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HomeMy WebLinkAbout2. 1240 West Thomas Street_COA 2022-0906B-3 (CONTINUED)STAFF 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. COA 2022-0960B-1 allowed conditional approval (with additional information to be furnished to staff) regarding the reconstruction of the hose tower. 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 the following project: 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. 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. The Commission requested additional information related to the proposed door project at the September HPC meeting. Update, 10/5/2022: The applicant indicated that they would like to replace the “damaged garage door on the front (far Westside)” with a “metal overhead insulated garage door” that would provide “safe functional use unlike current door. Same measurements. Winter is coming and we need to park our 8 vehicles inside without the risk of the garage door falling on them.” This new proposed replacement door is a commercially available metal overhead door. Update, 10/7/2022: Applicant furnished drawings that indicate how the doors would be installed in the openings, as well as information related to the overhead commercial door being proposed for the western opening. Update, 10/9/2022: Applicant indicated that the new overhead door would be white in color. Summary: Applicant is proposing to install the ‘salvaged’ metal/accordion doors. Applicant also proposes replacing the western garage door with a new metal commercial garage door (in white). 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: 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. 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 (NORTH FACADE) - Picture of the North side of structure, June 2022. 5 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. 5 SARAH ANDREWS PRESIDENT A CERTIFIED LOCAL GOVERNMENT OF THE NATIONAL PARK SERVICE ADAM TOERING HISTORIC PRESERVATION ADMINISTRATOR EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT 1400S County-City Building | 227 W. Jefferson Blvd. | South Bend, Indiana 46601 | p 574.235.9371 | f 574.235.9201 | southbendin.gov September 22, 2022 Eric Boyd 1207 West Thomas Street South Bend, IN 46601 Mr Boyd, The Commissioners, at the regularly scheduled monthly Historic Preservation Commission meeting on September 19, 2022 reviewed Certificate of Appropriateness application #2022-0906B (items -1, -2, and -3), which included the following application items: “5x12” 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.” In making its determination, the Historic Preservation Commission considered the appropriateness of the proposed construction, reconstruction, or alteration to the preservation of the historic landmark, specifically, and/or the Historic Preservation District, generally; the detriment to the public welfare if the proposed construction, reconstruction, or alteration were permitted even though it is not deemed appropriate; and the potential hardship that the denial of a certificate of appropriateness would cause the applicant. Following is the record from the meeting concerning your project stating why your application was denied: 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. Page | 2 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. The applicant was represented by: Eric A. Boyd, 1240 West Thomas Street, South Bend, Indiana served as applicant. The public was represented by: There was no one from the public to speak After due consideration the following action was taken: Upon a motion by Elizabeth Hertel, seconded by Joan Downs Krostenko, and unanimously carried by vote, the Historic Preservation Commission APPROVES SPLITTING the Certificate of Appropriateness Application #2022-0906B into three parts, 1, 2, and 3. Vote: 5-0. Five in favor, none opposed. COA#2022-0906B is SPLIT. Upon a motion by Elizabeth Hertel, seconded by Don Dietz, and unanimously carried by vote, the Historic Preservation Commission REMANDED THE APPROVAL of the Certificate of Appropriateness Application #2022-0906B-1 to staff for materials and dimensions of the hose tower. Vote: 5-0. Five in favor, none opposed. COA#2022-0906B-1 is REMANDED TO STAFF. Upon a motion by Commissioner Joan Downs-Krostenko, seconded by Commissioner Elizabeth Hertel, and unanimously carried by vote, the Historic Preservation Commission DENIES Certificate of Appropriateness Application #2022-0906B-2. Commissioners are required to state their reasons for denial. Roll was called. Commissioner Wyncott (AYE): I think because of the vinyl. Commissioner Dietz (AYE): The vinyl is in conflict I think with the building. Commissioner Andrews (AYE): I vote against it as well for reasons already stated, vinyl is against the standards and guidelines. Commissioner Hertel (AYE): I vote to deny this application because vinyl is not approved in the standards and guidelines. Page | 3 Commissioner Downs Krostenko (AYE): I vote to deny the application because vinyl isn’t approved but also because I’m a little afraid that covering it with vinyl would turn into a semi-permanent solution to the privacy and security issue when I would rather see the windows boarded and then a permanent solution be the restoration of the openings properly done. Vote: 5-0. Five in favor, none opposed. COA#2022-0906B-2 is DENIED. Upon a motion by Joan Downs Krostenko, seconded by Elizabeth Hertel, and unanimously carried by vote, the Historic Preservation Commission CONTINUES the hearing of the Certificate of Appropriateness Application #2022-0906B-3 to the October meeting. Vote: 5-0. Five in favor, none opposed. COA#2022-0906B-3 is CONTINUED. In summary: COA 2022-0906B-1 was approved, pending additional review of project details by staff. Please furnish additional information related to the reconstruction of the hose tower (proposed location, dimensions, and materials) to staff so this approval can be issued. COA 2022-0906B-2 was denied. Covering over the windows with vinyl siding is not allowed. The Commission encourages the property owner to consider temporarily covering the windows with different material, or to consider installing new windows in the openings. Staff would administratively approve covering the windows with new temporary boarding. Window proposals – depending on product selection – may be administratively approved. COA 2022-0906C-3 was continued until the October 17th meeting. The Commission requests additional information as to how the proposed doors will be installed in the openings. Please furnish these additional materials by Friday, October 7th. Pursuant to South Bend Municipal Code Section 21-13-02(e)(5)(B), an applicant may appeal a denial of a Certificate of Appropriateness by the Historic Preservation Commission to the Common Council, which shall make a final determination of the application. The Historic Preservation Commission remains committed to preserving the built environment of the City of South Bend and unincorporated St. Joseph County. Please contact this office for assistance, questions, or concerns. Page | 4 Sincerely, Adam Toering Historic Preservation Administrator atoering@southbendin.gov 1 Adam Toering From:boydmaster455@yahoo.com Sent:Wednesday, October 5, 2022 12:40 PM To:Adam Toering Subject:Garage door replacement Good Afternoon,     I am able to receive approval to replace the damaged overhead garage door on front (far Westside).     60% of the door is cut out, the weight of the wood door in the up position presents a safety risk of falling or caving in on  workers. Fire damage is present on the door and contractors have deemed it non repairable.     Replacement door considered is a metal overhead insulated garage door and provides safe functional use unlike the  current door. Same measurements. Winter is coming and we need to park our 8 vehicles inside without the risk of the  garage door falling on them.     Eric Boyd   Boydandsonfuneralhome.com   1240 Thomas St.     812 704 3005     Will send info for the group on details on dealership doors.   1 Adam Toering From:boydmaster455@yahoo.com Sent:Friday, October 7, 2022 3:07 PM To:Adam Toering Subject:Fire House #4 outline and measurements Attachments:Measurements for door and openings.jpg; New Doors Projection.jpg   Sent: Friday, October 7, 2022, 03:05:05 PM EDT  Subject: Fire House #4  From:boydmaster455@yahoo.com To:Adam Toering Subject:Re: Garage door replacement Date:Friday, October 7, 2022 3:22:09 PM The replacement door is a metal garage door, 12'2 x10 brown in color but can be painted, insulated. I will have more photos and manufacturer name after I pick it up. The attached photo is the backside. This is a common commercial fire house garage door similar to the one at firehouse #6 4302 Western ave. South Bend, IN. https://www.google.com/local/place/fid/0x8811325aabbdd371:0x4a73df89e4be5506/photosphere?iu=https://streetviewpixels-pa.googleapis.com/v1/thumbnail?panoid%3DqifsfIgFunlq3Xq- o5HS8w%26cb_client%3Dlu.gallery.gps%26w%3D160%26h%3D106%26yaw%3D183.12538%26pitch%3D0%26thumbfov%3D100&ik=CAISFnFpZnNmSWdGdW5scTNYcS1vNUhTOHc%3D Thanks- Eric Hope you feel better. Please rest and find relaxation...."may the force be with you." On Friday, October 7, 2022, 02:53:20 PM EDT, Adam Toering <atoering@southbendin.gov> wrote: Eric, Apologies, I've been out of the office for health reasons. Send in the details/information regarding the proposed replacement door, and the Commission will review it. Product details/manufacture, material, size, color if applicable, etc. Details matter and make it 'easy' for review to occur without complication. When there's questions, the review process bogs down. I'm hoping to be back in the office on Monday. 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 -----Original Message----- From: boydmaster455@yahoo.com <boydmaster455@yahoo.com> Sent: Wednesday, October 5, 2022 12:40 PM To: Adam Toering <atoering@southbendin.gov> Subject: Garage door replacement Good Afternoon, I am able to receive approval to replace the damaged overhead garage door on front (far Westside). 60% of the door is cut out, the weight of the wood door in the up position presents a safety risk of falling or caving in on workers. Fire damage is present on the door and contractors have deemed it non repairable. Replacement door considered is a metal overhead insulated garage door and provides safe functional use unlike the current door. Same measurements. Winter is coming and we need to park our 8 vehicles inside without the risk of the garage door falling on them. Eric Boyd Boydandsonfuneralhome.com 1240 Thomas St. 812 704 3005 Will send info for the group on details on dealership doors. 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. 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