HomeMy WebLinkAbout729 Cottage Grove Avenue_COA 2020-0406STAFF REPORT
CONCERNING APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Date: 9 June 2020
Application Number: 2020-0406
Property Location: 729 Cottage Grove
Architectural Style/Date/Architect or Builder: Free Classic / 1902 /
“Stretch House”
Property Owner: Michael Hebbeler
Landmark or District Designation: Local Landmark #8055-90
Rating: Outstanding
DESCRIPTION OF STRUCTURE/ SITE: Classic Revival House with Prairie Influences that was built in
1905 for Fred and Margaret Stretch remodeled around 1917 converting it into a duplex. This two-story Free
Classic is rectangular in construction and sits on a concrete block foundation. Walls are wood clapboard with
cornerboards. The roof is hip with gables and boxed returns covered with asphalt shingle. The front of the structure
has a ¾ length porch with doric columns set upon brick piers and has a brick rail with a stone cap. There is an
entablature over the entrance. Windows are mostly 1/1 original wood double hung. There is a Palladian window in
front dormer. Frond door is wood panel with sidelights and there are two French doors in porch.
ALTERATIONS: RME 2015-1129 permitted tear off an re-roof with new architectural asphalt shingles and
removal of volunteer trees. COA 2005-0329A permitted removal of several hemlock trees and for replacement
trees. COA 2005-0329B permitted new 6” K-style gutter installation on house. 1990-0726 allowed for replacement
of existing fiberglass garage door with new wood three panel door.
APPLICATION ITEMS: “Replace metal-framed storm windows with double pane high efficiency windows
(Pella); replace exterior door w/ cracked glass and lead paint with security door. Replacements made to increase
safety and energy efficiency. Trim new windows in same color as original existing structure (pre-renovation). Use
original siding to cover gaps. Paint wood in window cavities to match existing paint scheme. Paint security door to
match original.”
DESCRIPTION OF PROPOSED PROJECT: The applicant has requested retroactive approval to:
a.Replace four metal windows on the rear façade of rear porch with two vinyl windows.
b.Replace three metal windows on the side façade of rear porch with one vinyl window.
c.Install a rear deck structure off rear door using treated wood.
d.Replace wood door with 2’x2’ window with new metal door with half lite window at top.
STANDARDS AND GUIDELINES: 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 (appendix A: Minimum Maintenance Standards).
B.Treatment
Treatment shall be defined as any change of surface materials that will not alter the style or original form.
Such improvements include re-roofing, glazing, or landscaping lawns and may involve a change that can
potentially enhance or detract from the character of the landmark. A treatment change of any surface
whether on the landmark or in its environment may require a Certificate of Appropriateness if it
significantly alters the appearance of the landmark. Although these kinds of changes may not require a
Building Permit, a Certificate of Appropriateness may be necessary. The commission should review the
proposed treatment for character and style consistency with the original surfaces.
C.Renovation and Additions
Renovation is the modification of a structure, which does not alter the general massing 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 poses a threat to the public safety, and demolition is
the only alternative, documentation by way of photographs, measured drawings, or other descriptive methods
should be made of both 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.
SITE VISIT REPORT: N/A
STAFF RECOMMENDATION: Staff recommends replacement of aluminum storm windows with new windows,
in a material other than vinyl (could consider wood, aluminum clad, fiberglass extruded, etc.), in the same quantity
and configuration as existed originally. Staff recommends installation of a new rear deck. Staff recommends
reinstallation of the original door, upgrading the glass, and adding a new storm door.
Prepared by
Elicia Feasel, Historic Preservation Administrator
MAR 1 3 2020 Ree,NO. 0115ti1D
fXJ_vD
HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY
County-City Building, South Bend, IN 46601
http://,vww.southbendin.gov/government/department/community-investment
Phone: 574/235.9371 Fax: 574/235.9021
Email: hpcsbsjc@southbendin.gov
Michele Gelfman, President A Certified Local Government of the National Palk Se1vice Elicia Feasel, Historic Preservation
Administrator APPLICATION FOR A-CERTIFICATE OF APPROPRIATENESS
TIIL BOX«««OFFICE USE ONLY
Date Received: _______ _ Application Number:
Past Reviews: D YES (Date of Last Review) ___________ _ □NO
Staff Approval authorized by: _______________________ Title:
Historic Preservation Commission Review Date: _____________________________ _ D Local Landmark D National Landmark
D Local Historic District (Name) _______________ _ D National Register District (Name) ______________ _
Certificate Of Appp!l!fiateness: LJ Denied □ Tabled D Sent To Committee □ Approved and issued: _______ _
Address of Property for proposed work: _7_:J_q..___G:,---=;\\.......,.,,Q8"'7'2"'-,___,_6.£...L..C..:::cu_,,_y_,,,e,,,e____,.>:""---'-o-"v±�l.,.___,B=--=�"----"'ILL--L-/-"----6�6�(c..a6..__ __(Striat Number-Street Name-City-Zip)
Name of Property Owner(s): _/4,___.__._/...,ch=-'-"',.et..,,e'-"1/c..,,/_ ..... U� ..... .f...,_�=-�-t="/----'I -«---'----------Phone#: Sts
Address of Property Owner(s): _··_JL.1L)-_q_.___�=-=-kt�A,.::;,,,,.1R...,1'----'6�_,_("...::D=-y-.JL..:e�"'-----------------fl;1reel Number-Street Name-City-Zip)
Name of Contractor(s): --�>�·�,e_,�\�J......_ __________________ Phone#: _________ _
Contractor Company Name:
Address of Contractor Company:-----------------------------------(Street Numbe,�Stree/ Name-City-Zip)
Current Use of Building:
(Single rc1111i�J1-Mu!ti-Family-Co111mercial-Go11ernmenf-l11d11s11·ial-Vacant-elc.)
Type of Building Construction: __ w.::..::_o__::o=--J __ -t,--='-/'...:o._'---'fl,J..,,----4-' __..,,rt_,_..,,D"'-'-yVJ__,_,, ________________ _ (Wood Frame2Brick-.Stone 'tee/-oncrete-Ot!te,�
Proposed Work: (more than one
box may be checked) □Landscape DNew rneplacement (not in-kind) D Demolition
Owner e-mail: M \-\e.,\o \, �\�r e J ""--�l and/or Contractor e-mail:
X �£ ll,,L/\.....,1 and/or X ________ _ Signature of Owner Signature of Contractor
By signing this application l agree to abide by all local regulations 1elated to project and to obtain a Building Depai1ment Permit, if applicable,
-APPLICATION REQUIREMENTS ARE LISTED ON REVERSE SIDE-
3/13/20 2020 0406
X
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)
LOCATION MAP - Map showing location of the property and surrounding area (MACOG 2019)
5
HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
SANBORN MAPS
FRONT PICTURE (EAST) - Picture of the front of the building, June 9, 2020
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1917 1945 1960
MICHELE GELFMAN
PRESIDENT
A CERTIFIED LOCAL GOVERNMENT
OF THE NATIONAL PARK SERVICE
ELICIA FEASEL
HISTORIC PRESERVATION ADMINISTRATOR
EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT
1400S County-City Building | 227 W. Jefferson Blvd. | South Bend, Indiana 46601 | p 574.235.9371 | f 574.235.9201 | southbendin.gov
February 20th, 2020
Mr. Michael Hebbeler
729 Cottage Grove Avenue
South Bend, IN 46616
Dear Hebbeler Household,
The South Bend Common Council passed ordinance #8055-90 in January of 1990 designating 729 Cottage
Grove Avenue a Historic Landmark (as described under ordinance #5563-73, as amended) for the
protection of the historic character of the property. Under the requirements of this ordinance, a Certificate of
Appropriateness (CoA) is required for any activity which requires a building permit or which alters the
appearance of the building or site. Painting of previously painted surfaces is released from this requirement
and requires no approval. Consideration by the Historic Preservation Commission of proposed repairs or
alterations is guided by the Group ‘B’ Standards and Guidelines. A printed version of the Standards and
Guidelines is included with this letter.
The Standards and Guidelines for South Bend’s individually designated local landmarks and local historic
districts are available online in .PDF format at the Historic Preservation Commission website:
www.southbendin.gov/hpc
Periodically Historic Preservation Staff make ‘windshield’ surveys of individually designated Local
Landmarks and Local Historic Districts to determine if there have been any changes executed without a
Certificate of Appropriateness. Staff received notification on February 20, 2020 regarding the replacement
of original windows and door at the rear of the 729 Cottage Grove Avenue property. Photographs of the
documented changes are included with this correspondence.
Window replacement projects require Historic Preservation Commission approval. With the desired
outcome of getting your project Commission approval, a blank Certificate of Appropriateness application is
included along with this letter. Please supply a detailed description of the project, materials, and a site plan.
Applications may be mailed, delivered, or submitted electronically to the address on the application.
A $20.00 application fee is required; this may be submitted along with the application or processed over the
phone by contacting Business Licensing Administrator Michelle Adams at (574) 235-5912.
The Historic Preservation Commission remains committed to preserving the built environment of the City of
South Bend and unincorporated St. Joseph County. Our office retains records related to your property
including architectural survey information, 1932 Assessor Cards, and recent project paperwork. The most
recent project that was issued a Certificate of Appropriateness by our office included an approval for
removal and replacement of the roof and removal of volunteer trees by the previous property owner (Bob
Page | 2
Yapp) in 2015. You are entitled to these records through the Access to Public Records Act (APRA).
Attached to this letter is an APRA application for your convenience.
Please contact this office for assistance, questions, or concerns.
Sincerely,
Elicia Feasel Adam Toering
Historic Preservation Administrator Historic Preservation Specialist
efeasel@southbendin.gov atoering@southbendin.gov
Pella 250 Series Windows | Pella https://www.pella.com/windows/pella-250-series/
1 of 6 3/19/2020, 3:10 PM
Pella 250 Series Windows | Pella https://www.pella.com/windows/pella-250-series/
2 of 6 3/19/2020, 3:10 PM
Pella 250 Series Windows | Pella https://www.pella.com/windows/pella-250-series/
3 of 6 3/19/2020, 3:10 PM
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Elicia Feasel
From:Elicia Feasel
Sent:Monday, April 13, 2020 1:12 PM
To:Michael Hebbeler
Cc:Adam Toering
Subject:RE: 729 Cottage Grove - work without Certificate of Appropriateness
Michael –
I will include your additional submission in the COA packet, thank you. As of this moment, the April Meeting is scheduled
to be held next Monday, April 20th. However, tonight the Common Council will be hearing an ordinance that will impact
HPC procedure by waiving the statutory time requirements for the Historic Preservation Commission to review projects
within 45 days and resolve projects within 60 days for the duration of the current health crisis as Historic Preservation
matters are deemed non‐essential in this context. Anticipating this ordinance passing, the meeting scheduled for April
20th will be cancelled with the next meeting scheduled to take place Monday, May 18.
Stay tuned for further details about this tomorrow.
Thank you,
Elicia
From: Michael Hebbeler <mhebbeler@gmail.com>
Sent: Monday, April 6, 2020 11:50 AM
To: Elicia Feasel <efeasel@southbendin.gov>
Cc: Adam Toering <atoering@southbendin.gov>
Subject: Re: 729 Cottage Grove ‐ work without Certificate of Appropriateness
Hi Elicia,
Thanks for the additional information. Please keep me posted on the public hearing (I'm assuming that is the April 20th
HPC meeting that you reference), and if there's anything else I should know. For example, am I required to attend, is
there a process to the hearing with which I should be familiar, and should I prepare anything?
Regarding your question about deck materials and configuration, the idea is just a small platform as shown in the
pictures I sent with four steps (including rails and balusters) from the platform to the ground. Links to the material are
here:
https://www.lowes.com/pd/Severe‐Weather‐4‐Step‐Pressure‐Treated‐Pine‐Deck‐Stair‐Stringer/1000127671
https://www.lowes.com/pd/Severe‐Weather‐Common‐2‐in‐x‐2‐in‐x‐36‐in‐Actual‐1‐31‐in‐x‐1‐31‐in‐x‐35‐75‐in‐Pressure‐
Treated‐Brown‐Deck‐Baluster/50279739
Please let me know if this information is sufficient.
Thank you,
Michael
On Thu, Mar 26, 2020 at 4:24 PM Elicia Feasel <efeasel@southbendin.gov> wrote:
2
Michael –
Thank you for making these diagrams and providing clarification to questions I have or think the Commission will have
during the public hearing for this Certificate of Appropriateness application. I’m not sure if the diagrams you attached
formatted correctly, please see attached pdf. The top view and north side views don’t seem to match the pictures as far
as size/scale/placement of the windows, please advise. With the photos and hand drawn plan you previously provided,
we probably can do without this plan and elevation for the windows, or feel free to revise for accuracy and formatting
and resubmit as a pdf.
For the elevation for the porch, I’m not finding that it conveys what the complete project outcome will look like
although there is some further context in your written description. Can you please provide more information to help
the Commission understand what your new porch will look like upon completion. Links to product specification could
be helpful. Possibly a hand drawing.
From the description you gave of the door, it was likely an original architectural detail to this house. If you have not yet
discarded, I would strongly recommend retaining it through the time of the HPC meeting until a decision is rendered on
this retroactive COA application.
The staff recommendation is to retain the original door, upgrading the glass, and adding a new storm door; existing
aluminum storm windows are recommended for new windows, in a material other than vinyl (could consider wood,
aluminum clad, fiberglass extruded, etc.), in the same quantity and configuration as existed originally; porch requires
more detail of what was removed and of new design.
Please provide any additional information by April 6 to be included on the agenda of the next scheduled HPC meeting.
The date of the next meeting is April 20, but is subject to change following updated State and City orders.
Thank you!
Elicia
From: Michael Hebbeler <mhebbeler@gmail.com>
Sent: Wednesday, March 25, 2020 9:14 PM
To: Elicia Feasel <efeasel@southbendin.gov>
3
Cc: Adam Toering <atoering@southbendin.gov>
Subject: Re: 729 Cottage Grove ‐ work without Certificate of Appropriateness
Hi Elicia,
Please scroll down to see revision to original COA application received on March 13, 2020. (Let me know if there's any
trouble with diagram formatting.)
Please note the stair set is temporary.
I believe the back room of the house was previously used as a summer sun room only, given the aluminum window
storms. It was freezing in the winter and uninhabitable for the majority of spring and fall. The number of windows were
reduced for security, efficiency and usability of the room. There were no wood windows installed.
The door that was replaced was a wooden painted door with a 2x2 single glass pane which was clearly not a security
door.
Thank you,
Michael
Top View North Side View
Asphalt Shingle roof (pitched)
4.8'
3.5'
to
house
Hallway exter‐
ior
door
window window
4
pocket
door
window
manifold
closet
(inside
house)**
Exterior = wood lap‐siding
Room
10'
window 2x6' floor joists; hardwood tongue & groove; and painted exterior plywood on top
(surface)
Cinder
block
window
8.4'
Door
2x2", treated wood ballasters, 45 degree
angle taper, with 2x4" handrails attached to
posts, 34" high
Post
Post
Railings:
House
Landing: 2x6
treated pine joists,
with treated 5/4
deck board surface
Post
Stairs: treated pine stringers, unpainted
wide, 10" deep, 5/4 decking; pre‐cut, 4
risers
Sans Serif
Send
5
On Thu, Mar 19, 2020 at 3:52 PM Elicia Feasel <efeasel@southbendin.gov> wrote:
Michael –
Email is best as Historic Preservation staff can more efficiently assemble the documentation needed to make the
Certificate of Appropriateness paperwork. Thank you for providing additional photos. It appears that a new rear porch
deck, stairs, and rail has also been constructed but is not listed on the COA application. Please revise the COA
application and site plan to include the rear porch and any additional exterior projects that have already been
completed or are in progress. Describe/make elevation of how the porch rail will be finished.
I see that you’ve described the removed windows as aluminum storms. Were wood windows also installed? Why is
the quantity of windows being reduced? Regarding the door, what was the style of the door removed?
Elicia
From: Michael Hebbeler <mhebbeler@gmail.com>
Sent: Thursday, March 19, 2020 2:50 PM
To: Elicia Feasel <efeasel@southbendin.gov>
Cc: Adam Toering <atoering@southbendin.gov>
Subject: Re: 729 Cottage Grove ‐ work without Certificate of Appropriateness
Hi Elicia,
Thanks for your note. I have attached photos of the current construction, including the specs of the replacement
windows. I do not have photos of the back of the house prior to construction. Yes, there were fours windows on the
back but will now be only two. On the side, there were three and will now be one.
I'd be happy to talk further on the phone, if that is easier than email. 513.307.4273
Thank you,
Michael
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The linked image cannot be displayed. The file may have been moved, renamed, or deleted. Verify that the link points to the correct file and location.
On Mon, Mar 16, 2020 at 2:00 PM Elicia Feasel <efeasel@southbendin.gov> wrote:
Mr. Hebbeler –
Historic Preservation staff is in receipt of your COA application. Please provide photographs of the proposed project
areas (rear and side) prior to the unapproved alterations and more clear photos of the current construction (those
submitted appear to be the Historic Preservation Inspector’s view from the alley). Provide specifications from the
manufacturer of the replacement windows. It looks as though there were four windows but now there will be only
two, is that accurate?
Elicia
Elicia Feasel
Historic Preservation Administrator
Department of Community Investment
(574) 235‐7672
efeasel@southbendin.gov
City of South Bend
227 W. Jefferson Blvd., Ste. 1400
South Bend, IN 46601