HomeMy WebLinkAbout738 Leland Avenue_AA 2022-0812HISTORIC
PRESERVATION
COMMISSION
OF
SOUTH BEND
AND
ST. JOSEPH
COUNTY
CERTIFICATE
OF
APPROPRIATENESS
The Historic Preservation Commission of South Bend and St.
Joseph County has approved the following work:
Stabilization of existing damage/failing garage.
1. Removal of shingles, decking, stabilization of exterior walls/rafters.
2. Re-siting exterior wall in place on foundation.
3. Re-framing of roof structure, re-decking the roof, re-shingling.
4. Replace exterior man-door with salvaged exterior man-door from main house.
(Optional) Replace existing garage doors with salvaged garage doors (from West
Washington)
(Optional) Remove/replace gutters
TBD, Contractor
for the following location:
738 LELAND AVE
South Bend, IN, 46616
Chapin Park
Application No. 2022-0812
in the County of St. Joseph; State of Indiana; which is:
Located in a Local Historic District
A Local Historic Landmark
and found this application to be appropriate according to the Standards
pertaining to Local Historic Landmarks and/or Local Historic Districts.
Regulations pertaining to the Historic Preservation Commission are
found in Chapter 21 (Zoning), South Bend Municipal Code and Chapter
26 of the St. Joseph County Code.
The issuance of this certificate does NOT in any manner, release
the recipient from the responsibility of complying with the requirements
of the zoning ordinances, building codes, safety codes, ADA or other
requirements of the City of South Bend, the County of St. Joseph, the
State of Indiana, or the United States Federal Government.
This certificate is good for one year from the date of issuance and
is effective from the date entered herein. Plans are on file and open for
public inspection at the office of the Historic Preservation Commission of
South Bend and St. Joseph County, 227 West Jefferson Blvd., Suite 1400
S, South Bend, Indiana, during normal business hours.
THIS CERTIFICATE IS NOT TRANSFERABLE
NAME OF APPLICANT:Catherine Osborne
8/12/2022DATE CERTIFICATE
TAKES FORCE:
CERTIFICATE ISSUED BY:
Adam Toering
Historic Preservation Administrator
POST IN A CONSPICUOUS PLACE ON THE STREET SIDE
OF THE PROJECT UNTIL COMPLETION OF ALL WORK.
Phone: (574) 235-9371
E-mail: SBSJCHPC@southbendin.gov
ADAM TOERING
Historic Preservation
Administrator
8/12/2023DATE CERTIFICATE
EXPIRES:
Ord No. 9574-05
Chapin Park
Michele Gelfman,
President
ADMINISTRATIVE APPROVAL
This CoA application is for stabilizing the garage at 738 Leland Ave, formerly 714 Leland Ave.
This house was built in 1892 and became a
duplex in 1942/43. Per the 1899 Sanborn Fire
Insurance map, it originally had a wraparound
front porch. By 1917 the stables had been
demolished and apparently replaced by an
outbuilding of roughly the shape and size as
the garage that exists today. (Garage is on
alley at right of photo)
Figure 1 1899 Sanborn map showing wraparound porch, no back porch, stables
Figure 2 1917 Sanborn map showing wraparound porch, garage (?) or other outbuilding
In approximately 2007 a kitchen fire resulted in the house coming into the possession of the
city of South Bend. It remained empty until I bought it in early January 2021.
Tentatively, I believe the main structure of the current garage dates to the 1930s, although it’s
very difficult to tell. It may instead date from the early 1940s when the house was duplexed, or
possibly have some elements dating to the outbuilding visible on the 1917 map, although I
think that’s unlikely given how lightly it is framed. It was certainly resided in large-format cedar
shingles c. 1947-49 along with the main house, but there is clapboard underneath and that
seems to be in decent shape. It’s a pretty plain building, with no trim of interest, and was
under-framed at the time of its building.
Predating my acquistion of the property, one interior wall slipped off its foundation footing,
which has caused the roof to fail significantly. It’s particularly unfortunate that this is the wall
that is virtually on the property line; it wouldn’t be possible to stabilize it from the exterior
without taking down the fence and ripping up a fair amount of my neighbor’s yard.
Both sides of the roof are bowed inward and on the right side of the garage as you face the
alley, immediately above the failing wall, a hole in the roof has caused major water damage.
Both overhead doors are in bad shape although possibly salvageable; one was wrenched back
at some point prior to my acquisition of the property and may be beyond repair. There are
several broken/missing windows and the side door was wrenched out of its (rotting) frame a
couple of years ago. (See photos at the end of this narrative)
The foundation itself appears to be in reasonably good shape overall.
I’ve consulted a variety of contractors over the last 18 months, most of whom don’t think the
structure is worth rescuing. Nevertheless, the current plan is to attempt to stabilize the extant
wall structure and re-roof. Ken Prager will direct this project, which will involve:
1) removing shingles and roof decking to minimize risk of caving in
2) pulling the failing wall back into place on the foundation and stabilizing it from the inside
3) any necessary re-framing of the roof; re-decking the roof; and eventually shingling it with the
same shingles used on the main house last year
4) any other necessary structural repairs, tbd
5) Possibly replacing the overhead garage doors. If we can’t rescue the doors currently in place,
I have an alternative in mind, which is to replace them with wooden doors salvaged from a
garage at 730 W. Washington St that likely date to the 1920s.
Regarding external appearance:
1) I plan to continue to remove the large-format cedar shingles on the walls to reveal the
clapboard siding underneath. Once that’s complete I would repair and paint.
2) The side door can be replaced with an exterior door salvaged from the main house.
3) Window replacement will probably be put off until next year but eventually I’ll replace them
either with salvaged or newly built fixed wood windows.
To the best of my current knowledge this is the plan. However, it does feel like there’s a fairly
high level of unknown here -- we won’t understand exactly how bad of a shape various
elements are in until roof demo is underway and until Ken has actually tried to pull the failing
wall back onto the foundation. I’ll stay in touch with staff if there are any substantial changes.
That said, the alternative to this plan is likely total demolition, with rebuilding put off
indefinitely, so I just want to have a go at rescuing the structure if possible.
3 garage showing roof bowing
4 current view from alley
5 interior failing wall (showing water damage/loft caving in/hole in roof)
6 interior door wrenched open
7 exterior showing clapboard under cedar shingle siding