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HomeMy WebLinkAbout510 South St. Joseph Street_COA 2021-0303 (RENEWAL)Michele Gelfman, President HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY CERTIFICATE OF APPROPRIATENESS The Historic Preservation Commission of South Bend and St. Joseph County has approved the following work: 1. (Retroactive) Replacement of front door, 2. Widening of trim around main front entry door, 3. Installation of new storm doors on both front entry doors, 4. (Retroactive) installation of vinyl windows on first flloor of north face, 5. Construction and installation of wood frame to conceal vinyl windows, 6. Re-installation of storm window frames UPDATE: 3/3/2021 7. Install wooden storm door 510 ST JOSEPH ST South Bend, IN, 46619 Taylor's Field Application No. 2021-0303 in the County of St. Joseph; State of Indiana; which is: Located in a Local Historic District A Local Historic Landmark and found this application to be appropriate according to the Standards pertaining to Local Historic Landmarks and/or Local Historic Districts. Regulations pertaining to the Historic Preservation Commission are found in Chapter 21 (Zoning), South Bend Municipal Code and Chapter 26 of the St. Joseph County Code. The issuance of this certificate does NOT in any manner, release the recipient from the responsibility of complying with the requirements of the zoning ordinances, building codes, safety codes, ADA or other requirements of the City of South Bend, the County of St. Joseph, the State of Indiana, or the United States Federal Government. This certificate is good for one year from the date of issuance and is effective from the date entered herein. Plans are on file and open for public inspection at the office of the Historic Preservation Commission of South Bend and St. Joseph County, 227 West Jefferson Blvd., Suite 1400 S, South Bend, Indiana, during normal business hours. THIS CERTIFICATE IS NOT TRANSFERABLE NAME OF APPLICANT:Bill McKnight CERTIFICATE ISSUED BY: Adam Toering Historic Preservation Specialist POST IN A CONSPICUOUS PLACE ON THE STREET SIDE OF THE PROJECT UNTIL COMPLETION OF ALL WORK. Phone: (574) 235-9371 E-mail: SBSJCHPC@southbendin.gov ELICIA FEASEL Historic Preservation Administrator 3/3/2021DATE CERTIFICATE TAKES FORCE:3/3/2022DATE CERTIFICATE EXPIRES: Ord No. 8952-98 Taylor's Field RETROACTIVE Michele Gelfman, President HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY CERTIFICATE OF APPROPRIATENESS The Historic Preservation Commission of South Bend and St. Joseph County has approved the following work: 1. (Retroactive) Replacement of front door, 2. Widening of trim around main front entry door, 3. Installation of new storm doors on both front entry doors, 4. (Retroactive) installation of vinyl windows on first flloor of north face, 5. Construction and installation of wood frame to conceal vinyl windows, 6. Re-installation of storm window frames MCKEE BROTHERS, LLC, Contractor for the following location: 510 ST JOSEPH ST South Bend, IN, 46619 Taylor's Field Application No. 2019-0401B in the County of St. Joseph; State of Indiana; which is: Located in a Local Historic District A Local Historic Landmark and found this application to be appropriate according to the Standards pertaining to Local Historic Landmarks and/or Local Historic Districts. Regulations pertaining to the Historic Preservation Commission are found in Chapter 21 (Zoning), South Bend Municipal Code and Chapter 26 of the St. Joseph County Code. The issuance of this certificate does NOT in any manner, release the recipient from the responsibility of complying with the requirements of the zoning ordinances, building codes, safety codes, ADA or other requirements of the City of South Bend, the County of St. Joseph, the State of Indiana, or the United States Federal Government. This certificate is good for one year from the date of issuance and is effective from the date entered herein. Plans are on file and open for public inspection at the office of the Historic Preservation Commission of South Bend and St. Joseph County, 227 West Jefferson Blvd., Suite 1400 S, South Bend, Indiana, during normal business hours. THIS CERTIFICATE IS NOT TRANSFERABLE NAME OF APPLICANT:Bill McKnight CERTIFICATE ISSUED BY: Adam Toering Historic Preservation Specialist POST IN A CONSPICUOUS PLACE ON THE STREET SIDE OF THE PROJECT UNTIL COMPLETION OF ALL WORK. Phone: (574) 235-9371 E-mail: SBSJCHPC@southbendin.gov ELICIA FEASEL Historic Preservation Administrator 4/15/2019DATE CERTIFICATE TAKES FORCE:4/15/2020DATE CERTIFICATE EXPIRES: Ord No. 8952-98 Taylor's Field RETROACTIVE STAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: April 5, 2019 Application Number: 2019-0401B Property Location: 510 S St Joseph Architectural Style/Date/Architect or Builder: American Foursquare / 1894 Property Owner: The Entrust Group FBO Lisa H McKnight Landmark or District Designation: Taylor’s Field, Ordinance #8952-98 Rating: Contributing DESCRIPTION OF STRUCTURE/ SITE: Large irregular two story (plus attic) Free Classic with American Foursquare stylistic cues on a stone block foundation. Wood shingle siding is found throughout. The roof is hipped with asphalt shingles and hip dormers on the north and south sides. A small porch exists on the second story with wood balustrade, wood columns supporting the hip roof with a large overhang, purlins, and a plain freeze. The entry porch is partially enclosed and has similar details to the second story porch. Windows have aluminum storms and wood surrounds. An exposed second story stair well is on t he south side, and an enclosed two-story concrete-block entrance is at the north east corner. ALTERATIONS: Extensive modifications have occurred throughout the structure’s history, including additions in 1939 (one story addition to the rear), 1943 (11’ x 14’ rear porch), and in 1949(?) with the addition of the 7’ x 12’ cinder block construction at the north east corner. COA #1999-0308 allowed for the “rebuilding south side stairs and repair clapboard and rotted trim with like materials.” COA #2003 -0806 allowed for the reconstruction of the exterior stair with treated lumber, and explicitly retained the supporting stone and brick structure beneath this stair. COA #2013-0615 allowed for the tear-off and re-roof of the main structure. COA #2013-0625 allowed for the repair of the internal gutter system on the front façade and the installation of K -style gutter system on the rest of the house. COA #2013-0509A allowed for the re-installation of the front stair guide rail and the repair of the railing to upper apartment #4. COA #2018-0911A allowed for the reconstruction of the outside stairs, reconstruction of the property fence, deconstruction of the outside stone and brick knee wall, and conditionally allowed for window replacement (pending staff approval). APPLICATION ITEMS: “This is a second request for replacement of front door and 3 windows on left. Please see attached.” DESCRIPTION OF PROPOSED PROJECT: Applicant seeks a Certificate of Appropriateness for improvements on the structure, including: 1. Doors: a. Retroactive replacement of two front doors with a Therma-Tru Benchmark Doors (Lowe’s – item #15729), b. Reconstruction of the transom above the main front door, including extending the trim, widening the trim from floor the top the top of the transom, 2. Windows: a. Retroactive replacement of four windows on the north side of the ground floor with Jeld-Wen Best Series Model JW1438 vinyl windows. b. Installation of poplar wooden trim on the aforementioned replacements, primed and painted in the same color as the existing aluminum storm windows to mask the vinyl window frames/sashes, c. Reinstalling the storm windows (without panes) on the outside. The Building Department ‘Red-Tagged’ this property on January 10, 2019 because work was completed without permit. PRESERVATION SPECIALIST REPORT: Specialist Toering and Inspector Szaday visited the property in the afternoon of January 9, 2019 upon the request of the property owner, Bill McKnight. Mr. McKnight appraised staff of the condition of building since their last visit in September: that there had been a break-in, that multiple windows had been destroyed, that the front door on this property and 508 had been vandalized, and that a previous contractor (that was no longer employed by Mr. McKnight) had installed the replacement vinyl windows on the north side of the ground floor of the property, as well as removed the front storm doors and replaced the front doors. Mr. McKnight was appraised of the need to apply for a retroactive Certificate of Appropriateness for this work. Discussion was had regarding ways through which the project could be made compliant by the addition of exterior trim work to conceal the vinyl windows. A blank Certificate of Appropriateness application was sent to Mr. McKnight later that day. A completed application with payment was received on February 11, 2019. On March 27th, Commissioner Gelfman, Specialist Toering, and Inspector Szaday visited with the property owner and Troy McKee at 510 S St. Joseph to hear proposals regarding this application, as well as the condition of the neighborhood and surrounding properties. For context, Inspector Szaday’s assessment of the windows from September 5, 2018 is as follows: “Windows: The owner has proposed the replacement of 7 original wood double-hung windows. I was unable to inspect the windows in the second floor as the apartment is occupied and the renter was not home. The four on the first level all have lower sashes that are broken and each have metal angle brackets holding the sashes together. These sashes are missing ropes and are not rotted, but rather are structurally damaged beyond repair. The metal storm windows are missing screens but have kept the original sashes and sills safely out of the elements. The upper sashes are painted and nailed in place.” STANDARDS AND GUIDELINES: Taylor’s Field Local Historic District Guidelines I. THE ENVIRNOMENT A. THE DISTRICT ENVIRONMENT […] B. BUILDING SITE, LANDSCAPING AND ACCESSORIES Individual properties in the district are characterized by a house located near the front of each lot with a small to medium lawn in front and little to no lawn at the rear of the property. Often the back yard is used as a parking lot for tenants. About half of the properties include a garage which is either located at the rear of the property and accessed from unpaved alleys running behind the property or located directly next to the structure and accessed by small drives. Nearly all of the garage struc ture and accessed by small drives. Nearly all of the garage structures are out of date, single -stall frame buildings. One larger carriage house still stands in the district. Most properties have trees, shrubbery and/or hedges. Most houses conform to th e uniform set-back within each block. Required Plants, trees, fencing, walkways, private yard lights, signs (house numbers) and benches which reflect the property’s history and development shall be retained. Recommended New site work should be based upon actual knowledge of past appearance of the property found in photographs, drawings, 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 and/or small outbuildings should be appropriate to surrounding site elements in scale, type, and appearance. Plant materials and trees in close proximity to the building and causing deteriorat ion to the building’s historic fabric should be removed and replaced by 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 house. The installat ion of unsightly devices such as television satellite dishes, solar panels and skylights shall not be premised in areas where they can be viewed from the public thoroughfare. II. EXISTING STRUCTURES A. BUILDING MATERIALS Original exterior wall materials in the district include limestone, flagstone, stucco, clapboard, wood shingles, sandstone and masonry block. In some instances, vinyl or aluminum siding has been applied over the original material. Required Original exterior building materials shall be retained. Deterioration of wood materials shall be prevented through repair, cleaning and painting. The existing or original architectural detail windows, porches, doors, and eaves should be retained o r replaced by replicas of the same design and materials when det eriorated beyond repair. Masonry including brick, limestone, flagstone, sandstone, and stucco shall be cleaned only when necessary to halt deterioration or to remove stains, and shall be done with a method acceptable for the preservation of the surface: i .e. low pressure water and soft natural bristle bushes. No chemicals, sand blasting or other invasive methods may be used to clean historic buildings. When repairing stucco, stucco mixture compatible in composition, color, and texture shall be used. Recommended Whenever possible, the original building materials should be restored. Metal or vinyl siding may be used when it is the only alternative to maintaining or replacing the original surface material. 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 the windows, doors, cornices, gables, eaves, and other architectural features. Ample ventilation must be afforded the structure when metal or v inyl siding has been installed in order to prevent increased deterioration of the structure from moisture and/or insects. 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. It is emphasized that, prior to initiating any restoration or rehabilitation effort, the prop erty owner contact the Historic Preservation Commission of South Bend & St. Joseph County at 125 Lafayette, South Bend. The Commission is an invaluable source of information about all facets of rehabilitation and restoration. Prohibited Wood siding shall not be resurfaced with new material which 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 detergen ts shall not be used on masonry including brick, stucco, limestone, flagstone, and sandstone. This method of cleaning erodes the surface material and accelerates deterioration. Brick surfaces shall not be painted unless they had been painted originally. 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. 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. This can cause deterioration as a result of the differing coefficient of expansion and the differing porosity of the material and the mortar which can result in serious damage to adjacent brick. Paint shall not be removed fro m masonry surfaces indiscriminately B. ROOFS AND ROOFING […] C. WINDOWS AND DOORS Window and door frames are in most cases wood. Brick structures have stone sills and brick lintels. In some cases where additional siding has been applied window trim has been covered. Many structures in the district have aluminum storm windows. Some houses retain wood framed 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 frame storm windows and doors painted to match the original should be used but should not damage existing frames and should be removable. If new sashes or doors are installed, the existing or original materials, design, and hardware should be used. When metal storm doors and windows are used, they should be painted, anodized or coated to match the existing. When awnings are used they should be of canvas material. Prohibited Original doors, windows, and hardware shall not be discarded when they can be restored and re -used in place. New window and door openings which would alter the scale and proportion of the building shall not be introduced. Inappropriate new window and door features, such as aluminum insulating glass combinations that require the removal of the original windows and doors, shall not be installed. Not Recommended Awnings, hoods, and fake shutters made of metal, vinyl, or fiberglass should not be used if they would detract from the existing character or appearance of the building. D. ENTRANCES, PORCHES, AND STEPS Most houses in the district have either an open or enclosed porch across the front. Most porches have either hip or gabled roofs or are covered by the main roof of the house. Required 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 and materials when deterior ated beyond repair. Porches and additions reflecting later architectural styles and which are important to the building’s historical integrity sh all be retained. Recommended When enclosing porches for heat conservation or other reasons, it should be done in a manner that does not alter the architectural or historical character of the building. Prohibited Front porches, stoops, patios, and steps that are important to the building’s style and character shall not be altered or rem oved. Not Recommended Original porch details should not be replaced with materials representing a different period or style from the original. E. MECHANICAL SYSTEMS […] III. NEW CONSTRUCTION […] IV. SAFETY AND BUILDING CODE REQUIREMENTS A. BUILDING CODE REQUIREMENTS Required Building code requirements shall be compiled with in such a manner that the existing character of the building is preserved. Recommended Local code officials should be consulted to investigate alternative life safety measures that will preserve the architectural integrity of the structure. Variances for historic properties should be investigated. Prohibited Construction of new stairways and elevators that would alter important architectural features or existing exits and spaces is prohibited. Not Recommended Fire prevention equipment should not damage the appearance or fabric of the building. B. ACCESS FOR HANDICAPPED OR DISABLED PERSONS V. GENERAL […] VI. ENFORCEMENT PROCEDURES […] In making its determination, the Historic Preservation Commission shall consider three factors: fi rst, 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: This property has 1) an extensive history of modification and alteration, 2) existed as rental property for the majority of its existence (records indicate the structure was subdivided sometime after 1970). As a subdivided structure, multiple ingress/egress openings have been added over the years, requiring consistent (and documented) reconstruction. Regarding the retroactive replacement of the front door s, staff would have preferred the original door and storm door would have been retained. The fiberglass replacement doors are a departure from the original material and format; Staff would like to see new wooden stor m doors installed to conceal the new fiberglass doors. Staff is pleased that the trim / wood work around the door will be extended – this brings balance to the door frame. Staff recommends approval with the condition that storm doors are reinstalled. Regarding the removal and replacement of the four ground floor windows with new vinyl windows, staff recommends approval. This is based upon Inspector Szaday’s opinion of the previous windows condition (as documented in COA #2018-0911A) and the custom solution to conceal new windows to closer resemble the appearance prior to new window installation. Written by Adam Toering Historic Preservation Specialist Approved by Elicia Feasel Historic Preservation Administrator HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov LOCATION MAP - Map showing location of the property and surrounding area (Google Maps) AERIEL MAP - Sanborn maps from 1899, 1917, 1960. Satellite imagery from 2017. HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov FRONT PICTURE (WEST) - Picture of the front of the building, taken 12/18/2018. FRONT PICTURE (WEST) - Picture of the front of 508 and 510 S St Joseph, taken 1/8/2019. HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov SIDE PICTURE (NORTH) - Picture of the four vinyl windows, taken 1/24/2019. SIDE PICTURE (NORTH) - Close-up of each replaced window, taken 1/24/2019. HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov SIDE PICTURE (NORTH) - Applicant submitted photo of original porch windows for comparison. SIDE PICTURE (NORTH) - Applicant submitted photo of replaced original windows with storms reinstalled. HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov WINDOW REPLACEMENT DIAGRAM - Drawing to scale of proposed design HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov PICTURES OF ITEMS THAT NEED ATTENTION - Trim adjustments to front door provided by owner. Attachment Historical Preservation Committee South Bend for 510 S. St. Joseph St. 1. Replacement of 4 windows on Bottom Floor Left Side of Home. We request approval for replacement of 4 windows on first floor on the left side of the property. These windows were replaced without approval with vinyl windows. The original windows were wood, painted white with red painted storm windows on the exterior of each window. We are recommending that these windows be approved with the following changes to allow these windows to match the other windows in the home. We install the removed red storm window frames (without the window panes) in the area which the window panes were removed we will install a wood filler painted red to minimize any viewable white of the vinyl windows. Please see the following attachments to clarify the changed to the windows. A. The first is a picture of two existing windows B. The second is a picture of a vinyl window with the storm window frames attached without the glass C. The third is a diagram of the showing our suggestion of filling the void left without the glass with wood which is painted red to minimize any the white of the vinyl window. 2. Replacement of front door. We request approval for the replacement of the front door. This door was replaced without approval. This door has a lead glass window and is painted a red brown color to work with the house trim. The replacement door was a different size than the original door. We intend to complete the installation with the following improvements. • Widen the wood trim on the left side of the door to match the right side. • Install a transom with clear glass above the door/ Please see pictures enclosed A. First Picture is of the existing door. B. Second picture identifies the changes to be made to the door.