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HomeMy WebLinkAbout1. 130 Park Lane_COA 2021-0607A (UPDATE)STAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: September 14, 2021 Application Number: 2021-0607A (UPDATE) 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 #2021-0607A allowed for the moving of the house and extensive landscape changes. 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 is providing an update to the previous approval indicating landscape changes: Final Site plan for May House is attached that shows the grade/elevation of the house. Plan shows the steps and grade that house will be places. Notable is that it is nearly the same as existing – eliminating only one step up in order better work with the existing grade at 919 Riverside (the new address). Concerns voiced by the neighbors were conveyed to Indiana Landmarks regarding the proposed move of the May House to the lot at the corner of Riverside and Park Avenue. Indiana Landmarks has submitted additional landscaping plans to detail the proposed improvements to the site. 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 Certificat e 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 al ternative, 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 construc tion 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 sha ll 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. 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 RIVERSIDE DRIVEPARK AVE. DUSHANTE CT DRAWN BY:CHECKED BY:PROJECT NUMBERDATECOPYRIGHT © 2021SHEET NO.REVISIONSDATE8.26.21MIC H A EL J. BULTINCKLANDSCAPE ARCHI T E CTINDIANASTATE OFR E GI STEREDNo. 20400089LANDSCAPE ARCHITECTS & PLANNERSMAY HOUSE LANDSCAPE PLANINDIANA LANDMARKSNORTHERN REGIONAL OFFICESITELANDSCAPE PLANMJBMJBL1.02021-020JULY 20217.27.21 LANDSCAPE DESIGN SUBMITTAL8.26.21 REVISED LADSCAPE PLANSITE PLANSCALE 316" = 1'-0"PROPOSED SITE IMPROVEMENTS BASEDON SITE BASE PREPARED ANDPROVIDED BY OTHERS. LEHMAN &LEHMAN, INC. ASSUMES NORESPONSIBILITY FOR THE CONTENT ORACCURACY OF THE VEGETATION ANDPROPERTY LINE LOCATIONS.VERIFICATION OF EXISTING CONDITIONSIS HIGHLY RECOMMENDED.LANDSCAPE LEGENDLANDSCAPE NOTES1.BEFORE COMMENCING ANY WORK, CONTRACTOR SHALL CONTACT "INDIANA 811" TO VERIFY LOCATIONS OFUNDERGROUND PUBLIC UTILITIES. CONTRACTOR SHALL ALSO VERIFY LOCATIONS OF UNDERGROUNDPRIVATE UTILITIES.2.ALL EXISTING UTILITY VALVES, MANHOLES, ETC. FOUND ON SITE AND NOT SHOWN ON THESE PLANS SHALL BEBROUGHT TO THE LANDSCAPE ARCHITECT'S ATTENTION. LANDSCAPE WORK SHALL ACCOMMODATE SUCHEXISTING STRUCTURES.3.ALL LAWN AREAS THAT NEED TO BE REPAIRED ARE TO BE FREE OF DEBRIS AND WEEDS PRIOR TOINSTALLATION. IF WEEDS EXIST PRIOR TO INSTALLATION, LANDSCAPE CONTRACTOR SHALL TREAT ALL AREASWITH HERBICIDE AND WAIT MANUFACTURER RECOMMENDED DAYS BEFORE COMMENCING WITH PLANTINGSAND LAWN INSTALLATION.4.ALL LAWN AREAS ARE TO BE FREE OF STONES AND DEBRIS WITHIN 1-1/2" DIA. TOPSOIL SHALL BE RAKED BYLANDSCAPE CONTRACTOR PRIOR TO SEEDING AND PLANTING OPERATIONS. LANDSCAPE CONTRACTOR ISRESPONSIBLE FOR PROVIDING CLEAN QUALITY TOPSOIL, WHERE NECESSARY, TO ENSURE SUCCESSFULPLANT ESTABLISHMENT.5.LANDSCAPE CONTRACTOR SHALL USE ALL PRECAUTIONARY MEASURES WHEN PERFORMING WORK AROUNDPAVEMENTS, WALKS, SIGNS, UTILITIES, FENCING, TREES, AND OTHER FEATURES IN ORDER TO PREVENTUNDERMINING OF WALKS AND PAVEMENTS, DISRUPTING UTILITY SERVICES, DISTURBING TREE ROOTS, ANDDAMAGE IN GENERAL TO EXISTING OR RECENTLY INCORPORATED ITEMS. LANDSCAPE CONTRACTOR ISRESPONSIBLE FOR ANY DAMAGE TO EXISTING BUILT COMPONENTS.6.ALL PLANTING LOCATIONS ARE TO BE FIELD STAKED BY THE LANDSCAPE CONTRACTOR AND APPROVED BYTHE OWNER/LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. FAILURE TO REVIEW PLANTING LAYOUT PRIORTO INSTALLATION MAY RESULT IN REJECTION OF THE LANDSCAPE INSTALLATION. LANDSCAPE CONTRACTORTO MODIFY OR REVISE THE PLANTINGS AT NO ADDITIONAL COST TO THE OWNER.7.ALL PROPOSED PLANT MATERIALS ARE SHOWN AT MATURE GROWTH. PLANTS SHALL BE SPACED AS NOTEDOR TO PROPER HORTICULTURAL METHODS IF NOT STATED.8.LANDSCAPE CONTRACTOR SHALL INFORM THE LANDSCAPE ARCHITECT AND OWNER IMMEDIATELY (INWRITING) OF ANY SUBSTANCE ENCOUNTERED THAT MAY BE DAMAGING TO PLANT MATERIAL PRIOR TOINSTALLATION.9.ALL TREES SHALL BE BALLED & BURLAPPED (B&B) UNLESS OTHERWISE NOTED IN PLANT MATERIAL LIST. NOBARE ROOT.10.ALL TREES SHALL BE KEPT MOIST UNTIL INSTALLATION. IF PLANT MATERIAL CANNOT BE INSTALLEDIMMEDIATELY, THEY ARE TO BE HEALED IN AND ROOTBALLS COVERED WITH MULCH.11.PLANT STOCK MUST BE TRUE TO BOTANICAL NAME AND COMPLY WITH SIZING AND GRADING STANDARDSACCORDING TO THE LATEST EDITION OF "AMERICAN STANDARD FOR NURSERY STOCK".12.ALL PLANTS ARE TO BE NURSERY GROWN AND BE FROM USDA PLANT HARDINESS ZONE 5 OR LOWER (4,3).13.PLANTING BACKFILL SOIL SHALL BE OF ORIGINAL MATERIAL AUGMENTED AS STATED IN SPECIFICATIONS.14.TREES SHALL BE HEALTHY REPRESENTATIVES OF THEIR SPECIES OR VARIETY AS SPECIFIED.15.LANDSCAPE ARCHITECT HAS THE RIGHT TO INSPECT AND REJECT ANY TREE. REJECTION OF ANY PLANTMATERIAL NOT MEETING SPECIFICATIONS SET FORTH SHALL BE REPLACED AT NO COST TO THE OWNER.16.PLANT AND MATERIAL QUANTITIES HAVE ONLY BEEN SHOWN AS A REFERENCE AND TO AID THE LANDSCAPECONTRACTOR DURING BIDDING. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ANDPROVIDING ALL PLANT AND MATERIAL QUANTITIES FOR A COMPLETE PROJECT.17.ALL AREAS DISTURBED BY CONSTRUCTION AND LANDSCAPE OPERATIONS SHALL BE REPAIRED/SEEDED.18.LANDSCAPE CONTRACTOR SHALL REVIEW FINAL GRADE AND ENSURE POSITIVE DRAINAGE AWAY FROM ALLSTRUCTURES, PAVEMENTS AND WALKWAYS PRIOR TO PLANTING OPERATIONS.19.LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR FINE LANDSCAPE GRADING WORK OVER ALL DISTURBEDAREAS AND FOR SPREADING TOPSOIL IN AREAS WHERE IT IS NECESSARY TO BRING UP GRADE AND PROMOTEPROPER PLANT GROWTH.20.LANDSCAPE CONTRACTOR SHALL MAINTAIN ALL PLANTINGS (TREES, SHRUBS, LAWNS, ETC.) FOR A MINIMUMOF 90 DAYS FROM COMPLETION.21.LANDSCAPE CONTRACTOR SHALL INFORM THE OWNER/LANDSCAPE ARCHITECT IMMEDIATELY (IN WRITING) IFA CHANGE IN PLANTING MATERIALS IS REQUESTED DUE TO AVAILABLE QUANTITIES, SIZES, ETC., ALONG WITHPROPOSED ALTERNATES FOR THE SUBSTITUTION.CONTRACTOR SHALL FINE GRADE, SEED AND HYDROMULCH DISTURBED AREAS ANDRE-ESTABLISH LAWNCONTRACTOR SHALL INSTALL HEAVY DUTY PLASTIC EDGING. REFER TO SHEET L1.1 FORDETAILED INFORMATIONCONTRACTOR SHALL MAINTAIN EXISTING GROUNDCOVER ALONG EDGE OF ALLEY UP TOFORMER FENCE LINE. REMOVE WEEDS AND DEBRISCONTRACTOR SHALL PROTECT SLOPED LAWN ALONG RIVERSIDE DRIVE WITH EROSIONCONTROL BLANKET, S75 BY NORTH AMERICAN GREEN.CONTRACTOR SHALL INSTALL (4' DIA, 3" DEPTH) MULCHED SAUCER UNDER ALL TREES SHOWNIN SEEDED AREAS. DO NOT MOUND MULCH AROUND TRUNK OF TREE.CONTRACTOR SHALL INSTALL FLAGSTONE PATHWAY/LANDING AT EXISTING PASS-THROUGH12 PLANT LISTCODEQTYBOTANICAL NAMECOMMON NAMEMIN.SIZEREMARKSMATURE SIZEALAS2AMELANCHIER LAEVISALLEGHENY SERVICEBERRY8' HT.B&BH:15'-18' W:7'-8'BGCB20BUXUS x 'GLENCOE'CHICAGOLAND GREENBOXWOOD#3 CONT.H:3'-4' W:3'-4'CCER1CERCIS CANADENSISEASTERN REDBUD2" CAL.SINGLE-STEMH:30'-35'W:25'-30'CPRT8CORNUS PUMILADWARF RED TWIG DOGWOOD#3 CONT.H:2'-4' W:2'-4'EPPC15ECHINACEA PURPUREA'MANUS'PURPLE CONEFLOWER#1 CONTH:2'-3' W:2'-3'HMPL18HOSTA 'MINUTEMAN'MINUTEMAN PLANTAIN LILY#1 CONT.H:10"-12"W:20"-24"HAAH6HYDRANGEAARBORESCENS'ANNABELLE'ANNABELLE SMOOTHHYDRANGEA#3 CONT.B&BH:3'-5' W:4'-6'LTTT1LIRIODENDRONTULIPIFERATULIP TREE3" CAL.B&BH:70'-80'W:35'-50'LSSS3LIQUIDAMBARSTYRACIFLUA'MORAINE'MORAINE SWEETGUM2.5" CAL.B&BH:40'-60'W:25'-40'QRRO1QUERCUS RUBRARED OAK3" CAL.B&BH:60'-75'W:30'-40'RPJM12RHODODENDRON 'PJM'COMPACT PJMRHODODENDRON#3 GAL.H:3'-4' W:3'-4' MISC. LANDSCAPE MATERIALSEDGING125LFT5" HEAVY DUTY PLASTIC EDGING, SLIM-EDG, LOW-PROFILE (NO ROUND TOP)SEED5,800SFT60% KENTUCKY BLUEGRASS, 20% PERENNIAL RYEGRASS, 20% TURF-TYPE TALL FESCUEMULCH8CYDSHREDDED HARDWOOD LANDSCAPE MULCH, MIN. 3" THICKEROSIONCONTROL300SFTEROSION CONTROL BLANKET, S75 BY NORTH AMERICAN GREENPAVERS60SFT1.5" THICK (MIN) FLAGSTONE PAVER AREA3EXISTINGSIDEWALKEXISTINGSIDEWALKNEW ENTRY STEPSBY OTHERSNEW ENTRY WALK AND STOOP BYOTHERSNEW PATIO BY OTHERS(1) ALAS(6) RPJM4(2) BGCB(5) BGCB(2) HAAH(4) CPRT(2) BGCB(2) HAAH(4) BGCB(1) CPRTANNUAL BED(1) CPRTANNUAL BED(4) CPRTANNUAL BED(7) DIVIDED & TRANSPLANTED HOSTA FROMCURRENT HOUSE LANDSCAPE - BLENDSPECIES FOR UNIFORM APPEARANCE(7) DIVIDED & TRANSPLANTED HOSTA FROMCURRENT HOUSE LANDSCAPE - BLENDSPECIES FOR UNIFORM APPEARANCEANNUAL BED(5) EPPC(5) DIVIDED & TRANSPLANTEDPURPLE CONEFLOWER FROMCURRENT HOUSE LANDSCAPE(5) EPPCANNUAL BEDANNUAL BED(5) EPPC(9) HMPL(9) HMPL(1) QRRO(1) LTTTT(1) CCEREXISTING TREELAWN - RESEEDAS NECESSARY4433NEW PRIVACY FENCE BYOTHERSPROPOSEDPROPERTY LINEEXISTING PROPERTY LINEEXISTING PROPERTY LINEEXISTING PROPERTY LINEEXISTING PROPERTY LINE EXISTING PROPERTY LINE EXISTING TREES ALONGALLEY TO REMAINEXISTING TREES ALONGALLEY TO REMAINPROPOSEDMAY HOUSELOCATIONFUTUREGARAGE / MUDROOM ADDITIONFUTUREDRIVEWAY55552222266(5) BGCB(2) HAAH(2) BGCB(1) ALAS(6) RPJMANNUAL BED(1) CPRTNEW PRIVACY FENCE BYOTHERSEXISTINGSTOP SIGNEXISTING STREETLIGHT(3) LSSM DRAWN BY:CHECKED BY:PROJECT NUMBERDATECOPYRIGHT © 2021SHEET NO.REVISIONSDATE8.26.21MIC H A EL J. BULTINCKLANDSCAPE ARCHI T E CTINDIANASTATE OFR E GI STEREDNo. 20400089LANDSCAPE ARCHITECTS & PLANNERSMAY HOUSE LANDSCAPE PLANINDIANA LANDMARKSNORTHERN REGIONAL OFFICELANDSCAPEDETAILSMJBMJBL1.12021-020JULY 20217.27.21 LANDSCAPE DESIGN SUBMITTAL8.26.21 REVISED LANDSCAPE PLANEQUAL TRIANGULAR SPACINGREQUIRED BETWEEN PLANTS.EQE Q EQDISTANCE FROM EDGEOF PLANTER TO CENTEROF PLANT TO BE 1/2 THESPECIFIED SPACINGEDGE OF PLANTING BEDEQUAL TRIANGULAR SPACINGREQUIRED BETWEEN PLANTS.REFERTO PLANT MATERIAL LISTING FORSPACING REQUIREMENTSSHREDDED HARDWOOD MULCHFINISHED GRADEROOTBALL SLIGHTLY HIGHERTHAN FINISHED GRADEPLANTING MIXTUREUNDISTURBED SOILPERENNIAL/GROUNDCOVER PLANTING DETAILNOT TO SCALETYP. SHRUB PLANTING DETAILNOT TO SCALESHRUBGROUND LINE TO BE SAME AS ATNURSERYSHREDDED HARDWOOD MULCHCOMPACTED SOIL SAUCEREXISTING/FINISHED GRADEREMOVE ALL WIRE, STRINGS FROMTOP OF ROOTBALLPLANTING MIXTURECOMPACTED BACKFILL SETTING BEDTO REDUCE SETTLINGROOTBALLUNDISTURBED SOIL6"MIN.4" MIN.NOTE:PLANT TREES 6" HIGHER THAN EXISTING GRADE INPOOR SOIL DRAINAGE CONDITIONS.IN POOR SOIL CONDITIONS; AMEND PLANTINGMIXTURE OF EXISTING SOIL WITH GOOD QUALITYTOP SOIL, PEAT OR HUMUS FOR GOOD ROOTGROWTH PLANTING MEDIUM.WATER AND TAMP PLANTING MIXTURE AREA TOREMOVE AIR POCKETS.TYPICAL TREE PLANTING DETAILNOT TO SCALENOTE:PLANT TREES 6" HIGHER THAN EXISTING GRADE INPOOR SOIL DRAINAGE CONDITIONS.IN POOR SOIL CONDITIONS; AMEND PLANTINGMIXTURE OF EXISTING SOIL WITH GOOD QUALITYTOP SOIL, PEAT OR HUMUS FOR GOOD ROOTGROWTH PLANTING MEDIUM.WATER AND TAMP PLANTING MIXTURE AREA TOREMOVE AIR POCKETS.TREESHREDDED HARDWOOD MULCHCOMPACTED SOIL SAUCEREXISTING/FINISHED GRADEPLANTING MIXTURECOMPACTED BACKFILL SETTING BEDTO REDUCE SETTLINGROOTBALLUNDISTURBED SOILROOT FLARE TO BE VISIBLEREMOVE ALL WIRE, STRINGS FROMTOP OF ROOTBALL. GROUND LINE TOBE THE SAME AS AT THE NURSERY12"MIN.SLOW RELEASEFERTILIZER PACKETSSLOW RELEASEFERTILIZER PACKETSCOMPACT GRADE ADJACENT TOEDGING TO AVOID SETTLING.EDGING SHALL BE 1" MAX. ABOVEFINISH GRADEPLANTINGBED MEDIA9" STEEL STAKE - DO NOT DRIVESTAKE TO FACE OF EDGING,LEAVE 2" GAPTOPSOIL/SEEDING AREA.09 TO .105 x 5" HEAVY-DUTYPLASTIC EDGINGPLANTING BED MEDIATOPSOIL/SEEDING AREALANDSCAPE BED EDGINGNOT TO SCALEFLAGSTONE PAVERSNOT TO SCALECOMPACTEDSUBGRADE, 95%4" (MIN) COMPACTED#53 AGGREGATE BASEGEOTEXTILE FABRIC SEPARATINGTHE AGGREGATE BASE FROM THESUBGRADE SOIL1" SETTING BED - SAND ORLIMESTONE CHIP112" (MIN.) THICK FULL CHILTONFLAGSTONE (IRREGULAR SHAPE). CUT ORCHISEL FLAGSTONE TO FIT TIGHTLYAGAINST ADJACENT PAVERJOINT BETWEEN PAVERS MAXIMUM 1"NOTES:1.ENSURE SUBGRADE AND AGGREGATE BASE ARE ADEQUATELYCOMPACTED. SETTLEMENT OF THESE SUBSURFACE LAYERS WILLCAUSE THE JOINT MATERIAL TO CRACK.2.USE LARGE (HEAVY) FLAGSTONE PAVERS TO LIMIT THEPOTENTIAL FOR LIFTING AND REMOVAL.3.REPAIR DAMAGED TURF WITH SEED AS NECESSARY.4.SUBMIT PAVER SAMPLE - NATURAL BUFF COLOR OR SIMILARTHAT COMPLIMENTS THE HOUSE BRICK.5.JOINT FILLER SHALL BE A POLYMERIC SAND - GATOR DUST, BYALLIANCE OR APPROVED EQUAL. SUBMIT JOINT MATERIAL COLORFOR APPROVAL. FOLLOW ALL MANUFACTURER INSTALLATIONPROCEDURES.SEED DISTURBEDLAWN ADJACENT TOPAVERSSLOPE ±1%VARIES - REFER TO SITE PLAN 17' - 0"12' - 6" 19' - 0"14' - 3"PROPOSED MAY HOUSE LOCATION EXISTING HOME 846 PARK AVE. EXISTING HOME 909 RIVERSIDE DR. EXISTING HOME EXISTING HOME EXISTING HOME RIVERSIDE DRIVE PARK AVE.FUTURE GARAGE / MUD ROOM ADDITION FUTURE DRIVEWAY EXISTING SIDEWALK EXISTING SIDEWALKDUSHANTE CT120' - 0"100' - 0"40' - 0"80' - 0"40' - 0"64' - 0"63' - 4" 38' - 9" EXISTING SITE PROPERTY LINE 31' - 10"EXISTING SITE PROPERTY LINE ± 42' - 9" 30' - 7"20' - 6"24' - 0"7' - 10"7' - 10"7' - 10"18' - 0" PRIVACY FENCE 24' - 0" 8' - 0"8' - 0"8' - 0"8' - 0"8' - 0"8' - 0"8' - 0"5' - 0" PRIVACY FENCE 40' - 0" EXISTING DIMENSION40' - 0" EXISTING DIMENSION40' - 0" EXISTING DIMENSIONEXISTING SITE PROPERTY LINE 40' - 0"40' - 0"24' - 0"COVERED PORCH ± 12' - 5"12' - 5"OPTIONAL GATE42' - 11"27' - 2"A0.1 1UP UP NOT FOR CONSTRUCTION MAY HOUSE RELOCATION EXISTING ADDRESS: 130 PARK LN SOUTH BEND, IN 46601 PROPOSED ADDRESS: 919 RIVERSIDE DR SOUTH BEND, IN 46616 DATE: PROJECT NO REVISION DATE NOTES: DRAWN BY: PRELIMINARY SITE PLAN 04/26/2021 Phone: 317-225-9670 Email: neil@hoerstmandesignshop.com A0.0 SITE PLAN 08/31/2021 21-006 NH SCALE:1/8" = 1'-0"1 SITE PLAN RE-INSTALL EXISTING STONE SILL AND STONE PLINTH BLOCKS AT FRONT DOOR / COLUMNS 7' - 9" EXISTING BUILDING WALL LINE R 3 ' - 1 1 "4' - 2"UP PROPERTY LINE EXISTING SIDEWALK LINE 5' - 0" NEW CONCRETE SET AT EXISTING SIDEWALK HEIGHT -BRUSHED UP 1' - 4"5' - 0"1' - 4"1' - 2"1' - 2"2' - 0"2' - 10"2' - 10"LOWER STONE WALL -SEE SECTION LOWER 6" CMU BLOCK WALL 4" THICK STONE -SELECTION BY OWNER 4" THICK STONE -SELECTION BY OWNER 6" CMU BLOCK WALL STEP DOWN WALL -SEE SECTION STONE CAP (DASHED LINE) TYP. -SEE SECTION 2 A0.1 METAL RAILING -CORE DRILL INTO CONCRETE -SELECTION BY OWNER SLOPE 1/8" PER FOOT AWAY FROM BUILDING CONCRETE SIDEWALK AND STEPS -BRUSHED TOOLED CONTROL JOINTS - 4'-0" MAXIMUM SPACING TOOLED CONTROL JOINT - ALIGN W/ WALL EDGE TOOLED CONTROL JOINT -ALIGN W/ WALL EDGE PROVIDE EXPANISION JOINT BETWEEN NEW AND EXISTING SIDEWALK CONCRETE STAIR TREADS -1/8" PER FOOT SLOPE TO STAIR EDGES (TYP.) MAXIMUM 7" RISE FIBER REINFORCED CONCRETE (TYP.) EXPANSION JOINT AND DOWELS - TYPICAL BETWEEN COLD POUR JOINTS EXISTING SIDEWALK -REPAIR OR REPLACE AS REQUIRED MIN. 4" COMPACTED FILL (TYP.) EXPANSION JOINT BETWEEN EXISTING BUILDING AND NEW CONCRETE EXISTING 4" SILL STONE -RE-INSTALL IN NEW LOCATION BUILDING LINE METAL RAILING, CORE DRILL INTO STEPS -SELECTION BY OWNER 3' - 0"CONCRETE WALL FOOTER -MIN 36" DEEP STONE WALL WITH LIMESTONE OR CAST STONE CAP 4"1' - 4"8"EQEQEQEQCONCRETE GENERAL NOTES TYPE OR LOCATION OF CONCRETE CONSTRUCTION BASEMENT SLABS, INTERIOR SLABS ON GRADE - EXCEPT GARAGE FLOOR SLABS BASEMENT WALLS, FOUNDATION WALLS, EXTERIOR WALLS AND OTHER VERTICAL CONCRETE WORK PORCHES, CARPORT SLABS, STEPS EXPOSED TO THE WEATHER, EXPOSED CONCRETE WALLS, AND GARAGE FLOOR SLABS MINIMUM 28-DAY COMPRESSIVE STRENGTH AIR CONTENT 3500 PSI 4000 PSI 4500 PSI WEATHER PROTECTED SPREAD FOOTINGS 3000 PSI 1. DO NOT SCALE DRAWINGS -DESIGN NOTES AND/OR DIMENSIONS ARE PROVIDED TO GUIDE THE DESIGN INTENT FOR THE LOCATION AND ALIGNMENT OF WALLS, WINDOWS, AND BUILDING FEATURES. ALL DIMENSIONS ARE FROM FACE OF CONCRETE WALLS. ENSURE SPECIFIED FOOTINGS ARE CENTERED AT STEM WALLS. IF QUESTIONS OR DISCREPANCIES ARISE PLEASE CONTACT ARCHITECT FOR FURTHER INFORMATION. 2. ALL CONCRETE WORK SHALL CONFORM TO THE LATEST BUILDING CODES AND INDUSTRY STANDARDS FOR FOR REINFORCED CONCRETE DEFINED IN ACI 318-19 AND, ACI 301-16. 3. FOOTINGS SHALL REST ON UNDISTURBED NATIVE SOIL THAT IS "LEVEL" AND NO GREATER THAN A SLOPE OF 1:10. PRIOR TO PLACEMENT OF FOOTINGS -CONDUCT SOIL TESTS BY AND APPROVED AGENCY USING APPROVED METHODS TO VERIFY SOIL CHARACTERISTICS AND BEARING CAPACITIES MEET MINIMUM REQUIREMENTS. IF SOIL IS FOUND TO BE UNSUITABLE -THE SOIL SHOULD BE REMOVED AND REPLACED WITH COMPACTED FILL MATERIAL AND RE-TESTED FOR PROPER BEARING CAPACITY. REMOVE ALL TREE ROOTS, CONSTRUCTION DEBRIS, AND ICE PRIOR TO PLACEMENT OF FOOTINGS. 4. FOUNDATION DRAINAGE SHALL BE DIVERTED TO AN APPROVED POINT OF COLLECTION THAT DOES NOT CREATE A HAZARD. A. GRADE SHALL SLOPE AWAY FROM FOUNDATION WALL AT A MINIMUM OF 6 INCHES WITHIN THE FIRST 10 FEET. B. WHERE MINIMUM SLOPE IS PROHIBITIVE-DRAINS OR SWALES SHALL BE CONSTRUCTED TO ENSURE DRAINAGE AWAY FROM STRUCTURE. C. IMPERVIOUS SURFACES WITHIN 10 FEET OF THE BUILDING FOUNDATION SHALL SLOPE A MINIMUM OF 2 PERCENT AWAY FROM BUILDING. D. FOUNDATION PERIMETER DRAIN SHALL BE PROVIDED AND GRAVITY FEED TO A DAYLIGHT LOCATION OR USE OF MECHANICAL MEANS SHALL BE IMPLEMENTED 5. PROVIDE SLEEVES UNDER SIDEWALK FOR ANY DRAINAGE, ELECTRICAL, IRRIGATION, ETC. AS SPECIFIED BY OWNER 2% MAXIMUM 2% MAXIMUM 4% -6% 4% -6% MAXIMUM SLUMP (INCHES) 6 6 6 5 NOT FOR CONSTRUCTION MAY HOUSE RELOCATION EXISTING ADDRESS: 130 PARK LN SOUTH BEND, IN 46601 PROPOSED ADDRESS: 919 RIVERSIDE DR SOUTH BEND, IN 46616 DATE: PROJECT NO REVISION DATE NOTES: DRAWN BY: PRELIMINARY SITE PLAN 04/26/2021 Phone: 317-225-9670 Email: neil@hoerstmandesignshop.com A0.1 FRONT STEP DETAILS 03/08/21 21-006 Author SCALE:1/2" = 1'-0"1 ENLARGED FRONT STEP PLAN SCALE:1/2" = 1'-0"2 FRONT STEP / WALK SECTION