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Home My WebLink About1. 720 Park Avenue_COA 2022-0621STAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: July 13, 2022 Application Number: 2022-0621 Property Location: 720 Park Avenue Architectural Style/Date/Architect or Builder: Queen Anne / 1878 / DuShane House Property Owner: John and Monica Sikorski Landmark or District Designation: Chapin Park LHD (Ordinance #9574-05), Chapin Park NRD Rating: Notable DESCRIPTION OF STRUCTURE/ SITE: This two-story irregular plan Queen Anne style house sits on a brick foundation. Walls are shiplap clapboard with corner boards and frieze boards. An interior brick chimney punctuates the cross gabled roof line with low pitch and asphalt shingles. To the rear is a first story gable rear wing with a shed roof side wing; decorative spindle work punctuates the gable apex. A full width front and side porch wraps the west and south sides, with a second story balcony facing the street. Spindle supports with balustrades and decorative spindles at the eaves with brackets are also present. Windows are 1/1 double hung with molded entablatures. The ground floor has shutters. The front door is wood paneled with beveled glass light and transom and a wood storm. A large two story gabled barn with board and batten siding stands to the rear. ALTERATIONS: COA #2005-1114 allowed for the complete tear-off and re-roof of the entire house, as well as allowed for the installation of flashing and roof vents as needed. COA #2012-0716A allowed for the removal of three storm-damaged trees in the back yard per City Forester Brent Thompson. COA #2015-1215 allowed for the replacement of the existing brick chimney with new in-kind material, to match existing. RME #2017-1023 allowed for the repair woodwork at the northwest corner of the property because of water damage. RME #2018-1005 re- issued COA #2017-1023 for the repair of woodwork on the northwest corner. RME #2018-1005B allowed for the removal and replacement of multiple trees on the property. RME #2018-1005C allowed for the replacement and repair of brick foundation and chimney with like material. COA 2018-1001D allowed for the removal/replacement of eight windows and moving of a door when reconfiguring the rear of the house. APPLICATION ITEMS: “1) Repair and relocate barn; 2) Window replacement; 3) Replace deteriorated wood along exterior. See attached for compelte descriptions.” DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to: Replace existing windows with Marvin Ultimate windows. Per e-mails from the applicant, when asked which windows would be replaced: “I am unsure at this point, but I suspect that the likely candidates for full replacement would be the six damaged kitchen windows on the back side of the house; the children's bedrooms and guest bedrooms. The living room, den, bay, and front downstairs windows would be likely candidates for restoration.” 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. […] 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. […] Prohibited Wood siding shall not be resurfaced with new materials that is inappropriate or was unavailable when the building was constructed, such as artificial stone, brick veneer, asbestos or asphalt shingles. […] Not Recommended Waterproof or water repellant coatings or surface consolidation treatments should not be used on masonry surfaces unless required to solve a specific problem that has been studied and identified. Coatings are frequently unnecessary and expensive and can accelerate deterioration of the masonry. Mortar joints, which do not need repointing, should not be repointed. Wood siding should not be power washed. […] 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 Specialist Van Overberghe met with the property owner on Friday, June 24th at 10am to assess the condition of the existing windows. The house has double-hung windows with deferred maintenance – ropes are cut or missing, glazing putty has or is beginning to fail, some broken or missing glass, some of the stiles are separating, interior stops were in some cases missing, and there are many layers of paint and extensive paint failure. Very little rot or wood deterioration was seen on the windows. STAFF RECOMMENDATION: The structure exhibits deferred maintenance of the original windows. Deferred maintenance does not constitute deteriorated beyond repair. Staff recommends that the original windows be restored and the application for replacement be denied. 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: 1899, 1917, 1945, 1960, imagery from 2016 of property. 5 OMS Ver. 0003.15.00 (Current) Product availability and pricing subject to change. John Sikorski John Sikorski Quote Number: E75APAU OMS Ver. 0003.15.00 (Current)Processed on: 7/12/2022 12:09:25 PM Page 1 of 4 UNIT SUMMARY The following is a schedule of the windows and doors for this project. For additional unit details, please see Line Item Quotes. Additional charges, tax or Terms and Conditions may apply. Detail pricing is per unit. NUMBER OF LINES: 3 TOTAL UNIT QTY: 3 EXT NET PRICE: USD 3,139.36 LINE MARK UNIT PRODUCT LINE ITEM NET PRICE QTY EXTENDED NET PRICE 1 Ultimate Single Hung G2 RO 27" X 87" Entered as RO 27" X 87" 1,334.37 1 1,334.37 2 Ultimate Double Hung G2 RO 25" X 63" Entered as RO 25" X 63" 929.00 1 929.00 3 Ultimate Double Hung G2 RO 34 1/4" X 51 1/2" Entered as RO 34 1/4" X 51 1/2" 875.99 1 875.99 OMS Ver. 0003.15.00 (Current) Product availability and pricing subject to change. John Sikorski John Sikorski Quote Number: E75APAU OMS Ver. 0003.15.00 (Current)Processed on: 7/12/2022 12:09:25 PM Page 2 of 4 LINE ITEM QUOTES The following is a schedule of the windows and doors for this project. For additional unit details, please see Line Item Quotes. Additional charges, tax or Terms and Conditions may apply. Detail pricing is per unit. Line #1 Qty: 1 Mark Unit:Net Price: Ext. Net Price: USD 1,334.37 1,334.37 Entered As: RO MO 26 1/2" X 86 3/4" FS 26" X 86 1/2" RO 27" X 87" Egress Information Width: 22 13/32" Height: 38 3/16" Net Clear Opening: 5.94 SqFt Ebony Clad Exterior Bare Pine Interior Ultimate Single Hung G2 Rough Opening 27" X 87" Top Sash Ebony Clad Sash Exterior Bare Pine Sash Interior IG - 1 Lite Low E2 w/Argon Black Perimeter Bar Ogee Interior Glazing Profile Bottom Sash Ebony Clad Sash Exterior Bare Pine Sash Interior IG - 1 Lite Low E2 w/Argon Black Perimeter Bar Ogee Interior Glazing Profile Beige Interior Weather Strip Package Black Exterior Weather Strip Package Satin Nickel Sash Lock Satin Nickel Top Sash Strike Plate Assembly Color Extruded Aluminum Half Screen Ebony Surround Bright View Mesh 4 9/16" Jambs Nailing Fin ***Note: Unit Availability and Price is Subject to Change Line #2 Qty: 1 Mark Unit:Net Price: Ext. Net Price: USD 929.00 929.00 Entered As: RO MO 24 1/2" X 62 3/4" FS 24" X 62 1/2" RO 25" X 63" Egress Information Width: 20 13/32" Height: 26 3/16" Ebony Clad Exterior Bare Pine Interior Ultimate Double Hung G2 Rough Opening 25" X 63" Top Sash Ebony Clad Sash Exterior Bare Pine Sash Interior IG - 1 Lite Low E2 w/Argon Black Perimeter Bar Ogee Interior Glazing Profile Bottom Sash Ebony Clad Sash Exterior Bare Pine Sash Interior IG - 1 Lite Low E2 w/Argon Black Perimeter Bar Ogee Interior Glazing Profile Beige Interior Weather Strip Package Black Exterior Weather Strip Package Satin Nickel Sash Lock Satin Nickel Top Sash Strike Plate Assembly Color Extruded Aluminum Screen Ebony Surround Bright View Mesh ***Screen/Combo Ship Loose 4 9/16" Jambs OMS Ver. 0003.15.00 (Current) Product availability and pricing subject to change. John Sikorski John Sikorski Quote Number: E75APAU OMS Ver. 0003.15.00 (Current)Processed on: 7/12/2022 12:09:25 PM Page 3 of 4 Net Clear Opening: 3.71 SqFt Nailing Fin ***Note: Unit Availability and Price is Subject to Change Line #3 Qty: 1 Mark Unit:Net Price: Ext. Net Price: USD 875.99 875.99 Entered As: RO MO 33 3/4" X 51 1/4" FS 33 1/4" X 51" RO 34 1/4" X 51 1/2" Egress Information Width: 29 21/32" Height: 20 7/16" Net Clear Opening: 4.21 SqFt Ebony Clad Exterior Bare Pine Interior Ultimate Double Hung G2 Rough Opening 34 1/4" X 51 1/2" Standard CN Width 28 Top Sash Ebony Clad Sash Exterior Bare Pine Sash Interior IG - 1 Lite Low E2 w/Argon Black Perimeter Bar Ogee Interior Glazing Profile Bottom Sash Ebony Clad Sash Exterior Bare Pine Sash Interior IG - 1 Lite Low E2 w/Argon Black Perimeter Bar Ogee Interior Glazing Profile Beige Interior Weather Strip Package Black Exterior Weather Strip Package Satin Nickel Sash Lock Satin Nickel Top Sash Strike Plate Assembly Color Aluminum Screen Ebony Surround Bright View Mesh ***Screen/Combo Ship Loose 4 9/16" Jambs Nailing Fin ***Note: Unit Availability and Price is Subject to Change Project Subtotal Net Price: USD 3,139.36 7.000% Sales Tax: USD 219.76 Project Total Net Price: USD 3,359.12 OMS Ver. 0003.15.00 (Current) Product availability and pricing subject to change. John Sikorski John Sikorski Quote Number: E75APAU OMS Ver. 0003.15.00 (Current)Processed on: 7/12/2022 12:09:25 PM Page 4 of 4 PRODUCT AND PERFORMANCE INFORMATION NFRC energy ratings and values may vary depending on the exact configuration of glass thickness used on the unit. This data may change over time due to ongoing product changes or updated test results or requirements. The National Fenestration Rating Council (NFRC) has developed and operates a uniform national rating system for the energy performance of fenestration products, including windows and doors. For additional information regarding this rating system, see www.nfrc.org. Review the map below to determine if your units meet ENERGY STAR for your location. 1 Adam Toering From:John Christopher Sikorski < Sent:Tuesday, July 12, 2022 12:13 PM To:Adam Toering Subject:Re: Window repair at 720 Park Avenue Attachments:E75APAU0712221209.pdf Hi Adam, Thanks, yes it looks like if I want a variance, we'll have to table the barn discussion. At the same time, since I already applied, would it be possible for the HPC to consider it and give a "conditional " approval pending zoning approval at the next zoning meeting? Or, could we consider the COA application without the variance, which would potentially give me approval for the project, and then I would still be able to proceed with the zoning variance request, which would put the responsibility on me (ie: if I went and built the slab and poured it too close to the setback, then the city would obviously make me tear it up, so it would be incumbent on me to get the variance request). These thoughts are all in the interest of not having to go through the COA application process once again and streamlining the process for all involved. I now (finally) also have a sample quote for window replacement for Marvin Ultimates. The quote is a sample insofar as I had only three windows (each of a different size--one living, one hallway, bedroom) priced as an example of a very accurate ballpark. The first window on the quote is actually the largest window in our house, so you can see that any other windows would actually be lower in cost than this one. They are at least half (if not less than half) of the HG Christman quote. Unfortunately, Shoberg window restoration out of Plymouth has shut down due to a family circumstance (their son passed away of cancer in September), which further limits contractors who can do this work. I did have a good conversation with our neighbor and former HPDC member Tim Kluszcinski (who I think did some of your windows), and we are considering his services. I do not have a written quote from him, but we are inclined to work with him on at least some of the windows. At the same time, this does not mean that we would not desire to continue with the request for replacement of at least some of the others, given the lead time (over a year for HG Christman) and the much lower cost and shorter lead time of placing the high-quality Marvins that we already have in the kitchen/dining area of the home. Let me know if you need anything else at this point that might be helpful to the application. Thank you! John _____________ John Sikorski, PhD Postdoctoral Teaching Scholar To help protect yMicrosoft Office pautomatic downlopicture from the Mendoza C ollege On Tue, Jul 12, 2022 at 11:30 AM Adam Toering <atoering@southbendin.gov> wrote: 2 Received, thank you. Seems a bit high, if I’m being honest, but it’s good to have something. Glad to hear you are talking to others, as well. What’s the ballpark for replacement cost? My colleagues in the Zoning team told me about the phone conversation yesterday for the barn move, so we’re on the same page that there’s some delay before that can be reviewed by HPC. In the interest of transparency – I work directly alongside both the zoning team and the building department so we communicate and cooperate a lot on projects that cross our desks to ensure that ‘silos’ don’t exist and that we’re on the same page. I like to think that’s good government, as well as ethically right. Adam Toering Historic Preservation Administrator Department of Community Investment (574) 235‐7478 atoering@southbendin.gov City of South Bend 227 W. Jefferson Blvd., Ste. 1400S South Bend, IN 46601 From: John Christopher Sikorski < Sent: Tuesday, July 12, 2022 10:06 AM To: Adam Toering <atoering@southbendin.gov> Subject: Fwd: Window repair at 720 Park Avenue Hi Adam, Please append this window restoration quote to my COA. I have spoken with two restoration specialists, possibly three by the end of the day. Thank you, John _____________ John Sikorski, PhD Postdoctoral Teaching Scholar 3 To help protect your priv acy, Microsoft Office prevented automatic download of this picture from the Internet.Mendoza College of Business ‐‐‐‐‐‐‐‐‐‐ Forwarded message ‐‐‐‐‐‐‐‐‐ From: Elicia Feasel <elicia@hgchristmanconstruction.com> Date: Tue, Jul 12, 2022 at 9:32 AM Subject: Window repair at 720 Park Avenue John – Thank you for taking the time to show me around your window repair project, and your house is renowned! We looked at many of the 42 wood windows. Most are 1/1 or 2/2 double hung, some are awing style. Many windows have outstanding internal shutters. Some windows have non‐original aluminum storm windows although I don’t recall seeing any screens. Paint and glazing putty failure throughout are the main characteristic along with some wood rot, broken glass, painted/broken ropes, painted hardware/pulleys, missing weights, and missing trim stops. This is a big project but I believe that all of the windows can be repaired to function. We discussed our menu of services and the scale of repair which can be as simple as maintenance or as comprehensive as complete restoration. With our team having only 2 carpenters at this time, we do have a backlog of projects in our queue at that extends into next year. A phased approach is recommended, even starting with as few as one or two windows. We would also welcome your participation in the process – one idea that we discussed was that we could consult with you on how to remove the sash and repair the jambs. We would receive the sash and perform all the repairs in our shop, returning to the house to assist with installation. The cost of the window repair varies depending on a number of factors including: divided light pattern (ex. 1/1, 2/2), extent of wood rot, difficulty in removing multiple layers of paint and glazing putty, broken glass, upgrades to tempered glass, replacing missing parts, etc. For budget planning purposes, consider the following baseline estimates: BACK (KITCHEN) 21”x63” 1/1 double hung $1,800 (x6 windows) = $10,800 FRONT (PORCH) 28”x82” 1/1 double hung $2,400 (x2 windows) = $4,800 BAY similar to kitchen $1,800 (x3 windows) = $5,400 DEN 34”x81” 2/2 double hung $3,000 (x2 windows) = $6,000 For all other windows, using $2,000 as the baseline (x29 windows) = $58,000 4 Please let me know if you have any questions. I wish you the best with your house projects – your family is doing a great job bringing the years of deferred maintenance up to date! Thank you, Elicia Elicia Feasel Preservation Project Manager H.G. Christman Construction 23186 West Ireland Road South Bend, IN 46614 574-232-9600 office 219-851-7007 cell www.hgchristmanconstruction.com IMPORTANT NOTICE! This E‐Mail transmission and any accompanying attachments may contain confidential information intended only for the use of the individual or entity named above. Any dissemination, distribution, copying or action taken in reliance on the contents of this E‐Mail by anyone other than the intended recipient is strictly prohibited and is not intended to, in anyway, waive privilege or confidentiality. If you have received this E‐Mail in error please immediately delete it and notify sender at the above E‐Mail address. Please note that incoming e‐mails are not routinely screened for response deadlines, and as such, please notify the sender separately by fax of any message containing deadlines. In addition, E‐Mail information cannot be guaranteed to be secure or error‐free as information could be intercepted, corrupted, lost, destroyed, arrive late or incomplete, or contain virus. Therefore, the sender does not accept liability for any errors or omissions in the contents of this message which arise as a consequence of E‐Mail transmission. If verification is required, please request a hard‐copy version. From: To:Adam Toering Subject:Fwd: Window repair at 720 Park Avenue Date:Tuesday, July 12, 2022 10:06:45 AM Hi Adam, Please append this window restoration quote to my COA. I have spoken with two restoration specialists, possibly three by the end of the day. Thank you, John _____________ John Sikorski, PhD Postdoctoral Teaching Scholar ---------- Forwarded message --------- From: Elicia Feasel <elicia@hgchristmanconstruction.com> Date: Tue, Jul 12, 2022 at 9:32 AM Subject: Window repair at 720 Park Avenue John – Thank you for taking the time to show me around your window repair project, and your house is renowned! We looked at many of the 42 wood windows. Most are 1/1 or 2/2 double hung, some are awing style. Many windows have outstanding internal shutters. Some windows have non-original aluminum storm windows although I don’t recall seeing any screens. Paint and glazing putty failure throughout are the main characteristic along with some wood rot, broken glass, painted/broken ropes, painted hardware/pulleys, missing weights, and missing trim stops. This is a big project but I believe that all of the windows can be repaired to function. We discussed our menu of services and the scale of repair which can be as simple as maintenance or as comprehensive as complete restoration. With our team having only 2 carpenters at this time, we do have a backlog of projects in our queue at that extends into next year. A phased approach is recommended, even starting with as few as one or two windows. We would also welcome your participation in the process – one idea that we discussed was that we could consult with you on how to remove the sash and repair the jambs. We would receive the sash and perform all the repairs in our shop, returning to the house to assist with installation. The cost of the window repair varies depending on a number of factors including: divided light pattern (ex. 1/1, 2/2), extent of wood rot, difficulty in removing multiple layers of paint and glazing putty, broken glass, upgrades to tempered glass, replacing missing parts, etc. For budget planning purposes, consider the following baseline estimates: BACK (KITCHEN) 21”x63” 1/1 double hung $1,800 (x6 windows) = $10,800 FRONT (PORCH) 28”x82” 1/1 double hung $2,400 (x2 windows) = $4,800 BAY similar to kitchen $1,800 (x3 windows) = $5,400 DEN 34”x81” 2/2 double hung $3,000 (x2 windows) = $6,000 For all other windows, using $2,000 as the baseline (x29 windows) = $58,000 Please let me know if you have any questions. I wish you the best with your house projects – your family is doing a great job bringing the years of deferred maintenance up to date! Thank you, Elicia Elicia Feasel Preservation Project Manager H.G. Christman Construction 23186 West Ireland Road South Bend, IN 46614 574-232-9600 office 219-851-7007 cell www.hgchristmanconstruction.com