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HomeMy WebLinkAbout2. 60649 Hickory_COA 2019-1007A_PACKETSTAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: October 8, 2019 Application Number: 2019-1007A Property Location: 60649 Hickory Road Architectural Style/Date/Architect or Builder: Gabled-Ell/Stick / 1869 / “Gerry Battles Farm” Property Owner: Ben and Carrie Modlin Landmark or District Designation: Historic Landmark (Ordinance #127-78) Rating: Notable DESCRIPTION OF STRUCTURE/SITE: 2-1/2 story Gabled-Ell/Stick style on a rough dressed stone foundation. Roof is cross plan with gable front and jerkin head side gable. Front porch has a single turned post, rear porch is slightly projecting with turned posts and a concrete stoop. The walls are original wood weatherboard shiplap siding with corner boards. Front windows have a wood, raised head with labels where other windows have plain labels. There is a two-story bay window with scrolled brackets. The side bay has a jerkin head roof with art nouveau scrolled decorations on the fascia. Front gable end has an ornate scrollwork decorative fascia, with pendants. There are two front doors with transoms, one with a full light. ALTERATIONS: The St. Joseph County ordinance in 1978 designating and establishing the Historic Landmark originally included 80 acres. The parcel has since been subdivided and was annexed to the City of South Bend in 1989. While the farm mostly retains the plan of its original buildings, changes to the property without COA are evidenced on aerial maps including the removal of a silo, removal of a small outbuilding to the southwest corner, and removal/modern replacement of the upper portion of the bank barn, retaining the foundation. COA 1988-0512 approved tear off roofing, redeck with plywood; apply new shingles with fiberglass Owens-Corning 3-in-1 type. COA 2011-0310 approved tear off and re-roof with 3 &1 shingle and new decking-felt paper ice shield. Windows are noted on the 1999 survey card as mostly 2/2 light but have since been replaced with 1/1 vinyl double hung (no COA on record) as evidenced in photos dating back to 2011. Current owners have removed the original wood weatherboard shiplap siding on the south and west sides, installing new artificial siding without COA. APPLICATION ITEMS: “Removal of decayed existing siding, animal feces, bat habitat exclusion, beehives, mold, waterlogged and damaged material, removal of wet cellulose insulation from within the wall cavity. Installation of new fiberglass batt insulation, new exterior grade sheathing, Tyvek house wrap, new flashings, new Celect Cellular Composite PVC Wood simulated siding and architectural trim material. Construction methods to follow the manufacturer’s written specifications. Please see supporting documentation.” See additional written description of project. DESCRIPTION OF PROPOSED PROJECT: Applicant seeks a retroactive Certificate of Appropriateness for changes on the structure: 1. Remove original wood weatherboard shiplap siding on house, a. Completed on south and west sides 2. Install Celect Cellular Composite PVC Wood simulated siding and architectural trim material a. Completed on south and west sides Prior to the current owners, the property had a long history of deferred maintenance and vacancy, including a 2009 staff memo in the file noting the siding as “rotting”. In 2012, Commission staff met with new owner Ben Modlin to go over the scope of work, including “exterior routine maintenance and repair”, although no Certificate of Appropriateness applications are on file. In May 2017, Commission staff mailed a Minimum Maintenance Standards letter to the Modlin’s, commending their efforts to maintain and preserve the historic character of the property that included a reminder that any project that affects the exterior of the building, site, outbuildings, grounds, or landscaping will require review, and a completed COA application, with a reference to the Standards. The siding replacement without COA or Building Permit was discovered by Historic Preservation staff during St Joseph County Historic Landmark site visits on 8/27/19 and reported to the Building Department. The Building Department posted a cease and desist on 8/30/19, followed by a Violation letter 9/18/19. The original wood weatherboard shiplap siding, corner boards, and wood, raised head labels at windows are important in defining the overall historic character of the building. As evidenced by the owner’s description and supporting photographs, the original siding demonstrates an advanced state of deterioration and has become permeable to water. Furthermore, the discoveries made inside the wall cavities provides reasonable cause for removing the original siding to remediate the materials in the wall cavities. While the original siding may have the ability to be repaired and made impermeable, it likely will not withstand removal to clean the wall cavities and reinstallation. Staff accepts that the original siding is deteriorated beyond repair. Group B Standards discourage the covering or alteration of original materials with additional siding. If the historic material cannot be repaired because of the extent of deterioration or damage, the preferred treatment is replacement in kind with the same material, wood shiplap in this case. Because this approach is not always feasible, provisions are made in Group B Standards to consider the use of a substitute material if it is of the same material as the original, in the same size and texture. The Standard does provide for an alternative material if it duplicates the original, however, the proposed PVC wood simulated siding is not of the same material as the original, is not in the same size (width of the clapboards is scaled up without a shiplap edge) or texture (embossed wood graining, intended to simulate the texture of wood, is not characteristic of real wood siding and is visually inappropriate). The proposed PVC product is not a familiar replacement product; this may in fact be the first application before this Commission. There is precedent for engineered wood products such as HardiePlank and LP SmartSide, as well as traditional vinyl siding, all having a shiplap style option. Applicants have submitted comparison quotes for Celect, cedar siding, vinyl siding, original siding repair, and another for new wood. Below is a summary of the costs for the materials and for painting (where applicable). Celect PVC siding cedar siding vinyl siding – Big C repair original siding - Kimmel tongue & groove siding - Mastercraft $11,230 $60,970 $2,796.55 $23,000 $16,170 Staff has requested more detail about the plan to repair/replace the trim around the windows and at the roof gable to “closely match the original” – specifically which architectural details and what the material will be. The National Park Service Preservation Brief #8 Aluminum and Vinyl Siding on Historic Buildings: The Appropriateness of Substitute Materials for Resurfacing Historic Wood Frame Buildings was consulted for this staff report. SITE VISIT REPORT: N/A STANDARDS AND GUIDELINES: Group B The Commission has the authority to determine the architectural merits and the ext ent 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 recommends allowing for the replacement of original siding. Staff does not recommend the proposed replacement siding because it does not conform to Group B Standards with additional consideration for the Notable rating of the property. Staff recommends a replacement siding that more closely resembles the original in style, size, and texture, preferably wood shiplap. Staff recommends that all trim around the windows, the roof gable, and the brackets replicate the original. Prepared by Elicia Feasel Historic Preservation Administrator and Adam Toering Historic Preservation Specialist +,6725,&35(6(59$7,21&200,66,21 2)6287+%(1'$1'67-26(3+&2817< Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov LOCATION MAPS (GOOGLE / MACOG 2019)- Maps showing location of the property and surrounding area LOCATION MAPS (ST JOSEPH COUNTY PLAT MAPS 1863 / 1875 / 1895 / 1911 / 1929 / 1936) +,6725,&35(6(59$7,21&200,66,21 2)6287+%(1'$1'67-26(3+&2817< Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov EAST (FRONT) ELEVATION - PHOTO PROVIDED BY OWNER SOUTH ELEVATION - PHOTO PROVIDED BY OWNER +,6725,&35(6(59$7,21&200,66,21 2)6287+%(1'$1'67-26(3+&2817< Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov NORTH ELEVATION - PHOTO PROVIDED BY OWNER WEST ELEVATION - PHOTO PROVIDED BY OWNER 10/7/1920191007A10/21/19xReceipt No 065623$20.00 10/7/19 Estimated cost of Celect PVC Cellular Composite Siding including trim boards but not including labor. 30 square of Siding $11,230 ½" 4'x8' OSB $1,000 R-15 Rolled faced batted insulation $1,600 Delivery $35.00 Tax 7% $970.55 Total $14,835.55 Estimated Cost of Wood Siding plus painting no trim boards. Does not include installation labor. 30 square Clear Cedar Siding Cove Lap pattern 106 Dutch Lap ½"4'x8' OSB Estimated 350 man hours x $50.00 per man hour plus material to paint siding after installed R-15 Rolled faced batted insulation Paint and material Delivery Tax 7% Total Estimated labor cost to install. Estimated Man hours 800 x $50.00 an hour 1 crew 5 weeks $40,470 $1,000 $17,500 $1,600 $3,000 $399 $4,477.83 $68,446.83 $40,000 Estimated cost of White Vinyl Siding Big C Lumber 30 Square of Vinyl Siding $2,796.55 ½” 4’x8’ OSB $1,000 R-15 Rolled faced batted insulation $1,600 Delivery Free Tax 7% $377.75 Total $5,848.55 1x6 Clear Cedar Cove Lap - Primed + 1 Top 3,000 SQFT @ $13.49/SQFT ($40,470) 1 x 6 COVE LAP CEDAR-WRC SIDING, AYE&BTR (BL Grade Equivalent CLEAR), KD, PrimePaint, S1S Smooth Use, Mill Tally 6-16 - Actual Pattern Size In Inches: 11/16 thick, 5 3/8 wide, 5 exposed. Your order will be delivered by a 3rd party semi-truck. You are responsible for unloading which may require a forklift; however crew unload is possible as well.