HomeMy WebLinkAbout2. 24888 Old Cleveland_COA 2019-0628A_PACKETSTAFF REPORT
CONCERNING APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Date: July 11, 2019
Application Number: 2019-0628A
Property Location: 24888 Cleveland Road
Architectural Style/Date/Architect or Builder: Greek Revival /
1850~1870 / “Aaron N. Miller Farm”
Property Owner: Thomas and Sandra Martin
Landmark or District Designation: Local Landmark, Ordinance
#55-1975
Rating: Outstanding
DESCRIPTION OF STRUCTURE/SITE: The site of the Local Landmark at 24888 Old Cleveland Road
originally comprised 32.70 acres encompassing the historic Aaron N. Miller farm. The property has been
subsequently subdivided into two parcels: the Miller farmstead is now included in a 10 acre rectangular tract of
land (tax key #04-1020-0328, owned by Thomas and Sandra Martin), while the remainder of the landmarked
property is on an irregular parcel of land comprising 22.70 acres (tax key #04-1020-032802, owned by James and
Barbara Kidder). The terrain is rolling and includes what is rumored to be the highest point in German Township.
The majority of the original 32.70 acres is wooded.
The circa 1855 t-plan house with later additions sits closest to Old Cleveland Road, with the barn and four ancillary
agricultural buildings to the south, including the visually prominent multi-story barn built into the rising
topography. The ancillary farm buildings have board-and-batten exterior walls and are sited on fieldstone
foundations.
To the west of the farmstead is a section of land that has low brush and is concealed from Old Cleveland Road by
an approximately 50’ deep grove of trees running parallel to the road. South of this grove of trees are fenced
enclosures for the horses and garden patches. A natural draw (draining towards Old Cleveland Road) separates this
land from the main farmstead area. This terrain rises to the south and west, before cresting and falling away
beyond the property boundary. The 1875 St. Joseph County Atlas image of the A. N. Miller farm shows a three-
story barn stood on this western plot.
The area across Old Cleveland Road to the north has been extensively developed into industrial warehouses and
distribution centers.
ALTERATIONS: A previous multi-story barn was removed prior to 1900. COA #1994-0321 allowed for the
replacement of the pea gravel driveway with one of paving brick. COA #1996-0319 allowed for the construction of
a wood board fence as indicated in the 1875 atlas image.
APPLICATION ITEMS: “150 x 60 Riding Arena and workshop on the west side of our property. Need horse
stalls tall enough for horses. Present historic barn has low ceilings on ground level. Horses hit heads on lights.
Will provide landscaping and trees (apple, pine, flowering). Color will be grey to blend with house.”
From previous e-mail correspondence:
“The building will be 14 feet tall, 150 x 60. Color will be gray with white trim, steel construction. Windows will be
standard size, with mutton’s similar to house, white trim, like the house. Yes, we will have a concrete footer, and
foundation in part of the building but certainly not in the riding arena. The design will be as drawn, the main
purpose is an indoor riding arena, and needs to be a large open building. We do not have manufacture specs, they
build to our needs, will try to get something before the meeting. Would like to get this project started to use it as
intended, for riding and training my Ponies to pull a cart in a safe confined area. Please let me know when the
meeting is so we can plan to attend, and we will be able to address any additional concerns at that time.”
DESCRIPTION OF PROPOSED PROJECT: Applicant seeks a Certificate of Appropriateness for the
construction of a 150’ x 60’ enclosed riding arena and workshop area. The structure would be sited on the western
portion of the Martin’s parcel, parallel to the street, concealed by landscaping, and built into the topography as it
rises to the west. The erection of the structure would be executed by AERS Construction of Wolcottville, IN, who
specialize in building metal farm buildings.
The applicant provided an approximation of the design for the structure in 2018. The project was reviewed by the
Commission in June of 2018. Staff put forth the following recommendation at that time:
Staff recommends that the project be given a preliminary approval (indicating support for the overall concept of constructing a new
structure at the proposed site) with the following conditions:
1) That the applicant would…
a. engage a licensed architect to prepare a comprehensive site plan for the grounds around the proposed
structure, detailing new paths and plantings to ensure that the structure remains obscured from the main
farmstead and street,
b. consider taking design cues from the extant historical record of the previous structure that stood at this site
and attempt to include / replicate those features in the new structure,
c. finalize construction plans for the structure, including materials (fixtures, windows, doors, roof, and
foundation).
2) Having prepared this new information, the applicant would return to the Historic Preservation Commission and
present their completed construction and site plan for final approval.
Following public discussion and deliberation, the following motion for conditional approval was made:
Commissioner Molnar made a motion as recommended by staff, but striking the line requiring a licensed architect, but
requesting that a comprehensive site plan be created for the project. Seconded by Commissioner Bonham.
Vote: 5 – 0 Motion to approve COA#2018-0608 as amended is passed.
Commissioner Fisher made a motion to wave the reapplication fee. Seconded by Commissioner Bonham.
Five in favor, none opposed.
Vote: 5 – 0 Motion to wave the reapplication fee is passed.
Foliage and tree cover will be removed to facilitate construction. This will be replaced to shield the structure from
the street following completion.
Windows will be six-over-six to complement the house. Steel doors will be present on the South and East sides,
including a garage door (replicating the style of the garage door on the house).
SITE VISIT REPORT:
Historic Preservation Specialist Adam Toering and Historic Preservation Inspector Steve Szaday made a site visit
on Monday, June 4th 2018 to discuss the project and survey the proposed area. Both staff members expressed
concern to the property owner regarding the lack of information in the application, and fear that the project may be
received unfavorably by the Commission. The property owner expressed the desire to continue with the application
after hearing the concerns of both Historic Preservation staff members.
STANDARDS AND GUIDELINES: Local Landmark 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 approves of the construction of the new ancillary barn structure. Were
there any concerns by the Commission as to the particulars of the structure, Staff would request those concerns be
remanded to staff for later approval as details become available.
Written by
Adam Toering
Historic Preservation Specialist
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
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 farmhouse taken in 2017.
FRONT PICTURE (NORTH) - Picture of the 1880 barn, looking south-southwest from Old Cleveland Road.
HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
PROJECT AREA (EAST) - Looking west towards the proposed construction area from near the homestead.
PROJECT AREA (EAST) - Looking west at the proposed construction site.
HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
PROJECT AREA (EAST) - Looking north west at the edge of the proposed construction site. Note tree cover.
PROJECT AREA (WEST) - Looking east at the proposed construction site.
MAY o 1 .201s mA
HISTORIC PRESERVATION COMMISSION f\tc..Nv. 10�07� ��D.ov
OF SOUTH BEND AND ST. JOSEPH COUNTY
County-City Building, South Bend, IN 46601 http://www.southbendin.gov/government/ department/community-investment
Timothy S. Klusczinski, President
Phone: 574/235.9371 · Fax: 574/235.9021 · Email: hpcsbsjc@southbendin.gov
A Certified Local Government of the National Park Service Elicia Feasel, Historic Preservation Administrator APPLICATION FOR A-CERTIFICATE OF APPROPRIATENESS
OFFICE USE ONLY»»»DO NOT COMPLETE ANY ENTRIES CONTAINED IN TIDS BOX«<«<OFFICE USE ONLY
Date Received: 6 /28/2019 Application Number:
Past Reviews: ,
1 b YES (Dateo/LastReview) _________ _ □NO
Staff Approval authorized by: -------------------� Title: ________ _
Historic Preservatio�ommission Review Date:
[!I Local Landmark D National Landmark
Certificate .Of Appp!I!.riateness: LJ Denied □Tabled
D Local Historic District (Name) _____________ _· D National Register District (Name) ____________ _
D Sent To Committee D Approved and issued: _______ _
Address of Property for proposed work: ;l:, l.j ai � C ltuE,[ a�J' gaxJ �� '&nd ID L{(R0J, g(Street Number-Street Name-City-Zip)
Name of Property Owner(s):"°ThoMa5 ,-�V"Jr� ytl'art_ \ tJ Phone#: 5 7'-t-ct.5c1 -<g_� c/o
Address of Property Owner(s): �� &�i C:. ku�lCl.V'\d Kc:nJ Seu.� '"Be"'&4G,(oqS� (Street Number-Street Name-City-Zip)
Name of Contractor(s ): ft E RS �St--ru.c h On Phone #: J. fuO ,. 1 W <Z -<l 1 '-ls-
Contractor Company Name: ---------------------------------
Address of Contractor Company: 0 l.\ b5' C • L\g) S.I \\e 7 J: · Yb '19S-(Street Number-Street Name-City-Zip)
CurrentUse ofBuilding: fVoLJnQ,V\t \ou,'l kl' 115-ovec-'!<Ou..� ��\� I �\:.fu.b Ws �
(Single Family-Multi-Family-Commercial-Government-Industrial-Vacant-etc.)
Type of Building Construction: _R_o_\_e._]_-_l--'_··, \_d_, �n------------�--------------
Proposed Work: Din-Kind (more than one box may be checked)
Signature of Owner
ood Frame-Brick-Stone-Steel-Concrete-Other)
D Landscape (&I New D Replacement (not in-kind) D Demolition By signing this application I agree to abide by all local regulations related to project and to obtain a Building Department Permit, if applicable. 2019 628A
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