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Home My WebLink About4. 834 Forest Avenue_COA 2022-0305STAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: March 16, 2022 Application Number: 2021-0305 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: “This project will request exterior window changes of the home. Requesting approval to install new or reorient existing windows. This request includes several windows on the north, south, and west side of the property. Window not indicated for replacement will be saved and rehabilitated or in a couple rare cases removed and stored or donated.” DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to: 1. Southside of home, First floor (2 windows) a. Action requested - Replace two existing windows on the southside, first floor, to match the style of the new dining room windows replaced under COA 2021-1101A-1 b. Material requested – Install two new JELD-WEN® W5500 Series double hung windows, approximately 26 1/8” W x 60 ¾” H. i. JELD-WEN® W5500 Aluminum Clad Fruitwood Pine Double Hung Window with Nailing Flange at Menards® 2. Westside of home, First floor (front) – 2 windows a. Front, First floor (2 windows) a. Action requested – changes requested to two (2) existing windows on the porch plus adding two windows moved from the southside of the home (1a of this request) i. Save and reorient - Large 44x66 window will be saved and moved to center of porch ii. Remove - Smaller 28x66 window will be removed and used in another part of the house if needed or stored/donated. iii. Save and reorient - Windows from 1a (2 windows 26x66) will be moved (since they are same size) to front porch to bookend the large existing 44x66 window. b. Material requested – Not Applicable, no new materials requested. 3. Westside of home, Second floor (front) a. Front, Second Floor (1 window) a. Action requested – replace 1 window with a new shorter window, to aid in bathroom function. b. Material requested - Replace with a shorter JELD-WEN® W-2500 Series awning window, dimensions 24x24 1. i. Primary window selection: 1. JELD-WEN 24 in. x 24 in. W-2500 Series Black Painted Clad Wood Awning Window w/ Natural Interior and Screen THDJW143300138 - The Home Depot ii. Alternate window selection: 1. JELD-WEN 24 in. x 24 in. W-2500 Series Black Painted Clad Wood Awning Window w/ Natural Interior and Screen THDJW143300075 - The Home Depot 4. Northside, First floor (1 kitchen window) a. Action requested – replace 1 window with a new window, to aid in new kitchen function. Replaced window will be stored or donated. b. Material requested - Replace with JELD-WEN® W2500 Series window, dimensions 48x30 i. Primary window selection: 1. https://www.homedepot.com/p/JELD-WEN-48-in-x-30-in-W-2500- Series-Black-Painted-Clad-Wood-Awning-Window-w-Natural-Interior- and-Screen-THDJW143300187/300528080 ii. Alternate window selection: 1. JELD-WEN 48 in. x 30 in. W-2500 Series Black Painted Clad Wood Awning Window w/ Natural Interior and Screen THDJW143300124 - The Home Depot 5. Northside, Second floor (1 bathroom window) a. Action requested – Replace 1 existing window with two new shorter awning windows to aid in bathroom function. Replaced window will be stored or donated. b. Material requested – Two JELD-WEN® W2500 Series window, dimensions 24x20 each 1. JELD-WEN 24 in. x 20 in. W-2500 Series Black Painted Clad Wood Awning Window w/ Natural Interior and Screen THDJW143300068 - The Home Depot 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, resizing existing window openings to better accommodate use and functionality, and re-orienting existing windows when possible. The submitted proposal 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. 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 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. […] SITE VISIT REPORT: Administrator Toering and Inspector Ross Van Overberghe toured the property on September 14th, 2021. 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 2022-0305-1 South Side, First Floor – The existing windows will be removed and replaced with new aluminum-clad windows matching the adjacent windows. Staff recommends approval. COA 2022-0305-2 West Side, First Floor – Existing windows will be reoriented to create symmetry on the front porch. Removed windows will be retained for future projects. Salvaged windows will be re- oriented. Staff recommends approval. COA 2022-0305-3 West Side, Second Floor – replacement of the existing window with an awning window. Staff recommends approval. COA 2022-0305-4 North side, First floor – removal of original window for other projects, replacement with smaller aluminum clad. Staff recommends approval. COA 2022-0305-5 North side, Second floor – removal of original window for other projects, replacement with awning window matching the south side. 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 SECTION 1 – Overview of Project APPLICATION ITEMS: "Details for Exterior Changes at 834 Forest Ave (see Section 2)" DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to install new or reorient existing windows. This request includes several windows on the north, south, and westside on the property. Windows not indicated for replacement will be saved and rehabilitated or in a couple rare cases removed and stored or donated. High-level overview of actions being requested: 1. Southside of home, First floor (2 windows) a. Action requested - Replace two existing windows on the southside, first floor, to match the style of the new dining room windows replaced under COA 2021- 1101A-1 b. Material requested – Install two new JELD-WEN® W5500 Series double hung windows, approximately 26 1/8” W x 60 ¾” H. i. JELD-WEN® W5500 Aluminum Clad Fruitwood Pine Double Hung Window with Nailing Flange at Menards® 2. Westside of home, First floor (front) – 2 windows a. Front, First floor (2 windows) i. Action requested – changes requested to two (2) existing windows on the porch plus adding two windows moved from the southside of the home (1a of this request) 1. Save and reorient - Large 44x66 window will be saved and moved to center of porch 2. Remove - Smaller 28x66 window will be removed and used in another part of the house if needed or stored/donated. 3. Save and reorient - Windows from 1a (2 windows 26x66) will be moved (since they are same size) to front porch to bookend the large existing 44x66 window. ii. Material requested – Not Applicable, no new materials requested. 3. Westside of home, Second floor (front) a. Front, Second Floor (1 window) i. Action requested – replace 1 window with a new shorter window, to aid in bathroom function. ii. Material requested - Replace with a shorter JELD-WEN® W- 2500 Series awning window, dimensions 24x24 1. Primary window selection: a. JELD-WEN 24 in. x 24 in. W-2500 Series Black Painted Clad Wood Awning Window w/ Natural Interior and Screen THDJW143300138 - The Home Depot 2. Alternate window selection: a. JELD-WEN 24 in. x 24 in. W-2500 Series Black Painted Clad Wood Awning Window w/ Natural Interior and Screen THDJW143300075 - The Home Depot 4. Northside, First floor (1 kitchen window) a. Action requested – replace 1 window with a new window, to aid in new kitchen function. Replaced window will be stored or donated. b. Material requested - Replace with JELD-WEN® W2500 Series window, dimensions 48x30 i. Primary window selection: 1. https://www.homedepot.com/p/JELD-WEN-48-in-x-30-in-W- 2500-Series-Black-Painted-Clad-Wood-Awning-Window-w- Natural-Interior-and-Screen-THDJW143300187/300528080 ii. Alternate window selection: 1. JELD-WEN 48 in. x 30 in. W-2500 Series Black Painted Clad Wood Awning Window w/ Natural Interior and Screen THDJW143300124 - The Home Depot 5. Northside, Second floor (1 bathroom window) i. Action requested – Replace 1 existing window with two new shorter awning windows to aid in bathroom function. Replaced window will be stored or donated. ii. Material requested – Two JELD-WEN® W2500 Series window, dimensions 24x20 each 1. JELD-WEN 24 in. x 20 in. W-2500 Series Black Painted Clad Wood Awning Window w/ Natural Interior and Screen THDJW143300068 - The Home Depot SECTION 2 – Project Details Details for Exterior Changes at 834 Forest Ave February 28, 2022 Adam Baumgartner and Shelly Baumgartner 834 Forest Ave, South Bend Replace the following windows being requested: 1. Southside of home, First floor (2 windows - #1, #2) 2. Westside of home, First floor (front) – (2 windows - #3, #4) 3. Westside of home, Second floor (front) – (1 window - #5) 4. Northside of home, First floor (1 kitchen window - #6) 5. Northside, Second floor (1 bathroom window - #7) Note: Details include window dimension and materials, with a picture and an elevation drawing. 1) Southside of home, First floor (2 windows - #1, #2) a. Action Requested: Install two new windows marked #1 and #2 to match the adjacent windows in the dining room (COA 2021- 1101A-1). There is a height difference now between existing windows #1 and #2 (66in H) and the new dining room windows (60in H). See after photo below. Installing new windows of same height will allow for some cohesion on this side of the home. b. NOTE – existing window #1 and #2 we are requesting to move to the westside (front) of home. See next section. BEFORE: AFTER COAs Approved: COA 2021- 0907A SAVE/ REHAB SAVE/ REHAB SAVE/ REHAB COA 2021- 1101A-1 #1 #2 #1 #2 COA 2021- 1101A-1 SAVE/ REHAB SAVE/ REHAB SAVE/ REHAB COA 2021- 0907A c. Materials Requested: • JELD-WEN W5500 Series Window (x2) o 26-1/8”W x 60-3/4”H Aluminum Clad o Pine Double Hung Window with Nailing Flange – Black/Fruitwood Stain o JELD-WEN® W5500 Aluminum Clad Fruitwood Pine Double Hung Window with Nailing Flange at Menards® #1 #2 2) Westside (front) of home, First floor (2 windows - #3, #4) a. Action requested – changes requested to 2 existing windows on the porch plus adding two windows moved from the southside of the home (1a of this request). • Save and reorient – Large 44x66 window (#3) will be saved and moved to center of porch • Remove and reuse or store – Smaller 28x66 window (#4) will be removed and used in another part of the house if needed or stored/donated. • Save and reorient – Existing windows from 1a of this request (2 windows 26x66 - #1 and #2) will be moved to front porch to bookend the large existing window (#3). • NOTE – Moving the two windows from south of home will allow for a set of three windows to be positioned together for a cohesive look on the front porch. b. Materials Requested: Not Applicable, no new materials requested 3) Westside (front) of home, Second floor (1 window - #5) a. Action requested – replace 1 window and install new shorter window, to aid in bathroom function and character of the front face of the home. #3 #4 #3 2nd door will be removed Save Main Door SAVE/ REHAB SAVE/ REHAB #2 #1 • NOTE – Removed existing window will be stored or donated. b. Material requested – Install a shorter JELD-WEN® W-2500 Series awning window, dimensions 24x24 • JELD-WEN W2500 Series Window (x1) • Black wood awning window includes screen and nail fin • JELD-WEN 24 in. x 24 in. W-2500 Series Black Painted Clad Wood Awning Window w/ Natural Interior and Screen THDJW143300075 - The Home Depot 4) Northside of home, First floor (1 kitchen window - #6) a. Action requested – replace one existing window (#6) and install a new window, to aid in new kitchen function. • NOTE – Removed existing window will be stored or donated. #5 #5 SAVE/ REHAB SAVE/ REHAB b. Material requested – Install a JELD-WEN® W2500 Series window, dimensions 48x30 • Primary window selection: • JELD-WEN W2500 Series Window (x1) • Black wood awning window includes colonial grids and nail fin • https://www.homedepot.com/p/JELD-WEN-48-in-x-30-in-W- 2500-Series-Black-Painted-Clad-Wood-Awning-Window-w- Natural-Interior-and-Screen-THDJW143300187/300528080 • Alternate window selection: • JELD-WEN W2500 Series Window (x1) #6 #6 SAVE/ REHAB SAVE/ REHAB SAVE/ REHAB #7 • Black wood awning window includes screen and nail fin • JELD-WEN 48 in. x 30 in. W-2500 Series Black Painted Clad Wood Awning Window w/ Natural Interior and Screen THDJW143300124 - The Home Depot 5) Northside, Second floor (1 bathroom window - #7) a. Action requested – replace one existing window (#7) and install two new awning windows to aid in new bathroom function. • NOTE – Removed existing window will be stored or donated. b. NOTE – new windows being requested are the same awning windows approved for use under COA 2021-0907A #7 #7 SAVE/ REHAB SAVE/ REHAB SAVE/ REHAB #6 b. Material requested – Two JELD-WEN® W2500 Series window, dimensions 24x20 each • JELD-WEN W2500 Series Window (x1) • Black Painted Clad Wood Awning Window w/ Natural Interior and Screen • JELD-WEN 24 in. x 20 in. W-2500 Series Black Painted Clad Wood Awning Window w/ Natural Interior and Screen THDJW143300068 - The Home Depot Example elevation drawing with new windows at #6 and #7 #7 #6 SECTION 3 – Previous COA Status Update Updated restoration status for the Historic Preservation Commission February 24, 2022 Adam Baumgartner and Shelly 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. Both sets of windows on the first and second floor have been replaced per approved COA. COA 2021-0907A and COA 2021-1101A-1 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. The roof well has been removed and replaced with roof. BEFORE: AFTER: