HomeMy WebLinkAbout738 Leland Avenue_COA 2021-0127ASTAFF REPORT
CONCERNING APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Date: 9 February 2021
Application Number: 2021-0127A
Property Location: 738 Leland Avenue
Architectural Style/Date/Architect or Builder: Gabled Ell / 1892 / “Turner House”
Property Owner: Catherine Osborne
Landmark or District Designation: Chapin Park Local Historic #9574-05
Rating: Non-Contributing
DESCRIPTION OF STRUCTURE/ SITE: Two story frame Gabled-Ell house with irregular plan. Roof is
covered with asphalt shingles. Walls are covered in aluminum siding. Windows are 1/1 double hung with false
shutters. Heavily modified: front porch enclosed, multiple rear additions. A garage stands behind at the rear of
the property.
ALTERATIONS: Administrative Approval #2021-0127 allowed for the repair/replacement of the above ground
brick foundation, landscaping of the site and grounds (including removing multiple trees and a damaged fence), and
‘unveiling’ the house by removing the aluminum siding. The property has been extensively modified, with
enclosed porches and rear additions.
APPLICATION ITEMS: “(3) Remove upper story of back addition, remove fire escape.”
DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to:
i. Remove the second story of a rear addition,
ii. Remove a metal fire escape that connects to the second story.
This property was recently purchased by Ms. Osborne from the City of South Bend. The property has long been a
vacant and abandoned property in the neighborhood and is need of rehabilitation. Prior to abandonment, the
property was subdivided into multiple units. The new property owner is beginning a comprehensive rehabilitation
of the property and has expressed a desire to return the house to single family occupancy.
The house currently is a rated non-contributing within the Chapin Park National Register District. The property
owner is committed to attempt to rehabilitate the structure, with the hope that it will be re-surveyed and determined
to be a contributing resource within the neighborhood. To do this, original features of the house need to be
rehabilitated and rebuilt. Removing unsympathetic additions will help with the re-assessment.
STANDARDS AND GUIDELINES: Chapin Park
General Definitions
(A) PRESERVATION
Defined in these guidelines as the act or process of applying to maintain or restore the form, integrity and materials of a
building, structure or site in its existing or original form. It can include stabilization work, restoration or rehabilitati on work,
ongoing maintenance and/or prevention or demolition.
(B) PRESERVATION GUIDELINES
An outline of requirements and recommendations which are used as guides in the determination of appropriateness of
proposed work within a Historic District.
The Historic Preservation Commission has established three sets of guidelines – Restoration, Rehabilitation, and Conservation.
One of these is selected by each Local Historic District at the time of implementation. This selection is based on the quali ty
and integrity of the architecture and environment of the district, and upon the goals of the neighborhood organization. The
Chapin Park Local Historic District Steering Committee selected Rehabilitation Guidelines in 2001.
The preservation guidelines are defined as follows:
(b1) Restoration (ENCOURAGED)
Maintaining the original or unimpaired character of the district as it was at the time of construction. Any restoration
done must return the structure to its original state. Authenticity of a restoration would require the removal of
incompatible exterior elements and the replacement of all damaged or deteriorated elements with replicas of the same
design and materials. New construction shall conform to the guidelines for defined elements of preservation regarding
height, proportion, and building materials. A Certificate of Appropriateness (CoA) applicant shall be responsible for
documenting the authenticity of the proposed work to the satisfaction of the commission.
(b2) Rehabilitation (ADOPTED)
Maintaining the existing character of the district, and whenever possible returning it to its original condition. Any
rehabilitation would not require the removal of all non-original materials but would encourage the removal of all such
materials which are incompatible with the defined elements of preservation for the district. The design of new
construction or alteration would not require the duplication of the original design and construction, but should be
compatible with existing structures and the district’s defined elements of preservation. The use of original materials or
construction techniques would be encouraged, but contemporary methods and materials would be acceptable when
compatible.
[..]
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 th e 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 tha n
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 painte d originally. Paint shall not be removed from
masonry surfaces by any means that damage the surface.
[…]
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 l intels. 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 stor m
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.
D. ENTRANCES, PORCHES AND STEPS
Most houses in the district have either an open or enclosed porch across the front. Mo st 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 histori cal 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 FINDINGS:
The later additions are unsympathetic and detract from the historic character of the home. The spiral staircase has
deteriorated and is ‘spongy’. Unveiling the house will reveal original features; this may also indicate the previous
configuration of the rear of the house.
STAFF RECOMMENDATION: Staff recommends approval.
Prepared by
Adam Toering, Historic Preservation Specialist
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 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY FRONT PICTURE (WEST FACE) Picture of the front of the building, fall 2020 REAR PICTURE (SOUTH EAST) Picture of the side of the building from fall 2020. Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
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738 Leland Ave, South Bend, IN 46601
Catherine Osborne 646-342-0403
517 River Ave, South Bend IN 46601
Gary Hershberger 269-876-9086
Hershberger Masonry
63146 M-62, Cassopolis, MI 49031
Vacant
Wood frame
x x x
(1) replacement and repair of above-grade brick foundation
(2) remove three small trees in back yard and generally clean up landscaping in both front and back yard (2a) remove damaged fence between front and back yard
(3) Remove upper story of back addition, remove fire escape
(4) Remove aluminum siding from house, garage
catherinerosborne@gmail.com
January 27, 2021 MA
Rec. No. 175790 $20.00
This CoA application is for several projects related to preliminary work necessary for rehabbing
the exterior of 738 Leland Ave, formerly 714 Leland Ave.
This house was built in 1892 and became a duplex at some point in the 1930s or 1940s, at
which point a second front door was added. Per the 1899 Sanborn Fire Insurance map, it
originally had a wraparound front porch. By 1917 the stables had been demolished and
apparently replaced by a garage of roughly the shape and size as the one that exists today. The
wraparound front porch was still in place, and a one-story enclosed back porch/mudroom had
been built. At unknown dates after that, a second story was added to the enclosed back porch;
an additional bumpout was built to cover the basement stairs entrance right next to the back
porch; and the front porch was demolished, with the section on the side of the house enclosed.
Also at an unknown date (1980s? 1990s?) the entire house was encased in aluminum siding.
Figure 1 1899 Sanborn map showing wraparound porch, no back porch, stables
Figure 2 1917 Sanborn map showing garage, 1-story back porch addition
In the mid-2000s a fire on the back porch (which was being used as a kitchen extension)
resulted in serious damage to this part of the structure and repairs were never made. The
house came into the possession of the city of South Bend and has been empty ever since. I
bought it in early January 2021 and intend to undertake a general restoration.
In orde r of their listing on the front page of the application, these are the projects I want to
apply for a CoA for now. The first will be undertaken by a contractor; I’ll be acting as the general
contractor for the other projects.
1) repair and replacement of above-ground brick foundation: contractor plans and diagram
attached. This will also include the removal of the concrete steps to the second front door,
which will eventually be eliminated.
2) remove three small trees in back yard (photos) and remove damaged fence between front
and back yards. The tree removal is primarily intended to make access to the back of the house
easier, both for the next couple of years when there will be a lot of construction, and in general.
When things are a little more settled I’d like to plant one or two fruit trees in the back yard to
replace them. I will probably eventually want to replace the fence, but what’s there now is not
in good shape and again, removing it will make access easier.
3) Remove upper story of back porch and remove fire escape (see photo below). The second
story of the back porch is in particularly bad shape -- giant holes in the roof, rotted out floor.
The first floor of the porch, while in need of substantial repair, is in much better shape , with a
sound floor and mostly intact framing. It’s also older, dating prior to 1917 per the Sanborn
maps. It seems worth repairing, particularly since it provides access to the basement stairs;
removing it altogether would necessitate moving the basement access. Therefore, I’m
proposing demolishing the second story (and the fire escape attached to it) and repairing the
first floor. Exterior material will depend on decisions made about the rest of the exterior (see
#4).
4) Remove aluminum siding from house and garage. This will be preparatory to restoration of
the exterior. However, until the siding comes off, it’s difficult to say exactly what will need to
happen next. If the wood siding underneath it is in reasonable condition, my first choice will be
to make minor repairs and paint it. If it’s not, I’ll consult with the HPC about appropriate
options. I also hope to learn more about the house’s former appearance: will look for trim
outlines, etc, that might be rebuilt.
Current status:
1
Adam Toering
From:Catherine Osborne <osbornefcr@gmail.com>
Sent:Friday, February 5, 2021 2:57 PM
To:Adam Toering
Subject:can you add this to the file for the meeting?
Attachments:scan0018.pdf
It's a first rough sketch for what the back might look like eventually. I just figured if they wanted to know what direction I
was probably headed in this might help. Still just want to ask for the removal for now ‐‐ step 1 ‐‐ so I can get a temporary
roof on it and stop the dripping while I work out the design and find a contractor for the rebuild.
Catherine R. Osborne, Ph.D.
research*editing*teaching
http://www.catherinerosborne.com