HomeMy WebLinkAbout617-619 Cushing Street_COA 2020-0224ASTAFF REPORT
CONCERNING APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Date: March 9, 2020
Application Number: 2020-0224A
Property Location: 617-619 North Cushing
Architectural Style/Date/Architect or Builder: Gabled-ell/Stick / 1892
Property Owner: Avnis LLC
Landmark or District Designation: Local Landmark, Ordinance #8142-90
Rating: Outstanding
DESCRIPTION OF STRUCTURE/SITE: Main structure is a two-story irregular plan Gabled-ell house in the
stick style on a brick foundation (that was previously covered in stucco). Wood clapboard siding with decorative
square panels and jigsaw shingles. Asphalt shingle roof with centrally mounted brick chimney. Gabled dormers
with decorated rakeboards, molded wood eaves and rake, and a plain frieze. The front entry porch adds distinctive
styling, the side entrance has a unique canopy with fan-decorated semicircular brackets. Windows were originally
1-over-1 double hung with plain wood jambs and sills and decorated wood entablatures; many windows are now
vinyl replacements.
617 Cushing stands to the rear of the main house closer to the alley and was possibly originally an outbuilding. It is
a one and a half story structure with a brick foundation and a centrally mounted chimney. Originally sided in
wood, it is now covered in vinyl. Windows are a mix of original wood one-over-one double hung, casements, and
replacement vinyl windows.
ALTERATIONS: Both properties have been extensively modified over the course over the last century.
Windows have been replaced in both structures (without COA); 617 Cushing had vinyl siding installed over the
original siding. AA 2019-0517 approved a number of projects on the exterior of both structures which have not
been completed (removal and reconstruction of chimneys, foundation work, tree removal, landscaping
improvements, and the removal of the exterior stair well). AA 2019-1023 allowed for the removal and re-roofing
of the asphalt shingle roof, as well as the installation of new gutters and downspouts.
APPLICATION ITEMS: “Take off North west back entry door. Seal and replace with wood siding. Change
vinyl kitchen window above the sink, take off back entry door and replace by sliding patio door and build a wood
deck 10’ x 8’ with stairs towards the back yard. Fix basement hatch exterior entry door, make it functional and
safe for use.”
DESCRIPTION OF PROPOSED PROJECT: Applicant seeks a Certificate of Appropriateness for changes on
the structure:
1. Remove exterior entrance door at northwest corner of house. Side over with wood siding to match the
existing reveal and dimensions.
2. Remove vinyl kitchen window on rear facade, replace with new JELD-WEN ‘Better Series’ 24 ¼” W x
38” H vinyl single hung window in white. Replace siding as needed, matching existing reveal and
dimensions.
3. Retroactively remove rear entrance door, widen opening, and replace with JELD-WEN Builders series
60” x 80” Vinyl Left Hand Sliding Patio Door. Trim and repair siding to match original.
4. Construct new 10’ x 8’ patio outside rear entrance with pressure treated #1 Thick Deck Board.
5. Reconstruct existing basement access hatch.
Late 19th century structures often had multiple front entrances (leading to some being labeled as ‘coffin doors’ or
‘funeral doors’ as they were supposedly installed to allow coffins to be brought into and removed from a house
without navigating tight turns or corners). Historic record indicates this structure has long existed as a multi-family
house with multiple units, necessitating multiple entrances. This is reflected in the property history and 1932
Assessor Cards.
The applicant seeks to convert this property into a single-family dwelling. The property previously had five
entrances (three on the front façade, one on the rear primary façade, and one at the northwest corner of the of the
rear façade). Removing the additional entrance on the north side of the rear of the property will minimally change
the aesthetics of the property.
Many of the windows on this structure have been replaced. Replacing the replacement vinyl window with a new
vinyl window is not necessarily an improvement in aesthetics or quality. Staff wishes the original windows were
still on the structure.
Replacing the non-original replacement door with the vinyl slider (and increasing the opening size) is a significant
change to the rear façade. This – and the construction of the treated lumber rear porch – can be considered
anachronistic to the original features of the house. Other Landmark properties have seen the addition of rear slider
doors, most recently on Park Avenue in Chapin Park.
Reconstructing the rear basement hatch would be appropriate for Administrative Approval. Staff offers no
objection.
SITE VISIT REPORT: N/A
STANDARDS AND GUIDELINES: Local Landmark “Group B”
The Commission has the authority to determine the architectural merits and the extent of any proposed treatment, renovation, or addition to a
historic landmark. The commission will require drawings, plans, specifications, and/or samples where appropriate.
A. Maintenance
The maintenance of any historical structure or site shall in no way involve any direct physical change except for the general
cleaning and upkeep of the landmark. The Commission shall encourage the proper maintenance of all structure or sites.
B. Treatment
Treatment shall be defined as any change of surface materials that will not alter the style or original form. Such
improvements include re-roofing, glazing, or landscaping lawns and may involve a change that can potentially enha nce or
detract from the character of the landmark. A treatment change of any surface whether on the landmark or in its
environment may require a Certificate of Appropriateness if it significantly alters the appearance of the landmark.
Although these kinds of changes may not require a Building Permit, a Certificate of Appropriateness may be necessary.
The commission should review the proposed treatment for character and style consistency with the original surfaces.
C. Renovation and Additions
Renovation is the modification of a structure, which does not alter the general massing while an addition, is a change in
mass. A modification, which involves the removal of a part of the landmark, should be considered under demolition (see
demolition).
Additions to landmarks should not detract from the original form and unity of the landmark and should not cover singular examples
of architectural detail. Additions to landmarks should be added in a manner that does not disrupt the visible unity of overall
appearance of the site. The proportions, materials and ratios of the existing structures should be carried through in the additions.
Care should be taken not to change or alter the following:
1. Structure—–Necessary structural improvements, where safety demands should be accomplished in such a way as to
cause minimal visual change to the original style and construction.
2. Material—Additions and improvements involving any new material in the landmark should be of the same
material as the original. It should be the same size and texture. An alternative material may be allowed if it duplicates the
original.
a. wood—all wood trim should conform with existing trim in shape and size.
b. siding materials—the Commission discourages the covering or alteration of original materials with
additional siding. Structures already sided with incompatible materials should be returned to a siding similar to
the original when renovation is considered.
D. Demolition
Historic landmarks shall not be demolished. When a landmark po ses a threat to the public safety, and demolition is the only
alternative, documentation by way of photographs, measured drawings, or other descriptive methods should be made of both the
exterior and interior of the landmark. The person or agency responsible for demolition of the landmark shall be responsible for this
documentation.
E. Moving
The moving of landmarks is discouraged, however, moving is preferred to demolition. When moving is necessary, the
owner of the landmark must apply to the Commission for a Certificate of Appropriateness.
F. Signs
No neon or flashing signs will be permitted unless they are original to the structure. Billboards and super-graphics will also be
disallowed. Only one appropriate identifying sign will be permitted per business.
G. Building Site and Landscaping (These standards apply to both A and B)
1. Required
Major landscaping items, trees, fencing, walkways, private yard lights, signs (house numbers) and benches which reflect the
property’s history and development shall be retained. Dominant land contours shall be retained. Structures such as: gazebos,
patio decks, fixed barbecue pits, swimming pools, tennis courts, green houses, new walls, fountains, fixed garden furniture,
trellises, and other similar structures shall be compatible to the historic character of the site and neighborhood and
inconspicuous when viewed from a public way.
2. Recommended
New site work should be based upon actual knowledge of the past appearance of the property found in photographs, drawings, and
newspapers. Plant materials and trees in close proximity to the building that are causing deterioration to the buildings historic
fabric should be removed. However, trees and plant materials that must be removed should be immediately replaced by suitable
flora. Front yard areas should not be fenced except in cases where historic documentation would indicate such fencing appropriate.
Fencing should be in character with the buildings style, materials, and scale.
3. Prohibited
No changes may be made to the appearance of the site by removing major landscaping items, trees, fencing, walkways,
outbuildings, and other elements before evaluating their importance to the property’s history and development. Front yard areas
shall not be transformed into parking lots nor paved nor blacktopped. The installation of unsightly devices such as TV reception
dishes and solar collectors shall not be permitted in areas where they can be viewed from public thoroughfares.
STAFF RECOMMENDATION: Staff recommends approval.
Prepared 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: 1899 1917 1945 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 (East) - Picture of the front of the building, March 2020.
REAR PICTURE (WEST) - Picture of the rear of the building, March, 2020
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, March 2020.
Front (EAST) - North side of the structure, March 2020.
6
7
8
9
10
-.IAN 2 'I 2020 HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY County-City Building, South Bend, IN 46601
htlp://www.southbendin.gov/goverrunent/departmcnt/community-investment
�ea . .,.__ l/·21/�
>
�1
'>< /
IHG�/ Phone: 574/235.9371 Fax: 574/235.9021
Email: hpcsbsjc@southbendin.gov
p""9 NIE Jr' c....,,q I 11E.D
Michele Gclfman. President A Certified Local Government of the National Parle. Seivicc Elicia Feasel, Historic Preservation
Administrator
APPLICATION FOR A-CERTIFTC TE OF APPROPRIATENESS
OFFICE USE ONLY»»»DO OT COMPLETE A y ENTIUES CONTA[N_ED lN nn. 'BOX«<«<OFFICE USE ONLY
Date Received: ( /-z7 f �z.o Application Number:
Past Reviews: D YES (Date of Last Review) __________ _□NO
Staff Approval auth orized by: ______________________ Title: _________ _
Historic Preservation Commission Review Date: -�--�--�-�_::_-.-\--__ (c _____________________ _ 0 Local LandmarkD National Landmark
Certificate Of App�ri11teness: LJ Denied □Tabled
Address of Property for (Jroposed work:
[] Local Historic District (Name) _______________ _D National Register District (Name) ______________ _
D Sent To Committee D Approved and issued: ________
(Street N11111ber-Slreet Name--City----.Zip)
Name of Property Owner(s): Av""' 1 � L.L-C Phone#: ________ _
Address of Property Owner(s): 3 A h 0 "Z...J-+ fu_,{ s+ --r �l-A VI \I ' i S-rO-e I b '5' I 4 3 0 '2..
(.';;treet N11111ber----Street Name---'.City---Zip)
Name of Contractor(s): -�R�1_c.._· o..._r_J.�'(:)��,J_ii!..._' �-,,,,�0-��_e..:_,._ __________ Phone#: ( $' 14 ) U� 8 5' ZS
Contractor Company Name: J2, ±0 ·s L nve.s-f n-i e."'{S ll(
Address ofContractorCompany: Zl t3 r1,sh ,iuJa._)Lo... A�-5:,ui-h ()e,"'o{ z,J 4�61."i
(Street Number-Street Name-City-Zip)
Current Use of Building:
h1//i-Fa111ily--Co111mercial-Government-lnd11strial-Vacant-etc.)
Ty(le of Building Construction: -----------------------------------
Proposed Work: (more than one
box may be checked)
(Wood Fra111e-Brick-Stone---Steel-Concrete-Othe1� D Landscape D New D Replacement (not in-kind) D Demolition
Description of Proposed Work: :fo..jl c, off �oc-4� we-'>t 6,')..c,.\l e"'{r'f door-_, ·(!_ � o....,..J re.-el�c..4!...
u;,t�. wo,DQ S1d'""':, .• Cbo.---'3-e.. Vl"'lf' )l.,tc..\.,,.Q..Y\ w, ... JovJ Q-�o�·+he 5,V\IL. I i:<:l...lle_ ot<:"bo.e..\L e---t,� doo.,.. .,-v..d cepLo.....c.e. "1� s.J,q)_,V\,g fo..·+.o cfooii ()....,...J. kz.J lo/ &
__ L jµ.-:)aJ.. Je..c..\l ,0 1 2<: 8 1 w, '--:;+1,,$ J:e�ll..,rc,ls tl.;e.. 1-,,'.}--c..l<' b( 0-,;-J.. t ,x \;>;l..se, ...... .e."'f �?,,-tc.� e,(TCf'IOr Q.V\-t<"',' J,oor,fA-0...l�e,.. \T fv "'""0""-0..' o.,..,._--;/50-f""--f:or vse-...L Owner e-mail: J ,fos 1 "'v TY\",. vi ts >YJ-i.r l.('.O'll!ind/or Contractor e-mail: d.. ,f o 5 1 ""veJ 4.,...., e...., \5 YV'I 0--• ( • c..o'"""
and/or X ��-�,,:;���==/t/2=e=v:=�==="t..======------Signature of Contractor
By signing this application I agree to abide by all locnl regulations rcla1cd lo project and to oblain a Building Department Permit, if applicable
Scanned with CamScanner
Scanned with CamScanner
Scanned with CamScanner
Scanned with CamScanner
Scanned with CamScanner