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HomeMy WebLinkAboutDecember 1995AGENDA OF THE REGULAR MEETING of the HISTORIC PRESERVATION COMMISSION Regular monthly meeting County Commissioner's 7:30 p.m. Conference Room Monday, December 18, 1995 7th Floor County City Bldg I. Call to Order II. Roll Call III. Public Hearing A. Certificates of Appropriateness 1. 811 Golden Avenue (LHD-RD) - replacement of attic gable windows & roof exhaust pipes. Installation of TV cable wiring @ west wall. 2. 1733 East Wayne Street (LHD-EW) - enclosure of existing covered porch for all season use. 3. 1414 East Wayne Street (LHD-EW) - removal of existing hedgerow and construction of new fence at rear yard and west property line. IV. Regular Business A. Approval of Minutes - November 20, 1995 B. Treasurer's Report C. Correspondence D. Committee Reports 1. Budget & Finance 2. Legal 3. Historic Districts 4. Historic Landmarks a. Status of recommendations to Common Council - 534 LaPorte Avenue (Starzynski Texaco Gasoline Station) 237 North Michigan (LaSalle Hotel) 518 South Michigan (Pro Sound) Stanfield Napoleon street light b. Leeper Park LL proposal 5. Standards & Maintenance 6. Personnel E. Staff Reports 1. C of A Staff Approvals a. 1059 Riverside Drive (LHD-RD); In-kind replacement of roofing b. 231 S. Eddy St. (LL) - In-kind replacement of copper gutter & Downspout c. 1027 East Wayne Street (LL) - In-kind replacement of copper roof ridge and roofing felt underlayment. 2. DHPA Grant status a." Request for bridge appropriation 1996 b. National Register nominations c. Economic Benefits Study 3. Stephenson Mill National Register notification. V. Old Business A. Revision of By-laws VI. New Business A. 1996 calender VII. Hearing of Visitors VIII. Announcements & Miscellaneous Matters IX. Adjournment 161 Cl s CERTIFICATE OF APPROPRIATENESS STAFF REPORT APPLICATION -- 1995-1128 PROPERTY -- 811 Golden AV South Bend OWNER -- William Ramsey DESIGNATION -- RSD-LHD STATEMENT OF SIGNIFICANCE/HISTORIC CONTEXT This residence was constructed circa 1911 in one of the more modest renditions of the Queen Anne style derived from the Carpenter Gothic. An attached garage at the side of the house is doubtfully original, but was constructed prior to 1932. It was apparently constructed as a rental property, the first known resident being Blaine E. Kirkpatrick, pastor of Trinity Methodist Episcopal Church. The house was rated non-contributing when previously surveyed for the Indiana Historic Sites and Structures Survey due to alterations which obscure the original character of the structure including aluminum siding which cover.; any trim features and aluminum storm windows and doors. PROPOSED CHANGE Proposed alterations in this application are: 1) Replace attic windows in north and south facing gable end wiildo,ts. -New windows appear to be vinyl or metal with tape applied muntins. 2) Replace deteriorated metal vent pipe at rear slope of roof with PVC pipe. 3) Install TV cable wiring at southwest corner service entry location. STANDARDS II.A.2 Recommended - Whenever possible original building materials shall be restored... II.B.1 Required - The existing shape and material of the roof shall be retained All architectural features which gives the roof its essential character such as dormer windows, cupolas, cornices, brackets, chimneys, cresting,'ind weather vanes shall be retained. II.C.1. Required - Original windows and doors including sash, lintels, sills, shutters, decorative glass pediments, hoods, and hardware shall be retained or when deteriorated beyond repair, replaced with units and trim resembling the original. II.C.4 Prohibited Original windoi%s, doors, and hardware shall not be discarded when they can be restored and reused in place. Neo, w.indoie and door openings that would alter the scale and proport.ion of the building may not be introduced. Inappropriate new window or door features such as aluminum insulating glass combinations that require the removal C)f original windows and doors may not be installed. II.E.4 Not Recommended - Exterior electrical and telephone cables should not be attached to the Street elevation of the building. page 1 CERTIFICATE OF APPROPRIATENESS STAFF REPORT RECONT".ENDATION The replaceml-uL of vent piping does not effect the character of the building or alter the roof in any -significant- ;,;ay. Staff recommends approval. As noted above the house has been so ext:eiisively remodeled as to render its rating non-contributing. Our documentary photographs from the survey do not clearly indicated the character of the windows removed. The standards clearly indicate that replacement of original sash with metal windows as the new ones appear to be is prohibited. However, because the house is noir-contributing, and the originality of the material removed is not well established, and these windows are incidental to the character of the building being in the attic story of side elevations, Staff recommends approval of these features. Staff would like to n0*,L- that had the replacement windows been of wood, Staff approval could have been made for this; application and that the contributing character of the house could be re-established with some ease by the removal of aluminum siding and restoration of trim features. The installation of T.' cable wiring at the location proposed is clearly with the guidelines. Staff recommends approval. DBD 12/13/95 p•,,,c 2 d' CERTIFICATE OF APPROPRIATENESS STAFF REPORT APPLICATION -- 1995-1130 PROPERTY -- 1733 East Wayne Street South Bend, IN OWNER -- Susan Rabe DESIGNATION -- LHD-EW STATEMENT OF SIGNIFICANCE HISTORIC CONTEXT This house was constructed by Whitcomb & Keller in 1927. The house was designed by H.R. Stapp in th Dutch Colonial Revival style and is rated Contributing (9) in the South Bend Summary Report of the Indiana Historic Sites and Structures Inventory. The house was purchased by Elmer M. Kosdorf, a construction engineer later employed as manager of buildings and real estate for the Bendix Corporation and his wife Agnes who are first listed as residents in 1929. PROPOSED CHANGE The applicant seeks to enclose the open porch at the north east corner of the house for use as an all season room. STANDARDS The standards for Entrances, porches, and steps state: II.D.1 Required - Existing or original porches, stoops, patios, and steps, including handrails bal-usters, columns, brackets, tiles, and roof decorations shall be retained or replaced by replicas of the .same design and materials when deteriorated beyond repair. Porches and additions reflecting the later architectural styles, and- which are important to the building's historical integrity shall be retained. II.D.2 Recommended - When enclosing porches for heat conservation or other reasons it should be done in a manner which does not alter the architectural character of the building. RECOMMENDATION Staff finds the submitted plans to be in conformance with the guidelines. All original_ materials -and -details are-to--beretained.— The enclosure walls are substantially composed of windows which reflect the style of the original house yet distinguish themselves from the original by having muntins only in' the upper sash. The remainder of the new wall surface is finished in beveled siding to match the existing house. Staff recommends approval of the proposed porch enclosure per the documentation submitted. DBD 11/113/95 IG7---t C5 T-. PC== 644r-> ir LLL Ll Li ,:Z MPM44 t7*'TM�AoQ, v=ie L --r potr� Wce-m E�LEvt�,-ncw +-CA�L-4 Fuc4il q %t �;- �5 � T, '� ,5 � ' qOT7ES LLL; riumu zimimo4i V40ur-E= "t-jow " :e. - (L-! I V-0 SCALE APPROVED BY DRAWN BY D.:: DRAWING NUMB � r `� AZA' g ... ��. b� CERTIFICATE OF APPROPRIATENESS STAFF REPORT APPLICATION -- 1995-1201 PROPERTY -- 1414 East Wayne Street South Bend, IN OWNER -- Jennifer Lackman DESIGNATION -- LHD-EW STATEMENT OF SIGNIFICANCE/HISTORIC CONTEXT This house was constructed by Whitcomb S Keller in 1927. The house was designed by H.R. Stapp in a Colonial Revival style reminiscent of French dwellings in the Mississippi Valley. It was purchased by Stapp and his wife Eva but the never resided there, selling it back to Whitcomb and Keller. It was subsequently sold to Charles Pask, a sales manager with the Industrial Acceptance Corporation located in the Studebaker Administration Building, and his wife, Ruth. In 1935, The Prudential Insurance Company foreclosed on the Pask's mortgage and the property was subsequently sold to Prudential in a Sheriff's tax sale. Prudential sold the property to Richard G. Hudson, export manager for the Studebaker Export Company and his wife, Marian. It is rated Contributing (9) in the South Bend Summary Report of the Indiana Historic Sites and Structures Inventory. PROPOSED CHANGE The applicants seeks to perform comprehensive landscaping at this location including: 1) Removal of hedge at the west property line. 2) Installation of white PVC fencing of Colonial Revival style enclosing the rear yard and extending along west property line to the front sidewalk. 3) Rehabilitation of existing and development of new planting beds in the rear yard. STANDARDS The standards for Building Site and Landscaping state: I.B.1 Required - Major landscaping items, trees, fencing, walkways, .... which reflect the property's history and development shall be retained.... Structures such as: gazebos, patio decks, fixed barbeque pits, swimming pools, tennis courts, greenhouses, new walls, fountains, fixed garden furniture, trellises and other similar structures shall be compatible to the historic character of the site and the neighborhood and inconspicuous when viewed from the public way. I.B.2 Recommended - New site work shall be based upon actual knowledge of the past appearance of the property found in photographs, drawings and newspapers. New site work should also be appropriate to existing.surrounding site elements in scale, type and appearance. Plant materials and trees in close proximity to the building that are causing deterioration to the building's historic fabric should be removed. However, trees and plant materials which must be removed should be immediately replaced by suitable flora. ..... I.B.3 Prohibited - No changes may be made to the appearance of the site by removing major landscaping items, trees, fencing, walkways, outbuildings or 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. Front yard areas shall not be fenced and fences shall not extend forward beyond the setback line of the house. ........ page 1 CERTIFICATE OF APPROPRIATENESS STAFF REPORT RECOMMENDATION Staff finds the proposal to be in partial non-conformance with the standards as follows: 1) The removal of the hedge along the west property line and especially forward of the setback of the house may or may not have been indicated by the health of the plant material. Staff recommends the replacement of plant material with appropriate flora as indicated in the guidelines. 2) Construction of front yard fencing is clearly prohibited in the guidelines. Staff recommends denial of this component of the proposal. Staff finds the proposal to be in partial conformance with the standards as follows: 1) The proposed fencing at the rear yard, though not historical, reflects the style and character of site elements and buildings in the district and represents a reasonable development and use of the property. 2) Likewise, the planting beds both historical and new are compatible with surrounding site elements. Staff recommends approval of the proposed fencing and landscaping behind the front setback line of the house per the documentation submitted. Staff would like to note that the fencing work was performed by a contracting company in clear disregard for permit requirements. DBD 11/13/95 page 2 Historic Preservation Commission 1123 County City Building South Bend, Indiana 46601 Dear Board Members, December 11, 1995 I live at 1414 E. Wayne Street and am submitting a plan for a landscaping/fencing project. When I bought the house in 1991 1 did not receive any information regarding historic guidelines or the need for commission approval. The house was in severe disrepair when purchased "as is" and I am enclosing a list of the many renovations that have been done during the last 4 years. I hope this demonstrates my commitment to restoring this house to its former beauty and the considerable investment of time, energy and money involved. The final phase of restoration is to nurture the yard and gardens to their full potential. The property has well established landscaping along the west border of the backyard that includes many irreplaceable specimens including trillium, massive rhododendron bushes, mountain laurel, a Ginkgo tree, holly and a wide variety of perennials. Unfortunately the south and east borders of the backyard were the site of a rusting dog run and pen and overgrown wild flora. The goal of this project is to complete landscaping the yard in a manner compatible with the established garden area. Foegley Landscaping has been retained for the project and I am working with a certified landscape .architect. We are both highly committed to preserving and enhancing the many beautiful specimens on the property. A white PVC fence has been installed as part of this project. It abuts a stockade unstained wood fence with graffiti on the west border of the backyard, a wood fence on the south border and replaces a short section of rusted out chain link fence on the west border. A 3 foot high section has been extended along the west border of the front yard. This replaces an unsightly hedge that suffered from years of neglect. This will provide support and improved sunlight for the perennial and rose garden that will be planted in the existing garden strip that abuts the fence. The style of fencing was chosen for its beauty and compatibility with the style of the house. The neighborhood reaction which has been expressed to me has been overwhelmingly positive. Four different neighbors have told me what a vast improvement they feel the fence provides and how much it enhances the property and the neighborhood. I am optimistic that when the landscaping project is done the house and property will be fully restored to their former grace and beauty. Sincerely, 02nifer Lackman GOALS OF LANDSCAPING PROJECT 1. To remove objects which detract from beauty of landscape - ie decaying plant material, chain link fence, dog pen, etc. 2. To create an optimal environment for and enhance existing beauty of wide variety of specimens - American holly, rhododendron, trillium, mountain laurel, Ginkgo tree, wisteria, etc. 3. To create secure backyard environment for children and pets. 4. To enhance historic beauty of the neighborhood. PLANNED LANDSCAPING PROJECT - 1414 E. WAYNE STREET - 1. Removal of dog pen/run from backyard (cement, gravel, chain link and chicken wire) - done 2. Removal of chain link fence from west edge of backyard - done 3. Removal of decaying trees, hedges, bushes from backyard and west border of front yard per Foegley Landscaping - done - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 4. Installation of white PVC fence around perimeter of backyard (6 foot and 4 foot) and along west border of front yard ( 3 foot) compatible with design of house and deck railing per Calpro Fence Co. - done [total cost of above $9100-00 (see attached receipt) - plus $340.00 surveyor's feel ---------------------------------------------------------------- PROJECT FOR SPRING 1966 All landscaping per Foegley Landscaping (project manager - Don Yoder, certified landscape architect). A deposit of $450.00 has already been paid and final plan is being prepared by Foegley Landscaping. 1. Planting of small evergreens along front foundation compatible with existing holly and rhododendron specimens. 2. Planting of perennial specimens (delphinium, lavender, foxglove, etc.), roses, and annuals (petunias) along existing garden strip at west border of front yard - previously bordered by hedge and now bordered by 3 foot fence. 3. Planting of several ornamental flowering trees along west side of house. 4. Planting of perennial garden directly behind house. 5. Landscaping of south and east edges (previous site of dog pen and overgrown area of yard) of backyard compatible with existing landscaping of west border - azaleas, rhododendrons, mountain laurel, trillium, small flowering ornamental trees, lilacs, etc. 6. Planting of assorted annuals (petunias, etc.) in backyard. 7. Installation of underground sprinkling system I I I I I GARAGE SUN DECK HOUSE Qvovzv) � t nz Ce rre5ehts -�ehCe 1 I I I I � I Q� J I I I RENOVATIONS/IMPROVEMENTS ON 1414 E. WAYNE SINCE PURCHASED "as is" October 1991 Inside renovations 1. Replacing all ceilings (damaged beyond repair). 2. Repairing plaster side walls throughout entire house. 3. New furnace. 4. Installed central air conditioning. 5. Replacing entire upstairs bathroom including installation of custom made solid cherry cabinets and vanity. 6. Stripping/renovating badly damaged stair railing. 7. Refinishing/restaining hardwood floors. 8. Installing hand crafted solid wood wainscoting and corner cabinets in dining room. 9. Renovating circa 1950's kitchen including installation of solid oak hardwood floors, Coppes cabinets and Pella architectural series windows. 10. Renovating living room fireplace including installation of Italian marble. 11. Renovating woodwork in entire house including applying missing cap molding. 12. Replacing damaged upstairs casement window with historically correct window. 13. Restored damaged china cabinet in butler's pantry. 14. Repair of windows which had been plastered shut and covered - with plastic insulating screens. 15. Insulation installed Outside renovations - 1. Replaced roof . --- ---- -- ----- -- --- - - - 2. Repaired damaged downspouts. 3. Replaced damaged/rusted aluminum doors and all storm windows. 4. Replaced missing wood railing around sun deck off upstairs bedroom. 5. Repaired deteriorating brick stairs to front porch. 6. Tuck pointing around foundation. --7. - Installed outside lighting system-with-timers--to--enhance architectural features of house. 8. Repaired deteriorating brick chimney. 9. Re -glazed all windows. 10. Replaced deteriorating basement windows. 11. Trimming of all trees and removal of dead trees by Custom and Moore (1992). MINUTES OF THE REGULAR MEETING of the HISTORIC PRESERVATION COMMISSION Regular Monthly Meeting 7:30 p.m. Monday November 20, 1995 County Commissioner's Conference Room 7th Floor County -City Building I. Call to Order John Oxian, president- of the commission, brought the meeting to order at 7:35 p.m. II. Roll Call Commission members present were: John Borkowski, Richard Bullene, Martha Choitz, Catherine Hostetler, Janeanne Petrass, John Oxian, & J. Edward Talley. Commission staff present were: David Duvall, director and Aladean DeRose, counsel. Also attending the meeting were: Brian Godfrey, Dr. Anne Kempf, Nancy Ranson, Betsy Harriman, and Marty Murphy. III. Public Hearing A. Landmark Designation Establishment of Leper Park as a Local Historic Landmark Mr. Duvall began the discussion by reading the prepared Staff comments. Following the Staff continents Commission member Talley, of the Landmarks Committee made further presentation noting that this_ year. 1995 marks the centennial of the establishment of the park and that the park was also used at the commencement of World War I in 1917 as the site of Camp Alfred Miller. He also provided additional information regarding the salvage -of materials from the earlier Michigan street bridge and their installation at rivers edge between Michigan and Lafayette Streets with the reported intention of developing a wall similar to that found in Howard Park. He presented several historical photographs depicting features discussed in the Staff comments in their historical context(s). He noted that the City Engineering Department still retains original copies of the George Kessler plans for the pari: -boulevard sy_stern_which_are-of-historical--interest-rn and of -themselves. Betsy Harriman next spoke representing the South Bend Department.of Parks and Recreation. She indicated that the Park Board had some questions regarding the requirements, consequences, and possible benefits of Local Landmark designation to. the Parks Department and the City of .South Bend. Specifically she mentioned concern about the island retaining walls and interest in financial benefits such as grants in aid. Mr. Oxian responded that 'designation did not guarantee grants but provided some assurance that what exists at the site. presently remains for the future. If grants become available targeted to such sites then. the designation would assist in such. Ms. Harriman inquired if the HPC would assist or join_ in application for grants, specifically in connection to the retaining walls of the island. Mr. Oxian stated that the commission would certainly not oppose such grants and that if the Park Dept required. the support of the HPC it certainly would assist. He indicated that. a purpose of the HPC is to support .owners of Landmarks and in districts. He stated that these questions should. have been stated previously and the HPC could have responded in writing. Ms. Harriman rioted that this was the first occasion of a landmark proposal for an entire park and that the Park Board was novice with regard to these questions. Mr. Talley stated that his understanding regarding the island retaining walls was that the original slabs were to be raised back into place. Ms. Harriman concurred that this was probably most feasible. Returning to the discussion of possible grant funding, Mr. Talley indicated his understanding that at present the site would need National Register status to qualify for such. Mr. Oxian stated that this was not necessarily so. The discussion then turned to playground equipment and what limitations or exemptions might be placed on future improvements not effecting historical resources. Mr. Oxian noted that exemptions could be made to the point that they were acceptable to the commission. He indicated that playground equipment changed over the course of time due to wear and tear, new modes of play and regulations, and he felt that equipment exchanges would not be problematic with or without exemption. He stated that the items which are -to be exempted from review should be recorded in writing. Ms. Harriman sought clarification of procedure henceforth. Mr. Oxian responded that the HPC would make recommendation, but that the Common Council would make the determination as to whether the Landmark was established. Ms. Harriman then sought further clarification as to what the Park Board's role would be as that consideration continued and what the timetable would be for proceeding. Mr. Oxian responded that the Park Board could work with the HPC.in coming to agreement regarding the details of the Landmark proposal or could oppose the proposal at the Common Council. He stated that the Commission could table the consideration until a future meeting. Ms. Harriman agreed that she would appreciate such a continuation until the January HPC meeting in order to give sufficient time for the continued consideration of the details of the proposal. Mr. Talley commented that he had hoped to accomplish 1995 landmarking on the sentiment of the park's centennial. Mr. Oxian Indicated that continuation until January would give sufficient time for the necessary communications. Mr. Oxian observed that Shetterly Park was already included in the Riverside Drive Historic District. and that might be taken -as an example of the sort of cooperation which might occur in a Landmark situation, noting that Landmarks had more flexible standards than districts. Mr. Talley added that the Michigan Street Bridge and North Pumping Station were already established Landmarks associated with the Park. Mr. Talley moved that _the__designation--of—Leeper---Park--as— out lined—and recommended under the heading of Leeper Park Historical Context by Staff be approved. Failing a second, he withdrew this motion and made a motion that matter be tabled to the January meeting of the HPC. Mr. Borkowski seconded the motion which was unanimously approved. B. Certificates of Appropriateness 1. 1995-1103; 520 East Colfax (LL) - Art -glass window Mr. Duvall distributed photographs and read the Staff Report for this proposal. Nancy Hanson, representing Historic Landmarks Foundation of Indiana then made a brief presentation. Explaining the oral history attesting to the prior presence of art glass at this location but the absence of specific knowledge as to is pattern or appearance. The glass panel is a donation of the Probst family descendants. She presented a full size color illustration of the proposed glass panel. Mrs Choitz inquired regarding exterior protection of the panel. Ms. Hanson indicated that an existing storm glass sash would be retained. Mrs. Choitz moved that the Commission accept the recommendation of Staff for approval of the application. Mrs. Hostetler seconded the motion. The motion was unanimously approved. 2. 1995-11.,XX (1995-1117); 1216 East Wayne Street North - replacement of slate roof w/ shingle Mr. Oxian noted that the application had been accepted after the close of the regular application period and placed on the agenda on the basis of emergency and hardship and requested a motion toward the. purpose of hearing the application. Mrs. Petrass so moved. Mrs. Choitz seconded the motion which was unanimously approved. Mr. Duvall distributed photographs and read the Staff Report for this proposal. Brian Godfrey further presented the application including shingle samples. Mrs. Choitz inquired after the proposed method of venting the Sof fitts. Mr. .Godfrey indicated that linear .vents would be cut into the soffitts and screen installed. Mr. Duvall added that the soffitts at this house were elegantly detailed with a stepped motif which left insufficient surface area for register type vents. He added that the proposal included ridge venting. Mr. Godfrey also described the half -round gutters which are to replace the existing which are similar. Mr. Oxian inquired after what contractor was installing the half round gutters. Mr. Godfrey responded that the- general contractor was Mann Construction of Elkhart. Fr. Bullene noted that the ridge vent would not affect the appearance of..the ridge condition. Mrs. Choitz moved to approver the COA 1995-11XX at 1216 East Wayne Street North as shown in the report including the shingle as presented, the half -round gutters, installation of roof vents in the soffitt and at the ridge which are required for suitable ventilation, and replacement of deteriorated crown- mould. Mrs. Hostetler seconded the motion which was passed unanimously. Mr. Talley moved that the hearing of COA application for 1202 Lincolnway East which was continued from the October meeting be moved ahead in the agenda to be heard next. Mrs. Hostetler seconded the motion which was unanimously approved. 3. 1995-0912-2; 1202 Lincolnway East (LHD-LWE) - Demolition of accessory structure Mr. Duvall dispensed with reading of the Staff report as it had been minuted in the October meeting. He presented documents which had been submitted the applicant and he-r_-n_ouns-el,-Thomas-Botkin,-from-R-L Kl tke P -E. and VanOverberghe Builders Inc., Ashton -Tyle Construction LLC, and from Botkin Leone & Eslinger. He further submitted documents from Crumlish and Crumlish Architects Inc. and from Southhold Restorations Inc. These documents were reviewed by all commission members present. Mr. Duvall also circulated photographs taken during the site visit acknowledging that even with the use of flash, the interior pictures did not have good exposure. Mr. Duvall then proceeded to a discussion of the site visit by himself; HPC members, Oxian, Talley, and Wiener; and accompanied by Brian Crumlish NCARB and Barb Steele representing Southhold Restorations Inc. His observations were that the building is in._a state of exterior deterioration having riot been painted or re -roofed in some. time. Ile observed that on the interior, that the building had apparently been constructed originally without lateral bracing which would be required for structural stability. It. is leaning out of plumb but not in an uncorrectable way and could be pulled .into plumb and bracing installed. Some roof rafters and collar ties have broken. He noted three damaged rafters and two damaged collar ties. Though these may not be all, it gives some measure of the magnitude of structural failure to date. He added that this was not difficult to repair. The second floor structure is weak for contemporary floor loading requirements being 2X8 joists at approximate thirty inch centers and is perceptibly bouncy. Additional floor structure would be required to meet building code requirements for habitation. In summary, he concurred with Mr. Crumlish's submitted opinion that the building is repairable and need not be demolished. He stated that he and Mr. Crumlish had discussed possible cost of repair at the site and concluded that stabilization of the structure would cost in the range of five thousand dollars, though rehabilitation for occupancy could cost more depending on the intended use. Mr. Oxian opened the floor for discussion. Mr. Talley commented that having visited the site and having read the various materials submitted, he concurred with Mr. Crumlish's conclusions and had also observed only three damaged rafters. He further stated that he believed that the necessary repairs would be so simple as to be within the skill requirements,of an amateur, and that the rehabilitation of plumb conditions were achievable as described by the engineer. He believed the cost quotes submitted by the applicant to be high relative to the market, five thousand dollars seeming sufficient to restore the plumb and structural integrity of the building. He observed that the present owner had possessed the building for twelve years without expending effort to maintain it from which he inferred long term intention of its demolition. He stated that he opposed such demolition based on Mr. Crumlish's letter and his own knowledge of the cost of repair. Mr. Botkin then addressed the commission, stating that the building had no historical significance, in the sense of George Washington having not slept there, and that the building dated from 15 to.twenty years after the house and being architecturally unrelated to the house. He reiterated that the structure was not .well built originally. He stated that the owner had expended considerable expense in rehabilitating the house but that this structure had never been improved and had leaned since the time of its acquisition. He indicated that the City was now telling them to either fix it or tear it down. He indicated that there was no point in spending five thousand dollars to stabilize the building unless it could be put to some use. He further observed that the contractors consulted were not certain as to how much work would be required to bring the -building back to plumb. He concluded that there was little to be gained for the historical value to neighborhood, and that this building was just old, poorly constructed, and of insufficient value to the owner to warrant repair. Mr. Talley interjected that he had inquired with the State Fire Marshal's office who were unsure as to how the building came to -be reviewed by them. He further stated that the City Division of Code Enforcement had—indicated-..that------- ----they —had—been summoned to the property by the owner for an inspection. He further indicated that he did not see where there were other extenuating requirements such as parking need, addition to the building or other use which necessitated the use of the space occupied by the carriage house. He also noted that there was an automobile which appeared to be_.abandoned-or not in use on the property and that the .building .in question would provide storage space for such. Regarding the historic interest of the structure Mr. Talley noted that the stalls for two horses were clearly discernible in the building. Mr. Botkin inquired as to what gave this building historical significance. Fr. Bullene responded that it was highly doubtful as to whether George Washington had slept in the house at this location either and reiterated his comments from the previous b meeting that the minor buildings are part of the historic context of the major building and that the humble sets off the grand. He noted the letter from Southhold which discussed the increasing rarity of this type of structure which had been common during the era .in which the Lincolnway East District was developed. He noted that the idea of the importance of historic districts rests not on the importance of individual buildings but on the collection of buildings which have historical value. He then verified that the owner was in possession of the property at the time of the district's designation and that there had been no controversy at that time regarding the inclusion of the accessory structures in the requirements of preservation. This was affirmed by R. Oxian and Mrs. Choitz. Mr. Oxian observed that the only opposition at the time of designation was among the owners around Vernon at the east edge which contains much more modern buildings requested to be left out. After a poll of the owners in that vicinity, a portion was deleted from .the original proposed area. He also indicated that there .was an.area which probably should have been included at Miami Street which was not included in the original neighborhood proposal. Mrs. Choitz noted that she chaired the District Committee at that time attending every meeting regarding the designation and that it was clearly understood that the carriage house was to be included in the designated district. She further noted that there had been subsequent awareness of the continuing neglect of the building, but that the commission is not geared to controlling the activities of owners_ but that it expected that owners will maintain whole properties, noting that this building is one of the few remaining utilitarian carriage houses in this area of town. She also observed that she had just returned from the middle Pennsylvania area where people take great pride in structures of this character in every detail and would not dream of letting one be demolished. She further noted that these structures were effectively put to many, uses there including the attachment of. greenhouses. She also observed that to her knowledge there hadbeen no effort to find•an alternative owner for this structure,_ noting. that there might be other individuals interested in saving the structure by relocating it. She mentioned that such an arrangement could represent a savings to the owner to the extent of the cost of demolition. She said that she would be sorry to see the building come down for lack of effort to find alternatives to demolition. Mr. Oxian inquired as to whether the applicant .had read the HPC resolution regarding the requirements for demolition. Mr. Botkin indicated that he had. Next Mr Oxian inquired who had put the new garage doors on the building. Dr. Kempf responded that she had. Mr. Oxian the asked the purpose of these doors. Dr. Kempf indicated that they represented an effort to further secure the building. Mr. Oxian indicated that the building could be utilized as a garage for the tenants of the main house. He also indicated that having examined the building that the deterioration appeared to be "demolition by neglect". He discussed how. farm properties are often designated as Local Landmarks including all of the accessory structures because the ensemble represents a singular whole indicating that the minor structures in a district had similar importance. His stated opinion was that the carriage. house was an important part of the property and district. He recalled that one building had been lost to demolition by neglect in the Lincolnway district but did_not see that as a precedent for continued demolitions and he would oppose any more. Mr. Botkin responded to Mr. Tally's. earlier comments regarding the cause for the building's inspection by code officials saying that the Fire Marshal's visit had been routine and that there was no ulterior motive in seeking parking space, etc. but did acknowledge that the owner .had called City Code Enforcement. He then returned to.the issue of cost indicating that the necessary cost of maintaining this property was not justified in the mind of his client and that the commission could not assume a waiver from all district property owners to meet any required expense to maintain the buildings located therein. He further indicated that having not protested at an earlier time did not imply a need to accept all judgments of the commission. Fie did concur that perhaps there was some solution feasible if a third party could be found to assume ownership of the structure (by removal) but that he and his client were not aware of any such parties. He indicated that he_ did not know how Code Enforcement would view this. Mr. Oxian stated that Code Enforcement was a different agency of the government and that they would likewise need to persuade the Commission (or Common Council) of the necessity for demolition. He noted that the commission did have to consider the claim of prohibitive cost. Mr. Talley moved that the commission deny the application for demolition of the secondary structure carriage house at 1202 Lincolnway East. The Motion was seconded by Mrs. Choitz. Mr. Oxian opened the floor for discussion of the motion. Fr. Bullene observed that the submitted engineer's report had indicated that the greatest part of the cost was for returning the building to a plumb condition .and that it could be structurally stabilized without incurring this cost by_ reinforcement in its present condition with diagonal bracing and quoted this simple operation. He observed that this is quite simple and economical. He also noted that in considering the costs of repair, those .costs must be adjusted by the cost of demolition ($2000) to reflect the actual additional burden to the owner. He summarized that there was a range. of alternatives from demolition to stabilization to repair to rehabilitation to remodeling for more finished use all of which had associated costs and benefits. He expressed that he felt it..would make a.nice apartment. Mrs. Choitz reiterated that she felt strongly that, the building should remain in place but that she would prefer for it to be moved rather than demolished. She further noted .that a sale for removal scenario would need to wait until spring. Mr. Oxian called for a vote. votes were accounted as follows: Mr. Talley - yes, for reasons already stated. Fr. Bullene - yes, for reasons already stated. Mr. Borlowsli,- yes, based on the statements given in .the hearing and the letters submitted. He has personally seen buildings in worse condition rehabilitated successfully. Mrs. Petrass - yes, stating that she believes the structure to be part of the neighborhood, and does not believe .that all possibilities have been explored for alternative use, removal of the building to another site being a lesser evil, but repeating its importance to the district and noting a similar but well maintained carriage house a few doors down the block. Mrs. Choitz - yes, for reasons already stated. Mrs. Hostetler - yes, noting that this building has been in the owners possession for twelve years without proper maintenance. �Sr. Oxian - yes, for reasons previously stated. He further noted that he could not concur with removal of the building from the site. The motion was unanimously approved. Mr. Oxian indicated to the owner that she might pursue the alternative expressed by some to move the building. Mr. Botkin inquired who should be contacted in this regard. Mr. Oxian noted .that Mrs. Choitz, Mrs. Petrass and he were on the board of directors of Southhold Restorations Inc. He further noted that Adrian Fine, absent commission member, was employed by Historic Landmarks Foundation of Indiana and might be of assistance. Mr. Tally inquired whether there was any necessity for the commission to direct a timetable for this activity. Mr. Oxian responded that the commissions required action was to act on the COA application which had been completed. Mrs. Choitz indicated- that Barb Steele would be the contact person at Southhold Restorations. Mr. Duvall indicated that he would provide the applicant and her attorney with copy of all the letters which had been submitted regarding the hearing. Discussion of this COA application concluded with brief procedural discussion regarding the desirability of entertaining a motion before commencing discussion. IV. Regular Business A. Approval of Minutes - October 16, 1995 Mr. Oxian indicated that the word restored should be changed to reconstructed in Mr. Talley's comments regarding lighting on the Michigan Street bridge. Fr. Bullene indicated that he was concerned for inclusion of his comments that he was not licensed as an architect and that his chair on the commission was that of architectural historian. Mr. Talley moved to approve the minutes as corrected. Mrs. Hostetler seconded the motion. The minutes were approved unanimously as corrected. B. Treasurer's Report Due to Mr. Wiener's absence there was no report. C. Correspondence Mr. Duvall requested to dispense with. correspondence as he_ had neglected to bring the materials to the meeting. -Mr. Oxian observed that in the past, some directors have. listed the correspondence for inclusion in packets to become part of the record. D. Committee Reports 1. Budget & Finance Mr. Talley indicated that there was no report for this month. 2. Legal Mrs. DeRose indicated that two matters required action by the Commission, changes in the rules of procedure and subsequent changes to the by-laws to reflect the changes in the rules. The by-laws will require a second reading at the next meeting. a. adoption of rules (see Old Business below) Mrs. Choitz moved that. the Commission adopt ,the proposed changes to the by-laws dated October 3, 1995. Mrs. Petrass seconded the motion. Mrs. DeRose requested that the motion be discussed as it might effect the subsequent consideration of rules. In discussion Mrs. Choitz observed that the changes were simply being made to reflect the desired clarification of procedures. The commission then considered the adoption of proposed Rules. of Conauct of Business. Mr. Talley moved for that the Commission adopt, the Rules for the Conduct of Business. Mrs. Hostetler seconded_ the motion. The motion was unanimously approved. The Rules for the Conduct. of Business were then signed by all commission members present. 3. Historic Districts Mr. Talley inquired about the proposed alley vacation between. Marion and Navarre streets. Mr. Duvall stated that it was in the half block west of Michigan and did not effect historic. districts or landmarks. He did not know if its pavement was brick. 4. Historic Landmarks a. Status of recommendations to Common Council: 534 LaPorte Avenue (Starzynsld Texaco Gasoline Station) has not been withdrawn. 237 North Michigan (LaSalle Hotel); conditions have been agreed upon with the owner and the ordinance will come -before the Common Council in the coming month. 518 South Michigan (Pro Sound) has been approved by the Common Council. Stanfield Napoleon street light will also be brought before the Common Council in the coming month. Mr. Oxian indicated that he wished to convene a meeting of the Landmarks Committee following the conclusion of business. 5. Standards & Maintenance The re was no report from this committee. 6. Personnel Mr. Duvall reported no change in the personnel status. E. Staff Reports 1. C of A Staff Approvals a. 909 Riverside Drive - LHD-RD; In -hind replacement of mouldings. b. Niles & Leeper - LL; repair of base. c. 217 Hammond P1 - LHD-RB; In-kind roofing & gutter replacement. d. 630 West Washington - LL; In -hind replacement of tree. 2. DHPA Grant status a. National Register nominations:. Ms. Greiff has visited twice and the survey work on St. Casimir's and the other sites is proceeding. The nomination .of the Studebaker. Building is nearing completion. b. Economic Benefits Study The agreement with the Appraisal Group has been signed and they have commenced their preliminary data gathering. We have scheduled a consultation visit with Donovan Rypkema who has worked with the National Trust on similar studies. He will be in town on December 14 to meet with us_, the consultant and HLFI who has a project with him on a statewide basis to be undertaken next year. 3. CDBG Grant status Mr. Duvall stated that claims are anticipated in the near future to expend our 1995 funding commitment. V. uld business A. 1202 Lincolnway East (LIID-LWE) - Demolition of accessory structure (see public hearing above). B. Brick Streets of South Bend Mr. Talley indicated that he was progressing on research at the Public Library and City Engineering Dept. to assemble historical map data._ His intention is to then create a data -base for retrieving location specific information on the paving status. Adrian Fine is working on developing criteria for classifying the importance of locations. Mr. Borkowski inquired after the status of the paving at the alley between Lafayette and William. Mr. Talley indicated that Tom Eddington of the Dept. of Community and Economic Development had approved the removal and re -use of the material by the adjacent church. Mr. Talley had spoken with the Street Dept. to arrange for the security of the material in interim. He indicated that the Olive Street pumping station is the site of the brick depot for .this purpose.He further stated that there is standing regulation that when paving brick is disturbed during any kind of, work, it. is to be relaid .by the agent performing the work. He questioned why the surplus brick was not used at the crosswalks in downtown. He indicated that Mr. Eddington had told him that Ohio Street in the vicinity of the new Juvenile Center would probably be removed as part of that project. C. Adoption of Rules (See Legal above) VI. New Business Mr. Tally inquired after the possibility of creating other categories of certification in addition to .the COA to, indicate after. the fact approvals, noting that Indianapolis had a Certificate of Authorization or Compliance. Mr. Duvall indicated that he believed that these other categories addressed projects like room additions and privacy fences which were considered acceptable development but did not represent preservation activity. Mr. Oxian agreed that this might be helpful in distinguishing among the merits of projects in the historical record. He indicated concern that applicants who attempt to avoid review by performing work.before or without COA should be so indicated in the subsequent approval- of their projects. Mr. .Duvall observe that these distinctions in Indianapolis were not of a punitive nature but were to indicate differing classes of approval with regard to their historical accuracy. Mrs. Choitz indicated that a record of such after the fact applications would make such a pattern of behavior discernible. Fr. Bullene clarified that there were two types of issue in discussion; one regarding owner compliance, the other having to do with levels of appropriateness. Mrs. DeRose indicated that she. would scrutinize our ordinance to see if such distinctions could be made. Mr. Talley reported regarding the identification of lamp -posts, street signs etc. that he had been referred to Rink -Riverside who male. tags for license plates. He has also inquired of Hall Signs of Bloomington regarding the availability of historically appropriate street signage. He then inquired about the status of Local Landmark plaques. Mr. Oxian recounted the history wherein such were available early on but subsequently funding shortfalls had resulted in the need to charge for plaques. Mr. Talley indicated that the Yeagers (Cutter house) had been supplied with a Local Landmark consent form but have not yet returned it. VII. Hearing of Visitors No visitors volunteered comments. VIII. Announcements & Miscellaneous Matters Mr. Duvall reminded commission members of the Indiana Alliance of Historic Review Boards questionnaires which he would like to compile for return. Mrs. Petrass indicated that she would host the Holiday Party following the December meeting. IX. Adjournment The meeting was adjourned at 10:00 p.m. r. FINANCIAL REPORT HISTORIC PRESERVATION COMMISSION January 1 thru October, 31, 1995 REVENUE St. Joseph County $16784.42 Block 9500i00 .4 .�n t s Aht-ic"ip-ated.fi 0. OD - $26284.42 STAFF Dikector and Assistant 423637.50 OFFICE,EXPENSES Books $7.00 Conference's 98.'00 Copier 976.51 D u6s . and Subscriptions 391.00 Legail.Noti6es '50.41 Tegql rVj 0.00 Office Suppiies x.57.00 PhoneandPostage 419. 9. 3 5 1; lPhotography 4-15.90 'Pj�,Trvtina 0,00 Trave "75 2646.92 SPECIAL PROJECTS/ Surveys,nominations, studies, etc. 0.00 0.00 TOTALS $26284.42 $26284.42 41 HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY, INDIANA BY-LAWS, AS AMENDED DECEMBER 18, 1995 The Historic Preservation Commission of South Bend and St. Joseph County, Indiana, hereby amends its By -Laws as follows: 1. Article 2 Membership is amended by added a new Section 2 as follows: Section 2. Loss of Membership. Members of the Commission may be removed by the appointina authoritv for -fust and reasonable cause. Unexcused absence of a member from four (4) reaular meetings in succession, mav, after due consideration and consultation with the member, cause the President to reauest that the appointina authority reauest the member's resignation from the Commission. 2. Article 3, Section 5 is hereby amended as follows: Section 5. Secretarv.- The Secretary of the Commission shall (a) attest such of the documents referred to in Section 3 of this Article 3 as may require attestation, (b) attest, after approval, preserve and safeguard the minutes of all meetings of the Commission, (c) certify copies of documents and minutes, a-ftd (d) preside at all meetings of the Commission in the absence of the President and Vice - President, and (e) perform such other duties as these By - Laws provide or the Commission by resolution prescribe. In the Secretarv's absence, then his/her duties shall be performed by the Secretary Pro -Tem, name by t -biz pre -s- dent . 3. Article 4, Section 3 is hereby amended as follows: Section 3. Ouorum. A quorum shall consist of €ivc 175-)- :�i�mLcrs a majority of the Commission membership. 4. Article 4, Section 2 is hereby amended as follows: Section 2. Special Meetinas. Special meetings may be called by the President by giving five (5) days notice to each member. Special meetings may be called by three (3) Members of the Commission or by the Executive Director of the Commission by giving five (5) days notice to each member. 5. Article 6 of the By -Laws is hereby amended as follows: Section 1. Order of Business. The order of business at any regular or special meeting of the Commission, unless otherwise provided in these By -Laws or by resolution of the Commission shall be as follows: (a) Call to Order. (b) Roll Call. _CoIL Public Hearina - Certificates of Appropriateness and Other. Ld) Approval of Minutes. (g) Treasurer' s Report. -(-e�-Lf L Correspondence. -K+ Lq)_ Committee Reports. -(V-)- QIL Old Business. -\- Q_ New Business. (j) Announcements and Miscellaneous Matters. -(-i+(hL Hearing of Visitors. -JR+ Ll) Adjournment. 6. Article 7 is hereby amended as follows: Section 1.• Standina Committees. The standing Committees of the Commission shall be Budget and Finance, Standards and Maintenance, Historic Landmarks, Historic Districts, Public .,Relations.and.Community Education Committee, and Legal Committee which shall be named by the Commission at the first -meeting in the calendar year and said Committees shall serve for the calendar year or until their successors are appointed or the Commission by resolution shall determine otherwise. These Amendments - to the By -Laws of the Historic Preservation Commission of South Bend and St. Joseph County, having been - introduced at the Commission's meeting of November 20, 1995, are Preservation Commission of South Bend and St. Joseph County in conformity with Article IX of the By -Laws on this 18th- day. of December, 1995. /c:�\bylawsam.amd