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HomeMy WebLinkAbout4. 629 Carroll_COA 2019-0703A_PACKETSTAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: July 3, 2019 Application Number: 2019-0703A Property Location: 629 Carroll Architectural Style/Date/Architect or Builder: Neo-Classical/1924 Property Owner: David Steinberg/Bingo Properties LLC Landmark or District Designation: Taylors Field, Ordinance #8952-98 Rating: Contributing DESCRIPTION OF STRUCTURE/ SITE: Three story, rectangular plan, brick apartment building. Foundation is concrete. Roof is flat with parapet wall. A central bay in front features an arched entrance with divided light transom above and a balcony window with metal rail. Above the balcony is an entablature with “Carroll” cast in concrete. Windows are 6/1 and 1/1 double hung, both original wood and multiple generations of wood and vinyl replacement. The lot is slightly elevated with a concrete retaining wall. ALTERATIONS: No COA on file. Some windows are replacement wood or vinyl. Entry doors are non-original metal. APPLICATION ITEMS: “The 23-unit brick apartment building is currently vacant. Exterior work includes replacement of all original 6/1 and 4/1 wood windows, and 1/1 replacement windows with vinyl replacement windows with muntins between the glass, insulated 6/1 and 4/1 windows. Opening sizes will be approximately 2” smaller, and front transoms shall be covered with storm units (fan lite, second floor). Front and back entries (non- historic metal and wood infill) shall be replaced with steel panel style doors with top lites and matching side lites. New electric meters (30) shall be placed on north wall of c. 1960 block addition (north façade) and bathroom vents shall be place through the masonry wall for each apartment unity (28). See drawings.” DESCRIPTION OF PROPOSED PROJECT: Applicant seeks a Certificate of Appropriateness for the following exterior work: 1. Replace windows: The Carroll Apartment Building retains a number of its original of its 6/1 and 4/1 wood windows, however, they vary in condition and deterioration. This is most evident by the number of full-replacements that have been made over the years. Approximately 43 windows are later wood or vinyl replacement windows, or about one-third of the overall window count. Several other original wood windows have broken sash members and are boarded over as the building sits vacant. The application contends that replacement windows throughout the building will greatly improve energy efficiency, safety/security, and provide a uniform appearance that the building has not had since it was first constructed in the 1920s. The grille patterns of 4/1 and 6/1 will also be maintained, or in the case of where windows have already been replaced, be recreated and appear more historical than the existing replacements. While the sashes are not deteriorated beyond repair, the jambs and sills are in some instances. Staff recommends that the owner engage a window restoration professional to determine the condition of the original windows and the feasibility for repair. The proposed windows are Window World 4000 Series vinyl double hung windows with muntin pattern to be replicated using grids in between the glass. 2. Replace doors: Existing doors are non-original replacement. New steel panel doors and sidelites will provide a more historically-accurate appearance to the building entries and will be more secure. Note no historic photos of the building have been located, so the door designs are based on security and sympathetic to early 20th century design. ` Carroll Street Doors: Pella Clad Wood 36" X 80" Entry Door, Frame Size: 38 1/4 X 81 7/16 Panel Style: Craftsman Light Glass: Tempered Low-E Air Filled Grilles: Simulated Divided Light, 1 5/8" Contour, Match Interior Panel Finish, Match Exterior Panel Finish, Traditional, Typical, 3, 1 Panel Selection: Hemlock, Painted, Putty, Painted, White Frame Selection: Clad, Pine, Oak Threshold, No Panel Reinforcement, Standard Enduraclad, Putty, Wood, White Door Sidelites Pella 1280 Fixed Entry Door Sidelight (2), Frame Size: 14 1/4 X 81 7/16 Panel Style: Craftsman Light Glass: Tempered Low-E Air Filled Grilles: No Grille Panel Selection: Hemlock, Painted, Putty, Painted, White Frame Selection: Clad, Pine, Oak Threshold, No Panel Reinforcement, Standard Enduraclad, Putty, Wood, White 3. Install vents through façade: Thru-wall bathroom vents, see elevation, will be painted sheet metal units, approximately 6" square, similar to those on the brick facade of the historic LaSalle Hotel in downtown South Bend, see picture. 4. Install electric meters: 30 new meters to be placed on north wall of c. 1960 block addition (north façade). PRESERVATION INSPECTOR REPORT: First, I wish to provide some background for this property. July 5, 2018 – Code hearing multiple apartments were ordered Vacate and Seal due to failure to complete necessary repairs. February 5, 2019 – Code issues a Vacate and Seal on the entire property as the heating system has failed and the city deemed it unsafe without heat. February 7, 2019 – Code Hearing all occupants have been removed, new owners are working to replace HVAC system, remove trash, and remove loose building material. May 5, 2019 – I called Homeworks Property Management about a set of windows on the south side that were removed in order to install a garbage shoot from the third to the dumpster. I received a call back from Homeworks, a gentleman named Troy from a window manufacturer, and from Mr. St. Clair who is the owner’s local representative. I explained the COA process to each of them and tried to guide them on the next steps. July 3, 2019 – An application was received by the HPC staff for windows and miscellaneous other work. July 9, 2019, I met with the owner’s representative, Mr. St. Clair at 629 Carroll. This 28-unit apartment building is located within the Taylor’s Field Local Historic District. I photographed the exterior of the structure, each window on all three floors, and the skylights. 38 non-original wood and vinyl windows exist. All original windows had multi-pane upper sashes. I did not find any sashes that were deteriorated beyond repair. However, the main concerns with these windows are the jambs and sills. The weight pockets are flat trim construction with the “sides” being used as the interior stop. The play in the sashes is quite severe and without the addition of an additional interior stop on each side and top, I do not see a feasible solution for the air gap. I did not find a single set of windows that completely had ropes as most lower sashes were without. Secondly, the majority of the sills are dry-rotted or deteriorated beyond repair. Especially those closest to the northwest corner. At least a dozen of the sills are soft enough to put my finger into. I would ask that a clear plan on how replacements would be installed be presented. At the front of the building a bank of three windows were replaced. The original jams were removed and the new windows were installed with a minor setback from the brick face rather than centered in the frame. This left an interior “shelf” to compensate for the distance from exterior to interior walls. See photograph #106. I fear that a centered installation would leave too much of the limestone sill exposed and result in water infiltration though the walls. Steve Szaday Preservation Inspector STANDARDS AND GUIDELINES: TAYLOR’S FIELD II. EXISTING STRUCTURES 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. E. MECHANICAL SYSTEMS The majority of the structures within the District have oil or gas heat, and have brick chimneys through the roof. Some houses have one or two window air conditioners. Required Mechanical systems shall be placed in areas that will result in the least possible alteration to the structural integrity and physical appearance of the building. Solar collectors and TV dishes shall be placed at the rear of the property and shielded by shrubbery and landscaping. Recommended Windows air conditioners and exhaust fans should be installed at the rear or at an inconspicuous side window. Original lighting fixtures should be retained whenever possible. Prohibited Holes shall not be cut though walls or roofs to accommodate air conditioners or other mechanical equipment in areas that can be seen from the street. Not Recommended Exterior electrical and telephone cables should not be attached to the principal elevation of the building. STAFF RECOMMENDATION: Staff recommends that existing original windows that are not deteriorated beyond repair, be retained and that windows that are deteriorated beyond repair and that existing replacement windows be replaced with units resembling the original. As a contributing property in a historic district, and constructed of masonry, Staff does not recommend the proposed Window World 4000 Series vinyl window. Staff recommends approval to replace doors, and to install vents and electric meters. Report compiled 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 (EAST) - Picture of the front of the building, July 2019. REAR PICTURE (WEST) - Picture of the rear of the building, July 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 (SOUTH) - Picture of the side of the building, July 2019. SIDE PICTURE (NORTH) - Picture of the side of the building, July 2019. HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov WINDOWS - Picture of interior of windows, photo provided WINDOWS - Picture of windows, photo provided HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov WINDOWS - Picture of interior of windows ENCOMPASS BY PELLA® Full Light M O S T * 3/4 Light M O S T 1/2 Light M O S T Twin 1/2 Light O S T 3 Panel Oval M O S Twin Colonial Light O S T 8' Twin Colonial Light O 8' European 3/4 Light O S M Mahogany-Grain Fiberglass O Oak-Grain Fiberglass S Smooth Fiberglass T Steel * Steel panels and sidelights not available in 8' sizes. 19 European 3/4 Light O S Full Light Sidelight M O S T * 1/2 Light Sidelight M O S T Flush-Glazed Full Light Sidelight O S 3/4 Light Sidelight M O S T * 1/2 Light Sidelight M O S T 8' 1/2 Light Sidelight M O Deluxe 3 Panel Oval M O S 3 Panel Oval M O S 3/4 Light M O S T 8' 1/2 Light M O Twin Colonial Light O S T * Fan Light O S T 1/2 Light M O S T 8' Craftsman Light S Elliptical Transom Rectangular Transom Arch Head Transom 1/2 Circle Transom Enjoy more natural light. The Pella® line of entry doors now features a flush-glazed full light panel and sidelight with 3-1/2" Flat Simulated-Divided-Light grilles that provide the perfect touch of contemporary style. These products feature wider openings with more glass to let in more natural light without compromising performance. HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov EXAMPLE OF VENTS: Pictures of new vents on LaSalle Hotel, for example July 1, 2019 2019 0703A x x Taylor's Field Building Footprint Alley AlleySidewalk Sidewalk SidewalkCarroll StreetDo Not Scale Drawings Use Printed Dimensions © 2019 Crumlish & Crumlish Architects, Inc. This document is the property of Crumlish & Crumlish Architects, Inc. and the use is limited to the specified project. Crumlish & Crumlish Architects, Inc. shall be deemed the author of this document and shall retain all common law, statutory and other reserved rights, including the copyright. This document may not be reproduced, copied or used without the written permission of Crumlish & Crumlish Architects, Inc. Any information on this document is not intended to be suitable for reuse by any person, firm or corporation or any others on extension of this project or for any other use on any other project. Any reuse whatsoever without the written permission of Crumlish & Crumlish Architects, Inc. for any purpose will be at the user's sole risk and without liability to Crumlish & Crumlish Architects, Inc., and will be subject to legal action. C&C File 19-523 51 YEARS crumlish & crumlish architects, inc. 1968 - 2019 3215-B sugar Maple Ct South Bend, In 46628 574-282-2998 A Square deal since 1968 www.crumlishandcrumlish.com DATE:ISSUED FOR: Checked: Approved: Drawn: Carroll Street Apartments 629 Carroll Street South Bend, IN 46601 C1 July 1, 2019 Site Plan BC, CS, KWG 1"=10'-0"Site Plan 1 North Elevation Notes: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Remove non-historic door and wood infill, replace with 3-panel steel door with top lite, matching side-lites. Restore historic transom, paint to match new windows. Install new metal storm window, trim to match window color. Remove non-historic double-hung, replace with pair 6/1 windows with tempered lower sash. Fabricate new metal sconce shade to match north shade. Remove non-historic metal transom, replace with pair of 6-lite transoms. Remove non-hstoric awning windows, replace with pair of 6/1 double-hung windows w/ tempered lower sash. Remove all extant windows unless noted otherwise, install new 4/1 or 6/1 windows as indicated on drawing, typical. Historic window is removed and infilled with board, install new marine plywood board, paint to match windows. Install bank of 30 new electric meters on c. 1960 block addn. Install new bathroom vents through masonry, typical of 28 units. R R R R R R RRRRR R R R R R R 7 7 7 7 8 9 R = Extant, non-historic late replacement window R = Extant, non-historic late replacement window C. 1960 Conc. Block Addition 10 10 Do Not Scale Drawings Use Printed Dimensions © 2019 Crumlish & Crumlish Architects, Inc. This document is the property of Crumlish & Crumlish Architects, Inc. and the use is limited to the specified project. Crumlish & Crumlish Architects, Inc. shall be deemed the author of this document and shall retain all common law, statutory and other reserved rights, including the copyright. This document may not be reproduced, copied or used without the written permission of Crumlish & Crumlish Architects, Inc. Any information on this document is not intended to be suitable for reuse by any person, firm or corporation or any others on extension of this project or for any other use on any other project. Any reuse whatsoever without the written permission of Crumlish & Crumlish Architects, Inc. for any purpose will be at the user's sole risk and without liability to Crumlish & Crumlish Architects, Inc., and will be subject to legal action. C&C File 19-523 51 YEARS crumlish & crumlish architects, inc. 1968 - 2019 3215-B sugar Maple Ct South Bend, In 46628 574-282-2998 A Square deal since 1968 www.crumlishandcrumlish.com DATE:ISSUED FOR: Checked: Approved: Drawn: Carroll Street Apartments 629 Carroll Street South Bend, IN 46601 A4 July 1, 2019 Proposed North and South Exterior Elevations/Notes BC, CS, KWG 1/4"=1'-0"Proposed North Facade 1 1/4"=1'-0"Proposed South Facade 2 1 1 2 2 3 4 5 6 7 7 R R R R R R R R R R R RRR R R R R R R R = Extant, non-historic late replacement window R = Extant, non-historic late replacement window R CARROLL Elevation Notes: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Remove non-historic door and wood infill, replace with 3-panel steel door with top lite, matching side-lites. Restore historic transom, paint to match new windows. Install new metal storm window, trim to match window color. Remove non-historic double-hung, replace with pair 6/1 windows with tempered lower sash. Fabricate new metal sconce shade to match north shade. Remove non-historic metal transom, replace with pair of 6-lite transoms. Remove non-hstoric awning windows, replace with pair of 6/1 double-hung windows w/ tempered lower sash. Remove all extant windows unless noted otherwise, install new 4/1 or 6/1 windows as indicated on drawing, typical. Historic window is removed and infilled with board, install new marine plywood board, paint to match windows. Install bank of 30 new electric meters on c. 1960 block addn. Install new bathroom vents through masonry, typical of 28 units. 10 10 Do Not Scale Drawings Use Printed Dimensions © 2019 Crumlish & Crumlish Architects, Inc. This document is the property of Crumlish & Crumlish Architects, Inc. and the use is limited to the specified project. Crumlish & Crumlish Architects, Inc. shall be deemed the author of this document and shall retain all common law, statutory and other reserved rights, including the copyright. This document may not be reproduced, copied or used without the written permission of Crumlish & Crumlish Architects, Inc. Any information on this document is not intended to be suitable for reuse by any person, firm or corporation or any others on extension of this project or for any other use on any other project. Any reuse whatsoever without the written permission of Crumlish & Crumlish Architects, Inc. for any purpose will be at the user's sole risk and without liability to Crumlish & Crumlish Architects, Inc., and will be subject to legal action. C&C File 19-523 51 YEARS crumlish & crumlish architects, inc. 1968 - 2019 3215-B sugar Maple Ct South Bend, In 46628 574-282-2998 A Square deal since 1968 www.crumlishandcrumlish.com DATE:ISSUED FOR: Checked: Approved: Drawn: Carroll Street Apartments 629 Carroll Street South Bend, IN 46601 A3 July 1, 2019 Proposed East and West Exterior Elevations/Notes BC, CS, KWG 11/4"=1'-0"Proposed East Facade 1/4"=1'-0"Proposed West Facade 2