HomeMy WebLinkAbout748 Portage Avenue_COA 2020-0904STAFF REPORT
CONCERNING APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Date: September 8, 2020
Application Number: 2020-0904
Property Location: 748 Portage Avenue
Architectural Style/Date/Architect or Builder: Gable Front/Classical
Revival/1900
Property Owner: LC Rentals LLC
Landmark or District Designation: Chapin Park Local Historic
District, #9574-05
Rating: Contributing
DESCRIPTION OF STRUCTURE/ SITE: Two story frame house with brick foundation on an elevated lot,
divided into multiple units. The roof is gable front with returns and is covered with asphalt shingles. Siding is
asbestos. Windows are 1/1 double hung with metal storms and metal awnings. Front door is metal panel with
fanlight, off centered to one side with transom above and sidelights on both sides with concrete stoop. Detached
building in rear is vinyl sided with vinyl windows.
ALTERATIONS: Non-original asbestos siding, non-original metal storm windows, non-original metal window
awnings.
APPLICATION ITEMS: “siding and trim, storm windows, storm doors”
DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to:
a.Retroactively install Jeldwen Vinyl windows on the rear structure,
b.Remove the existing fiber siding on the front structure and existing vinyl siding on the rear
structure;
c.Install new Hearttech Double 5” vinyl siding;
d.Trim around existing windows and doors with 4.5” wide aluminum;
e.Install 35 metal storm windows (22 on front structure, 13 on rear structure);
f.Install new metal storm doors;
g.Remove metal awnings over the front windows and door
h.Rehabilitate the awnings over the side entry doors.
Property was “Red Tagged” by the Building Department for replacing windows on the rear structure on November
1, 2019. Owner came in and met with Administrator Elicia Feasel on November 1, 2019 to discuss the Certificate
of Appropriateness application process. The Building Department sent two violation letters (dated 12/19/2019 and
1/17/2020). The owner scheduled a meeting with Specialist Toering to discuss the Certificate of Appropriateness
process on February 6th, 2020 at 2:00pm. The Building Department sent a violation letter on August 19, 2020.
Property owner visited the HPC office on August 28th to apply for the above work. Additional information was
requested to complete the application, and this was provided to the office on September 8th, 2020.
STANDARDS AND GUIDELINES: CHAPIN PARK
II. EXISTING STRUCTURES
A. BUILDING MATERIALS
Original exterior building materials in the district include brick, stucco, clapboard, wood shingles, and brick or
stone masonry. In some instances, vinyl, composite and aluminum siding have been applied over the original
material.
Required
Original exterior building materials shall be retained when possible. Deterioration of wood materials shall be
prevented through repair, cleaning and painting. The existing architectural detail around windows, porches, doors
and eaves shall be retained or replaced by replicas of the same design when deteriorated beyond repair.
Masonry, including brick and stucco structures, shall be maintained, and properly cleaned only when necessary to
halt deterioration or to remove stains and shall be done in a method acceptable for the preservation of the surface:
i.e. low-pressure water and soft natural bristle brushes. Brick or masonry mortar joints should be repointed only
when there is evidence of moisture problems, or when sufficient mortar is missing to allow water to stand in the
mortar joint. Existing mortar shall be duplicated in composition, color, texture, joint size, method of application
and joint profile.
When repairing stucco, stucco mixture shall be used. A professional shall make a study of the old stucco, to
determine the exact mixture and underlayment used in the original work. Some repair methods are not compatible
with the original techniques and may cause early disintegration of the repair work and the original work.
Ample ventilation must be afforded the structure when siding is installed, in order to prevent increased deterioration
of the structure from moisture and insects.
Recommended
Whenever possible, the original building materials should be restored. When maintaining or repairing original
siding is not feasible, aluminum, vinyl or composite siding may be used. When used over wood surfaces, this
siding should be the same size and style as the original wood. Every effort should be made to retain the original
trim around windows, doors, cornices gables, eaves and other architectural features.
Property owners should contact the Historic Preservation Commission of South Bend and St. Joseph County prior
to initiating any restoration or rehabilitation effort. The Commission is an invaluable source of information about
all facets of rehabilitation and restoration – materials, methods, contractors and the like.
Prohibited
Wood siding shall not be resurfaced with new materials that is inappropriate or was unavailable when the building
was constructed, such as artificial stone, brick veneer, asbestos or asphalt shingles.
Sandblasting or the use of harsh detergents shall not be used on masonry including brick, stucco, limestone,
flagstone and sandstone. This method of cleaning erodes the surface material and accelerates deterioration.
Repointing shall not be done with a mortar of high Portland cement content which can often create a bond that is
stronger than the building material. Usage of Portland cement can cause deterioration as a result of the differing
coefficient of expansion and porosity of the historic masonry unit and the mortar. This most often results in serious
damage to adjacent brick.
Unpainted masonry surfaces shall not be painted unless they had been painted originally. Paint shall not be
removed from masonry surfaces by any means that damage the surface.
Not Recommended
Waterproof or water repellant coatings or surface consolidation treatments should not be used on masonry surfaces
unless required to solve a specific problem that has been studied and identified. Coatings are frequently
unnecessary and expensive and can accelerate deterioration of the masonry. Mortar joints, which do not need
repointing, should not be repointed. Wood siding should not be power washed.
C. WINDOWS AND DOORS
Window and door frames are in most cases wood and vary depending upon the style of the home. Many are
double-hung windows with wood trim and sills. Brick structures have stone sills and brick lintels. In some cases
where aluminum siding has been applied, the window and door trim has been covered. About half of the structures
in the district have aluminum storm windows; the other half have wood storm windows.
Required
Original windows and doors shall be retained including sashes, lintels, sills, shutters, decorative glass, pediments,
hoods and hardware. When deteriorated beyond repair, they shall be replaced with units and trim resembling the
original.
Recommended
Wood storm windows and doors painted or finished to match the original should be used but should not damage
existing frames. If new sashes or doors are installed, the existing or original materials, design and hardware should
be used. When metal storm doors are used, they should be painted, anodized or coated to match the existing.
When awnings are used, they should be of canvas material.
D. ENTRANCES, PORCHES AND STEPS
Most houses in the district have either an open or enclosed porch across the front. Most porches have either hip or
gabled roofs or are covered by the main roof of the house.
Required
When deteriorated beyond repair, existing or original porches, stoops, patios and steps, including handrails,
balusters, columns, brackets, tiles and roof decorations, shall be retained or replaced by replicas of the same design
or by a design more in keeping with the historic period of the structure.
Porches and additions reflecting later architectural styles, and which are important to the building’s historical
integrity shall be retained.
Recommended
When enclosing porches for heat conservation or for other reasons, it should be done in a manner that does not alter
the architectural or historical character of the building.
Not Recommended
Original porch details should not be replaced with materials representing a different period or style from the
original.
SITE VISIT REPORT: N/A
STAFF RECOMMENDATION:
Staff recommends approval for:
1. The removal of the existing fiber siding to allow for the evaluation of the original siding beneath,
2. The installation of 35 metal storm windows (22 on front structure, 13 on rear structure),
3. The installation of new storm doors,
4. The removal of the metal awnings over the front windows and doors,
5. The rehabilitation of the awnings over the side entry doors.
Staff recommends denial of the retroactive installation of Jeldwen vinyl windows on the rear structure
and would like to see windows of the original size and configuration installed.
Staff withholds making a recommendation on:
1. the installation of the 5” vinyl siding until the original siding’s condition can be determined; were
it to be deteriorated, staff would recommend the approval of the vinyl siding.
2. the installation of the 4.5” aluminum trim around the windows and doors; contingent upon the
condition of the wood siding.
Prepared by
Adam Toering, Historic Preservation Specialist
Reviewed by
Elicia Feasel, Historic Preservation Administrator
8/28/20 2020 0904
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Chapin Park
Chapin Park
9/21/20
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)
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 (Sanborn and Satellite).
FRONT PICTURE (looking NE) - Picture of the front of the building, March 2019.
1917 1945
1960 2016
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