HomeMy WebLinkAbout1. 920 West Wasington Street_COA 2022-0330STAFF REPORT
CONCERNING APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Date: 13 April 2022
Application Number: 2022-0330
Property Location: 920 West Washington Street
Architectural Style/Date/Architect or Builder: Queen Anne / 1902 /
Freyermuth & Maurer
Property Owner: Michael Pippenger and Andrea Crawford
Landmark or District Designation: Local Landmark #7448-85
Rating: Notable
DESCRIPTION OF STRUCTURE/ SITE: The two-story square-plan wood frame Queen Anne, has a 2/12
asphalt shingle roof, bell cast at eaves, and several brick chimneys. There are numerous gable dormers, flat
soffits, and plain frieze. First floor walls are brick under porch roof and on side front; balance of house is
covered in wood clapboard siding, cantilevered over first floor on north side, and supported by wood brackets.
There are a variety of wood windows, predominantly 1/1 double-hung, but including a variety of elaborately
divided lites and diamond paned casements, as well as various bow and bay windows. A porch stretches across
the north façade, featuring stone balustrade, mosaic tile porch floor, and concrete entry steps. It has a low hip
roof supported by short round ionic columns on stone piers. The glazed single-leaf front door has divided side
lites.
ALTERATIONS: COA 2017-0331A Remove two (2) existing windows in kitchen and replace with four (4)
Marvin WUDH2422 wood double -hung windows. RME 2017-0203 Remove exterior porch lattice. COA 1987-
0720 allowed for the demolition of a rear porch, construction of a new porch, erection of fencing, and erection of an
arbor. Originally located at 524 North Lafayette, this house was moved to its current location in 1978.
APPLICATION ITEMS:
“We would like to install solar panels on our garage. The detached garage was added as new construction in the
1980s, after our home was moved to its current location. To cover 100% of our electricity usage, we require panels
on the south and east slopes of the garage roof. Prior to installation, the garage roof needs to be replaced. We have
proposals out for standing seam metal in a matte, flat panel in dark bronze. We want metal for its durability and
longevity, but also because aesthetically it will coordinate with both the current Burnt Sienna asphalt singles on the
house, as well as a potential change to slate or architectural singles that look like slate when the house roof
(installed in 2006) needs to be replaced in the future. “
DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to:
a. Replace garage asphalt shingle roof with metal standing seam roof.
i. New roof will be Master Steel Roofing Snap Batten Panel Systems MSR-175B 24 Gauge
painted steel in Matte Bronze color. See attached proposal for specific measurements and
details.
1. Panel systems come in multiple sizes, per e-mail correspondence, the property
owner has expressed a desire for a larger format of standing seam roof,
approximately 16” or 18” in width.
b. Install new solar panels on south and east slopes of the garage roof.
i. 24 Crossroads 380 Solar panels installed by Advanced Solar. See attached proposed
layout.
The two-bay garage has west-facing garage doors and a gabled roof and was built soon after the house was moved
to this location in the late 1970s. There is a shed-roofed addition attached to the garage on the east face that
appears to have been built as early as 1987, per satellite imagery.
Of these two projects, the installation of solar panels would qualify for administrative approval per the proposed
location and configuration. The standing seam metal roof constitutes a material change and requires Commission
review. The garage is a secondary structure to the main house that currently does not detract from the significance
of the property.
The proposed roof change could be interpreted as a “Treatment” change per the Group B Standards, as it would
“involve a change that can potentially enhance or detract from the character of the landmark” but “not alter the style
or original form.” This treatment change will alter the appearance of the landmark by replacing the existing asphalt
shingles with a standing seam metal roof. The proposed roof change could be considered a “Renovation”, as it is a
change that will not be altering the general massing of the landmark. The massing of the garage is remaining the
same in relation to the main house.
STANDARDS AND GUIDELINES: 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 reroofing, 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 Certificate 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 alternative, 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)
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.
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.
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.
SITE VISIT REPORT: N/A
STAFF RECOMMENDATION: The Group B Standards allow for ‘treatment’ and ‘renovation’ changes to
landmark properties, so as long as they do not alter the style, general form, or massing of the landmark. The
proposed roof material change minimally impacts the style and general form of the landmark and does not alter the
massing of the landmark. Staff recommends approval of the roof material change.
The proposal for mounting solar panels is inconspicuous. Staff recommends approval of the installation of solar
panels on the roof.
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.
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 FACADE) - Picture of the front of the building, April 7, 2022.
HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
PROJECT PICTURE (WEST FACADE) - Picture of the front of the garage, April 7, 2022.
HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
PROJECT PICTURE (NORTHWEST FACADE) - from West Washington and Laurel, April 7, 2022.
ESTIMATE
Andrea Crawford
920 W Washington St
South Bend, IN
(
Abraham Gordillo
2208 Miami St
South Bend, IN 46613
Phone: (574) 302-7977
Email: esaugordillo@gmail.com
Web: reliableroofingonline.com
Estimate #002088
Date 03/14/2022
Description Quantity Rate Total
Standing Seam / Concealed Fastener Metal Roof 1200.0 $0.00 $0.00
26 Gauge Standing Seam /
Concealed Fastener
Metal Hip and Ridge cap 6''3.0 $0.00 $0.00
Metal cap for over the hip and ridge vent.
Metal accessories and attachment 1.0 $0.00 $0.00
Trim profiles, accessories for metal panel, channel pieces, and
transition plates to properly install the metal roof.
Metal Flex Pro Vent 3.0 $0.00 $0.00
Installed throughout the ridge of the roof to allow for proper
ventilation of the roof.
Butyl Tape 15.0 $0.00 $0.00
Specifically designed tape for seams and valleys to help secure metal
roof from water penetration.
Metal roof installation 1200.0 $7.25 $8,700.00
The sum of materials, labor, overhead and disposal for new metal
roofing system.
Solar Barrier 12.0 $35.00 $420.00
Upgraded insulation for increased energy efficiency.
Ice and snow rail 85.0 $9.00 $765.00
ice and snow rail is optional.
Page 1 of 3
Subtotal $9,885.00
Total $9,885.00
*Financing up to $50,000 is available for all residential projects and provides multiple term options for customers.
Monthly payments are approximated without review of customer credit and may be subject to change following a
soft credit pull from the outside lender. Financing is approximated to be approved for all consumers with a
minimum credit score of 500.
Scope of Work: Company will provide services as described in the attached estimate. The company will provide all
services, materials, labor, tools, and equipment needed for completion of services unless requested from customer
to use specific materials purchased by the customer.
Payment Terms: Credit card payments are subject to a 5% price increase due to processing fees. Financing
agreements are subject to a 3% price increase due to a processing fees. A down payment of 50% is due upon
acceptance of estimate. The balance of the contract is due the day of project completion. In the event of
nonpayment of balance within 10 business days of job completion, the customer must pay to Reliable Roofing &
Construction a late charge of 5% of the unpaid balance for the first 60 days. Any remaining unpaid balance after 60
days will be turned over to collections, and all collection and court costs will be paid by the customer. The customer
further agrees that it will be charged $ 35.00 for each dishonored bank check.
Change Order: Any deviation from the above quote involving a change in the scope of work or any additional costs
will be executed only with a written change order signed and dated by both Reliable Roofing and Construction and
Customer. No jobs can be subcontracted under any of Reliable Roofing and Construction, without approval by
upper management. In case this happens we will not insure any of the work done by subs and will void warranty
through Reliable Roofing and Construction.
Changed Conditions: Any work not indicated in the plans or specifications, that must be added, repaired, or
replaced as a result of hidden, concealed, or changed conditions, or that is required for compliance with buildings
codes or other regulations, shall result in a change order, and shall be paid in full by the Owner/Customer, subject
to terms and conditions of this contract.
Warranty: Company warrants all work will be performed in a good and workmanlike manner. Any warranties for
parts or materials are subject to manufacturer terms on such products. Extended warranties are of additional cost
and will be discussed at time of purchase. To make a claim on Company’s warranty, Customer must give Company
written notice describing the alleged defect. Company will provide Customer a written response within 21 days of
the day Company receives Customer’s notice. Company may offer to remedy the defect, pay the claim, or dispute
the claim. Company will not honor claims unless Customer first gives Company notice in accordance with this
section.
Conditions: This proposal is valid for 15 days. Company reserves the right to withdraw this proposal or re-quote the
project if contract acceptance is beyond 15 days. All contracts must be signed before work is performed and half
payment is required 3 days before project start date.
Accessories: When satellites are present, Reliable Roofing and Construction is not responsible for signal loss due to
replacement or repair of roof. We are not liable for gutter damage existing prior to work being completed and when
multiple layers and redeck are involved and present. Reliable Roofing and Construction cannot guarantee that
gutters will be salvageable. Reliable Roofing and Construction will clean up the job site as well as possible but is not
responsible for any damage caused to person, pets, or property as a result of nails or other job site hazards during
or after the project.
Customer: Homeowner to carry fire, tornado, and other necessary insurance.
Please make checks payable to Reliable Roofing and Construction.
Page 2 of 3
By signing this document, the customers agrees to the services and conditions outlined in this
document. The customer is responsible for paying the first half of the total project upfront and
the remaining balance will be received once the customer is satisfied with the project.
Andrea Crawford
Page 3 of 3
Monthly Shading
Month GHI (kWh/m )POA (kWh/m )Shaded (kWh/m )Nameplate (kWh)Grid (kWh)
January 51.2 66.4 66.3 483.2 476.4
February 69.1 83.3 83.0 608.3 598.2
March 112.4 124.9 124.3 917.5 867.2
April 149.4 158.1 157.6 1,167.9 1,054.9
May 174.8 177.3 177.0 1,312.8 1,158.5
June 188.8 188.4 187.9 1,395.0 1,193.8
July 200.3 201.3 200.7 1,490.4 1,269.3
August 168.7 175.5 175.0 1,298.1 1,110.4
September 125.8 139.4 138.9 1,028.1 893.9
October 84.9 98.6 98.3 724.4 667.7
November 53.2 66.1 65.9 482.6 462.0
December 45.5 59.6 59.5 433.5 428.8
2 2 2
Design Render
Design BOM
Component Type Quantity
P340 buck_boost_optimizer 24
SE7600H-US inverter 1
Crossroads 325 module 24
Annual Production Report produced by Glen MIller
PERC
5 BUSBAR CELLS
380
POWER OUTPUT
19%
MAXIMUM EFFICIENCY
PO?VER l OLE/RANCE
10/25 Year
PRODUCT/PERFORMANCE
WARRANTY
/� CROSSROADS
0011SOLAR
CROSSROADS 380
QCrossroads Solar manufactures
solar panels in South Bend, IN
Our core mission is to provide jobs
and life training opportunities for
recently released felons
We make solar panels because it
is good for the planet
•0•
IVWe help remake people because it
is good for our communities
25 YEAR PERFORMANCE WARRANTY
100%
97
95
10 15 20 25
Years
Power Output
380
W
Module Efficiency >7
19
%
Junction Box
85 -C (185 -F)
Maximum Series Fuse Rating
Tolerance
1.5
%
Short Circuit
Claes C (Canada)
Hail Safety Impact Velocity
Current Isc
9,9
A
Open Circuit
(79.17in x 39.96in x 1.575in)
(LxWxH)
Voltage Voc
49
V
Rated Current 1,
9.35
A
Rated Voltage V.,o
40.55
V
Fuse Rating
20
A
Thermal Characteristics
Normal Operacting Cell
4512
C
Temperature (NOCT)
Temperature Coefficient of P„..
-0.38
%n/K
Temperature Coefficient of Voc
-036
%/K
Temperature Coefficient of Isc
0.068
%n/K
Maximum System Voltage
1500Vdc
Frame
-40 °C (-40 °F) to
Operating Temperature Range
EVA
Junction Box
85 -C (185 -F)
Maximum Series Fuse Rating
20
Connector
Type 1
Fire Safety Classification
Claes C (Canada)
Hail Safety Impact Velocity
25mm at 23m/s
Front Glass
3.2mm (tempered, low iron, ARC)
Frame
Anodized Aluminum
Encapsulant
EVA
Junction Box
IP 67
Cables
1 meter
Connector
MC4
Number of modules
26
per pallet
Pallet Dimensions
1200mm x 1000mm x 200(mm
Cell
(47.2in x 39.4in x 78.7in)
Pallet Weight
600kg
Number of pallets per
28
container
UL/IEC 61730 & 61215
PANEL DRAWING
Units: mm
of m
Front View Back View
Crossroads Solar
Website: crossroads-solar.com
Email: patrickregan@crossroads-solar.com
Tel: 607-759-1058
Gl, Mono Crystalline Silicon
Solar Cells
158.75mm x 158.75mm t0.25mm
Cell
72 cells (6x12)
Orientation
Module
2011 mm x 1021 mm x 40mm
Dimension
(79.17in x 39.96in x 1.575in)
(LxWxH)
Weight
22kg(48.51b)
UL/IEC 61730 & 61215
PANEL DRAWING
Units: mm
of m
Front View Back View
Crossroads Solar
Website: crossroads-solar.com
Email: patrickregan@crossroads-solar.com
Tel: 607-759-1058