HomeMy WebLinkAbout6. 1215 Riverside Drive_COA 2021-0907STAFF REPORT
CONCERNING APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Date: September 14, 2021
Application Number: 2021-0907
Property Location: 1215 Riverside Drive
Architectural Style/Date/Architect or Builder: American Foursquare /
1902 / “Miller House”
Property Owner: Brian Kane
Landmark or District Designation: Riverside Drive Local Historic District,
#7469-85
Rating: Contributing
DESCRIPTION OF STRUCTURE/ SITE : Square plan two story house with attic on a concrete foundation with
a full-width front porch. The first story has wide clapboard, the second story has narrow clapboard siding with a
slight overhang between stories. Hipped roof with hipped dormers. Wood shingle and stucco with wide clapboard
siding. Windows are double hung single pane windows with wood frames; with a single leaf glass paneled door. A
small garage is at the rear of the property.
ALTERATIONS: COA 2011-1004 allowed for the removal of a rotten Norway Maple. COA 2007-0423A
allowed for the repair of damaged and missing clapboard siding and porch elements. COA 2004-1215 allowed for
the complete tear-off and replacement of the asphalt shingle roof. COA 1999-0312 allowed for the installation of a
fire escape on the west façade (the removed window should have been retained on the premises). COA 1998-0416
allowed for garage repairs, replacement roof and decking, soffit, and landscaping. COA 1994-0727-2 allowed for
landscaping changes (renewed in 1998). COA 1992-0520 allowed for the modification of the front porch
balustrade and posts. COA 1987-0901 allowed for the installation of a steel door and exterior fire exit at rear, and
re-roofing of the flat roof area.
APPLICATION ITEMS: “Replacement of existing exterior windows with new Pella 250 Series windows,
double/single hung, white vinyl.”
DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to:
Replace 24 windows (currently with a multiple different storm window configurations) with Pella 250
Series Vinyl windows.
STANDARDS AND GUIDELINES: RIVERSIDE DRIVE
II. EXISTING STRUCTURES
[…]
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 replica of the same design and materials when deteriorated beyond repair. Porches and additions reflecting later
architectural styles and which are important to the building’s historical integrity, shall be retained.
Recommended
When enclosing porches for heat conservation or for 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 development shall not be altered or removed.
Not Recommended
Original porch details should not be replaced with materials representing an earlier period or style from the original.
A. WINDOWS AND DOORS
Window and door frames are in most cases wood. Brick structures have stone sills and brick lintels. In some cases where aluminum siding
has been applied window trim has been covered. About half of the structures in the district have aluminum storm windows, the other half
wood 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 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.
Prohibited
Original doors, windows, and hardware shall not be discarded when they can be restored and reused 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 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.
[…]
In making its determination, the Historic Preservation Commission shall consider three factors: first, 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.
SITE VISIT REPORT:
Staff did not conduct a site visit to this property. Per the documents supplied by the applicant, rehabilitation of the
original windows appears to be feasible. The indicated examples of the window ‘failure’ (broken sash cord,
disconnected/broken top rail, broken glass) is consistent and appropriate for original wood windows on a house of
this age. The preliminary estimate provided by the window restoration contractor is a generic range of cost that is
provided in initial conversations with property owners – the specific quote will be contingent upon scope of work
and how extensive the restoration work is.
STAFF RECOMMENDATION: Staff recommends denial. Restoration of the windows is feasible and
encouraged.
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
Window Replacement
1215 Riverside Drive
South Bend, IN 46616
Applicant: Brian Kane
Written Description:
Replacement of twenty-four (24) first and second story windows at 1215 Riverside Drive. This home is
an American Foursquare, categorized as “contributing” in the Riverside Drive Local Historic District
Guidebook. Existing windows to be replaced include original (1902 and early 1920’s addition) single-
pane wood windows (total: 22), with original wood storm windows (total: 4) and without original wood
storm windows (total: 6), and with replacement aluminum storm windows (age undetermined, total: 12).
The remaining two windows to be replaced are modern wood, single-pane windows with vinyl storm
windows, not original to the home (on the rear façade).
The condition of the existing windows due to be replaced vary, from extremely poor (original single pane
wood windows/ original single pane wood storm windows) to poor (with later aluminum single pane
storm windows). Failures include rotted wood frames (both interior and exterior), missing storm
windows, broken/missing sash cords, and broken window panes.
H.G. Christman was consulted on repair/restoration of the existing windows and storm windows
(contact: Elicia Feasel). Elicia walked us through an initial inspection, and is currently awaiting specific
cost estimates for repairing/replacement of the existing storm windows (both wood and aluminum),
estimated at approx.. $600/each. Elicia’s rough estimate for repair/restoration of the existing wood
windows was approx. $900-$1,200/each. At the low end, cost of repair/restoration would be approx.
$1,500/each, with a high range of $1,800/each. While this would restore the windows to an original-like
condition, the overall energy efficiency of these windows would still be lacking when compared to newer
double-insulated window (at $1,100/each).
The replacement window system will be Pella 250 Series while vinyl windows, double-pane, with Low-E
insulated (argon) glazing, with conventional fiberglass screens, provided and installed by Pella Windows
and Doors of Northern Indiana. After review of wood replacement windows and fiberglass replacement
windows, we feel the value afforded by the replacement vinyl windows far outmatches either wood or
fiberglass. The existing windows are a mix of various materials. Aesthetically, we feel the replacement
vinyl windows will not detract, but in fact enhance, the curb appeal of our home (in addition to energy
efficiency). While we recognize the historic value of wood replacement windows in our neighborhood,
our home is considered “contributing” vs. “significant”, and we cannot justify the additional expense of
wood replacement windows for a contributing-only structure. The total cost of the window replacement
will be $27,955.
In lieu of an elevation drawing I have included photographs of each elevation, including detailed photos
of each set of windows (both to remain and to be replaced).
Existing Window Types to be replaced (24 Total):
Original (1902 and early 1920’s addition) single-pane wood windows:
Page 2 of 6
A: With original wood storm windows: (4)
B: Without original wood storm windows: (6)
C: With replacement aluminum storm windows: (12)
D: With single pane vinyl storm windows: (2)
Existing Window Types to remain (13 Total):
Original (1902 and early 1920’s addition) single-pane wood windows:
E: With original wood storm windows (basement): (3)
F: Without original wood storm windows (basement/northwest): (3)
G: With replacement aluminum storm windows (attic/basement): (0)
H. With single pane vinyl storm windows (attic/ rear kitchen): (4)
First/Second floor vinyl replacement windows: (3)
While I understand the importance of maintaining the historic character of the home (and the
neighborhood), my ultimate goal is to improve the overall energy efficiency of the home (we replaced
the furnace/AC unit with a high efficiency unit this past summer, and while the home was being painted
the summer of 2019, had additional insulation installed at exterior wall areas). If the Historic
Commission determines the new vinyl windows are inappropriate for a contributing-classified home, I’m
open to exploring additional measures in order to achieve a balance between the historic character of
the original wood windows/storm windows and the new energy-efficient vinyl windows (perhaps adding
original wood storm windows to the outside of the new vinyl windows on the front façade, or those
windows deemed “significant” to the historic character of the building?). After much research and
exploration of various window types/styles, the proposed vinyl windows will achieve the energy
efficiency I seek while meeting the budget constraints and value of the home. I hope we can come to a
mutually beneficial compromise.
Page 3 of 6
Front Elevation:
H1 H2
C1 C2
A3
A2
A1
Window A2 with broken glass pane Windows H1 and H2 Windows C1 and C2
Windows D1 and D2
Window C1 (interior) showing broken plexiglass glazing
Page 4 of 6
Northwest elevation:
C3
C4
B1
B2
B3
I1 F1
C5
Windows B1, B2, B3 Window C5 Window C3
E1
E3
E2
Window E1 Window B2 (interior)
showing typ. broken
sash cord
Window C4 (interior) showing
broken top rail
Page 5 of 6
Southeast elevation:
B4
C6
C7
C8
C9
(around
corner)
B5
B6
(around
corner)
A4C10
Window B4 Window C6 Window B6, A4, B4
Window C10, A4, B5 Window C8, C7 Window C10
F2 (basement)F3 (basement)
Page 6 of 6
Rear elevation:
C11C12
I2I3
H3
H4
H5H6
D1
D2
Window H3, H4 Window D1, D2, H6, H5 Window I2 , I3
Window F2 Window F3