rear), 1943 (11’ x 14’ rear porch), and in 1949(?) with the addition of the 7’ x 12’
cinder block construction at the north east corner. COA #1999-0308 allowed for the “rebuilding south side stairs
and repair clapboard and rotted trim with like materials.” COA #2003-0806 allowed for the reconstruction of the
exterior stair with treated lumber, and explicitly retained the supporting stone and brick structure beneath this stair.
COA #2013-0615 allowed for the tear-off and re-roof of the main structure. COA #2013-0625 allowed for the
repair of the internal gutter system on the front façade and the installation of K-style gutter system on the rest of
the house. COA #2013-0509A allowed for the re-installation of the front stair guide rail and the repair of the
railing to upper apartment #4. COA #2018-0911A allowed for the reconstruction of the outside stairs,
reconstruction of the property fence, deconstruction of the outside stone and brick knee wall, and conditionally
allowed for window replacement (pending staff approval).
APPLICATION ITEMS: “Replacement of 4 windows located on bottom left side of building and the front door
on apartment 2. The windows were installed due to breakin. Two of the windows were damaged beyond repair.
The front door also was damaged beyond repair. We plan to trim out the windows with wood. We will trim out
based on recommendations from teh Historical Preservation Society. The front door will also have the trim
around the window painted the same color as the door.”
DESCRIPTION OF PROPOSED PROJECT: Applicant seeks a Certificate of Appropriateness for
improvements on the structure, including:
1.Retroactive replacement of two front doors with a Therma-Tru Benchmark Doors (Lowe’s – item
#15729),
2.Reconstruction/reinstallation of the original transom above the main front door,
3.Retroactive replacement of four windows on the north side of the ground floor with Jeld-Wen Best
Series Model JW1438 vinyl windows.
4.Installation of poplar wooden trim mimicking wooden storm on the aforementioned replacements,
primed and painted in the same color as the existing aluminum storm windows.
A previous contractor executed the work listed as retroactive following damage/vandalism to the property. Troy
McKee of McKee Brothers LLC has been retained by the property owner to rectify the issues on the site.
The Building Department ‘Red-Tagged’ this property on January 10, 2019 because work was completed without
permit.
PRESERVATION SPECIALIST REPORT:
Specialist Toering and Inspector Szaday visited the property in the afternoon of January 9, 2019 upon the request of
the property owner, Bill McKnight. Mr. McKnight appraised staff of the condition of building since their last visit
in September: that there had been a break-in, that multiple windows had been destroyed, that the front door on this
property and 508 had been vandalized, and that a previous contractor (that was no longer employed by Mr.
McKnight) had installed the replacement vinyl windows on the north side of the ground floor of the property, as
well as the front doors. Mr. McKnight was appraised of the need to apply for a retroactive Certificate of
Appropriateness for this work. Discussion was had regarding ways through which the project could be made
compliant by the addition of exterior trim work to conceal the vinyl windows.
A blank Certificate of Appropriateness application was sent to Mr. McKnight later that day. A completed
application with payment was received on February 11, 2019.
For context, Inspector Szaday’s assessment of the windows from September 5, 2018 is as follows:
“Windows: The owner has proposed the replacement of 7 original wood double-hung windows. I
was unable to inspect the windows in the second floor as the apartment is occupied and the renter was not
home. The four on the first level all have lower sashes that are broken and each have metal angle brackets
holding the sashes together. These sashes are missing ropes and are not rotted, but rather are structurally
damaged beyond repair. The metal storm windows are missing screens but have kept the original sashes
and sills safely out of the elements. The upper sashes are painted and nailed in place.”
STANDARDS AND GUIDELINES: Taylor’s Field Local Historic District Guidelines
I. THE ENVIRNOMENT
A. THE DISTRICT ENVIRONMENT
[…]
B. BUILDING SITE, LANDSCAPING AND ACCESSORIES
Individual properties in the district are characterized by a house located near the front of each lot with a small to medium lawn
in front and little to no lawn at the rear of the property. Often the back yard is used as a parking lot for tenants. About half of
the properties include a garage which is either located at the rear of the property and accessed from unpaved alleys running
behind the property or located directly next to the structure and accessed by small drives. Nearly all of the garage structure
and accessed by small drives. Nearly all of the garage structures are out of date, single-stall frame buildings. One larger
carriage house still stands in the district. Most properties have trees, shrubbery and/or hedges. Most houses conform to the
uniform set-back within each block.
Required
Plants, trees, fencing, walkways, private yard lights, signs (house numbers) and benches which reflect the property’s history
and development shall be retained.
Recommended
New site work should be based upon actual knowledge of past appearance of the property found in photographs, drawings, and
newspapers. New site work should be appropriate to existing surrounding site elements in scale, type, and appearance.
Accessory structures such as decks, gazebos, fountains and/or small outbuildings should be appropriate to surrounding site
elements in scale, type, and appearance. Plant materials and trees in close proximity to the building and causing deterioration
to the building’s historic fabric should be removed and replaced by suitable flora as approved by the Historic Preservation
Commission.
Prohibited
No changes may be made to the appearance of the site by removing trees, fencing, walkways, outbuildings or other site
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. Front yard areas shall not be fenced or fences shall not extend
forward beyond the setback line of the house. The installation of unsightly devices such as television satellite dishes, solar
panels and skylights shall not be premised in areas where they can be viewed from the public thoroughfare.
II. EXISTING STRUCTURES
A. BUILDING MATERIALS
Original exterior wall materials in the district include limestone, flagstone, stucco, clapboard, wood shingles, sandstone and
masonry block. In some instances, vinyl or aluminum siding has been applied over the original material.
Required
Original exterior building materials shall be retained. Deterioration of wood materials shall be prevented through repair,
cleaning and painting. The existing or original architectural detail windows, porches, doors, and eaves should be retained or
replaced by replicas of the same design and materials when deteriorated beyond repair. Masonry including brick, limestone,
flagstone, sandstone, and stucco shall be cleaned only when necessary to halt deterioration or to remove stains, and shall be
done with a method acceptable for the preservation of the surface: i.e. low pressure water and soft natural bristle bushes. No
chemicals, sand blasting or other invasive methods may be used to clean historic buildings. When repairing stucco, stucco
mixture compatible in composition, color, and texture shall be used.
Recommended
Whenever possible, the original building materials should be restored. Metal or vinyl siding may be used when it is the only
alternative to maintaining or replacing the original surface material. When used over wood surfaces, this siding should be the
same size and style as the original wood. Every effort should be made to retain the original trim around the windows, doors,
cornices, gables, eaves, and other architectural features. Ample ventilation must be afforded the structure when metal or vinyl
siding has been installed in order to prevent increased deterioration of the structure from moisture and/or 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. It is emphasized that, prior to initiating any restoration or rehabilitation effort, the property
owner contact the Historic Preservation Commission of South Bend & St. Joseph County at 125 Lafayette, South Bend. The
Commission is an invaluable source of information about all facets of rehabilitation and restoration.
Prohibited
Wood siding shall not be resurfaced with new material which is inappropriate or was unavailable when the building was
constructed, such as artificial stone, brick veneer, asbestos or asphalt shingles. Sandblasting or the use of harsh detergents
shall not be used on masonry including brick, stucco, limestone, flagstone, and sandstone. This method of cleaning erodes the
surface material and accelerates deterioration. Brick surfaces shall not be painted unless they had been painted originally.
Not Recommended
Waterproof or water repellant coatings or surface consolidation treatments should not be used on masonry surfaces unless
required to solve a specific problem that has been studied and identified. Coatings are frequently unnecessary and expensive,
and can accelerate deterioration of the masonry. Mortar joints which do not need repointing should not be repointed.
Repointing shall not be done with a mortar of high Portland cement content which can often create a bond that is stronger than
the building material. This can cause deterioration as a result of the differing coefficient of expansion and the differing
porosity of the material and the mortar which can result in serious damage to adjacent brick. Paint shall not be removed from
masonry surfaces indiscriminately
B. ROOFS AND ROOFING
[…]
C. WINDOWS AND DOORS
Window and door frames are in most cases wood. Brick structures have stone sills and brick lintels. In some cases where
additional siding has been applied window trim has been covered. Many structures in the district have aluminum storm
windows. Some houses retain wood framed storm windows.
Required
Original windows and doors shall be retained including sashes, lintels, sills, shutters, decorative glass, pediments, hoods, and
hardware. When deteriorated beyond repair, they shall be replaced with units and trim resembling the original.
Recommended
Wood frame storm windows and doors painted to match the original should be used but should not damage existing frames
and should be removable. If new sashes or doors are installed, the existing or original materials, design, and hardware should
be used. When metal storm doors and windows are used, they should be painted, anodized or coated to match the existing.
When awnings are used they should be of canvas material.
Prohibited
Original doors, windows, and hardware shall not be discarded when they can be restored and re-used in place. New window
and door openings which would alter the scale and proportion of the building shall not be introduced. Inappropriate new
window and door features, such as aluminum insulating glass combinations that require the removal of the original windows
and doors, shall not be installed.
Not Recommended
Awnings, hoods, and fake shutters made of metal, vinyl, or fiberglass should not be used if they would detract from the
existing character or appearance of the building.
D. ENTRANCES, PORCHES, AND STEPS
Most houses in the district have either an open or enclosed porch across the front. Most porches have either hip or gabled
roofs or are covered by the main roof of the house.
Required
Existing or original porches, stoops, patios, and steps, including handrails, balusters, columns, brackets, tiles and roof
decorations, shall be retained or replaced by 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 other reasons, it should be done in a manner that does not alter the
architectural or historical character of the building.
Prohibited
Front porches, stoops, patios, and steps that are important to the building’s style and character shall 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.
E. MECHANICAL SYSTEMS
[…]
III. NEW CONSTRUCTION
[…]
IV. SAFETY AND BUILDING CODE REQUIREMENTS
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 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 or existing exits and spaces is
prohibited.
Not Recommended
Fire prevention equipment should not damage the appearance or fabric of the building.
B. ACCESS FOR HANDICAPPED OR DISABLED PERSONS
V. GENERAL
[…]
VI. ENFORCEMENT PROCEDURES
[…]
In making its determination, the Historic Preservation Commission shall consider three factors: first, the
appropriateness of the proposed work to the preservation of the building and district; second, the detriment to the
public welfare if the proposed work is permitted even though it is not deemed appropriate; third, the potential
hardship that the denial of the Certificate of Appropriateness would cause the applicant.
STAFF RECOMMENDATION: This property has 1) an extensive history of modification and alteration, 2)
existed as rental property for the majority of its existence (records indicate the structure was subdivided sometime
after 1970). As a subdivided structure, multiple ingress/egress openings have been added over the years, requiring
consistent (and documented) reconstruction.
Regarding the retroactive replacement of the front doors, staff would have preferred the original door and
storm door would have been retained. The fiberglass replacement door is a departure from the original
material and format; Staff would like to see new wooden storm doors installed to conceal the new
fiberglass doors.
Regarding the removal and replacement of the four ground floor windows with new vinyl windows, staff
recommends approval with the condition that wooden trim be added to conceal the new product. This
position is based upon Inspector Szaday’s opinion of the previous windows condition (as documented in
COA #2018-0911A).
Written by
Adam Toering
Historic Preservation Specialist
Approved by
Elicia Feasel
Historic Preservation Administrator
Sanborn Maps / Satellite Photos
Figure 1 - Sanborn imagery (1899, 1917, 1960), and current satellite imagery.
5510 St. Joseph, from the street.
Replacement Doors
New vinyl windows.
Replacement vinyl window, with aluminum
storm installed.
Replacement vinyl window.
Replacement vinyl windows.
Window sill detail.
Window detail.
Replacement vinyl.
REFERENCE PHOTOS – SEPTEMBER 5, 2018
Figure 1 - North face, upper three windows to be replaced. – Photos from September.
Figure 2 - North face, all windows to be replaced. – Photos from September.
Figure 3 - lower level sill. – Photos from September.
Figure 4 - Missing weights / ropes. – Photos from September.
Figure 5 - Lower level window sash, nailed shut. – Photos from September.
Figure 6 - Jeld-Wen replacement window information. – Photos from September.
To whom it may concern
My name is Troy M. McKee of McKee Brothers LLC.
719 E. Lawrence St. Mishawaka IN. 46545
(574)217-6384
The work that was done to the property was before I went to work for the owner; I am working with the
owner and the city to correct the errors that were made.
510 St Joseph Street. South Bend, IN. 46601; the windows will be trimmed in poplar wood using
existing color match of trim on other windows. They will mimic the older storm window frames of the
property. They will be primed and painted with two coats of paint. All windows are located on the side
of the house that faces north.
Also at 510 the front door was replaced, the door is set right but the trim work around and
above it is not proper. Above the door I will tear out the scab and install a transit, the transit I am using
came out of the house it will be painted and installed. Also the trim boards will be replaced if needed to
ensure the period appearance.
If you have any questions please feel free to call
thank you
Troy M. McKee