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HomeMy WebLinkAbout5. 834 Forest Avenue_COA 2022-0606CSTAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: June 14, 2022 Application Number: 2022-0606C 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. COA 2022-0305 allowed for the removal and replacement of two windows on the south façade, removal/relocation of one window on the west façade, reinstallation of two windows from the south side on the west façade, and the replacement of the second story bathroom window, as well as the removal/replacement of the kitchen window. APPLICATION ITEMS: “This project requests exterior changes of the home, one door and five windows. Requesting approval to remove one door and install new or reorient existing windows. This request includes several items on the south, east, and west side of the property. Windows not indicated for replacement will be saved and/or salvaged.” DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to: 1. Southside of home, Second floor (3 windows) a. Action requested - Replace three existing windows (28” W x 45” H each) on the southside, second floor. Installation of new shorter windows are needed to prevent future water damage. b. b. Material requested – Install three new JELD-WEN® W5500 Series double hung windows, approximately 26 1/8” W x 40 ¾” H. i. JELD-WEN® W5500 Series 26- 1/8"W x 40-3/4"H Aluminum Clad Pine Double Hung Window with Nailing Flange - Black/Fruitwood Stain 2. Westside of home, second floor, front of home (1 window) a. Action requested – amend a previous COA approval #2022-0305-3. That COA approved the change of the existing window to a shorter 24x24 awning window. A different type of window is now being requested, though still of a similar size as previously approved. b. Material requested – An antique stained-glass window is requested to be installed, size approximately 22 W x 25 H. To protect and weatherproof the stained-glass window will sit behind a single pane storm window of similar dimensions. 3. Eastside of home, Second floor, back of home (1 door), a. Action requested – replace the second story door with an existing window that will be salvaged. The existing balcony will eventually be removed completely (approved - COA 2021-1101A-4) so a door will no longer be needed. b. Material requested - salvage an existing 28x66 window currently located in the front of the home. 4. Eastside, Second floor, back of home (1 window) a. Action requested – replace 1 window and install a new shorter window, to aid in bathroom function. The replaced window will be stored or donated. b. Material requested – Install a shorter JELD-WEN® W-2500 Series awning window, dimensions 24x24 i. JELD-WEN 24 in. x 24 in. W-2500 Series Black Painted Clad Wood Awning Window w/ Natural Interior and Screen THDJW143300075 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. The second story shed addition (south facade) exhibit extensive water damage from poor configuration of the windows in the openings and proximity to the roof line. Altering the size/shape of the windows (and spacing them higher from the roofline) will help in mitigating water infiltration. The small double-hung window at the northeast corner appears to have been a later reconfiguration. Resizing this window will mitigate water infiltration while still allowing for light and air into the second story living space. 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 2022-0606C-1 South Side, Second Floor – The existing windows will be removed and replaced with new aluminum-clad windows of smaller size/configuration to mitigate water infiltration along the roof. Staff recommends approval. COA 2022-0606C-2 West Side, Second Floor – Replacement of the existing window with an salvaged stained-glass window. Staff recommends approval. COA 2022-0606C-3 East Side, Second Floor – Replacement of existing second story door with salvaged/repurposed window. Staff recommends approval. COA 2022-0606C-4 East side, Second floor – Removal of original window for other projects, replacement with smaller aluminum clad. 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, September, 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, September 2021. PROJECT PICTURE (SOUTHEAST) - Picture of the side of the building, September, 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 remove one door and install new or reorient existing windows (5 total). This request includes window and door changes on the south, east, and westside on the property. Windows not being reused 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, Second floor (3 windows) a. Action requested - Replace three existing windows (28” W x 45” H each) on the southside, second floor. Installation of new shorter windows are needed to prevent future water damage. b. Material requested – Install three new JELD-WEN® W5500 Series double hung windows, approximately 26 1/8” W x 40 ¾” H. i. JELD-WEN® W5500 Series 26-1/8"W x 40-3/4"H Aluminum Clad Pine Double Hung Window with Nailing Flange - Black/Fruitwood Stain 2. Westside of home, Second floor, front of home (1 window) a. Action requested – amend a previous COA approval #2022-0305-3. That COA approved the change of the existing window to a shorter 24x24 awning window. A different type of window is now being requested, though still of a similar size as previously approved. b. Material requested – An antique stained-glass window is requested to be installed, size approximately 22 W x 25 H. To protect and weatherproof the stained-glass window will sit behind a single pane storm window of similar dimensions. 3. Eastside, Second floor, back for home (1 door) a. Action requested – replace the second story door with an existing window that will be salvaged. The existing balcony will eventually be removed completely (approved - COA 2021-1101A-4) so a door will no longer be needed. b. Material requested - salvage an existing 28x66 window currently located in the front of the home. 4. Eastside, Second floor, back for home (1 window) a. Action requested – replace 1 window and install a new shorter window, to aid in bathroom function. The replaced window will be stored or donated. b. Material requested – Install a shorter JELD-WEN® W-2500 Series awning window, dimensions 24x24 i. JELD-WEN 24 in. x 24 in. W-2500 Series Black Painted Clad Wood Awning Window w/ Natural Interior and Screen THDJW143300075 SECTION 2 – Project Details Details for Exterior Changes at 834 Forest Ave June 2, 2022 Adam Baumgartner and Shelly Baumgartner 834 Forest Ave, South Bend Replace the following windows being requested: 1. Southside of home, Second floor (3 windows - #1, #2, #3) 2. Westside of home, Second floor (front) – (1 windows - #4) 3. Eastside of home, Second floor (back) – (1 door - #1) 4. Eastside of home, Second floor (back) (1 window - #5) Note: Details include window dimension and materials, with a picture and an elevation drawing. 1) Southside of home, Second floor (3 windows - #1, #2, #3) a. Action Requested: We received a city building code citation for this area of the home due to the visible water damage. To remedy this, we are requesting to replace three existing windows (28” W x 45” H each) on the southside, second floor. Installation of new shorter windows (by approx. 5 inches) are needed to move the window off the roof line and properly flash this area to prevent future water damage. b. NOTE – See water damage in photos below. COA 2021- 0907A SAVE/ REHAB COA 2021- 1101A-1 #1 SAVE/ REHAB COA 2022- 0305-1 #2 #3 Photos of Water Damage: c. Material requested – Install three new JELD-WEN® W5500 Series double hung windows, approximately 26 1/8” W x 40 ¾” H. ● JELD-WEN® W5500 Series 26-1/8"W x 40-3/4"H Aluminum Clad Pine Double Hung Window with Nailing Flange - Black/Fruitwood Stain Westside (front) of home, Second floor (1 window - #4) a. Action requested amend a previous COA approval #2022-0305-3. That COA approved the change of the existing window to a shorter 24x24 awning window. A different type of window is now being requested, though still of a similar size as previously approved. b. Materials Requested: An antique stained-glass window (See photo below) is requested to be installed, size approximately 22 W x 25 H. To protect and weatherproof the stained-glass window will sit behind a single pane storm window of similar dimensions. i. SAVE/ REHAB #4 COA 2022- 0305-2 #4 & COA 2022-0305-3 2) Eastside (back) of home, Second floor (1 door- #1) a. Action requested – replace the second story door with an existing window that will be salvaged. The existing balcony will eventually be removed completely (approved - COA 2021-1101A-4) so a door will no longer be needed. b. Material requested – salvage an existing 28x66 window currently located in the front of the home. #1 SAVE/ REHAB SAVE/ REHAB SAVE/ REHAB 3) Eastside (back) of home, Second floor (1 window - #5) a. Action requested – replace 1 window and install a new shorter window, to aid in bathroom function. Removed window will be saved for future projects. b. Material requested – Install a shorter JELD-WEN® W-2500 Series awning window, dimensions 24x24 i. JELD-WEN 24 in. x 24 in. W-2500 Series Black Painted Clad Wood Awning Window w/ Natural Interior and Screen THDJW143300075 ii. #5 #5 SECTION 3 – Previous COA Status Update Updated restoration status for the Historic Preservation Commission June 2, 2022 Adam Baumgartner and Shelly Baumgartner 834 Forest Ave, South Bend Updates In our last update, several window changes were needed to improve the look and function of the home. Since then, more progress has been made on the southside of the home, including new window installation and new cedar siding. We are also in the process of reglazing exterior windows and improving the yard with landscaping and raised vegetable gardens. The back staircase has also been removed.