HomeMy WebLinkAbout4. 512 Lindsey Street_COA 2021-0601STAFF REPORT
CONCERNING APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Date: June 14, 2021
Application Number: 2021-0601
Property Location: 512 Lindsey Street
Architectural Style/Date/Architect or Builder: American Foursquare / 1903
Property Owner: Mike and Jennifer Stone
Landmark or District Designation: Chapin Park Local Historic District, #9574-05
Rating: Contributing
DESCRIPTION OF STRUCTURE/ SITE : Two and half story American Foursquare on a cobblestone
foundation. Exterior siding is aluminum, windows are a mix of damaged original sashes (on ground floor) and
later replacement windows on the second story. Asphalt shingle roof with two small gables on the west and
north roof faces with a central chimney.
ALTERATIONS: N/A
APPLICATION ITEMS: “Removal of old roofing materials, new decking and replacement with metal exposed
fastener roof in similar color to main roof.” “Replace main floor windows which are original windows but are
currently broken and damaged. Replace second floor windows which are replacement vinyl windows and side door
which is missing. Propose replacement windows for continuity and consistency in appearance. Also proposed
replacement due to financial hardship of repairing original windows and adding storms to allow for fully
functioning windows. Currently, windows are borded up and house has been placed on South Bend demolition list.
We would like to expedite repairs to be in compliance with Code.”
DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to:
1. Replace the existing front porch asphalt shingle roof with an exposed fastener metal roof in a color
similar to the asphalt shingles of the main roof.
2. Replace twenty-five windows with ThermalWeld+ 7420 vinyl replacement windows.
3. Install new S100 Smooth-Star Fiberglass Door where door was missing.
This is the first metal roof project within the Chapin Park Local Historic District; although there is no previous
precedent for other options for metal roofs, Staff would prefer to see a concealed fastener roof system in lieu of the
exposed fastener system.
The existing windows are mix of damaged original windows and later replacements or are missing altogether.
Nearly every window is boarded-up. Some original windows may be in serviceable condition. Staff would prefer
to see a higher quality replacement window product offered for installation.
A window restoration quote is included for fifteen of the twenty-five 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 pa inting. 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.
[…]
B. ROOFS AND ROOFING
Roof shapes in the district encompass all the various designs found in residential structures: hipped, gabled, gambrel, flat and combinations
of these. Roofs are covered with a variety of materials such as asphalt, asbestos, wood and slate shingles as well as clay tiles. Residences in
most cases have wood fascias with gutters and downspouts. The fascias of some vinyl- and aluminum-sided houses are covered with the
same materials.
Required
The existing shape and type of materials of the roof shall be retained. All architectural features, which give the roof its essential character,
shall be retained, including dormer windows, cupolas, cornices, brackets, chimneys, cresting and weather vanes.
Recommended
The original shape and materials of the roof should be restored. Particular effort should be made to retain materials such as slate, tile and
other unique materials not commonly found in new construction. Roof covering which is deteriorated beyond repair should be replaced with
new material that matches as closely as possible the original in composition, size, shape, color and texture. Gutters and downspouts are often
a necessary adjunct in order to prevent deterioration of the structure; they should be maintained whenever possible or replaced with a style
comparable and suitable to the architectural period.
Prohibited
Nothing shall be done to change the essential character of the roof as viewed from a street by adding architectural features or large unsightly
fixtures, or by using materials inappropriate to the style of the house. The roof shall not be stripped of architectural features important to its
character.
Not Recommended
Overhanging eaves, soffit, brackets and gables should not be covered or enclosed when adding siding to a building.
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:
HPC Administrator Toering and Inspector Van Overberghe visited the property with the new owners on April 26th,
2021. The structure is secure, but many of the windows exhibit damage or are missing components.
This property has been vacant and abandoned for at least the last four years under previous (out of country)
ownership. The City of South Bend Department of Code Enforcement has had this property under continuous
enforcement for some time, a “Demo Order” has been applied to the property. The new owners purchased this
property in the hopes of saving it from being demolished.
The property is not included in the National Register District, as such it is not eligible for financial incentives like
other Chapin Park Local Historic District properties.
STAFF RECOMMENDATION: Staff divides the project into three components: A) front porch re-roofing with
metal exposed fastener system, B) Window replacement, C) Door installation.
A) Roof – Staff recommends asking the property owner to amend the application to a standing-seam
metal roof, details to be confirmed by staff and approved.
B) Window Replacement – Staff makes no recommendation. Staff would prefer to see the large
picture window restored, as it appeared in serviceable condition.
C) Door installation – Staff recommends approval.
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.
SATELLITE/SANBORN IMAGERY - Sandborn Maps: 1917, 1945, 1960, imagery from 2016 of property.
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 front of the building, June 2021.
REAR PICTURE (SOUTHWEST) - Picture of the 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
SIDE PICTURE (WEST) - Picture of the side of the building, June 2021.
SUBJECT AREA - Picture of the front porch picture window, April 2021
5
HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
SUBJECT AREA - Picture of the east side of the building, April 2021.
SUBJECT AREA - Picture of the rear of the building, April 2021
5
June 1, 2021 MA
Rec. No. 809632 $20.00
6/1/2021 Yahoo Mail - 512 Lindsey Proposal for window repair and maintenance
1/1
512 Lindsey Proposal for window repair and maintenance
From:Elicia Feasel (elicia@hgchristmanconstruction.com)
To:
Date:Tuesday, June 1, 2021, 03:36 PM EDT
PROPOSAL 512 Lindsey (Stone) windows.pdf
521.1kB
Mike and Jenn –
Please see attached proposal per your request for 512 Lindsey. I wish I had better news about the schedule but we are booked quite far in advance, no sooner than September to begin. Also, although I provided
a price range for your windows, you can anticipate the time and materials landing on the high side as these windows have survived years, if not decades, of deferred maintenance and they will require quite a lot
of work to bring them back to a serviceable condition. As you will see, I excluded the nine vinyl windows from this proposal.
Glad to be of assistance,
Elicia
Elicia Feasel
Project Manager
H.G. Christman Construction
23186 West Ireland Road
South Bend, IN 46614
574-232-9600 office
219-851-7007 cell
www.hgchristmanconstruction.com
GENERAL CONTRACTING
CARPENTRY • CONSULTING
BUILDING RESTORATION
23186 W. IRELAND ROAD • SOUTH BEND, IN 46614 • 574.232.9600
PROPOSAL
June 1, 2021
Mike and Jenn Stone
917 Leland Avenue
South Bend, IN 46601
Re: 512 Lindsey Maintenance and repair of original 1/1 double hung wood windows
We propose to furnish the necessary labor, materials, and equipment to complete the above
referenced project as described below, on a time and materials basis, with reasonable
assumptions made for preparation of the windows for reinstallation.
Scope of Work for HGC Proposal #E00621:
1. Remove 1/1 wood window sashes and deliver to shop.
2. Prepare jamb by removing existing paint layers down to a serviceable level, priming, and
repainting; new sash cord on existing pulleys/weights, clean pulley hardware.
3. Prepare sashes by removing existing paint layers down to a serviceable level, priming,
and repainting; remove glazing completely and reglaze; replace broken glass, clean
hardware.
4. Prepare trim stops by removing existing paint layers down to a serviceable level,
priming, and repainting; reproduce new trim stops where trim does not exist or is
deteriorated beyond repair.
5. Reinstall sashes in jambs.
Base bid (per opening): $800 – $1,200
Base bid (15 openings): $12,000 - $18,000
Clarifications
1. Existing storm windows remain in place throughout project with no work performed.
2. All work to be performed Monday through Friday between 7:00 AM to 5:00 PM
3. This proposal is valid for 20 days.
4. The following are not included: boarding openings, new hardware, new weights, new
glass (other than where broken), (9) vinyl window maintenance.
5. Building permit is not provided.
6. Scheduling after September 1.
Should you have any questions or concerns, do not hesitate to contact me at any time.
Sincerely,
Elicia Feasel
Project Manager
May 10, 2021
WINDOW MAINTENANCE & REPAIR
Page 2 of 2
Owner’s approval and acceptance:
Mike and Jenn Stone
(Signature) (Date)
$850.00850.001Remove Casing, remove BMC, remove door, install new door, foam insulate, caulk, new
casing on the inside
$508.68508.6812' 4'' x 6' 8'' S100 Smooth-Star Fiberglass Door - Right Hand Inswing (Tru-Guard
Composite Edge)
$9.729.7212-3/8'' Backset - Double Bore (2-1/8'' Dia. Bore w/Standard 5-1/2'' Spacing) w/Mortised
Edge Latch Preps w/Deadbolt Schlage (Standard) 1-1/8´´ x 2-3/4´´ Strike Prep
$0.000.001Set of T/T Non Ball-Bearing - Brushed Nickel Hinges
$60.7560.751Dura-Frame - 6'' Jamb w/Primed Brickmould Exterior Trim (Loose)
$0.000.001Bronze Compression Weatherstrip
$0.000.001Tru-Defense Adjustable - Mill Finish w/Dark Cap Sill
$54.2754.271Interior Trim: Set L444 Colonial FJPMD (3-1/4" 11/16") Casing
$398.52398.521PREFINISH: Paint Door Panel Interior & Exterior WHITE (DURA-TECH/COMPOSITE) ;
Paint Interior of Frame/Rabbet only WHITE (DURA-TECH/COMPOSITE); Paint Interior
Trim WHITE (DURA-TECH/COMPOSITE)
$106.92106.921Schlage - F Series Georgian Lockset and B60N-Keyed 1 Side Deadbolt w/Satin Nickel
(619) Finish ***KEYED ALIKE***
$1,988.86Item Total
Order Total:$1,988.86
Tax:$0.00
$1,988.86Order Sub Total:
Version #:7.13
5/3/2021Version Date:
Distributed by:
(574) 862-1613
512 Lindsey Street
Stone, Mike and Jennifer
South Bend, In. 46616
Quote
Date:28Quote Number:5/13/2021
(
27888 County Rd 32
Elkhart , In. 46517
Customer Information
www.qwdbarn.com
Name:
Address:
Phone 1:
Phone 2:
Phone:
Website:
Address:
of1Page 1
Fax:
Quality Window and Door
Specifications
U.D. = 29-1/2'' x 81-5/8''; R.O. = 30-1/4'' x 82''
O.M. of Exterior Trim = 32'' x 82-7/8''
Image is viewed from Exterior!
Sales Person:Ed Risser
Job Name:
Installed Sale
JenniferContact:
Item Description PriceQty Extended
ITEM DESCRIPTION QTY SIZE PRICE TOTAL
ORDER ORDER DATE PO NUMBER CUSTOMER REF TERMS
47838 5/13/2021 Stone 5Stone, Mike and Jennifer
$198.68 $993.40ITEM SUBTOTAL:
1 ThermalWeld+ 7400 Picture Window 5 30 W X 14 H
Hold To Size
No Head Expander
Integral Nail Fin $19.71 $98.55
White $130.59 $652.95
Supreme(2)$24.64 $123.20
Stainless Spacer $14.78 $73.90
Lifetime Glass Breakage Warranty $8.96 $44.80
Basement
UF SHGC VT AL Zone
0.27 0.32 0.57 ≤ 0.3 N,NC
$636.83 $636.83ITEM SUBTOTAL:
2 ThermalWeld+ 7420 Double Hung 1 51 1/2 W X 65 1/4 H
Hold To Size
No Head Expander
Integral Nail Fin $52.86 $52.86
White $469.28 $469.28
Alum. Screen Frame (Std)
Half Screen
Fiberglass Screen Mesh
Supreme(2)$66.08 $66.08
Stainless Spacer $39.65 $39.65
Double Locks
Lifetime Glass Breakage Warranty $8.96 $8.96
Custom Room Location=[1st Floor Front]
UF SHGC VT AL Zone
0.28 0.3 0.54 ≤ 0.3 NC
ORDER CONTACT:Jennifer
ORDER:47838
QUOTE
ORDER DATE:5/13/2021
,
,
Standard
INVOICE INFORMATION SHIPPING INFORMATION
,
Standard
SHIP VIA:
5/13/2021 8:37:14 PM 1 of 6
ITEM DESCRIPTION QTY SIZE PRICE TOTAL
ORDER ORDER DATE PO NUMBER CUSTOMER REF TERMS
47838 5/13/2021 Stone 5Stone, Mike and Jennifer
$577.03 $577.03ITEM SUBTOTAL:
3 ThermalWeld+ 7420 Double Hung 1 39 1/2 W X 65 1/4 H
Hold To Size
No Head Expander
Integral Nail Fin $47.49 $47.49
White $425.60 $425.60
Alum. Screen Frame (Std)
Half Screen
Fiberglass Screen Mesh
Supreme(2)$59.36 $59.36
Stainless Spacer $35.62 $35.62
Double Locks
Lifetime Glass Breakage Warranty $8.96 $8.96
Custom Room Location=[1st Floor Front of
House]
UF SHGC VT AL Zone
0.28 0.3 0.54 ≤ 0.3 NC
$577.03 $577.03ITEM SUBTOTAL:
4 ThermalWeld+ 7420 Double Hung 1 39 1/2 W X 65 1/4 H
Hold To Size
No Head Expander
Integral Nail Fin $47.49 $47.49
White $425.60 $425.60
Alum. Screen Frame (Std)
Half Screen
Fiberglass Screen Mesh
Supreme(2)$59.36 $59.36
Stainless Spacer $35.62 $35.62
Double Locks
Lifetime Glass Breakage Warranty $8.96 $8.96
Custom Room Location=[1st Floor Back of
house]
UF SHGC VT AL Zone
0.28 0.3 0.54 ≤ 0.3 NC
$370.05 $1,110.15ITEM SUBTOTAL:
5 ThermalWeld+ 7420 Double Hung 3 23 1/2 W X 27 1/2 H
Hold To Size
No Head Expander
Integral Nail Fin $23.30 $69.90
White $291.20 $873.60
Alum. Screen Frame (Std)
Half Screen
Fiberglass Screen Mesh
Supreme(2)$29.12 $87.36
Stainless Spacer $17.47 $52.41
Single Lock
Lifetime Glass Breakage Warranty $8.96 $26.88
Custom Room Location=[1st Floor Back West]
UF SHGC VT AL Zone
0.28 0.3 0.54 ≤ 0.3 NC
5/13/2021 8:37:14 PM 2 of 6
ITEM DESCRIPTION QTY SIZE PRICE TOTAL
ORDER ORDER DATE PO NUMBER CUSTOMER REF TERMS
47838 5/13/2021 Stone 5Stone, Mike and Jennifer
$490.11 $490.11ITEM SUBTOTAL:
6 ThermalWeld+ 7420 Double Hung 1 29 1/2 W X 57 1/4 H
Hold To Size
No Head Expander
Integral Nail Fin $39.42 $39.42
White $362.88 $362.88
Alum. Screen Frame (Std)
Half Screen
Fiberglass Screen Mesh
Supreme(2)$49.28 $49.28
Stainless Spacer $29.57 $29.57
Double Locks
Lifetime Glass Breakage Warranty $8.96 $8.96
Custom Room Location=[1st Floor Back of
House]
UF SHGC VT AL Zone
0.28 0.3 0.54 ≤ 0.3 NC
$422.91 $422.91ITEM SUBTOTAL:
7 ThermalWeld+ 7420 Double Hung 1 27 1/2 W X 44 1/4 H
Hold To Size
No Head Expander
Integral Nail Fin $32.70 $32.70
White $315.84 $315.84
Alum. Screen Frame (Std)
Half Screen
Fiberglass Screen Mesh
Supreme(2)$40.88 $40.88
Stainless Spacer $24.53 $24.53
Double Locks
Lifetime Glass Breakage Warranty $8.96 $8.96
Custom Room Location=[1st Floor Back of
house]
UF SHGC VT AL Zone
0.28 0.3 0.54 ≤ 0.3 NC
$448.00 $448.00ITEM SUBTOTAL:
8 ThermalWeld+ 7420 Double Hung 1 29 1/2 W X 44 1/4 H
Hold To Size
No Head Expander
Integral Nail Fin $33.60 $33.60
White $338.24 $338.24
Alum. Screen Frame (Std)
Half Screen
Fiberglass Screen Mesh
Supreme(2)$42.00 $42.00
Stainless Spacer $25.20 $25.20
Double Locks
Lifetime Glass Breakage Warranty $8.96 $8.96
Custom Room Location=[1st Floor Bath remake
opening]
UF SHGC VT AL Zone
0.28 0.3 0.54 ≤ 0.3 NC
5/13/2021 8:37:14 PM 3 of 6
ITEM DESCRIPTION QTY SIZE PRICE TOTAL
ORDER ORDER DATE PO NUMBER CUSTOMER REF TERMS
47838 5/13/2021 Stone 5Stone, Mike and Jennifer
$491.45 $982.90ITEM SUBTOTAL:
9 ThermalWeld+ 7420 Double Hung 2 27 1/2 W X 60 1/4 H
Hold To Size
No Head Expander
Integral Nail Fin $39.87 $79.74
White $362.88 $725.76
Alum. Screen Frame (Std)
Half Screen
Fiberglass Screen Mesh
Supreme(2)$49.84 $99.68
Stainless Spacer $29.90 $59.80
Double Locks
Lifetime Glass Breakage Warranty $8.96 $17.92
Custom Room Location=[2nd Floor Back]
UF SHGC VT AL Zone
0.28 0.3 0.54 ≤ 0.3 NC
$422.91 $422.91ITEM SUBTOTAL:
10 ThermalWeld+ 7420 Double Hung 1 27 1/2 W X 44 1/4 H
Hold To Size
No Head Expander
Integral Nail Fin $32.70 $32.70
White $315.84 $315.84
Alum. Screen Frame (Std)
Half Screen
Fiberglass Screen Mesh
Supreme(2)$40.88 $40.88
Stainless Spacer $24.53 $24.53
Double Locks
Lifetime Glass Breakage Warranty $8.96 $8.96
Custom Room Location=[2nd Floor Bath]
UF SHGC VT AL Zone
0.28 0.3 0.54 ≤ 0.3 NC
$491.45 $982.90ITEM SUBTOTAL:
11 ThermalWeld+ 7420 Double Hung 2 27 1/2 W X 60 1/4 H
Hold To Size
No Head Expander
Integral Nail Fin $39.87 $79.74
White $362.88 $725.76
Alum. Screen Frame (Std)
Half Screen
Fiberglass Screen Mesh
Supreme(2)$49.84 $99.68
Stainless Spacer $29.90 $59.80
Double Locks
Lifetime Glass Breakage Warranty $8.96 $17.92
Custom Room Location=[2nd Floor Back]
UF SHGC VT AL Zone
0.28 0.3 0.54 ≤ 0.3 NC
5/13/2021 8:37:14 PM 4 of 6
ITEM DESCRIPTION QTY SIZE PRICE TOTAL
ORDER ORDER DATE PO NUMBER CUSTOMER REF TERMS
47838 5/13/2021 Stone 5Stone, Mike and Jennifer
$540.07 $1,080.14ITEM SUBTOTAL:
12 ThermalWeld+ 7420 Double Hung 2 39 1/2 W X 60 1/4 H
Hold To Size
No Head Expander
Integral Nail Fin $45.25 $90.50
White $395.36 $790.72
Alum. Screen Frame (Std)
Half Screen
Fiberglass Screen Mesh
Supreme(2)$56.56 $113.12
Stainless Spacer $33.94 $67.88
Double Locks
Lifetime Glass Breakage Warranty $8.96 $17.92
Custom Room Location=[2nd Floor Front]
UF SHGC VT AL Zone
0.28 0.3 0.54 ≤ 0.3 NC
$491.45 $982.90ITEM SUBTOTAL:
13 ThermalWeld+ 7420 Double Hung 2 27 1/2 W X 60 1/4 H
Hold To Size
No Head Expander
Integral Nail Fin $39.87 $79.74
White $362.88 $725.76
Alum. Screen Frame (Std)
Half Screen
Fiberglass Screen Mesh
Supreme(2)$49.84 $99.68
Stainless Spacer $29.90 $59.80
Double Locks
Lifetime Glass Breakage Warranty $8.96 $17.92
Custom Room Location=[2nd Floor Front]
UF SHGC VT AL Zone
0.28 0.3 0.54 ≤ 0.3 NC
$532.00 $532.00ITEM SUBTOTAL:
14 ThermalWeld+ 7420 Double Hung 1 33 1/2 W X 60 1/4 H
Hold To Size
No Head Expander
Integral Nail Fin $42.56 $42.56
White $395.36 $395.36
Alum. Screen Frame (Std)
Half Screen
Fiberglass Screen Mesh
Supreme(2)$53.20 $53.20
Stainless Spacer $31.92 $31.92
Double Locks
Lifetime Glass Breakage Warranty $8.96 $8.96
Custom Room Location=[2nd Floor]
UF SHGC VT AL Zone
0.28 0.3 0.54 ≤ 0.3 NC
5/13/2021 8:37:14 PM 5 of 6
ITEM DESCRIPTION QTY SIZE PRICE TOTAL
ORDER ORDER DATE PO NUMBER CUSTOMER REF TERMS
47838 5/13/2021 Stone 5Stone, Mike and Jennifer
$8,595.00 $8,595.00ITEM SUBTOTAL:
15 Labor Charges 1 $8,595.00 $8,595.00
Remove storms , remove wood sash and tracks, some are vinyl windows, clean opening, install INSERTS, foam insulate,
wrap outside with White Coil, use 1/2" x 3/4" White shoe inside, use Treated 2"x 6" Lumber for new RO in Basement
SUBTOTAL:$18,834.21
TOTAL:$18,834.21
25TOTALS:
COMMENT:
5/13/2021 8:37:14 PM 6 of 6