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Home My WebLink About702 North St. Joseph Street_COA 2019-1108STAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: December 12, 2019 Application Number: 2019-1108 Property Location: 702 N St Joseph Architectural Style/Date/Architect or Builder: American Foursquare / 1907 Property Owner: Fengrong Ma Landmark or District Designation: River Bend Local Historic District (#8308-92) Rating: Contributing DESCRIPTION OF STRUCTURE/SITE: This is a two-story square house on a field stone foundation. Walls are asphalt shingles; the second story has a slight overhang. The roof is hipped with asphalt shingles. Hipped dormers are at the north and south sides, with the southern being slightly larger. A gable dormer is on the west roof face. A first story hipped roof porch is on the west face with concrete steps and decking. Windows are 1/1 double hung, some wood and some aluminum storms. The chimney is centrally mounted. ALTERATIONS: The irregular sized dormers appear to indicate some later modification to the roofline of the house. COA 1998-0818 allowed for the in-kind replacement of the roof and gutters. COA 1998-0827 added further clarification for the in-kind roof replacement. RME 2018-0829 allowed for the reconstruction of the centrally mounted chimney. COA 2018-1113A conditionally approved the removal and replacement of the south and west dormer windows pending staff approval of proposed aluminum-clad windows (this was not completed). Two attic dormer windows were replaced with vinyl slider windows without Certificate of Approval in August of 2019. APPLICATION ITEMS: “Replace two windows aluminum clad window in attic, gables on south and west roof. Pella Lifestyle Series windows. South gable will not be side-by-side smaller windows, rather 1 single double- hung.” DESCRIPTION OF PROPOSED PROJECT: Applicant seeks a retroactive Certificate of Appropriateness for improvements on the structure including: 1. Removal of two (2) vinyl ‘slider’ windows from the west and southern attic dormers. a. Vinyl windows were installed without Certificate of Appropriateness. b. Vinyl windows do not match the previous windows in size, configuration, material, or style. c. Vinyl windows replaced four windows: two ‘narrow’ double-hung windows in the southern and western dormers. 2. Replace with two (2) Pella Lifestyle brand aluminum-clad (wood core) windows in white. Following the conditional approval of COA 2018-1113A for the replacement of the deteriorated original windows with aluminum clad wood double-hung windows matching the original configuration, Staff corresponded with the applicant and monitored the site. On August 6th, 2019, Staff discovered that the two west and two southern dormer windows had been replaced with vinyl slider windows. Staff documented the replaced windows, drafted and mailed a notification letter to the property owner, and informed the Building Department of work having been executed without an approved Certificate of Appropriateness/Building Permit. The Building Department ‘Red Tagged’ the property. The applicant contacted Staff on August 13, 2019 upon receipt of the notification letter. Applicant attempted to find an aluminum-clad product that would replicate the original southern window size but was unable to do so after contacting multiple vendors. The original ‘narrow’ (approximately 10” wide) configuration of the sashes in each dormer resulted in no known appropriate replacement windows. Commission deliberation for COA 2018-1113A included considering replacing the two smaller double-hung sashes with a single larger double-hung aluminum-clad sash. The Commission decided that the applicant should determine that the smaller 10’ sashes were not viable, and in, having determined that, return to the Commission to apply for replacing the windows with the larger double-hung window. SITE VISIT REPORT: November 13, 2018 On November 12, 2018 I met with the owner of the property located at 702 N St. Joseph. She has applied to replace the windows located on the south-facing third floor dormer. I was unable to go inside the structure as the tenant works from home and did not want to be disturbed. I photographed the windows from the outside and was able to determine that the one of the four sashes would need to be replaced or be rebuilt. The meeting rail of the top sash is broken free. The other window has the sashes reversed meaning upper forced down and lower sash forced up. The sashes do not look to be in place. The owner provided me with a quote sheet for a Semco window from Richards Supply. I did not feel that the quote provided enough information about what was being proposed. I went to Richards Supply and got model-specific brochures and photographed a show room model. Photographs are in the digital file. Steve Szaday Preservation Inspector STANDARDS AND GUIDELINES: River Bend Local Historic District Standards and Guidelines C. WINDOWS AND DOORS Windows and door frames are in nearly all cases wood. Brick structures have stone sills and brick lintels; masonry bloc k structures have masonry sills and 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 storm windows. Required Original windows and doors including sash, lintels, sills, shutters, decorative glass, pediments, hoods, and hardware shall be retai ned or when deteriorated beyond repair, replaced with duplicates of the existing or original. Recommended Wood frame storm windows and doors, painted to match the existing or original, should be used but should not damage existing frames and should be removable in the future. If new sash and doors are used, 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 sh ould be of canvas material. Prohibited Existing or original doors, windows, and hardware shall not be discarded when they can be re stored and re-used in place. New window and door openings which would alter the scale and proportion of the building should 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 Metal, vinyl, or fiberglass awnings, hoods, and fake shutters that would detract from the existing character or appearance of the building should not be used. STAFF RECOMMENDATION: Staff accepts that the applicant attempted to find a smaller (approximately 10” wide) aluminum-clad sash and was unable to do so. Given the applicant’s statements that windows of that size are not available, staff recommends approval of replacing the southern and western dormer windows with Pella Lifestyle Aluminum-clad windows as per the submitted application. 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 Sanborn: 1917 1960 MACOG 2019 4 HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov FRONT PICTURE (WEST) - Picture of the front of the building, December 2019. SIDE PICTURE (SOUTH) - Picture of the side of the building, December, 2019 5 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, August 6, 2019. SIDE PICTURE (SOUTH) - Picture of the south side of the building, November 2018. 6 From:Adam Toering To:mafengrong@hotmail.com Cc:Steve Szaday; "Elicia Feasel (efeasel@southbendin.gov)" Subject:702 N St Joseph Date:Tuesday, November 20, 2018 3:33:00 PM Attachments:Window Replacement Resources REPLACEMENT ONLY_2018.pdf Fengrong, Last night, the Commission asked that you research additional window manufacturers for an aluminum-wrapped custom-sized window that would allow you to retain the existing ‘side-by-side’ window format. Were you to find another company that offers that size of window, the Commission empowered myself or Elicia to allow for those windows to be ‘approved’ and subsequently installed. Things for you to consider: 1. The Commission is supportive of Aluminum-Clad replacement windows, and they have empowered Elicia and I to review your selection. Aluminum-clad windows are considered the safest long-term investment for your property. 2. You will need to have your contractor confirm the dimensions of the windows to be replaced. I estimated that they were approximately 28” high by 10” wide. The actual dimensions may be different. 3. I would describe the existing windows as of a ‘one over one, double hung’ format. This means that each window has two individual ‘sashes’ that operate independent of each other (the upper sash can be lowered, the lower sash can be raised). I have attached a document that lists window suppliers to this e-mail. I encourage you to contact the companies on the attached list with your desired material, window size, and format. It is entirely possible that the windows you require will need to be custom ordered. A number of companies offer aluminum-clad windows (Marvin, Anderson, Quaker, SEMCO, etc). In the (unlikely) event that no manufacturer has an aluminum-clad window that will fit this project, you will need to go before the Commission to receive permission to replace the windows with something else. If you have any questions, please don’t hesitate to reach out to me. I’ve CC’d Steve and Elicia on this exchange, as well. Adam Toering Historic Preservation Specialist Department of Community Investment (574) 235-7478 atoering@southbendin.gov City of South Bend 227 W. Jefferson Blvd., Ste. 1400 South Bend, IN 46601 From:Adam Toering To:mafengrong@hotmail.com Cc:Steve Szaday; "Elicia Feasel (efeasel@southbendin.gov)" Subject:RE: 702 N St Joseph Date:Monday, December 3, 2018 12:16:00 PM Attachments:Window Replacement Resources REPLACEMENT ONLY_2018.pdf Fengrong, Just wanted to follow up with you to find out if there has been any developments since we last talked. For a summary of the Commission’s request, please see the below message. The attached window information may be helpful. Best, Adam Toering Historic Preservation Specialist Department of Community Investment (574) 235-7478 atoering@southbendin.gov City of South Bend 227 W. Jefferson Blvd., Ste. 1400 South Bend, IN 46601 From: Adam Toering Sent: Tuesday, November 20, 2018 3:34 PM To: 'mafengrong@hotmail.com' <mafengrong@hotmail.com> Cc: Steve Szaday <sszaday@southbendin.gov>; 'Elicia Feasel (efeasel@southbendin.gov)' <efeasel@southbendin.gov> Subject: 702 N St Joseph Fengrong, Last night, the Commission asked that you research additional window manufacturers for an aluminum-wrapped custom-sized window that would allow you to retain the existing ‘side-by-side’ window format. Were you to find another company that offers that size of window, the Commission empowered myself or Elicia to allow for those windows to be ‘approved’ and subsequently installed. Things for you to consider: 1. The Commission is supportive of Aluminum-Clad replacement windows, and they have empowered Elicia and I to review your selection. Aluminum-clad windows are considered the safest long-term investment for your property. 2. You will need to have your contractor confirm the dimensions of the windows to be replaced. I estimated that they were approximately 28” high by 10” wide. The actual dimensions may be different. 3. I would describe the existing windows as of a ‘one over one, double hung’ format. This means that each window has two individual ‘sashes’ that operate independent of each other (the upper sash can be lowered, the lower sash can be raised). I have attached a document that lists window suppliers to this e-mail. I encourage you to contact the companies on the attached list with your desired material, window size, and format. It is entirely possible that the windows you require will need to be custom ordered. A number of companies offer aluminum-clad windows (Marvin, Anderson, Quaker, SEMCO, etc). In the (unlikely) event that no manufacturer has an aluminum-clad window that will fit this project, you will need to go before the Commission to receive permission to replace the windows with something else. If you have any questions, please don’t hesitate to reach out to me. I’ve CC’d Steve and Elicia on this exchange, as well. Adam Toering Historic Preservation Specialist Department of Community Investment (574) 235-7478 atoering@southbendin.gov City of South Bend 227 W. Jefferson Blvd., Ste. 1400 South Bend, IN 46601 MICHELE GELFMAN PRESIDENT A CERTIFIED LOCAL GOVERNMENT OF THE NATIONAL PARK SERVICE ELICIA FEASEL HISTORIC PRESERVATION ADMINISTRATOR EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 1400S County-City Building | 227 W. Jefferson Blvd. | South Bend, Indiana 46601 | p 574.235.9371 | f 574.235.9201 | southbendin.gov August 7, 2019 Ms. Fengrong Ma 51340 Lake Point Ct. Granger, IN 46530 Dear Ms. Fengrong Ma, The Commissioners, at the regularly scheduled monthly Historic Preservation Commission meeting held on November 13, 2018, conditionally approved Certificate of Appropriateness application #2018-1113A, which included the following application items: “Change 5 (one) window around attic.” In making its determination, the Historic Preservation Commission considered the appropriateness of the proposed construction, reconstruction, or alteration to the preservation of the historic landmark , specifically, and/or the Historic Preservation District , generally; the detriment to the public welfare if the proposed construction, reconstruction, or alteration were permitted even though it is not deemed appropriate; and the potential hardship that the denial of a certificate of appropriateness would cause the applicant. Following is the record from the meeting concerning your project; including the motion for approval: Commissioner Canada made a motion to approve COA #2018-1113A, that staff has the authority to approve if the applicant can find a similar window to replace the existing. If not, the applicant would come before the Commission. Administrator Feasel clarified that the motion is for approval with conditions; the condition is that staff would approve the final design, a replacement of the existing window in either aluminum-clad or wood. Legal Counsel Kennedy clarified that if the condition is not met, the applicant will have to come back before the Commission with another replacement submission. The clarified motion was seconded by Commissioner Gordon. Four in favor, none opposed. Vote: 4 – 0. Motion to approve COA #2018-1113A with conditions is passed. Application #2018-0329 is approved with conditions. Page | 2 Staff has received no correspondence from you or your designated representatives since the November meeting. On August 6th, 2019, the subject double-hung wood windows on the third floor of your property were removed and replaced with Jeld-Wen vinyl windows. The installed windows 1) are not of the style of the original windows, and 2) appear to be vinyl as opposed to aluminum clad or wood. The described windows do not satisfy the conditions of the November approval. The Building Department was notified of the replacement of the windows on your property, as it was not in compliance with the conditions of the issued Certificate of Appropriateness. The Historic Preservation Commission remains committed to preserving the built environment of the City of South Bend and unincorporated St. Joseph County. Please contact this office for assistance, questions, or concerns. Sincerely, Elicia Feasel Adam Toering Historic Preservation Administrator Historic Preservation Specialist efeasel@southbendin.gov atoering@southbendin.gov