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Home My WebLink About319 West Navarre Street_COA 2021-0104STAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: January 13, 2021 Application Number: 2021-0104 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: COA 2020-1209A (for the replacement of windows on the front façade) was denied. 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 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. [ 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 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. […] 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 Count\²Cit\ Building, South Bend, IN 46601 http://www.VRXWKEHQGLQJRYJRYHUQPHQWGHSDUWPHQWFRPPXQLW\LQYHVWPHQW Phone: 574/235. Fax: 574/235. Email: KSFVEVMF#VRXWKEHQGLQJRY 0LFKHOH*HOIPDQ,3UHVLGHQW A CHUWLILHG LRFDO GRYHUQPHQW RI WKH NDWLRQDO PDUN SHUYLFH Elicia Feasel, +LVWRULF3UHVHUYDWLRQ $GPLQLVWUDWRU OFFICE USE ONLY>>>>>>DO NOT COMPLETE AN< ENTRIES CONTAINED IN THIS BO;<<<<<<OFFICE USE ONLY DDWH RHFHLYHG: B___________________ ASSOLFDWLRQ NXPEHU: ____________² ___________________________________ PDVW RHYLHZV: <ES (DaWe Rf LaVW ReYieZ) _____________________________ NO SWDII ASSURYDO DXWKRUL]HG E\: _________________________________________________________ TLWOH: __________________________ HLVWRULF PUHVHUYDWLRQ CRPPLVVLRQ RHYLHZ DDWH: __________________________________________________________________________ LRFDO LDQGPDUN LRFDO HLVWRULF DLVWULFW (Name) ________________________________________ NDWLRQDO LDQGPDUN NDWLRQDO RHJLVWHU DLVWULFW (Name) _____________________________________ CHUWLILFDWH OI ASSURSULDWHQHVV: DHQLHG TDEOHG SHQW TR CRPPLWWHH ASSURYHG DQG LVVXHG: _____________________ AGGUHVV RI PURSHUW\ IRU SURSRVHG ZRUN: ________________________________________________________________________ (SWreeW NXmber²SWreeW Name²CiW\²Zip) NDPH RI PURSHUW\ OZQHU(V): __________________________________________________PKRQH #:______________________ AGGUHVV RI PURSHUW\ OZQHU(V): BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB (SWreeW NXmber²SWreeW Name²CiW\²Zip) NDPH RI CRQWUDFWRU(V): _______________________________________________________PKRQH #:______________________ CRQWUDFWRU CRPSDQ\ NDPH: __________________________________________________________________________________ AGGUHVV RI CRQWUDFWRU CRPSDQ\: ______________________________________________________________________________ (SWreeW NXmber²SWreeW Name²CiW\²Zip) CXUUHQW 8VH RI BXLOGLQJ: _____________________________________________________________________________________ (Single Famil\²MXlWi-Famil\²Commercial²GoYernmenW²IndXsWrial²VacanW²eWc.) T\SH RI BXLOGLQJ CRQVWUXFWLRQ: ________________________________________________________________________________ (Wood Frame²Brick²SWone²SWeel²ConcreWe²OWher) LDQGVFDSH NHZ RHSODFHPHQW (noW in-kind) DHPROLWLRQ PURSRVHG :RUN: (more Whan one bo[ ma\ be checked) DHVFULSWLRQ RI PURSRVHG :RUN: _______________________________________________________________________________ ___________________________________________________________________________________________________________ ___________________________________________________________________________________________________________ ___________________________________________________________________________________________________________ OZQHU H-PDLO: __________________________________ DQG/RU CRQWUDFWRU H-PDLO: ___________________________________ ; _______________________________________________ DQG/RU ; _______________________________________________ SLJQDWXUH RI OZQHU SLJQDWXUH RI CRQWUDFWRU 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 2021 01041/4/2021 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 IMPORTANT NOTICE! This E‐Mail transmission and any accompanying attachments may contain confidential information intended only for the use of the individual or entity named above. Any dissemination, distribution, copying or action taken in reliance on the contents of this E‐Mail by anyone other than the intended recipient is strictly prohibited and is not intended to, in anyway, waive privilege or confidentiality. If you have received this E‐Mail in error please immediately delete it and notify sender at the above E‐Mail address. Please note that incoming e‐mails are not routinely screened for response deadlines, and as such, please notify the sender separately by fax of any message containing deadlines. In addition, E‐Mail information cannot be guaranteed to be secure or error‐free as information could be intercepted, corrupted, lost, destroyed, arrive late or incomplete, or contain virus. Therefore, the sender does not accept liability for any errors or omissions in the contents of this message which arise as a consequence of E‐Mail transmission. If verification is required, please request a hard‐copy version. Certificate of Appropriateness Application: Additional Statement 319 W. Navarre St., South Bend, IN 46616 Owners: Tom & Mary Casteel December 7, 2020 Our understanding of the residential code (section R308.4.3) is that windows with sill heights less than 18" above the floor are required to use safety glass. However, our contractor states that the maximum opening height for windows with safety glass is 80"and our opening height is 97." This leaves us two options. First, we can raise the sills to meet the residential code minimum of 18" above the floor, or second, we can replace the windows with the current configuration and do not use safety glass, which we believe is a violation of the residential code. If we are not able to raise the sill heights of the window openings to 18” above the floor we believe that we will create a condition that is in violation of the current building code and that is also a potential safety hazard.