HomeMy WebLinkAbout319 West Navarre Street_COA 2020-1209ASTAFF REPORT
CONCERNING APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Date: December 14, 2020
Application Number: 2020-1209A
Property Location: 319 West Navarre Street
Architectural Style/Date/Architect or Builder: Stocker House / Gabled
El / 1880-1882 (1905?)
Property Owner: Thomas Casteel
Landmark or District Designation: Chapin Park Local (Ordinance
#9574-05) and National Historic District
Rating: Non-Contributing
DESCRIPTION OF STRUCTURE/ SITE: Two story irregular plan house on a brick foundation covered with
stucco. Brick chimney at rear. Aluminum sided, bay on east side of first story. Roof is cross gabled with
asphalt shingles. Small entry steps with pent roof (an extension of the main roof) with wood console. Vinyl
replacement vinyl windows throughout.
ALTERATIONS: Administrative approval #2020-0904 allowed for the reconstruction and replacement of the
existing deck, the addition of a new deck portion, reconstruction of the cellar door, reconstruction/pointing of the
cellar entrance masonry, relocation of existing back door to location of replacement window, seal up previous
opening. Vinyl windows were installed sometime after the property was surveyed in 1979.
APPLICATION ITEMS: “Window replacement – See attached.”
DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to:
i. Replace five (5) existing vinyl clad double hung replacement windows with new vinyl clad
double hung replacement windows of smaller (shorter) configuration,
1. Two on the front façade,
2. Three on the east side bay window,
ii. Construct new exterior knee walls and cover in new aluminum siding
iii. Remove existing wrought iron window grates.
The existing aluminum siding predates the establishment of the district and is visible in the 1979 survey
photographs. It is unknown when the vinyl windows were installed: sometime after 1979, but before the
establishment of the district. This was prior to the properties purchase by the current owner.
The current windowsills are at floor height. The proposed new windowsills will be raised to 27” above floor height.
New walls will be constructed.
Aluminum siding does not ‘feather-in’ visually as well as wood siding. The new material will more than likely
stand out by comparison to the existing siding. Staff does not believe this will detract from the character of the
house any more than the existing aluminum siding already does.
Were the applicant to only change two or three of the five windows of this size, staff would not support the project.
By changing all the windows of this size, the house maintains some semblance of uniformity and symmetry. The
Commission has reviewed and approved projects where windows were made smaller to allow for improved use and
functionality of the interior space (in kitchens, for example).
Wrought iron window grates are visible in the 1979 Survey Card photo. It is not known how old the existing
fixtures are, if they are original to the house, or if these are the same wrought iron gates from the 1979 Survey Card.
The current gates are only present on the street facing windows and have scroll-work detailing in the centers.
Were the applicant not changing the size of the windows (necessitating new siding material), staff would
administratively approve the replacement of the vinyl windows with new vinyl windows.
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 maso nry. 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 thr ough 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, joi nt 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 ea rly
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 init iating any restoration
or rehabilitation effort. [ Address and contact information is listed in the front of the Guidebook.] 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 constru cted, 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 porosit y 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 mas onry 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 require d to solve a
specific problem that has been studied and identified. Coatings are frequently unnecessary and expensive, and can acc elerate 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 a nd
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.
[…]
SITE VISIT REPORT: N/A
STAFF RECOMMENDATION: Staff recommends approval.
Recommendation by
Adam Toering
Historic Preservation Specialist
Approved by
Elicia Feasel
Historic Preservation Administrator
HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY LOCATION MAP -Map showing location of the property and surrounding area (Google Maps) AERIEL MAP - Sanborn maps from 1899, 1917, 1945, and 1960. Satellite imagery from 2017. Phone: 574/235.9371 Parcel County Id: 018-1060-2558
owner Name: STACKHOUSE & ST. CLAIR HOLDINGS, LLC
Property Address; 821 N ASHLAND AVE
Pare� !itatel0:71-08-0.2:-405-015.000-026 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY FRONT PICTURE (SOUTH EAST) Picture of the front of the building, from MMS in 2016 FRONT PICTURE (SOUTH EAST) Picture of the side of the building from the MMS of 2016. Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
HISTORIC PRESER9ATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY
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B\ signing this application I agree to abide b\ all local regulations related to project and to obtain a Building Department Permit, if applicable.
²APPLICATION REQ8IREMENTS ARE LISTED ON RE9ERSE SIDE²
APPLICATION FOR A ² CERTIFICATE OF APPROPRIATENESS
319 W. Navarre St., South Bend, IN 46616
Tom & Mary Casteel 574-807-2019
319 W. Navarre St., South Bend, IN 46616
Hoosier Siding & Construction 574-674-5599
Hoosier Siding & Construction
30471 Old U.S. 33, Elkhart, IN 46516
Single Family
Wood Frame
X
Window replacement - SEE ATTACHED
tomcasteel@live.com
T & My Casteel
Rec. No. 175782 $20.00
Dec. 10, 2020 MA
Certificate of Appropriateness Application
319 W. Navarre St., South Bend, IN 46616
Owners: Tom & Mary Casteel
December 7, 2020
Project Description: Replace five (5) existing vinyl clad double hung replacement windows
(97” H x 31” W) with new vinyl clad double hung replacement windows. The sills of the
existing windows are at the same elevation of the interior floor. The sills of the new windows
will be 27” above the interior floor. New knee walls will be constructed to elevate the sills. New
8” aluminum siding to match existing will be installed at the exterior where the new knee walls
are constructed. Existing cast iron grates at the front windows (Windows 1 & 2) will be
removed.
Front of House (South Elevation):
Existing Site Plan:
Windows 1 & 2: Remove existing vinyl replacement double hung windows (97”H x 27”W).
Remove existing cast iron grates. Build 27” knee wall. Install new vinyl replacement double
hung windows (70”H x 27”W). Patch exteirior with 8” smooth aluminum siding to match
existing.
Windows 3, 4 & 5: Remove existing vinyl replacement double hung windows (97”H x 27”W).
Build 27” knee wall. Install new vinyl replacement double hung windows (70”H x 27”W). Patch
exteirior with 8” smooth aluminum siding to match existing.
1
Adam Toering
From:Tom Casteel <tomcasteel@live.com>
Sent:Wednesday, December 9, 2020 12:01 PM
To:Adam Toering
Subject:Re: COA Application - 319 W. Navarre St.
Attachments:Casteel_2_COA_Application.pdf
Adam
Attached is another pdf of our COA application. Hopefully the text saved in this one.
My best guess on the vinyl windows is that they're about 40 years old. When we moved into this house in
2004 they were already starting to deteriorate.
Thanks for your help!
Tom Casteel
319 W. Navarre St.
From: Adam Toering <atoering@southbendin.gov>
Sent: Tuesday, December 8, 2020 3:47 PM
To: Tom Casteel <tomcasteel@live.com>
Cc: Elicia Feasel <efeasel@southbendin.gov>; Ross Van Overberghe <rvoverber@southbendin.gov>
Subject: RE: COA Application ‐ 319 W. Navarre St.
Tom,
Received your two documents – the project description looks good, although – since this is on the primary façade and
involves changing the window dimensions, I don’t know that I’ll be able to administratively approve it.
Sorry to hear that the vinyl windows have failed. Do you know how old they are? For research purposes, I try and track
how long vinyl replacement windows are lasting (to be blunt, it’s part of my argument for the retention of original wood
windows – staff have administratively approved vinyl replacement windows that have failed after 15 years of ‘installed’
life. Kinda sad, really.).
It looks like your application didn’t save the text in your submitted pdf. When you reenter the text, you may need to
“Print to PDF” to ‘flatten’ the text into a document that can be sent to me with the project details. Resubmit that to me,
and I’ll have my colleague Michelle Adams call you to take the application payment over the phone.
With the resubmitted app and the payment received, I’ll add your project to the December meeting agenda. The
Commission will be meeting virtually (through Microsoft Teams, as the Common Council and other city boards have
met). I’ll send more information about the meeting’s time and agenda once it’s been established.
Best,
2
Adam Toering
Historic Preservation Specialist
Department of Community Investment
(574) 235‐7478
atoering@southbendin.gov
City of South Bend
227 W. Jefferson Blvd., Ste. 1400
South Bend, IN 46601
From: Tom Casteel <tomcasteel@live.com>
Sent: Monday, December 7, 2020 2:53 PM
To: Adam Toering <atoering@southbendin.gov>
Subject: COA Application ‐ 319 W. Navarre St.
Hi Adam,
We would to perform further renovations to our house at 319 W. Navarre Street, in the Chapin Park Historic
District. We have five windows that we would like to replace. These are not original windows and are vinyl
replacement windows. All of the windows are deteriorated: they leak air, will not stay open unless propped,
and the upper sashes slide down when the lower sash is opened.
Please let me know if you have any questions or need any further information. I will call into your office with
payment for the application when you let me know I should.
Thanks,
Tom Casteel
319 W. Navarre St.
South Bend, 46616
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