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Home My WebLink About821 Ashland Avenue_COA 2020-1209STAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: December 14, 2020 Application Number: 2020-1209 Property Location: 821 Ashland Avenue Architectural Style/Date/Architect or Builder: American Foursquare / 1901 Property Owner: Stackhouse & St. Clair Holdings Landmark or District Designation: Chapin Park Local (Ordinance #9574-05) and National Historic District Rating: Contributing DESCRIPTION OF STRUCTURE/ SITE: Two story wood frame house with a square plan sitting upon a brick foundation. The hip roof has asphalt shingles and a brick chimney offset from the peak with three simple corbel courses. The house front features a full height bay with windows. Windows throughout were wood 1/1 double hung with diamond pattern muntins on the front facade. ALTERATIONS: Administrative approval #2020-0720 allowed for the replacement of the fire damaged roof with new rafters and asphalt architectural shingles (not completed). Certificate of Appropriateness #2019-0404 allowed for the retroactive replacement of a number of the original windows with new vinyl windows. AA #20 l 9 -0404A allowed for the tear off and replacement of the asphalt shingle roof. COA #2017-0605 allowed for the demolition of the garage structures at the rear of the property. Aluminum siding was added to the exterior of the structure sometime prior to 1987. In 1949 the full-width front porch was removed and a front stoop was added, with a small plastic porch roof over the entrance. APPLICATION ITEMS: “Remove current home from property with an excavator. Remove all debris and prepare to redevelop the property for a residential home.” DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to: i. Demolish the existing structure, ii. Clean the site to prepare for redevelopment. In November of 2019 a fire caused extensive damage to the property at 821 Ashland Avenue. HPC Staff, members of the Department of Code Enforcement, local preservation entities (Indiana Landmarks), and the property owner have been in conversation to determine various options available to the property owner. The previous property owner had been discussing options with their insurance provider regarding the fire claim and he testified to this fact at a Code Hearing in early 2020. The property owner expressed interest in selling the property and had been actively seeking a potential buyer. Code Enforcement applied for the Certificate of Appropriateness to demolish the structure in June of 2020. Phone conversations between Deputy Director Marlaina Johns and Specialist Adam Toering on July 10, 2020 indicated that a purchase agreement had been obtained for this property with a new party; a repair agreement between the current owner and the Department of Code Enforcement was entered into and the application was withdrawn. HPC Staff administratively approved repairs for the burnt roof at that time (AA 2020-0720), this work was not completed. On August 7, 2020, Code Enforcement Inspector Steve Szaday informed Specialist Toering that the condition of the chimney may be worse than anticipated and that the property owner may seek approval to remove the chimney to ensure the structure could be saved. In November of 2020, additional roof members collapsed into the structure, leading to the property owner being interested in changing the roof line and overall concern for the remaining exterior walls. Staff has received multiple inquiries about this property from concerned neighbors and community advocates. STANDARDS AND GUIDELINES: CHAPIN PARK V.GENERAL A. Buildings in the district should not be demolished except where a building poses a threat to the public safety, and demolition is the only alternative. Documentation of interior and exterior features of the original buildings, especially hom es rated as historically significant, is encouraged. Measured drawings and photographs may be submitted to the Historic Preservation Commission for safekeeping and future reference. B. A Certificate of Appropriateness is required before moving any building or struct ure. The moving of a building within, out of or into the district is discouraged; however, moving is preferred to demolition. Buildings incompatible with existing structures in the historic district shall be prohibited. [ ... ] VI. ENFORCEMENT PROCEDURES Enforcement of the preservation guidelines and standards for the historic district is made possible in the Zoning Ordinance o f the City of South Bend, ordinance No. 5565-73, as amended and the Historic Preservation Commission's Preservation Plan. The Historic Preservation Commission may petition the Building Commissioner to use the legal means available to him/her to fo rce the maintenance and / or repair of any building or structure within the historic district in accordance with the intent of th is ordinance. This ordinance, however, does not prevent the ordinary maintenance and repair of any building or structure which does not inv olve a change in any exterior feature, nor does it prevent the reconstruction, alteration, demolition or moving of any building or structure which the Building Commissioner or other official has determined to be a hazard to public safety. Property owners wishing to do, or have done, any work affecting the exterior of their building or land must apply directly to the History Preservation Commission on the form prescribed by the Commission (see Appendix A). The Historic Preservation Commission shall issue a Certificate of Appropriateness before commencement of any construction, reconstruction, alteration, demolition, or mo ving of any house or structure within the historic district boundaries (see Appendix A). The Historic Preservation Commission will accept applicat ions for Certificate of Appropriateness only from the property owner. In making its determination, the Historic Preservation Commission shall consider three factors: first, the appropriateness of the proposed work to the preservation of the building and district; second, the detriment to the public welfare if the proposed w ork is permitted even though it is not deemed appropriate; third, the potential hardship that the denial of the Certificate of Appropriateness would cause the applicant. [ ... ] SITE VISIT REPORT: N/A STAFF RECOMMENDATION: Acknowledging that over a year has passed since the fire of November 2019, Historic Preservation Staff would like to see this property find resolution, be it through demolition or rehabilitation. Staff concedes that the structure has been open to the elements for over a year and that extensive interior damage is to be expected from that continued exposure. Were the structure to be approved for demolition, staff would ask that the property owner deconstruct/save unique character defining characteristics of the structure for reuse or donation to local preservation organizations. Staff recommends approval for the deconstruction of the structure (with a preference for saving as much usable material as possible). Recommendation by Adam Toering Historic Preservation Specialist Approved by Elicia Feasel Historic Preservation Administrator HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. 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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 Rec. No. 175781 $20.00 Dec. 10, 2020 MA September 22, 2020 September 22, 2020 September 22, 2020 September 22, 2020 September 22, 2020 September 22, 2020 1 Adam Toering From:Adam Toering Sent:Friday, August 7, 2020 11:31 AM To:'Elicia Feasel'; Ross Van Overberghe Cc:Steve Szaday Subject:821 Ashland Chimney Elicia, Ross – Steve (with Code) gave me a heads‐up that he visited 821 Ashland and noticed that the chimney in this structure is more than likely compromised. This may involve deconstruction of the entire chimney. We should prepare for this, and try and think of how we might anticipate a project for this house for the chimney. The remodel may involve a high efficiency furnace that may not need a chimney. Just an FYI. 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 1 Adam Toering From:Nicholas Witwer <witwer22@gmail.com> Sent:Monday, August 24, 2020 1:04 PM To:Adam Toering Subject:821 Ashland Ave Hello Adam, my Name is Nick Witwer and I live at 814 Ashland Ave in the City. I am writing today to inquire what permits have been issued to the property at 821 Ashland Ave. There was a family referring the house to a single family, and then it caught on fire in the fall. Within the last month, the remaining structure has been sold and there have been workers tearing out the fire damage. One of the workers has apparently told a neighbor that the house is going to be used as a multi unit rental. Could you please call me to discuss. Thanks Nicholas Witwer 574 210 5790 1 Adam Toering From:Elicia Feasel Sent:Thursday, October 29, 2020 12:58 PM To:Adam Toering Cc:Ross Van Overberghe Subject:RE: 821 Ashland I haven’t heard anything new. From: Adam Toering <atoering@southbendin.gov> Sent: Thursday, October 29, 2020 12:26 PM To: Elicia Feasel <efeasel@southbendin.gov> Cc: Ross Van Overberghe <rvoverber@southbendin.gov> Subject: FW: 821 Ashland FYI. 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: Steve Szaday <sszaday@southbendin.gov> Sent: Thursday, October 29, 2020 11:17 AM To: Stan Molenda <smolenda@southbendin.gov> Cc: Adam Toering <atoering@southbendin.gov> Subject: Re: 821 Ashland Rear door or storage space? I thought the owner was going to apply with hpc to alter roof line and remove chimney Get Outlook for Android From: Stan Molenda <smolenda@southbendin.gov> Sent: Thursday, October 29, 2020 11:12:01 AM To: Steve Szaday <sszaday@southbendin.gov> Cc: Adam Toering <atoering@southbendin.gov> Subject: 821 Ashland Steve: I went by the fire damaged house at the above and it looks like little is going on. Also, the rear door is open. Are you aware of anything going on? Thanks 2 Stan 1 Adam Toering From:Elicia Feasel Sent:Tuesday, November 10, 2020 10:54 AM To:Adam Toering; Ross Van Overberghe Subject:FW: 821 Ashland Avenue Fyi – I talked to David St. Clair. Severely degraded condition of the existing hip roof and cost of wood has led to a request to install a new front gable roof. This COA is anticipated for December. From: Elicia Feasel Sent: Tuesday, November 10, 2020 10:52 AM To: 'David St. Clair' <dstclair@stclairdevelopment.com> Subject: 821 Ashland Avenue David – It was good to catch up with you today about the project, and other topics. To request a change to the roof from a hip to a front gable, please complete the Certificate of Appropriateness application and submit documentation listed on the checklist on page 3. The Commission will refer to the Chapin Park Standards but I am of the opinion that a case could be made for approval, under the circumstances, and depending on the design details. December 7 is the deadline for application to be heard at the December 21 HPC meeting. Please let me know how else I can help. 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 1 Adam Toering From:Stan Molenda Sent:Wednesday, December 9, 2020 9:32 AM To:Pam Meyer Cc:Pam Meyer; Jim Wood; Steve Szaday; Adam Toering Subject:821 Ashland Fire: Attachments:IMG_5057.JPG; IMG_9487.jpg Hi Pam: Keeping you up to date concerning the fire damaged house at 821 Ashland. See pictures showing the house on 06‐09‐20 and today. Note the roof condition in each picture. The damage is so extensive that demolition is the best way to go at this time. The owner is in contact with Steve S. and he is advised by Steve to contact HPC to take out a C of A for the demolition. If the C of A is taken out it will be addressed at a meeting this month. If the owner can not or refuses to do the demolition an active C of A is still necessary regardless who does the demolition. If the owner does not do the demolition it may be come necessary for the City to do an emergency demolition. There is a public alley along the north side that is about 8 feet from the house. There is an occupied house at the south side that is 12 or so feet from the house. In my opinion the structural integrity is comprised to the point where the house may not stand through the winter. We held a repair hearing on 02‐04‐20 affirming the repair order by the date of that hearing. The owner at the time of the hearing (Alfredo Rangel) said he wants to try and sell but if not he will demolish. He did sell and it is this new owner that is in touch with Steve S. More to come. Stan Code STAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: July 10, 2020 Application Number: 2020-0611 Property Location: 821 Ashland Avenue Architectural Style/Date/Architect or Builder: American Foursquare / 1901 Property Owner: Alfredo Rangel Landmark or District Designation: Chapin Park Local (Ordinance #9574-05) and National Historic District Rating: Contributing DESCRIPTION OF STRUCTURE/SITE: Two story wood frame house with a square plan sitting upon a brick foundation. The hip roof has asphalt shingles and a brick chimney offset from the peak with three simple corbel courses. The house front features a full height bay with windows. Windows throughout were wood 1/1 double hung with diamond pattern muntins on the front fa<;ade. ALTERATIONS: Certificate of Appropriateness #2019-0404 allowed for the retroactive replacement of a number of the original windows with new vinyl windows. AA #20 l 9-0404A allowed for the tear off and replacement of the asphalt shingle roof. COA #2017-0605 allowed for the demolition of the garage structures at the rear of the property. Aluminum siding was added to the exterior of the structure sometime prior to 1987. In 1949 the full width front porch was removed and a front stoop was added, with a small plastic porch roof over the entrance. APPLICATION ITEMS: "Demolition of two story frame house structure." DESCRIPTION OF PROPOSED PROJECT: City of South Bend Department of Code Enforcement seeks a Certificate of Appropriateness for demolition of the fire damaged structure at 821 Ashland A venue, including the following: 1.Demolish two-story wood frame house, leaving an empty lot. In November of 2019 a fire caused extensive damage to the property at 821 Ashland Avenue. HPC Staff, members of the Department of Code Enforcement, local preservation entities (Indiana Landmarks), and the property owner have been in conversation to determine various options available to the property owner. The property had been negotiating with their insurance provider regarding the fire claim and he testified to this fact at a Code Hearing in early 2020. The property owner has now expressed interest in selling the property and has been actively seeking a potential buyer. Code Enforcement applied for the Certificate of Appropriateness to demolish the structure in June of 2020. Phone conversations between Deputy Director Marlaina Johns and Specialist Adam Toering on July 10, 2020 indicated that a purchase agreement had been obtained for this property with a new party; a repair agreement between the potential purchaser and the Department of Code Enforcement has not been agreed to yet. Other properties in the neighborhood have suffered fire damage. 917 North Leland Avenue suffered a rather extensive fire at the rear of the structure and has been extensively rehabilitated by property owner Barney Brooks. This property was also under scrutiny from Code Enforcement following the fire, and cooperation between Historic Preservation Staff and Code Enforcement staff with the property owner led to the structure's current condition. SITE VISIT REPORT: NI A STANDARDS AND GUIDELINES: CHAPIN PARK V.GENERAL WITHDRAWN A.Buildings in the district should not be demolished except where a building poses a threat to the public safety, and demolition is the only alternative. Documentation of interior and exterior features of the original buildings, especially homes rated as historically significant, is encouraged. Measured drawings and photographs may be submitted to the Historic Preservation Commission for safekeeping and future reference. B. A Certificate of Appropriateness is required before moving any building or structure. The moving of a building within, out of or into the district is discouraged; however, moving is preferred to demolition. Buildings incompatible with existing structures in the historic district shall be prohibited. [ ... ]VI. ENFORCEMENT PROCEDURES Enforcement of the preservation guidelines and standards for the historic district is made possible in the Zoning Ordinance of the City of South Bend, ordinance No. 5565-73, as amended and the Historic Preservation Commission's Preservation Plan. The Historic Preservation Commission may petition the Building Commissioner to use the legal means available to him/her to force the maintenance and / or repair of any building or structure within the historic district in accordance with the intent of this ordinance. This ordinance, however, does not prevent the ordinary maintenance and repair of any building or structure which does not involve a change in any exterior feature, nor does it prevent the reconstruction, alteration, demolition or moving of any building or structure which the Building Commissioner or other official has determined to be a hazard to public safety. Property owners wishing to do, or have done, any work affecting the exterior of their building or land must apply directly to the History Preservation Commission on the form prescribed by the Commission (see Appendix A). The Historic Preservation Commission shall issue a Certificate of Appropriateness before commencement of any construction, reconstruction, alteration, demolition, or moving of any house or structure within the historic district boundaries (see Appendix A). The Historic Preservation Commission will accept applications for Certificate of Appropriateness only from the property owner. In making its determination, the Historic Preservation Commission shall consider three factors: first, the appropriateness of the proposed work to the preservation of the building and district; second, the detriment to the public welfare if the proposed work is permitted even though it is not deemed appropriate; third, the potential hardship that the denial of the Certificate of Appropriateness would cause the applicant. [ ... ] STAFF RECOMMENDATION: Acknowledging that six months has passed since the fire of November 2019, Historic Preservation Staff would like to see this property find resolution, be it through demolition or rehabilitation. Staff recommends that -were a new owner to have presented themselves to the City with the expressed intent to rehabilitate the structure -the Department of Code Enforcement continue dialogue with this individual, stop the demolition proceedings, and direct the new owner to communicate with Department of Community Investment staff (both Zoning Administration and Historic Preservation). Recommendation by Adam Toering Historic Preservation Specialist Approved by Elicia Feasel Historic Preservation Administrator WITHDRAWN WITHDRAWN WITHDRAWN WITHDRAWN WITHDRAWN WITHDRAWN WITHDRAWN