HomeMy WebLinkAbout6. 1240 West Thomas Street_COA 2022-0906BSTAFF REPORT
CONCERNING APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Date: September 14, 2022
Application Number: 2022-0906B
Property Location: 1240 West Thomas Street
Architectural Style/Date/Architect or Builder: Period Revival/1920/Firehouse #4
Property Owner: Eric A. Boyd
Landmark or District Designation Local Landmark, #49037-99
Rating: Outstanding
DESCRIPTION OF STRUCTURE/ SITE: Firehouse 44 is a 2-story rectangular brick building. It had
a flat roof with limestone parapet coping, metal parapet scupper/cornice with brick brackets underneath
and ornate limestone detailing at the ends. The windows are 1/1 double -hung with limestone sills. There
is a brick side chimney, and a roof penthouse with hip roof.
ALTERATIONS: Most of the windows in this former firehouse have been boarded up prior to a 2007 fire. RME
2011-1110 approved replacement of metal roof to secure the building and protect it from the elements, although there
is no evidence it was ever installed. COA 2016-0809 to construct shed roof over part of building, and second floor
addition atop one-story brick portion at rear of building with vinyl siding and replacement windows was denied.
COA 2017-0602 allowed for the (retroactive) construction of a two-story vinyl-sided addition at the rear of the
structure (requests for window replacement were included in the approval). COA 2017-0602A (DENIED by the
Commission but APPEALED/OVERTURNED by the Common Council of South Bend) allowed for the installation
of a half-gabled roof over the western portion of the structure, as well as an open courtyard in the eastern portion.
COA 2017-1205A allowed for the addition of wood trim (to simulate double hung windows) to the boarded-up
windows on the east and west sides of the building, as well as the addition of shutters to the boarded-up windows. AA
2021-0405 allowed for the removal of the half-gabled roof and the installation of a flat roof, reroofing of the hose
house, the installation of new downspouts, and repair/rehabilitation of exterior walls (masonry). AA 2022-0812A re-
renewed AA 2021-0405 for the installation of the flat roof.
APPLICATION ITEMS:
“Replace Hose Tower with stick built tower woodwork. Wood siding / shingles roof 2 windows south / north
structural engineer requested demo tower, no support.”
“Cover window openings w/ siding Brown Tower woodwork. In color with white trim / privacy needs of
funeral home 1st floor. Autumn red vinyl siding. 5x12”
“Replace wood west side overheads door w/3 glass woodwork doorsthat also fold open for car/garage use.
These are use for car dealership floors. East by fold remain behind now framed 3-doors.”
DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval for three distinct projects:
COA 2022-0906B-1 - Replace/reconstruct the hose tower on the flat roof. Staff recommends approval.
The structure suffered a fire in 2007 wherein the roof was extensively damage/destroyed. The replacement of the flat
roof (long advocated for by HPC and finally executed in the summer of 2022) necessitated structural
repair/replacement of many of the roof joists, including where the hose tower stood. The hose tower was
moved/removed for this installation of the new roof and structural improvements. Property owner proposes
reconstructing the hose tower.
COA 2022-0906B-2 - Side-over existing window openings with vinyl siding. Staff recommends denial.
Applicant proposes to fill in existing window openings with 5” vinyl siding in ‘Autumn red’ color.
Photographic evidence of the structure in March of 1999 shows white vinyl siding covering the window openings of
the second story, wood elements and boarding on the lower first story were painted green. This vinyl installation
predates the Landmarking of the structure in 1999. Following the fire in 2007 much of the vinyl siding was removed
and many window openings were boarded-up with plywood. Most of the white vinyl siding appears to have been
removed by May of 2016. Vinyl siding was added to the rear addition with work done in 2016-2017.
Securing vacant/abandoned buildings remains a critical concern for their long-term preservation. The National Parks
Service “Preservation Brief 31 – Mothballing Historic Structures” states “[w]hen all means of finding a productive
use for a historic building have been exhausted or when funds are not currently available to put a deteriorating
structure into a useable condition, it may be necessary to close up the building temporarily to protect it from the
weather as well as to secure it from vandalism.” The “Group B” Standards corroborate this sentiment with the
following text: “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.” Further, when discussing materials:
“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.”
As a temporary security measure, staff supports ‘mothballing’ historic structures to ensure long-term preservation.
Multiple Local Landmarks currently have/had/will have material added to secure window and door openings: 516 S
Michigan Street currently has aluminum siding covering the alley/side windows (approved by staff), while the front
façade has been secured and second-story plate glass windows have been replaced. Prior to demolition, 1636 Lincoln
Way West had aluminum/metal siding panels covering window and door openings on the upper stories (installed prior
to landmark designation). The proposal for polycarbonate panels for the Studebaker Administration Building is
concurrently up for review as a security measure while preservation projects are undertaken.
This proposal is for the addition of vinyl siding to the exterior of the structure, in lieu of windows. The “Group B”
Standards state: “siding materials—the Commission discourages the covering or alteration of original materials
with additional siding.”
The City of South Bend does have transparency requirements for structures. This parcel is zoned “Neighborhood
Flex”, requiring a 15% transparency requirement for each of the floors on the front or corner facing facades of a
structure. Long-term siding-over of all window openings will not be zoning compliant on the North (Thomas Street)
or West (Walnut Street) facades. See South Bend Zoning Code 21-02.03 for definitions and measurements and 21-
03.06 for Standard District “Neighborhood Flex” information. For comparison, staff’s approval of the project at 516
South Michigan Street to ‘side over’ openings were not on the street or corner-facing façades and was therefore
Zoning-compliant.
COA 2022-0906B-3 - Replace wood overhead doors with metal glass doors. Staff recommends denial.
Applicant proposes to install salvaged metal and glass ‘accordion’ doors in front of the existing garage doors. The
applicant is in the process of bidding on/purchasing doors that will be salvaged from a structure in the Chicagoland
area. Proposed doors are accordion doors that allow for automobiles to pass through the door opening. Pictures
reveal that transom windows are present in the current installation on the to-be-deconstructed structure. Proposed
salvaged doors are sufficiently tall enough to fit in the openings but will require additional material/framing to fill the
width of the existing openings. No plans/schematics regarding the way the framing would be built was submitted
with the application. Staff advised the applicant to provide additional information related to the way the doors would
be framed in for the Commission meeting.
The proposed doors would be installed ‘in front of’ the existing carriage doors, which will remain in-place behind the
new doors. The existing carriage doors will be partially visible. It is unknown if the proposed door system operates
on a track, or if they will survive the deconstruction/salvage process. The existing carriage doors are recessed in the
openings, so there is some space for the installation of a new door system.
The Standards and Guidelines require that “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.” The proposed doors do not replicate the pattern/configuration
of the existing carriage doors and are indicative of a more contemporary/modern architectural style.
STANDARDS AND GUIDELINES: “GROUP B” Standards
Preservation Standards for local historic landmarks are used by the Historic Preservation Commission whenever exterior changes are proposed
for officially designated structures. Review is required when proposed plans for building and development indicate the architectural character
of the landmark will be changed, i.e., review is required for any project that affects the exterior of the building, site, outbuildings, grounds and
landscaping. These standards are an extension of the present Ordinance #5567-73 and #54A-973 already adopted to implement a comprehensive
program of historic preservation.
The present historic preservation ordinances empower the Commission to issue or deny a Certificate of Appropriateness prior to the
construction, reconstruction, alteration, demolition, or moving of any landmark. The ordinance also gives the Commission the power to
establish reasonable and just standards for the preservation of historic landmarks, including architectural treatment, site development and
maintenance provisions, providing that the standards are in keeping with the intent of the ordinance and that the standards apply only to the
exterior features of the historic landmark. These standards guide the commission in their review of Certificates of Appropriateness.
The two major conditions under which change will occur are maintenance or improvement and the demolition of an existing landmark.
The Historic Preservation Commission has established two levels of preservation standards—Group A and Group B. Group A standards are the
more comprehensive of the two and require that the original character of the building be maintained or restored. Group B (your Standards)
require that the building be maintained as is and, if possible, returned to the original. One of these levels will be selected at the time of
designation. Both require a Certificate of Appropriateness before the construction, reconstruction, alteration, demolition, or moving of any
landmark structure or site.
The property owner is responsible for furnishing the Commission with a complete description of the proposed changes. This information may
be plans, elevations, specifications, photographs, or other means to accurately describe the project. When an application is being reviewed, it
will be the responsibility of the applicant to demonstrate that the new work is compatible.
DEFINITIONS
Shall—Defined as an expression of something that is mandatory or must be done.
Should—Defined as an expression of obligation, something that ought to be done but that is open to compromise.
Required—Defined as work which shall be done in a restoration or rehabilitation project in order to restore or maintain the original or existing
character of the structure or site.
Recommended—Defined as work which should be done to help restore or maintain the original or existing character of the structure or site.
Prohibited—Defined as work which shall not be permitted in a restoration or rehabilitation project because it may have a negative impact on the
original or existing character of the structure or site.
GROUP B STANDARDS
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
re-roofing, 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)
1. 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.
2. 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.
3. 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.
Appendix A:
Minimum Maintenance Standards
All landmarks and all contributing structures located in an historic district shall be preserved from decay and deterioration, and shall be
maintained in good repair and kept structurally sound. The owner or other person having charge or control of landmarks and property in an
historic district shall not allow or permit deterioration of such property from defects or conditions which in the judgment of the Commission
produce a detrimental effect on the character of the district as a whole or the life and character of the landmark, structure or property in question,
including but not limited to:
a. Deterioration of exterior walls or other vertical supports causing conditions such as splitting, leaning, buckling, crumbling, visible
cracking or similar conditions;
b. Deterioration of roofs or other horizontal members causing conditions such as sagging, splitting, buckling, crumbling, holes, missing
shingles or similar conditions;
c. Deterioration of external chimneys causing such conditions as listing, settling, bulging, crumbling, holes, loose or missing materials or
similar conditions;
d. The deterioration or crumbling of exterior plasters or mortar;
e. The ineffective waterproofing of exterior walls, roof and foundations, including broken windows or doors;
f. The peeling of paint, rotting, holes and other forms of decay;
g. The lack of maintenance of surrounding environments such as fences, gates, sidewalks, steps, signs, accessory structures and
landscaping;
h. The deterioration of any feature so as to create or permit the creation of any hazardous or unsafe condition or conditions.
The Commission shall give notice by certified or registered mail of each specific instance of failure to maintain or repair. The owner or person
in charge of such structure shall have twenty (20) days to respond in writing by identifying specifically the corrective and remedial steps to be
taken. A certificate of appropriates shall not be required for such repair unless such repair results in a conspicuous change in the design, form,
proportion, mass, configuration, building material, texture, color, location. Or external visual appearance of any structure or part thereof. In the
latter circumstance, a certificate of appropriateness shall be required.
SITE VISIT REPORT:
N/A
STAFF RECOMMENDATION: Staff recommends dividing the project into three components:
2022-0906B-1 – Remove/reconstruct Hose Tower: Staff recommends approval. The proposed reconstruction would
replicate/reconstruct a character defining feature of this structure.
2022-0906B-2 – Siding over window openings with vinyl siding: Staff recommends denial. Temporary window
coverings may be approvable. The Standards discourage adding additional siding to existing materials. Permanent
covering/filling in of the existing windows on the north (Thomas) and west (Walnut) facades will not be zoning
compliant.
2022-0906B-3 – Installation of metal and glass fold-open doors: Staff recommends denial. The proposed glass doors
are of a different size and texture (and configuration) than the existing doors.
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 2019 of property.
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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 North side of structure, June 2022.
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HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
FRONT PORCH (EAST FACADE) - Picture of the West side of structure, July 2022.
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