HomeMy WebLinkAbout2. 918-920 Leland Avenue_COA 2021-0419STAFF REPORT
CONCERNING APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Date: May 7, 2021
Application Number: 2021-0419
Property Location: 918-920 Leland Avenue
Architectural Style/Date/Architect or Builder: Double-House / Colonial
Revival/ 1918
Property Owner: Charles Sapen
Landmark or District Designation: Chapin Park Local Historic District, #9574-
05, Chapin Park National Register District
Rating: Contributing
DESCRIPTION OF STRUCTURE/ SITE: Two and a half story rectangular duplex on a brick or concrete
block foundation. Exterior is clad in aluminum siding. Asphalt shingle roof is punctuated by two chimneys.
Vented aluminum soffit and gutters. Windows are 1/1 double hung.
ALTERATIONS: RME 2017-allowed for the retroactive replacement of aluminum soffit.
APPLICATION ITEMS: “Replacement windows.”
DESCRIPTION OF PROPOSED PROJECT: The applicant has requested retroactive approval to:
a. Replace 30 windows with Pella 250 Thermal Vinyl SH Windows, sized/distributed as follows:
i. Sixteen 36” x 54” windows,
ii. Twelve 36” x 65” windows,
iii. Two 28” x 42” windows,
Nine windows (?) were removed in February of 2020 without a Certificate of Appropriateness. Staff visited the site
on February 18th, 2020 where the removed windows were visible in a dumpster situated on the adjacent lot. Staff
sent a letter to the property owner regarding the Certificate of Appropriateness process and the required paperwork
on February 18th, 2020. The Building Department Red Tagged the project. Mr. Sapen came to our office on
February 20th to discuss his project and begin the application process. Mr. Sapen was presented a modified letter
and checklist at that time of what additional materials were required to complete his application. The dumpster was
removed and emptied at this time.
Staff corresponded with Mr. Sapen (via e-mail, letter, and phone calls) throughout 2020 and 2021 reminding Mr.
Sapen of the materials needed to complete his project, including the necessity of having a window restoration
estimate (from multiple contractors). Elements of this correspondence are included with this staff report.
Staff have not conducted a site visit to ascertain the condition/distribution of the remaining windows. From the
photos supplied by the homeowner, no major deterioration is apparent. Were the window sashes no longer able to
be restored, staff would not recommend vinyl windows be used for their replacements.
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.
[…]
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 denial.
Prepared by
Adam Toering, Historic Preservation Specialist
HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
MAP OF THE SUBJECT AREA - Google Map of the subject area.
MAP OF THE SUBJECT AREA - Sanborn Fire Insurance Maps and satellite imagery of the subject area.
5
HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
FRONT PICTURE (NORTH WEST) - Picture of the front of the building, May 2021.
SIDE PICTURE (NORTH) - Picture of the side of the building, May, 2021
5
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 WEST) - Picture of the side of the building, May 2021.
SIDE PICTURE (SOUTH WEST) - Picture of the side of the building, May, 2021
5
920 Windows to be replaced
35'-0"
36"X66"36"X66"36"X66"
32"X79" door
36"X45"
36"X66"
First Floor
40' of screens masonry foundation 920 Leland
3'-7' door
36"X66"
36X45"
3'x7' screen door 36"X45"
36"X84" Door
36"X84" Door 48'-8"
3'x7' screen door
29 1/4" X 35 3/4"
36"X66"First Floor
918 Leland Ave
36"X66"6'X7' door
32"X79" door
36'X66"36"X66"36"X66"
918 Windows Replaced
920 Windows to be replaced
35'-0"
12 11 10
36"X66"36"X66"36"X66"
32"X79" door
36"X45"
9
36"X66"13
First Floor
40' of screens masonry foundation 920 Leland
3'-7' door
36"X66"14
36X45"8
3'x7' screen door 36"X45"7
36"X84" Door
36"X84" Door 48'-8"
3'x7' screen door
29 1/4" X 35 3/4"
6
36"X66"1 First Floor
918 Leland Ave
36"X66"2 6'X7' door
32"X79" door
36'X66"36"X66"36"X66"
3 4 5
918 Windows Replaced
35'-0"
36"X55"28"X42"36"X55"
36"X55"2ne Floor 36"X55"
920 Leland
36"X55"36"X55"
36"X55"36"X55"
48'-0"
36"X55"36X55"
2nd Floor
36"X55"918 Leland Ave 36"X55"
36"X55"36"X55"
36"X55"28"X42"36"X55"
35'-0"
36"X55"15 28"X42"14 36"X55"13
36"X55"16 36"X55"12
2ne Floor
920 Leland
36"X55"17 36"X55"11
36"X55"18 36"X55"10
48'-0"
36"X55"1 36X55"9
36"X55"2 2nd Floor 36"X55"
918 Leland Ave 8
36"X55"3 36"X55"
7
4 5 6
36"X55"28"X42"36"X55"
1 2 3
4 5 6
7 8 9
10 11 12
13 14
1 2 3
4 5 6
7 8 9
10 11 12
13 14 15
16 17 18
Estimate/Quote
Date
1/8/2020
Estimate #
19999
Name / Address
Sapen Painting
Chuck Sapen
53788 CR 9
Elkhart, IN 46514
Ship To
903-6576=Cell
Martin's Steel Roofing Inc.
Ph# 574-862-4365
Fax# 574-862-1044
PO Box 707
Wakarusa, IN 46573
PO/Job Name
Pella Window
Terms
Cash/Carry
Rep
MAZ
Attention
Call us toll-free! 1-800-608-3595
Total
Description ColorLength UnitsQuantity Price Total
Pella 250 Therm. Vinyl SH Window,
W/Screen, No Grids, Clear Low-E Glass,
TTT 36"wx54"h
White 1616 pc 273.90 4,382.40
Pella 250 Therm. Vinyl SH Window,
W/Screen, No Grids, Clear Low-E Glass,
TTT 36"wx65"h
White 1212 pc 299.98 3,599.76
Pella 250 Therm. Vinyl SH Window,
W/Screen, No Grids, Clear Low-E Glass,
TTT 28"wx42"h
White 22 pc 226.02 452.04
- - - - - -Subtotal - - - - 8,434.20
Add $35 per window for 6Lite Grid pattern
Indiana Sales Tax 7.00% 590.39
NOTICE: Please review this estimate carefully.
This quote is only for material listed and is good for 30 days
Please sign & return to place order
$9,024.59
MICHELE GELFMAN
PRESIDENT
A CERTIFIED LOCAL GOVERNMENT
OF THE NATIONAL PARK SERVICE
ELICIA FEASEL
HISTORIC PRESERVATION ADMINISTRATOR
EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT
1400S County-City Building | 227 W. Jefferson Blvd. | South Bend, Indiana 46601 | p 574.235.9371 | f 574.235.9201 | southbendin.gov
February 18th, 2020
Mr. Charles and Mr. Nathan Sapen
918-920 Leland Avenue
South Bend, IN 46616
Dear Sapen Household,
The Chapin Park Local Historic District was established by an ordinance enacted by the Common Council of
the City of South Bend in 2005 for the protection of the historic character of the neighborhood. Under the
requirements of this ordinance, a Certificate of Appropriateness (CoA) is required for any activity in the
district which requires a building permit or which alters the appearance of a building or site. Painting of
previously painted surfaces is released from this requirement and requires no approval. Consideration by
the Historic Preservation Commission of proposed repairs or alterations is guided by the Chapin Park
Historic District ‘Guidelines for Historic Preservation & Development’ which have been developed in
cooperation with neighborhood representatives and adopted by referendum of the district property owners.
A printed version of the Standards and Guidelines are included with this letter. Note: each district has
unique Standards and Guidelines.
The Standards and Guidelines for all of South Bend’s local historic districts are available online in .PDF
format at the Historic Preservation Commission website: www.southbendin.gov/hpc
Periodically Historic Preservation Staff make ‘windshield’ surveys of individually designated Local
Landmarks and Local Historic Districts to determine if there have been any changes executed without a
Certificate of Appropriateness. Staff received a call from a concerned member of the neighborhood on
February 18, 2020 regarding the replacement of original windows at the 918-920 Leland property. Historic
Preservation Specialist Adam Toering and Site Inspector Ross Van Overberghe visited the site at
approximately 11:30am and documented the appearance of the property at that time, noting that windows
on the second story primary façade appeared to have been replaced, and the removed original sashes were
visible in the dumpster on the premises. Staff spoke briefly with an unidentified resident at the property and
informed him that they were with the City of South Bend’s Historic Preservation office. The photos taken by
Site Inspector Van Overberghe are included with his correspondence.
Window replacement projects require Historic Preservation Commission approval. With the desired
outcome of getting your project Commission approval, a blank Certificate of Appropriateness application is
included along with this letter. Please supply a detailed description of the project, materials, and a site plan.
Applications may be mailed, delivered, or submitted electronically to the address on the application.
Page | 2
A $20.00 application fee is required; this may be submitted along with the application or processed over the
phone by contacting Business Licensing Administrator Michelle Adams at (574) 235-5912.
The Historic Preservation Commission remains committed to preserving the built environment of the City of
South Bend and unincorporated St. Joseph County. Our office retains records related to your property that
amount to eight pages of documentation including architectural survey information, 1932 Assessor Cards,
and recent project paperwork. A previous project that was issued a Certificate of Appropriateness by our
office included a retroactive approval for replacing the aluminum soffit and gutters in March of 2017. You
are entitled to these records through the Access to Public Records Act (APRA). Attached to this letter is an
APRA application for your convenience.
Please contact this office for assistance, questions, or concerns.
Sincerely,
Elicia Feasel Adam Toering
Historic Preservation Administrator Historic Preservation Specialist
efeasel@southbendin.gov atoering@southbendin.gov
MICHELE GELFMAN
PRESIDENT
A CERTIFIED LOCAL GOVERNMENT
OF THE NATIONAL PARK SERVICE
ELICIA FEASEL
HISTORIC PRESERVATION ADMINISTRATOR
EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT
1400S County-City Building | 227 W. Jefferson Blvd. | South Bend, Indiana 46601 | p 574.235.9371 | f 574.235.9201 | southbendin.gov
February 18th, 2020
Mr. Charles Sapen
918 Leland Avenue
South Bend, IN 46616
Dear Charles,
The Chapin Park Local Historic District was established by an ordinance enacted by the Common Council of
the City of South Bend in 2005 for the protection of the historic character of the neighborhood. Under the
requirements of this ordinance, a Certificate of Appropriateness (CoA) is required for any activity in the
district which requires a building permit or which alters the appearance of a building or site. Painting of
previously painted surfaces is released from this requirement and requires no approval. Consideration by
the Historic Preservation Commission of proposed repairs or alterations is guided by the Chapin Park
Historic District ‘Guidelines for Historic Preservation & Development’ which have been developed in
cooperation with neighborhood representatives and adopted by referendum of the district property owners.
A printed version of the Standards and Guidelines are included with this letter. Note: each district has
unique Standards and Guidelines.
The Standards and Guidelines for all of South Bend’s local historic districts are available online in .PDF
format at the Historic Preservation Commission website: www.southbendin.gov/hpc
Periodically Historic Preservation Staff make ‘windshield’ surveys of individually designated Local
Landmarks and Local Historic Districts to determine if there have been any changes executed without a
Certificate of Appropriateness. Staff received a call from a concerned member of the neighborhood on
February 18, 2020 regarding the replacement of original windows at the 918-920 Leland property. Historic
Preservation Specialist Adam Toering and Site Inspector Ross Van Overberghe visited the site at
approximately 11:30am and documented the appearance of the property at that time, noting that windows
on the second story primary façade appeared to have been replaced, and the removed original sashes were
visible in the dumpster on the premises. Staff spoke briefly with an unidentified resident at the property and
informed him that they were with the City of South Bend’s Historic Preservation office. The photos taken by
Site Inspector Van Overberghe are included with his correspondence.
Window replacement projects require Historic Preservation Commission approval. With the desired
outcome of getting your project Commission approval, a blank Certificate of Appropriateness application is
included along with this letter. Please supply a detailed description of the project, materials, and a site plan.
Applications may be mailed, delivered, or submitted electronically to the address on the application.
Page | 2
A $20.00 application fee is required; this may be submitted along with the application or processed over the
phone by contacting Business Licensing Administrator Michelle Adams at (574) 235-5912.
The Historic Preservation Commission remains committed to preserving the built environment of the City of
South Bend and unincorporated St. Joseph County. Our office retains records related to your property that
amount to eight pages of documentation including architectural survey information, 1932 Assessor Cards,
and recent project paperwork. A previous project that was issued a Certificate of Appropriateness by our
office included a retroactive approval for replacing the aluminum soffit and gutters in March of 2017. You
are entitled to these records through the Access to Public Records Act (APRA). Attached to this letter is an
APRA application for your convenience.
Please contact this office for assistance, questions, or concerns.
Sincerely,
Elicia Feasel Adam Toering
Historic Preservation Administrator Historic Preservation Specialist
efeasel@southbendin.gov atoering@southbendin.gov
Page | 3
PROJECT NEEDS
Chuck, we’ve received your application. To include your project on the March 16th meeting agenda, I will need the
following information:
1. Existing Windows
a. Number
b. Location
c. Condition
i. Photographs are appreciated.
ii. The Commission will ask about the condition of existing windows.
1. Staff is available to make a site visit and document the condition of the windows if
you would like. Please contact Specialist Adam Toering (574) 235-7478.
2. Estimate(s) of restoration
a. A number of contractors are available that restore windows. I have attached the most recent
contractor list to this paperwork.
3. Replacement windows
a. Size,
b. Material,
c. Manufacture
d. Product specifications, if any.
MICHELE GELFMAN
PRESIDENT
A CERTIFIED LOCAL GOVERNMENT
OF THE NATIONAL PARK SERVICE
ELICIA FEASEL
HISTORIC PRESERVATION ADMINISTRATOR
EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT
1400S County-City Building | 227 W. Jefferson Blvd. | South Bend, Indiana 46601 | p 574.235.9371 | f 574.235.9201 | southbendin.gov
June 25, 2020
Mr. Charles and Mr. Nathan Sapen
918-920 Leland Avenue
South Bend, IN 46616
Dear Sapen Household,
Our office notified you via letter dated February 18, 2020 that your property was within the Chapin Park
Local Historic District, and that a Certificate of Appropriateness (CoA) is required for any activity which
requires a building permit or which alters the appearance of the building or site, including the removal and/or
replacement of windows. On February 20, 2020, you began the Certificate of Appropriateness review
process by submitting an application to our office. You spoke with staff who outlined that this kind of project
would require review by the Historic Preservation Commission and that additional information would be
required. Later that day you informed Historic Preservation Specialist Adam Toering that the windows that
had been previously removed from the structure had been lost when the dumpster they were in was
retrieved.
On February 25, 2020, staff advised you to continue with the application to replace the windows, and
informed you that “you need to provide information for the additional windows that you want to replace: 1)
stressing that you will need to show the condition of the remaining windows, as well as contact the vendors /
contractors I provided you a list for to see about what rehabilitation would cost, 2) that you will need to
provide information on the proposed / installed windows.” You responded on February 26, 2020, “Consider
your advice well taken.”
On February 27, 2020, Specialist Toering reminded you via e-mail that “the deadline for additional material
needed to ensure your project is on the March 16th Historic Preservation Commission agenda is next
Monday, March 2nd.” You responded shortly thereafter with a question, “am I required to provide this by
March 2nd?” Specialist Toering responded that “I’m here to help you get before the Commission as fast as
you are able so you can get the approved Certificate of Appropriateness. The Commission meets once a
month. The Monday, March 2nd deadline is for the March 16th meeting. You could opt to push out to the
April 20th meeting – if so, your deadline for material would be April 6th. The Red Tag from the Building
Department will still be in place until the Certificate of Appropriateness process is resolved and any
applicable Building Permits have been acquired.”
On March 13, 2020, you wrote to Specialist Toering indicating that you were in Florida to be with your
brother who was not well, and that you were optimistic that review on the April agenda “is still tenable.”
Specialist Toering responded, indicating the information that would be required to be included on the
agenda, namely:
Page | 2
1. New Window manufacture information.
2. Total number of existing windows that were installed or that are to be replaced,
a. their location,
b. their differing sizes/dimensions
c. their formats (are they ‘double hung’, ‘casements’, ‘sliders’?)
3. Photos of each side of your house, indicating the windows to be replaced.
4. Assessments/estimates as to the condition of the existing windows by a restoration
professional. (The Commission will ask you if you considered restoration. Answering ‘no’ will
probably not be to your advantage.)
Further, Specialist Toering clarified that “[t]his information needs to be to our office prior to the meeting
deadline for the meeting you want to be on. The deadline for inclusion on April 20th Historic Preservation
Commission meeting (were it to occur) will be April 6th.”
Specialist Toering e-mailed you on April 3, 2020 to check-in, reassuring you that the Commission would still
be here after the COVID-19 emergency had abated, and that you should keep him posted as your progress
with your project.
On April 29, 2020, you sent an e-mail to Specialist Toering indicating that you had been in Florida and that
you had recently returned to South Bend. Specialist Toering responded that afternoon indicating that the
Commission’s meetings had been cancelled for the duration of the public health emergency, and again
reiterated that additional information would be required for your project to be reviewed by the Commission.
On June 1, 2020, Specialist Toering e-mailed you again reiterating that additional information was necessary
for your project to be heard on the Commission’s upcoming June 15th agenda, and that were that information
not received, your project could not be heard until the July meeting.
The Historic Preservation Commission met on June 15th in the Common Council Chambers of the County-
City Building where they heard six projects. This was the first meeting since the onset of the COVID-19
public health emergency. Strict social distancing measures were in place to ensure that the Commission,
staff, applicants, and public were able to participate safely and effectively.
The Historic Preservation Commission’s next meeting is scheduled to be held on July 20, 2020 in the
Common Council Chambers of the County-City Building. For a project to be heard on this agenda, the
application must be deemed complete by the Historic Preservation Administrator. The additional information
listed above is required for your project to be deemed complete. This information must be received by July
6, 2020 for inclusion on the July agenda.
The Historic Preservation Staff continue to work remote and the Department of Community Investment
offices remain closed. Staff continue to receive correspondence and check voicemail. E-mail remains the
preferred means of communication. Phone calls can be scheduled were they to be needed for explanations
or questions.
There are plans for the City of South Bend government offices to reopen in stages in July and August. As
government operations normalize, scrutiny of non-compliant properties may increase. I urge you to get this
Page | 3
project approved by the Commission and completed so that you may be in compliance with both the Building
Department and the Zoning Ordinance. Failure to do so may result in additional fines and fees from the
Building Department or Zoning Administrator.
Please contact this office for assistance, questions, or concerns.
Sincerely,
Elicia Feasel Adam Toering
Historic Preservation Administrator Historic Preservation Specialist
efeasel@southbendin.gov atoering@southbendin.gov