HomeMy WebLinkAboutOctober 1995AUNDA OF THE RECt , TLAR MEETINC
of the
HISTORIC PRESERVA'rTO"T CO�IMjfSIO:j
Regular monthly meeting County commissinncr'!•
7:30 p.m. Conference Room
Monday, October 16, 1995 7th Floor County City B]d_-
I. Call to Order
IT. Roll Call
III. Public Hearing
A. Certificates of Appropriateness
1. 19109 Johnson Road (LL) - Siding
2. 1202 Lincolnway East (LHD-LWE) - Demolition of accessory structure
3. 1313 East Wayne Street South (LHD-HW) - House addition
IV. Regular Business
A. Approval of Minutes - September 18, 1995
B. Treasurer's Report
C. Correspondence
D. Committee Reports
1. Budget & Finance
a. Economic Benefits Study (see Staff Report below)
2. Legal
3. Historic Districts
4. Historic Landmarks
a. First reading - Establishment of Leeper Park as a
Local Historic Landmark
b. Status of recommendations to Common Council
534 LaPorte Avenue (Starzynski Texaco Gasoline Station)6,4
I %
237 North Michigan (LaSalle Hotel.) 41,
518 South Michigan (Pro Sound) J-4 10
Stanfield Pokagon Street light
5. Standards & Maintenance
6. Personnel
E. Staff Reports
1. C of A Staff Approvals
a. 909 Riverside Drive - LHD-RD; In-kind repair of retaining wall
b. 531 Edgewater - LHD-EP; In-kind roofing replacement at porch
c. 537 Edgewater - LHD-EP; In-kind roofing replacement
d. 742 Sancome - LL; In-kind replacement of porch post at rear
e. 1320 East Wayne - LHD-EW; In -Rind roofing replacement
f. 1,342 East Wayne - LHD-EW; In-kind roofing replacement
2. DHPA Grant status
a. National Register nominations
b. Economic Benefits Study
c. Application for 1996-1997
3. CDBG Grant status
a. State Board of Arrounts audit
4. Indiana Heritage Research Grant program
5. Report on conferences attended:
a. Cornelius O'Brien Conference
V. Old Business
A. Brick Streets of South Bend
R. Adoption of Ritles
VT. New Business
VIT.,Hear3n_ of Visitors
VIII. Announcements & Miscellaneous Matt(ars
IX. Adjournment
CERTIFICATE OF APPROPRIATENESS STAFF REPORT
APPLICATION -- 1995-0905
PROPERTY -- 19109 Johnson Rd.
South Bend, IN
OWNER -- Peter & Syril Kline
DESIGNATION -- Local Historic Landmark
STATEMENT OF SIGNIFICANCE/HISTORIC CONTEXT
This house was constructed circa 1900 in the Queen Anne or Free Classic style.
It is rated Outstanding (13) in the St. Joseph County Summary Report of the
Indiana Historic Sites and Structures Inventory, noteworthy as an excellently
preserved specimen of an well articulated expression of the period and style.
The site is commonly known as the Hay Homestead. Other feature of the landmark
site include a large bank -barn which probably predates the house. The site was
established as a group B Local Landmark in 1989.
PROPOSED CHANGE
The applicant seeks to refinish sections of the exterior siding with an
oversiding material.
STANDARDS
The Preservation Standards for a Group B Local Landmark state:
C.3 Materials - 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.
C.3.b - Siding materials - the Commission discourages the covering or
alteration of original materials with additional siding.....
RECOMMENDATION
Upon receipt of this application, Staff notified the applicant that the
application did not contain sufficiently detailed information regarding the
specification and intended location(s) of the intended siding placement for
proper interpretation and requested additional information in this regard.
Upon telephone conversation, Staff has subsequently informed the applicants of
the legal requirement of a waiver of the requirement of a timely hearing and
supplied them with a waiver form in the event that the specifications
necessary for proper consideration of the merits of the proposal cannot be had
before the hearing. In the absence of the executed waiver and/or sufficient
specifications; Staff recommends denial of the application.
DBD
].0/11/95
CERTIFICATE OF APPROPRIATENESS STAFF REPORT
APPLICATION -- 1995-0912-2
PROPERTY -- 1202 Lincolnway East - LHD-LE
South Bend, IN
OWNER -- Anne & Carrold Kempf
DESIGNATION -- Lincolnway East Local Historic District
STATEMENT OF SIGNIFICANCE/HISTORIC CONTEXT
The house at this lot was constructed in 1902 in the Queen Anne or Free
Classic style for John Rohrer, a businessman involved in South Bend real
estate. It is rated Contributing (10) in the South Bend Summary Report of the
Indiana Historic Sites and Structures Inventory. The house retains its
original massing and general character although it has been altered with the
application of oversiding. The survey data card also notes a two story
carriage house with jerkinglQead roof gables as an accessory structure on this
site. The Sanborn insurance maps for the city of South Bend do not include
this locale until their 1917 edition. At the time of that publication, the
carriage house is shown at the proper location on this site. This establishes
the carriage house as a contributing structure in the district, by inference,
probably original to the site development of the present house.
PROPOSED CHANGE
The applicant seeks to demolish the carriage house.
STANDARDS
The Preservation Guidelines for Lincolnway East Historic District state:
IV.A.1 Required - Code requirements shall be complied with in such a manner
that the existing character of the building is preserved.
V.A - Buildings in the district should not be demolished. However, where a
building poses a threat to the public safety and demolition is the only
alternative, documentation by way of photographs,l measured drawings, or other
descriptive methods should be made of both the exterior and interior of the
building.
In addition to the Guidelines adopted by the district residents, the HPC has
on 3/16/92 further defined the Demolition Standards for establishing
reasonable cause for demolition as the only alternative to preservation and
requiring the applicant to submit evidence that:
a) the property in its current condition is uneconomical or in substantial
state of disrepair, deterioration, or structural instability not created by
the owner;
b) Historically appropriate renovation or rehabilitation is either technically
or economically impractical; and
c) The owner has investigated and considered all reasonable alternatives to
demolition, not simply the least expensive alternatives, and that all such
alternatives such as sale, rental, or lease of the property have failed or
with reasonable likelihood will fail or will not earn fair economic return on
value.
page I
j CERTIFICATE OF APPROPRIATENESS STAFF REPORT
RECOMMENDATION
Upon receipt of this application, Staff notified the applicant of the
Demolition Standards to be met for the approval of demolition by the HPC.
Review of the citations of the division of code enforcement finds cause for
building repair as follows but does not indicate the requirement of
demolition:
1) Failing roof rafters and collar ties. (contribute to wall deformation — see
item 4)
2) Tree growing against south foundation.
3) Several areas of damaged siding and corner trim.
4) Walls out of plumb.
5) Worn shingles, holes in roofing and exposed decking.
No further citations are made regarding foundation, doors, windows, stairs,
etc.
Upon inspection by the Staff, we found damage presumably by automobile impact
the one corner and general deterioration of siding surface due to unmaintai.ned
siding. There appear to have been may alterations of door and window
conditions through the buildings period of. use.
As of this date, if the applicant has sought evidence meeting the requirements
of the Demolition Standards, the Staff is unaware of such. It would appear
that the deterioration of the building is due to neglect of the most basic
requirements of maintenance, especially regarding the roof which contributes
to the other areas of deterioration, excepting the impact damage which is also
unrepaired. Staff therefore recommends denial of this application. Should the
commission choose to approve this application, Staff recommends that the
documentation called for in the Preservation Guidelines be prescribed as
accurate measured drawings of a professional standard to be provided by the
applicant as a condition of release of the Certificate of. Appropriateness.
DBD
10/11/95
Page
CR' FICATE OF APPROPRIATENESS S F REPORT
APPLICATION -- 1995-1006
PROPERTY -- 1313 East Wayne Street South
South Bend, IN
OWNER -- Liz & Paul Peralta
DESIGNATION -- LHD-EW
STATEMENT OF SIGNIFICANCE/HISTORIC CONTEXT
This house was constructed by Whitcomb & Keller in 1926 and occupied by James
and Minnie Brook in the next year. The house was designed in colonial Revival
style and is rated Contributing (9) in the South Bend Summary Report of the
Indiana Historic Sites and Structures Inventory and is located in the East
Wayne Street Local Historic District. A one story addition was added to the
house in 1991.
PROPOSED CHANGE
The applicants seek to add a second story addition over the above referenced
addition at the rear.
STANDARDS
The standards for new construction including additions in the East Wayne Local
Historic District are extensive and are attached to avoid excessive length at
this reading. In summary they state that design, scale and materials of the
new work need to be compatible with original and surrounding structures.
RECOMMENDATION
Staff finds the submitted plans to be in general conformance with the
guidelines in their proposed massing and materials. However, the plans and
elevations submitted are not entirely internally consistent, and Staff
therefore makes the following observations:
1) The eave or bearing plate elevation is shown correctly on East and West
Elevations but the rear elevation misrepresents the relationship of the new
eaves to the existing which will be lower than the new. To maintain the roof
ridge of the new roof below the height of the original house, the pitch of the
proposed new roof will need to be lower rather than matching the existing
pitch as shown.
2) Because the new roof is transverse to the original roof and its shed
dormer, portions of the original shed dormer roof will either need to remain
and be built around or removed and patched back in at the lower pitch. Since
it is generally considered to be good preservation practice to make additions
in a manner that allows their removal and restoration of the original
condition, Staff would prefer to leave the shed dormer in place and build
around it. This would also alleviate the problems associated with patching the
slate roof back in where the shed roof would be removed.
In other respects, the documentation is acceptable in its specification of
roofing material, brick selection, window type, and facia and eave design to
conform to the existing materials. Though the rear elevation is not
proportionally true to the Colonial Revival style, it is well out of the view
from the public thoroughfare. With the reconciliation of the above referenced
concerns, Staff recommends approval of the proposed addition.
DBD
1011/1111/95
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III. New Construction
New construction includes any new buildings or structures
constructed within the boundaries of the historic district or any
new addition to existing buildings. New construction should be
designed considering the appearance of other buildings in the
neighborhood.
A. Height and Proportion
The majority of the structures in the district are two stories
high and are square, rectangular, or irregular in plan. The
most prevalent facade proportions have a 1:1 or a 1:2 height
to width ratio.
(1) Required
The height of a new structure and its height to width
proportions shall be consistent with adjacent buildings
in the district. The building height shall be no greater
than that of the tallest existing structure and no less
than that of the lowest existing structure of the same
type in the same block. Facade proportion shall be
established by permitting no structure with a facade
wider or narrower than those existing in the same block.
Additions to existing buildings shall be related in
height and proportion to the existing structure.
(2) Recommended
Contemporary designs should be compatible in character
and mood to the building or neighborhood.
( (3) Prohibited
Additions that would add new height or change the
existing facade of a building and change its scale and
architectural character shall not be constructed.'
(4) Not Recommended
New stories should not be added nor should existing
stories be removed which would destroy important
architectural details, features, and spaces of the
building. Any style or period of architecture that is
incompatible with the existing should not be permitted in
new additions.;
28
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B. Building Materials
Wall materials in the district include: brick, stucco,
half—timbering, stone, clapboard, shingle, and metal and vinyl
siding.
1 (1) Required
C. Accessory Buildings
Accessory buildings are those structures that serve a specific
subordinate function to the residence. These include garages,
carports, and storage sheds. All of the accessory buildings
are located in the rear yard. Most of the garages were
designed in an architectural style related to the residence
and were constructed at the same time as the residences.
(1) Required
Accessory buildings shall be located at the rear of
residences and as unobtrusively as possible while
preserving the historical relationships between the
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—"— — �
Exterior materials used on a new structure shall be
compatible in scale, texture, and color with adjacent
structures. Materials used on an addition to an existing
structure shall relate to the existing or original
materials of the structure. Also, as much of the
original structure as possible shall be retained so that
the addition could be removed without damage to the basic
structure and appearance of the building.)
(2)
Recommended
Metal or vinyl siding may be used when it is the only
feasible alternative. This siding should be compatible
with the original size and style and with the materials
of other buildings in the district.
(3)
Prohibited
Inappropriate materials, such as asbestos, asphalt,
molded or artificial stone, or artificial brick shall not
be used.
(4)
Not Recommended
Glass block should not be used. Concrete block should
not be used for anything other than foundations.
C. Accessory Buildings
Accessory buildings are those structures that serve a specific
subordinate function to the residence. These include garages,
carports, and storage sheds. All of the accessory buildings
are located in the rear yard. Most of the garages were
designed in an architectural style related to the residence
and were constructed at the same time as the residences.
(1) Required
Accessory buildings shall be located at the rear of
residences and as unobtrusively as possible while
preserving the historical relationships between the
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—"— — �
t _a
MINUTES OF THE REGULAR MEETING
of the
HISTORIC PRESERVATION CON-'!ISSION
Regular monthly Meeting
7:30 p.m.
Monday, September 18, 1995
County Commissioner's
Conference Room
7th floor County City Bldg
I. Call to Order
President John Oxian called the meeting to order at 7:35 p.m.
II. Roll Call
President Oxian introduced new County Council
members of the commission present were; Father
Historian; Martha Choitz; Catherine Hostetler;
J. Edward Talley; and Jerry Wiener.
Staff present were Aladean DeRose, counsel to
director.'
appointee, John Borkowski. Other
Richard Bullene, acting
John Oxian; Janeanne Petrass;
the commission and David Duvall,
Also attending were Matt Morris, Marsha Stevenson, and Jay Tidmarsh.
III. Public Hearing
President Oxian commenced the business with the public hearing of the
following applications for Certificates of Appropriateness:
1. 938 Riverside Drive - LHD-RD
Mr. Duvall read the Staff comments. Mr. Tidmarsh presented his summary of the
proposed work.,He indicated that the plans for venting the range would no
longer require the vent through the basement; window sash. This item was
therefore removed from the application. Ms. Choitz moved that the commission
approve the application as so modified. The motion was seconded by Ms.
Petrass. Mr. Talley inquired of the applicant if further work was presently
anticipated at this address, indicating the efficacy of including as much work
as possible on applications reduces the burden on the owner in repeated
presentations. Mr. Oxian expanded on this, noting that if all work is not
accomplished within the one year period of the COA that it is easily renewed.
Ms. Choitz indicated that it is not always best to make overly detailed plans
too far in advance with rehabilitation as often discoveries are made and plans
are affected. Mr. Tidmarsh indicated that he understood that such accumulation
of items was possible but that in this case the work has just been developing
in this incremental manner. Mr. Tallev called the question. The motion was
unanimously approved.
2. 1421 East Wayne Street North - LHD-EW
Mr. Duvall indicated that the owners were not present but that they were
represented by Matt Morris, the contractor for the proposed work. Mr. Duvall
then read the Staff comments and distributed photographs and catalog
materials. He further noted that the proposed replacement windows were Pella
with the simulated divided light and that such windows had already been
installed at other locations of the house. Mr. Fine asked if the muntins were
inside or outside of the glass. Mr. Morris indicated that they were sandwiched
between the two glass panels, noting that the inside glass was removable. Ms.
Choitz moved for annroval of the application. Mr. Wiener seconded the motion.
The motion passed unanimously. Mr. Oxian observed that both applications on
the agenda involved the restoration of window conditions at attic locations
where the windows had previously been removed for the installation of
ventilation devices, noting a cycle of removal and replacement. He suggested
that in this light, the commission should carefully consider alternatives in
the case of future requests to so alter attic windows to exchange for louver
vents. Ms. Choitz inquired what the commission should ask of applicants
regarding this. Ms. Hostetler noted that these changes are related to changes
in the heating and cooling and ventilation technologies which change in houses
and that the restoration of the window conditions usually followed the
installation of central air-conditioning. Mr. Morris interjected that often
the restoration of the windows is related to the finishing of attic space for
year-round use. When this is so, the ventilation of the attic to relieve heat
gain in the house still needs to be addressed by other roof -vent devices. Mr.
Oxian reiterated his observation that he would like to avoid the removal of
the windows in the first case by recommending an alternative venting system.
IV. Regular Business
A. Approval of Minutes - Mr. Tallev moved for the approval of the minutes for
both the August 21. 1995 regular meeting and the September 6. 1995 special
meeting of the commission. Ms. Choitz seconded the motion. The motion passed
unanimously.
B. Treasurer's Report - The treasurer had no report_ for,thi.s month.
C. Correspondence
Mr. Duvall noted the following correspondence received:
The County Engineering Department has provided the plans for the Darden Bridge
rehabilitation. They were brought to the meeting and were available there for
perusal.
Notification from the Indiana Humanities Council that our request for grant
funding to reprint neighborhood Historic Preservation Plans had not been
funded.
Notification of the DHPA "Grassroots Preservation Round -up" in Anderson
Indiana on October twenty-first. Other items enclosed were a call for articles
for the Fall Newsletter to be submitted before October sixth.
Correspondence sent from our office included:
Submittal of the Historic Preservation Plan to the County Council.
Response Co Gregg Gilmore on survey information regarding the former
Frederickson Candy Store. He requested that we invoice him for a charitable
contribution for $25. This was done and a check received. Mr. Duvall sought
guidance of the Commission on how to handle this contribution. Ms. DeRose
noted that the commission is not a 501C-3 corporation so the contribution may
not be tax deductible. She further noted that what was done with the check
would be of some concern as the State Board of Accounts does audit our ledgers
and cash-flow on our grant funding. She will inquire regarding how this should
be handled. Mr. Duvall observed that the commission is allowed by ordinance to
accept such gifts. Mr. Oxian observed that years ago there had been an account_
for such contributions. Ms. DeRose suggested that as long as the funds are
segregated this would be acceptable. It should not be commingled with county
funds. Mr. Duvall observed that he would have no idea where such ledger
documentation would be found and that he was anxious to dispose of the check
in some manner.
In response to an application from the Klines who own the local landmark at
19109 Johnson Rd. requesting vinyl or some other over -siding. The office has
responded requesting further, more specific information for this proposal. Mr.
Duvall noted that he had visited the site over a year ago to observe their
paint failure problems.
Response to an inquiry from Mr. Alan Lake seeking information about Terre
Coupe Station on Walnut Rd. South of Lincoln Highway.
Correspondence to Steve Ellison of Coldwell-Banker regarding the South Bend
Brewery on Lincolnway West. A copy was circulated to Mrs. Kenneth Inwood, the
owner. This property is being listed for sale and is among our nominations to
the National Register presently being prepared as well as being a part of the
proposed Lincolnway West Local Historic District.
At the request of Gabriel Olgafor of the Department of Economic Development,
Mr. Duvall prepared a list of seven local architects familiar with the
requirements of Historic preservation projects for use in selecting a service
provider for anticipated rehabilitation of the Local Landmark at 701
Pennsylvania Street which the city anticipated acquiring. The list was
prepared with assistance from Historic Landmarks Foundation of Indiana from a
similar list previously prepared by Center City Associates.
Copies of the design guidelines for West North Shore Drive were provided to
two inquirers regarding the availability of a property there (221).
Provided Survey information to South Bend Heritage for the Hozinski house at.
306 South Chapin which they have proposed to move to another location.
Provided copy of the HPG demolition policy to HLFI Eastern Regional Office.
Response to application for demolition request for an accessory structure at
1202 Lincolnway East encouraging the owners to seek another remedy and
informing them of the possibility of tax benefits for rehabilitation or
adaptive re -use and providing the demolition policy.
D. Committee Reports
Budget & Finance
Mr. Duvall observed that the County budget for 1996 has been passed. Mr. Oxian
noted that the Director was to receive a increase of compensation in the
coming year.
Legal
Mr. Oxian observed that the Special Committee for By -Laws and Rules.has not
yet met. It was established that the committee would meet at 4:00 p.m. on
September 27 acknowledging that Ms. Choitz will not be able to attend.
Historic Districts Committee had no report.
Historic Landmarks
Mr. Oxian reported that the recommendation to landmark the streetlight at
Pokagon & Stanfield has been sent to the Common Council.
There is no change in the status 534 LaPorte Avenue (Starzynski Texaco
Gasoline Station).
Mr. Duvall is to persevere in seeking the owner's consent for 237 North
Mihigan (LaSalle Hotel).
Ca
o� %n Q oir � C� �,J�p� � C, 1
Mr. Oxian appointed Mr. Fine to replace Ms. Van Dalsen as the chair of the
Standards & Maintenance Committee.
Mr. Duvall reported no change in the Personnel situation regarding filling
the position of Administrative Assistant.
Staff Reports
Mr. Duvall reported the following C of A Staff Approvals:
1. 1019 Riverside Drive - LHD-RD; In-kind roofing replacement and
reconstruction of chimney.
2. 1061 Riverside Drive - LHD-RD; In-kind reconstruction of chimney.
Mr. Duvall reported on the DHPA Grant status:
1. National Register Nominations
Following the special meeting of the commission on September 6, the joint
decision of the Budget and Executive Committees determined to employ
consultant, Glory June Grief, as the lowest priced proposal received. Mr.
Duvall noted that the Department of Economic Development has consulted with
our office on the possible inclusion of Wenger Homestead local landmark at 701
Pennsylvania in this phase of our General Assistance Grant.
Mr. Duvall reported that the Request for Proposals for the Economic Benefits
Study portion of the General Assistance Grant has been issued and.proposals
will be received on October first.
Mr. Duvall reported that the County Council adopted the Historic Preservation
Plan at their September twelfth meeting.
Old Business
Mr. Duvall reported that he has spoken with the Chief of, the Fire Department
of Warren Township who had no recollection of the event. In talking with other
members of the department, some had recalled a house fire at this location but
no-one had recalled a log cabin fire. Apparently there are no fire -call
records. He has also found Christine Anderson's correspondence on the
disappearance of the log house at 54335 Rose Road. The owners response had
been in a phone call rather than written correspondence. She had indicated
that the,building burned and been demolished and had otherwise expressed an'
uncooperative attitude toward any further inquiry into the matter. Mr. Duvall
has still not pinpointed the time period of the demolition or fire. Mr. Talley
inquired if the County Sheriff had been contacted. Ms. DeRose indicated that
they would have record only if an arson investigation had been conducted or
there had been a compliant. Mr. Duvall was instructed to continue to research
this event with the assessor's office and the sheriff.
Mr. Oxian called for any new business. Finding none forthcoming, he recalled
having not discussed the proposal to landmark Leeper Park during the Landmark
Committee report and so reported that there would be a first reading of this
proposal at the next meeting.
Mr. Oxian then requested comments from visitors. Ms. Stevenson inquired about
details of the Leeper Park proposal with regard to the inclusion of all
features. Mr. Oxian responded that he believed there would be an exception for
the playground equipment.
Mr. Oxian adjourned the meeting at 8:15 p.m.
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