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HomeMy WebLinkAbout7. 130 Park Lane_COA 2021-0607ASTAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: June 15, 2021 Application Number: 2021-0607A Property Location: 130 Park Lane Architectural Style/Date/Architect or Builder: Colonial Revival / 1929 / “May House” / Callix Miller Property Owner: Beacon Health / Indiana Landmarks Landmark or District Designation: Local Landmark, Ordinance #9402- 2003 Rating: Outstanding DESCRIPTION OF STRUCTURE/ SITE : Two story Colonial Revival on a concrete foundation, exterior brick chimneys at eaves on both sides, walls made up of brick stretcher bond. Asphalt shingle roof. Small pent roof over entrance with entablature with support columns, windows are 6/6 double-hung with soldier course lintels. ALTERATIONS: COA #2006-0330 allowed for the construction of a sign in the front yard. APPLICATION ITEMS: “Relocation house from current site to new site adacent to 846 Park Avenue. Clear existing site of old foundation and landscaping – temporary seed. New site – clear existing trees excepting those along Dushane Courth. Final plans for development and landscaping of existing site will be brought back for future approval before work begins. Final plans for landscaping will be brought back for future approval. See attached for additional information.” DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to: Move the structure from its current location to an empty lot within the Riverside Drive Local Historic District. The structure will be situated on the lot facing Riverside Drive, similar to other structures in the immediate vicinity. There is space for the later/eventual construction of a garage structure (shown facing Dushane Court). Staff have worked with Indiana Landmarks to attempt to find a new ‘home’ for the May House for the past few years. Multiple sites have been considered and found lacking. Logistical concerns have precluded any sites north of the St. Joseph River. The proposed site on Riverside Drive is an empty lot, sufficient in size, and near enough that it will result in minimal tree trimming during the house moving process. The to-be-vacated site on Park Lane is rumored to be redeveloped into a parking lot by Beacon Health / Memorial Hospital. Staff recommends that the Landmark ordinance for the lot/parcel on Park Lane be sent to the Landmarking Committee for de-designation upon completion of the proposed move. As this structure is a Local Landmark that will be moving to within the boundaries of the Riverside Drive Local Historic District, the applicable “New Construction” Standards for Riverside Drive are included below. The structure is architecturally appropriate for the Riverside Drive Local Historic District. The structure is currently an Outstanding – rated ‘contributing’ resource to the Chapin Park National Register District (the boundaries of which include the majority of the Chapin Park Local Historic District, the area immediately south of Leeper Park outside of the Chapin Park Local Historic District, as well as parcels along Riverside Drive in the Riverside Drive Local Historic District). Moving the structure may impact the contributing status. STANDARDS AND GUIDELINES: Local Landmark – Group B The Commission has the authority to determine the architectural merits and the extent of any proposed treatment, renovation, or addition to a historic landmark. The commission will require drawings, plans, specifications, and/or samples where appropriate. A. Maintenance The maintenance of any historical structure or site shall in no way involve any direct physical change except for the general cleaning and upkeep of the landmark. The Commission shall encourage the proper maintenance of all structure or sites (appendix A: Minimum Maintenance Standards). B. Treatment Treatment shall be defined as any change of surface materials that will not alter the style or original form. Such improvements include re- roofing, glazing, or landscaping lawns and may involve a change that can potentially enhance or detract from the character of the landmark. A treatment change of any surface whether on the landmark or in its environment may require a Certificate of Appropriateness if it significantly alters the appearance of the landmark. Although these kinds of changes may not require a Building Permit, a Certificate of Appropriateness may be necessary. The commission should review the proposed treatment for character and style consistency with the original surfaces. C. Renovation and Additions Renovation is the modification of a structure, which does not alter the general massing while an addition, is a change in mass. A modification, which involves the removal of a part of the landmark, should be considered under demolition (see demolition). Additions to landmarks should not detract from the original form and unity of the landmark and should not cover singular examples of architectural detail. Additions to landmarks should be added in a manner that does not disrupt the visible unity of overall appearance of the site. The proportions, materials and ratios of the existing structures should be carried through in the additions. Care should be taken not to change or alter the following: 1. Structure—–Necessary structural improvements, where safety demands should be accomplished in such a way as to cause minimal visual change to the original style and construction. 2. Material—Additions and improvements involving any new material in the landmark should be of the same material as the original. It should be the same size and texture. An alternative material may be allowed if it duplicates the original. a. wood—all wood trim should conform with existing trim in shape and size. b. siding materials—the Commission discourages the covering or alteration of original materials with additional siding. Structures already sided with incompatible materials should be returned to a siding similar to the original when renovation is considered. D. Demolition Historic landmarks shall not be demolished. When a landmark poses a threat to the public safety, and demolition is the only alternative, documentation by way of photographs, measured drawings, or other descriptive methods should be made of both the exterior and interior of the landmark. The person or agency responsible for demolition of the landmark shall be responsible for this documentation. E. Moving The moving of landmarks is discouraged, however, moving is preferred to demolition. When moving is necessary, the owner of the landmark must apply to the Commission for a Certificate of Appropriateness. F. Signs No neon or flashing signs will be permitted unless they are original to the structure. Billboards and super-graphics will also be disallowed. Only one appropriate identifying sign will be permitted per business. G. Building Site and Landscaping (These standards apply to both A and B) 1. Required Major landscaping items, trees, fencing, walkways, private yard lights, signs (house numbers) and benches which reflect the property’s history and development shall be retained. Dominant land contours shall be retained. Structures such as: gazebos, patio decks, fixed barbecue pits, swimming pools, tennis courts, green houses, new walls, fountains, fixed garden furniture, trellises, and other similar structures shall be compatible to the historic character of the site and neighborhood and inconspicuous when viewed from a public way. 2. Recommended New site work should be based upon actual knowledge of the past appearance of the property found in photographs, drawings, and newspapers. Plant materials and trees in close proximity to the building that are causing deterioration to the buildings historic fabric should be removed. However, trees and plant materials that must be removed should be immediately replaced by suitable flora. Front yard areas should not be fenced except in cases where historic documentation would indicate such fencing appropriate. Fencing should be in character with the buildings style, materials, and scale. 3. Prohibited No changes may be made to the appearance of the site by removing major landscaping items, trees, fencing, walkways, outbuildings, and other 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. The installation of unsightly devices such as TV reception dishes and solar collectors shall not be permitted in areas where they can be viewed from public thoroughfares. RIVERSIDE DRIVE LOCAL HISTORIC DISTRICT – STANDARDS AND GUIDELINES EXCERPT III. NEW CONSTRUCTION New construction includes any new building or structure constructed within the boundaries of the historic district, or any new addition to an existing building. New construction should be designed considering the appearance of the other buildings in the neighborhood. a. HEIGHT AND PROPORTION the majority of structures in the district are two stories high and are square, rectangular, or irregular in plan. There are a few story-and-a-half residences. The prevalent façade proportions are between a 1:1 and a 1:2 height-to-width ratio. Required The height of a new structure and its height-to-width proportions shall be consistent with adjacent buildings in the district. The building height shall be no greater than that of the lowest existing structure of the same type in the same block. Façade proportions shall be established by permitting no structure with a façade wider or narrower than those existing in the same block. Additions to existing buildings shall be related in height and proportion to the existing structure. Recommended Contemporary designs should be compatible in character and mood to the building or neighborhood. Prohibited Additions may not be constructed that would change the existing façade of a building, alter its scale or architectural character, or add new height. Not Recommended New stories should not be added not should existing stories be removed which would destroy important architectural details, features and spaces of the building. Any style or period of architecture that is incompatible with what exists style should not be permitted in new additions. b. BUILDING MATERIALS Walls materials in the district range from brick, stucco, clapboard, shingles, aluminum and vinyl siding. Required Exterior materials used on a new structure shall be compatible in scale, texture and color with adjacent structures. Materials used on an addition to an existing structure shall relate to the existing or original materials of that structure. As much of the original structure as possible shall be retained so that the addition could be removed without damage to the basic structure and appearance of the building. Recommended Aluminum or vinyl siding may be used when it is the only feasible alternative. This siding should be compatible with the original size and style and with the materials of other buildings in the district. Prohibited Inappropriate materials such as asbestos, asphalt, molded or artificial stone, or artificial brick shall not be used. Not Recommended Glass blocks should not be used. Concrete block should not be used for anything other than foundations. […] IV. SAFETY AND BUILDING CODES […] 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 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. c. Any rehabilitation work shall not be such as to change a building to a style dated previous to its original style. d. In planning rehabilitation projects, an architect or contractor experienced in preservation should be consulted. e. There shall be a liaison committee consisting of three (3) property owners in the district. The committee’s responsibility will be to work with the residence of the district and the Historic Preservation Commission (See Appendix D). f. All guidelines will be reviewed and updated, on the recommendation of the liaison committee, at least every five years. g. In the case of structures located within the district which are designated individually as Landmarks, the most restrictive guidelines shall apply. h. Existing easements and codicils in property owners’ abstracts shall remain in effect. SITE VISIT REPORT: N/A STAFF RECOMMENDATION: Staff recommends approval for the project as applied, with the request that the Commission move for de-designation of the vacated site upon the successful moving of the structure to the new parcel in the Riverside Drive Local Historic District. Prepared by Adam Toering, 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 MAP OF THE AREA - Google Maps view of the subject area, indicating the original location and new location. SATELLITE/SANBORN IMAGERY - Sanborn Maps: 1945, 1960, imagery from 2016 of Park Lane. 5 SATELLITE/SANBORN IMAGERY - Sanborn Maps: 1945, 1960, imagery from 2016 of Riverside Drive. 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) - Picture of the front of the building, June 2021. SIDE PICTURE (WEST) - Picture of the side and rear of the building, June 2021 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) - Picture of the proposed new location, June 2021. SIDE PICTURE (WEST) - Picture of the proposed new location, June 2021 5