HomeMy WebLinkAbout2. 933 Riverside_COA 2019-0530A_PACKETSTAFF REPORT
CONCERNING APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Date: June 5, 2019
Application Number: 2019-0530A
Property Location: 933 Riverside Drive
Architectural Style/Date/Architect or Builder: Side gabled/1900/Peck House
Property Owner: Dave and Julia Lincicum
Landmark or District Designation: Riverside Drive, ordinance #7469-85
Rating: Contributing
DESCRIPTION OF STRUCTURE/ SITE: One and a half story, irregular plan structure on a concrete
foundation. Roof is cross gable with flat roof dormers. Siding is wood clapboard. There is a small open porch
with wood clapboard covered piers and walls. Windows are original wood 6/1 double hung. Roof is asphalt
shingle.
ALTERATIONS: RME 2013-0506 approved rebuilding foundation corners using existing brick, repointing
foundation, and replacement of broken and missing brick with antique brick. COA 2011-0404 approved returning
front and rear lawns to original character with removal of multiple flower beds, complete north portion of rear yard
with 8’ wood privacy fence, convert front sidewalk to brick pavers, move main entry sidewalk from Riverside
Drive to Park for safety reasons, remove dying tree in Park Avenue tree lawn. RME 2009-0721 approved tear off
and reroof, install in-kind asphalt shingles, repair of damaged decking, and install ice and water shield/drip ledge
while keeping original gutters. RME 2004-0827 approved replacement of rotted wood fence with new wood fence n
same location as existing.
APPLICATION ITEMS: “Remove old “lean to” porch & build a larger, more useful porch designed like front
porch. Remove “lean to” style storage shed and replace with a smaller storage building that also has an outside
room concept that opens to a pergola.”
DESCRIPTION OF PROPOSED PROJECT: The application proposes to:
1. Reconstruct the rear ‘lean-to’ entrance porch to be more in keeping with the stylist cues of the front of the
structure, extending the existing roof line from the structure;
2. Demolish the existing 23’ x 10’9” ancillary shed building;
3. Construct a new shed building, 12’ x 10’ with the following features, sided and finished the same as the
main structure:
a. 48” dormer on the south roof,
b. 6’ double door on the east face,
c. 36” man door on the south face
4. Construction of a pergola beside the shed
PRESERVATION INSPECTOR REPORT: N/A
STANDARDS AND GUIDELINES:
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 surface.
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 around 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. 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
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 little 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 should contact the Historic Preservation Commission of South
Bend and St. Joseph County which is located in the County/City Building of 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 unless they had been painted originally. 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.
Not Recommended
Waterproof or water repellent 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.
B. ROOFS AND ROOFING
Roof shapes in the district encompass all the various designs found in residential structures: hipped, gable gambrel, flat,
and combinations of these. Roofs are covered with a variety of materials such as asphalt, asbestos, wood and slate
shingles as well as clay tiles. Residences in most cases have wood facias with gutters and downspouts. The facias of
some vinyl or aluminum sided houses are covered with the same material.
Required
The existing shape and materials of the roof shall be retained. All architectural features which give the roof its essential
character shall be retained, including dormer windows, cupolas, cornices, brackets, chimneys, cresting, and weather
vanes.
Recommended
Whenever possible, the original shape and materials of the roof shall be restored. Particular effort should be made to
retain materials such as slate, tile, and other unique materials not commonly found in new construction. Roof covering
which is deteriorated beyond repair should be replaced with new material that matches as closely as possible the original
in composition, size shape, color, and texture. Gutters and downspouts are often a necessary adjunct in order to prevent
deterioration of the structure; they should be maintained whenever possible or replaced with a style comparable and
suitable to the architectural period.
Prohibited
Nothing shall be done to change the essential character of the rood as viewed from the thoroughfare by adding
architectural features or large unsightly fixtures, or by using materials inappropriate to the style of the house. The roof
shall not be stripped of architectural features important to its character.
Not Recommended
Overhanging eaves, soffits, brackets, and gables should not be covered or enclosed when adding metal or vinyl siding to
a building.
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 aluminum siding has been applied window trim has been covered. About half of the structures in the district have
aluminum storm windows, the other half wood 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 should not damage existing frames.
If new sashes or doors are installed, the existing or original materials, design, and hardware should be used. When metal
storm doors 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 reused 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 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 replica 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
Front porches, stoops, patios, and steps that are important to the building’s style and development shall not be altered or
removed.
Not Recommended
Original porch details should not be replaced with materials representing an earlier period or style from the original.
Exterior electrical and telephone cables should not be attached to the street elevations of the buildings.
III. NEW CONSTRUCTION
New construction includes any new building or structure constructed within the boundaries of the historic district, or any new
addition to an existing building. New construction should be designed considering the appearance of the other buildings in the
neighborhood.
A. HEIGHT AND PROPORTION
the majority of structures in the district are two stories high and are square, rectangular, or irregular in plan. There are a
few story-and-a-half residences. The prevalent façade proportions are between a 1:1 and a 1:2 height-to-width ratio.
Required
The height of a new structure and its height-to-width proportions shall be consistent with adjacent buildings in the
district. The building height shall be no greater than that of the lowest existing structure of the same type in the same
block. Façade proportions shall be established by permitting no structure with a façade wider or narrower than those
existing in the same block. Additions to existing buildings shall be related in height and proportion to the existing
structure.
Recommended
Contemporary designs should be compatible in character and mood to the building or neighborhood.
Prohibited
Additions may not be constructed that would change the existing façade of a building, alter its scale or architectural
character, or add new height.
Not Recommended
New stories should not be added not should existing stories be removed which would destroy important architectural
details, features and spaces of the building. Any style or period of architecture that is incompatible with what exists style
should not be permitted in new additions.
B. BUILDING MATERIALS
Walls materials in the district range from brick, stucco, clapboard, shingles, aluminum and vinyl siding.
Required
Exterior materials used on a new structure shall be compatible in scale, texture and color with adjacent structures.
Materials used on an addition to an existing structure shall relate to the existing or original materials of that structure. As
much of the original structure as possible shall be retained so that the addition could be removed without damage to the
basic structure and appearance of the building.
Recommended
Aluminum or vinyl siding may be used when it is the only feasible alternative. This siding should be compatible with the
original size and style and with the materials of other buildings in the district.
Prohibited
Inappropriate materials such as asbestos, asphalt, molded or artificial stone, or artificial brick shall not be used.
Not Recommended
Glass blocks should not be used. Concrete block should not be used for anything other than foundations.
C. SHEDS AND ACCESSORY BUILDINGS
Required
Sheds and accessory structures (gazebos, decks, doghouses, playhouses, fountains and small reflecting pools, outdoor
sculpture, children’s play equipment, etc.) shall be located at the rear of the property and as unobtrusively as possible
while preserving historical relationships between the buildings, landscape features, and open spaces. Proportions and
materials shall conform to those requited for new construction.
Recommended
Accessory building designs should be compatible in character and mood to the residence and the neighborhood.
Prohibited
Prefabricated metal sheds shall not be used.
Not Recommended
Prefabricated wood composition sheds should not be used unless they conform to all other standards.
STAFF RECOMMENDATION: Staff recommends approval of the proposed project, with the caveat that further
information regarding the proposed doors for the shed be provided prior to installation.
Report written by
Adam Toering, Historic Preservation Specialist
Report approved by
Elicia Feasel, Historic Preservation Administrator
HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
LOCATION MAP - Map showing location of the property and surrounding area (Google Maps)
AERIEL MAP - highlighted property on map
Sanborn 1960 MACOG 2019
HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
FRONT PICTURE (NORTH) - Picture of the front of the building, May 2013.
REAR PICTURE (SOUTH) - Picture of the rear of the building, February 2019
HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
SIDE PICTURE (EAST) - Picture of the side of the building, February 2019.
Front Porch Detail (North) - February 2019