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HomeMy WebLinkAbout4. 834 Forest Avenue_COA 2021-1101ASTAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: October 13, 2021 Application Number: 2021-0907A Property Location: 834 Forest Avenue Architectural Style/Date/Architect or Builder: Gable-front/ 1899 Property Owner: Adam Baumgartner Landmark or District Designation: Chapin Park Local Historic District, Ordinance #9574-05 Rating: Contributing DESCRIPTION OF STRUCTURE/ SITE : Rectangular two story house with wood siding and full-width front porch with plain entabulature, ½ height tapered posts, solid rail and wood steps – a pediment with lattice is over the entry. Windows are 1/1 double hung with molded crown trim. Multiple additions on the rear and sides. Architectural 3-tab shingles. ALTERATIONS: Structure was extensively modified over the years, with multiple units. Multiple later additions include the enclosing side porches and rear additions. COA 2010-0310 allowed for tear-off and re-roofing. AA 2020-0911 allowed for repairs to the chimney and roof, as well as the removal of a tree. AA 2021-0729 allowed for the removal of the asbestos siding and repair / rehabilitation of the original siding beneath. COA 2021-0907A allowed for the removal of a second-story window that caused extensive water damage, as well as replacement with three awning-style windows above the shed roof. APPLICATION ITEMS: “Exterior changes at 834 Forest Avenue (see attached)” DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to: 1. Dining Room Windows a. Replace the deteriorated windows with JELD-WEN® W5500 Series double hung windows, approximately 30 1/8”W x 60 ¾” H. 2. Replace Remaining Windows a. South side, first-floor i. Replace existing south side windows with two (2) JELD-WEN® W5500 Series double hung windows, approximately 26 1/8”W x 60 ¾”H. b. Front, First Floor i. Remove two front-facing windows and replace with three window unit, style and ornamentation to be determined, c. Front, Second Floor i. Remove double-hung window, replace with a shorter JELD-WEN® W5500 Series window, dimensions TBD. d. North, first-floor, i. Remove existing double-hung window, replace with either two-side-by-side windows or shorter window, e. Remaining Windows, i. Replace the remaining windows with JELD-WEN® W5500 Series windows. 3. Open Front Porch a. Opening the porch wall (which was enclosed at a later date), installing a railing, decorating the lower columns with shingling. b. Remove later trim/casing and install siding over the ancillary door. 4. Remove Rear Balcony a. Remove stair access, replace existing porch with new porch/railing. This structure has been extensively modified, revealing little of the original configuration. The wrap-around porch was enclosed, leading to the strange window configuration facing the front porch. Any windows on the outside of this enclosed porch area can be seen as later additions. Staff supports selective replacement of deteriorated windows or resizing existing window openings to better accommodate use and functionality. The front façade of the structure is strange. The small second story (bathroom) window is offset and seems uncharacteristically large. Staff discussed whether this double-hung window was originally a smaller circular/oval window. The casing/trim detail is consistent on the front façade (save for the ancillary first floor door), including for the later-addition/enclosed porch window. This indicates that the enclosure and second story (bathroom) were early modifications to the structure. The floorboards of the front porch (and the drain locations) bely a different / original configuration of the porch, without ‘enclosure’ of the front railing. The proposed modifications to the front porch are an improvement on the existing configuration. The rear balcony is a treated lumber addition, more than likely constructed sometime in the 1990s or before. Removing and replacing this structure poses no loss of h istorical architectural character. STANDARDS AND GUIDELINES: CHAPIN PARK […] II. EXISTING STRUCTURES A. BUILDING M ATERIALS 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. Masonry, including brick and stucco structures, shall be maintained, and properly cleaned only when necessary to halt deterioration or to remove stains and shall be done in a method acceptable for the preservation of the surface: i.e. low-pressure water and soft natural bristle brushes. Brick or masonry mortar joints should be repointed only when there is evidence of moisture problems, or when sufficient mortar is missing to allow water to stand in the mortar joint. Existing mortar shall be duplicated in composition, color, texture, joint size, method of application and joint profile. When repairing stucco, stucco mixture shall be used. A professional shall make a study of the old stucco, to determine the exact mixture and underlayment used in the original work. Some repair methods are not compatible with the original techniques and may cause early disintegration of the repair work and the original work. Ample ventilation must be afforded the structure when siding is installed, in order to prevent increased deterioration of the structure from moisture and insects. 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. […] 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. 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 When deteriorated beyond repair, existing or original porches, stoops, patios and steps, including handrails, balusters, columns, brackets, tiles and roof decorations, shall be retained or replaced by replicas of the same design or by a design more in keeping with the historic period of the structure. 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. Not Recommended Original porch details should not be replaced with materials representing a different period or style from the original. […] SITE VISIT REPORT: Administrator Toering and Inspector Ross Van Overberghe toured the property on September 14th, 2021. Photos were taken of the project area documenting the systemic water infiltration that has occurred because of the window well, resulting in complete wall failure on the first floor below. Extensive reconstruction of both the second-floor area and the first-floor area below will be required to remedy the long-standing water infiltration. Staff discussed future projects with Ms. Baumgartner at that time, as this is an extensive rehabilitation of a long- neglected property. STAFF RECOMMENDATION: Staff recommends separating the project into multiple components: COA 2021-1101A-1 Dining Room Windows – Staff recommends approval – the windows were deteriorated beyond repair. COA 2021-1101A-2 Replace Remaining Windows – Staff recommends denial. Restoration or alteration of serviceable windows should be investigated. Where new window sizes are desired, existing windows should be reconfigured and used. Complete replacement of original windows is discouraged, especially when the existing windows can be rehabilitated/reconfigured. COA 2021-1101A-3 Open Front Porch – Staff recommends approval. COA 2021-1101A-4 Remove Rear Balcony – 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 (WEST) - Picture of the front of the building, September 2021. FRONT PICTURE (SOUTHWEST) - Picture of the side of the building, November 2, 2021 5 HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov PROJECT PICTURE (SOUTH) - Picture of the project area of the building, November 2021. REAR PICTURE (EAST) - Picture of the rear of the building, November, 2021 5 Updated restoration status for the South Bend Historic Preservation Commission November 1, 2021 Adam Baumgartner 834 Forest Ave, South Bend Updates In our last update, we explained how rot on the south-facing exterior wall made it necessary to reconstruct part of the wall and remove unstable, rotted windows. Since then, we’ve made more progress making the house level. We also replaced an interior supporting wall that had been rotted from poor drainage in a roof well above. In tandem, interior demolition is almost complete as we’ve prepared the house to be insulated – to date, there has not been any insulation in any of the exterior walls or the attic. Upcoming … Once we’re through stabilizing the house, we’ll begin fixing the problematic roofline – a project the commission has already approved. Before winter, we’re also hoping to replace windows on the southern, exterior, first floor wall. The primary objective of this application is to get approval for that project. Our secondary goal is to get approval for some of the work we’re hoping to accomplish come spring. The spring work includes: ● Opening up the front porch ● Making the front-facing windows more aesthetically coherent ● Replacing all other windows with aesthetic coherence and energy efficiency ● Removing the unstable balcony in the rear The documents we’ve included are intended to support our immediate needs and longer term goals. Exterior changes at 834 Forest Ave November 1, 2021 Adam Baumgartner 834 Forest Ave, South Bend 1. Dining room windows 2. Replace remaining windows 2a. South side, first-floor 2b. Front, first-floor 2c. Front, Second-floor 2d. North, first-floor 2e. Remaining windows 3. Open front porch 4. Remove rear balcony Note: Our elevation shows the style of windows we’d like to have. In purchasing exact windows, we may prioritize ornamentation in the front, and choose simpler windows for the side and rear. 1. Dining room windows On the first floor’s south-facing wall, we removed a rotting section of wall and the windows that were dangerously loose. We’d like to replace the windows with new ones. About the windows: ● Two windows, side by side ● Pine wood, with dark-colored aluminum cladding ● J ELD-WEN® W5500 Series ● Double hung ● 30-1/8"W x 60-3/4"H ● Link to inventory: https://tinyurl.com/fn7pu82z 2. Replace remaining windows We’d like to replace the rest of the windows in the house with JELD-WEN brand windows, of the same style but different dimensions. Our goal is to keep the size of the windows the same as they currently are, with three exceptions. 2a. South side, first-floor To match the adjacent windows in the dining room, as well as the materials and colors of the replacement windows on the second floor, we’d like to replace these windows with alternatives of a matching size. This will also create more visual consistency, as the windows are actually slightly different widths at present. About the windows: ● Two windows ● Pine wood, with dark-colored aluminum cladding ● J ELD-WEN® W5500 Series ● Double hung ● 26-1/8"W x 60-3/4"H ● Link to inventory: https://tinyurl.com/sv3m6b98 2b. Front, first-floor At present, the front of the house has a non-functional door, lingering from when the house was a dual residence. It has once large window, and another smaller that was likely added when the front porch was reduced to add more interior room to the first floor. We’d like to replace those windows with a more aesthetically cohesive alternative. Mimicking the front windows of a nextdoor house, we’d like to have one large, central window with two narrower windows on the sides. This will feel more intentional, look more proportional, and will create a beautiful siteline from the front of the house to the sun room in the rear. This is one of the primary places we’d like to make sure windows have ornamentation. Window specifics not yet known, but we’d like to use JELD-WEN with pine wood and dark- colored aluminum cladding. 2c. Front, Second-floor At present, the front doesn’t have any particular symmetry. Additionally, the window in the upstairs bathroom is too tall to allow any privacy. We’d like to shorten this window, giving the front a feeling of intentional asymmetry and making the bathroom more functional by allowing room for a tub. Window specifics not yet known, but we’d like to use JELD-WEN with pine wood and dark- colored aluminum cladding. 2d. North, first-floor To accommodate kitchen counters inside, we’d like to shorten this window. We’re contemplating widening it slightly, and putting two windows side by side. Alternatively, we may simply shorten the window instead of widening. Window specifics not yet known, but we’d like to use JELD-WEN pine windows with dark, aluminum cladding. 2e. Remaining windows We’d like to replace the rest of the windows, as well. We want them to be as close to their current heights and widths as possible. For consistency, we’d also like to use JELD-WEN windows with pine wood and dark, aluminum cladding. 3. Open front porch We’d like to replace the existing railing with an open one. The spindles will be square and wooden, and we intend for the columns to have the same cedar shake shingles that will be in the peak of the porch – inspired by a rear section of the house that already has shingles. Opening the porch will add a few inches of usable space and make the house feel more open and inviting. 4. Remove rear balcony The rear balcony and stairs are unsafe and falling apart. We’d like to remove it and replace it with an architecturally appropriate one. We do not intend to rebuild the stairs. Example of windows in use For additional reference, here’s a photo of the type of windows we’d like to install. This is at Kevin & Shelly Baumgartner’s home, at 315 S Taylor St. 3’12’6’1’ 3’6’12’1’