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Home My WebLink About527 Riverside Drive_COA 2020-1113ASTAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: December 8, 2020 Application Number: 2020-1113A Property Location: 527 Riverside Drive Architectural Style/Date/Architect or Builder: American Foursquare/1904 Property Owner: Larry C. Schohl Landmark or District Designation: River Bend Local Historic District, #8308-92 Rating: Contributing DESCRIPTION OF STRUCTURE/ SITE: The two-story house has a square plan with a later L addition. The foundation is rusticated concrete block. The walls are vinyl siding. The hipped roof and dormers are covered with asphalt shingles. There is a full-length front screened in porch with a concrete foundation, wood support posts and railings. The windows are 6/6 vinyl replacements with some 1/1 double hung. There are 6/6 and 8/8 double hung windows on the addition. ALTERATIONS: RME 2018-0323 approved removal of ten concrete steps leftover from house torn down 25 years ago (523 Riverside Dr), filled and covered with landscaping. COA 2015-0401 approved complete tear off Sheriff Goslin roof down to the decking, repair decking as needed and completely install new roofing system using architectural shingles, soffit vents and gutters will be replaced in kind as needed. COA 2007-0423 approved complete tear off to decking and re-roof with asphalt 30 yr Prestige High Definition Shingles, install 7/16 OSB sheeting, install Ice Dam Membrane, replace 2 vent stack boots, install 27 linear feet shingle vent II for ventilation and replace mission fascia on West side gable. COA 2002-0523 approved removal of two layers existing asphalt 3- tab shingles from roof of back porch, install new 3-tab white Certainteed 25-year shingles to match house, install decking, felt, and drip edge as existing. APPLICATION ITEMS: “Build a garage same as the one built next door. 26’ long, 14’ wide, 5’ plus from property line. I will get a contractor if this is approved” DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to: a. Construct a 14’ wide x 26’ deep garage. b. Roof will be a 4/12 pitch with asphalt architectural shingles. c. Foundation will be a 4” slab over entire area with a 12” x 12” perimeter footing. d. Siding will be vinyl, same as house. e. Doors will include a steel service (man) door and an overhead door. The lot for 527 Riverside Drive has been combined with the lot for 523 Riverside Drive where the house and garage have been demolished. There are two accessory structures currently on the combined lot, a two-story ADU and a small one-story garage, both on the original 527 Riverside Drive lot. The South Bend Zoning Ordinance limits each property to 1 detached accessory structure. The existing ADU is exempt from this requirement. The options for building a new garage are 1. Build a new stand-alone garage in similar location as the former 523 Riverside garage (adjusted to meet setback requirements of either 5’ or 18’, not a distance in between). This option requires either a zoning variance, or that the small garage be removed from the property, 2. Connect the new garage to the existing small garage. The initial application submitted was for a new stand-alone garage in a similar location to the now demolished garage for 523 Riverside Drive. An alternate site plan was submitted requesting to build the new garage next to and attached to the existing small garage; staff recommend against this option and suggested that the applicant move forward with the original application. Applicant has agreed and will apply for a variance if the COA is approved. A site plan, to scale, and elevations of the garage are needed to answer questions of 1. the garage elevation/roof design, 2. exact placement/scale on site, 3. design details of how the new construction would connect to existing accessory structure (if the alternate location were being considered). STANDARDS AND GUIDELINES: RIVER BEND I. THE ENVIRONMENT B. BUILDING SITE, LANDSCAPING, & ACCESSORIES Individual properties in the district are characterized by a house located near the front of each lot, with a small lawn in front and a larger lawn to the rear of the property. Those properties facing the river on Riverside Drive generally have sloping front lawns and flat back yards. The majority of structures have been erected on a single lot. Many of the properties include a garage located at the rear of the property accessed from unpaved alleys running behind the property. Most properties have trees, shrubbery and/or hedges. All houses conform to the uniform set-back within each block. The district has a compact layout. Large homes are constructed on small lots while smaller homes, such as those on Hammond Place, are constructed on narrow, deep lots. Little of the backyard areas or rear first stories of these homes is visible from the thoroughfare. In recognition of this, greater latitude will be allowed in the application of the adopted standards in the rear of the properties, in order to accommodate the individual preferences of the property owners in the treatment of those backyard areas. No approval will be necessary for changes in lawn, shrubs, walkways, or semi-permanent surface changes in the rear of houses. Staff approval would be required for semi-permanent surface changes in the rear of houses. Staff approval would be required for semi-permanent structures such as gazebos, but not for play equipment such as swing sets, sandboxes, etc. Required Plants, trees, fencing, walkways, private yard lights, signs (house numbers) and benches which reflect the properties’ history and development shall be retained. Recommended New site work should be based upon actual knowledge of the past appearance of the property found in photographs, drawing, and newspapers. New site work should be appropriate to existing surrounding site elements in scale, type and appearance. Accessory structures such as decks, gazebos, fountains, or small outbuildings should be appropriate to surrounding site elements in scale type and appearance. Plant materials in close proximity to the building’s historic fabric should be removed and replaced by more suitable flora as approved by the Historic Preservation Commission. Prohibited No changes may be made to the appearance of the site by removing trees, fencing, walkways, outbuildings or other site 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, or fences shall not extend forward beyond the setback line of the property. Telephone or utility poles with high intensity overhead lights should be installed so that they cannot be seen from the thoroughfare. The installation of unsightly, large devices such as television satellite dishes shall not be permitted in areas where they can be views from the public thoroughfare. III. NEW CONSTRUCTION New construction includes any new building or structure constructed within the boundaries of the historic district, or any new addition to an existing building. New construction should be designed considering the appearance of the other buildings in the neighborhood. New work may be contemporary of may suggest motifs from the historic buildings. New construction design should be clearly differentiated from the design of the historic buildings. a. HEIGHT AND PROPORTION The majority of structures in the district are two stories in height and are square or rectangular in plan. There are a few story-and-a-half residences. The prevalent façade proportions are between a 1:1 and a 1:2 height-to-width ratio. 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 in the same block. Façade proportions shall be established by permitting no structure with a façade wider or narrower than those existing in the same block. Façade proportions shall be established by permitting no structure with a façade 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. Recommended Contemporary designs should be compatible in character and mood to the building or neighborhood. Prohibited Additions may not be constructed that would change the existing façade of a building, alter its scale or architectural character, or add new height. Not Recommended New stories should not be added, nor should existing stories be added, nor should existing stories be removed, which would destroy important architectural details, features or spaces of the building. Any style or period of architecture that is incomp atible with what exists should not be permitted in the new additions. b. BUILDING MATERIALS IN NEW CONSTRUCTION Wall materials in the district are predominantly wood clapboard and its imitation in aluminum and vinyl. Some walls are brick. Patterned shingles are common in gable ends and dormers. Required 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 that structure. 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. Recommended Aluminum 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. Prohibited Prefabricated metal sheds shall not be used. Not Recommended Prefabricated wood composition sheds should not be used unless they conform with all other standards. SITE VISIT REPORT: N/A STAFF RECOMMENDATION: Staff recommends approval for a new stand-alone garage in a similar location to where the former 523 Riverside garage was once built, with design details remanded to Staff. HPC approval is contingent upon receiving a variance from Board of Zoning Appeals. Prepared by Elicia Feasel, Historic Preservation Administrator HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY County-City Building, South Bend, IN 46601 http://w-.,vw.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 Park Service Elicia Feasel, Historic Preservation Administrator APPLICATION FOR A-CERTIFICATE OF APPROPRIATENESS OFFICE USE ONLY>>»»DO NOT COMPLETE .-\NY ENTRIES CONTAIN'ED IN 'rms BOX«««OFFICE USE ONLY Date Received: _______ _ Application Number: Past Reviews: DYEs (Date of Last Review) ___________ _ □ NO Staff Approval authorized by: _______________________ Title: __________ _ Historic Preservation Commission Review Date: _____________________________ _ D Local LandmarkD National Landmark Certificate Of App�iateness: LJ Denied □ Tabled D Local Historic District (Name) _______________ _D National Register District (Name) _______________ D Sent To Committee □ Approved and issued: _________ Address of Property for proposed work: 5'). 7 R, //l:PS!/121£ f) 12-. So l:uild o IN L/Uo / (Street Number-Street Name-City-Zip) t..6,-?f'\Name of Property Owner(s): J..JCJJZJZ..LI C.., S CfftJ H- L Phone#: ;J.87 � � ¥ S Address of Property Owner(s): __ _.5 ..... -', .... ift ....... H...,_,_fz....._ _________________________ _ (Street Number-Street Name-City-Zip) Name of Contractor(s): ---�':i...-,,..il4-+-=-H_,__,/&...-,c... _____________ Phone#: ________ _ Contractor Company Name: Address of Contractor Company :-----------------------------------(Street Number-Street Name-City-Zip) Current Use of Building: 5 I IY te L E .rxHL LY I/.E.J4/L {;>£12;4� (Single Family-Multi-Family-Commercial-Government-lnd11strial-Vacant-etc.) Type of Building Construction: htooD EJg,Jt-Hli {Jt412,JtJ& £ -L) I:<& Nii-?'> r= Di'>0/2-(Wood Frame-B1·ick-Stone-Steel-Concrete-Othe1� Proposed Work: (more than one box may be checked) D Landscape B New D Replacement (not in-kind) D Demolition Description of Proposed Work: 8 u, /....D ll &nl?.IA tl,E_ s 111-1 .ii Et> rJ..1.£ OLY4= f/;,LltL-r= tVI.£..,,(� O<t>o &. dt./ � Lolv'(a I t.1 � t4.11.[)£ £ / f kli c; LJ Ofy P/,t 12 Pl£/2T'1 ,4/ /11% 1 X /,,{ft I, I � r /l Owner e-mail: -�-...,"----��------� r{:µ» and/or Contractor e-mail: ---------------- and/or X ____________________ _ Signature of Contractor By .signing this application I ag1ce to abide by all local regulations related to project and to obtain a Building Department Permit, ifapplicableT -APPLICATION REQUIREMENTS ARE LISTED ON REVERSE SIDE- 4/6/20 2020 1113A12/21/20x River Bend HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.7478 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov HISTORIC MAP - Sanborn Fire Insurance Map (Brownfields Coalition) 1960 1945 1917 HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.7478 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov SITE PLAN (provided by applicant) - NOT to Scale HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.7478 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov PROPOSED SITE PLAN (provided by applicant) - NOT to scale HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.7478 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov PROPOSED SITE PLAN (provided by applicant) - NOT to scale HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.7478 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov PICTURES AND NOTES (provided by applicant) HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.7478 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov FRONT PICTURE (EAST) - Picture of the front of the building. FRONT PICTURE (SOUTHEAST) - Picture of the front and side of the building. HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.7478 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov REAR PICTURE (WEST) - Picture of the rear of the building. REAR PICTURE (WEST) - Picture of the rear of the building. HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.7478 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov REAR PICTURE (SOUTHWEST) - Picture of the rear of the building. REAR PICTURE (WEST) - Picture of the rear of the building. HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.7478 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov PRODUCT INFORMATION - Specs of the material planned to be used in the project. HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.7478 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov CORRESPONDENCE WITH APPLICANT HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.7478 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov ALTERNATE SITE PLAN (provided by applicant) - NOT to Scale