HomeMy WebLinkAbout619 Cushing_COA 2019-1023ASTAFF REPORT
CONCERNING APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Date: November 13, 2019
Application Number: 2019-1023A
Property Location: 617-619 North Cushing
Architectural Style/Date/Architect or Builder: Gabled-ell/Stick / 1892
Property Owner: Dito’s Investments, LLC
Landmark or District Designation: Local Landmark, Ordinance #8142-90
Rating: Outstanding
DESCRIPTION OF STRUCTURE/SITE: Main structure is a two-story irregular plan Gabled-ell house in the
stick style on a brick foundation (that was previously covered in stucco). Wood clapboard siding with decorative
square panels and jigsaw shingles. Asphalt shingle roof with centrally mounted brick chimney. Gabled dormers
with decorated rakeboards, molded wood eaves and rake, and a plain frieze. The front entry porch adds distinctive
styling, the side entrance has a unique canopy with fan-decorated semicircular brackets. Windows were originally
1-over-1 double hung with plain wood jambs and sills and decorated wood entablatures; many windows are now
vinyl replacements.
617 Cushing stands to the rear of the main house closer to the alley and was possibly originally an outbuilding. It is
a one and a half story structure with a brick foundation and a centrally mounted chimney. Originally sided in
wood, it is now covered in vinyl. Windows are a mix of original wood one-over-one double hung, casements, and
replacement vinyl windows.
ALTERATIONS: Both properties have been extensively modified over the course over the last century.
Windows have been replaced in both structures (without COA); 617 Cushing had vinyl siding installed over the
original siding. AA 2019-0517 approved a number of projects on the exterior of both structures which have not
been completed (removal and reconstruction of chimneys, foundation work, tree removal, landscaping
improvements, and the removal of the exterior stair well). AA 2019-1023 allowed for the removal and re-roofing
of the asphalt shingle roof, as well as the installation of new gutters and downspouts.
APPLICATION ITEMS: “Install new shingles roof, install gutters and downspouts, cancel two entry doors and
fix wood siding, paint all exterior siding and trim-casting.”
DESCRIPTION OF PROPOSED PROJECT: Applicant seeks a Certificate of Appropriateness for changes on
the structure:
1. Removal of exterior doors, filling in of the former door cavities, and siding over with LP Smart Side
PPG Prefinished ™ 3/8 x 6 x 16’ Knight’s Armor Textured Strand Lap Siding.
a. The front façade of the structure currently has three entrances:
i. An ancillary entrance facing east, TO BE REMOVED
ii. A primary entrance on the front porch facing east,
iii. A secondary entrance onto the front porch, facing south, TO BE REMOVED
Staff believes the LP Smartside is intended to be used just to fill in the removed doors. Staff has not interpreted this
application as seeking to re-side the entirety of the structure.
Late 19th century structures often had multiple front entrances (leading to some being labeled as ‘coffin doors’ or
‘funeral doors’ as they were supposedly installed to allow coffins to be brought into and removed from a house
without navigating tight turns or corners). Historic record indicates this structure has long existed as a multi-family
house with multiple units, necessitating multiple entrances. This is reflected in the property history and 1932
Assessor Cards.
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Staff is not immediately against the removal of additional non-essential doors but would prefer they are replaced
with new windows. Recent projects reviewed and approved by the Commission include the following examples
where doors were removed and replaced with new windows include:
1. COA 2018-0403 for 908 Leland in the Chapin Park Local Historic District,
a. An ancillary door opening onto the front porch was removed and replaced with a specially
constructed window,
2. COA 2018-1107 for 916 Riverside Drive in the Riverside Drive Local Historic District,
a. A secondary porch entrance was shifted from one wall to another, the former door space was
replaced with a new window.
SITE VISIT REPORT: N/A
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 w hile 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 landmar k 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 th e
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 movin g 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 buildin g 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 his toric documentation would indicate such fencing appropriate.
Fencing should be in character with the buildings style, materials, and scale. 2
3. Prohibited
No changes may be made to the appearance of the site by removing major landscaping items, trees, fenc ing, 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 supports the removal of the secondary doors. However, staff would prefer:
1. the doors were replaced with appropriately sized windows with matching trim,
2. wood siding (matching the existing) is installed in lieu of LP Smartside.
Prepared and recommended by
Adam Toering
Historic Preservation Specialist
Approved by
Elicia Feasel
Historic Preservation Administrator
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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: 1899 1917 1945 1960 MACOG 2019
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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, April 2019.
REAR PICTURE (WEST) - Picture of the rear of the building, April, 2019
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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 south side of the building, April 2019.
Front (EAST) - Comparison picture, April 2019 at left, September 2013 at right.
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