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HomeMy WebLinkAbout1. 937 Riverside Drive_COA 2022-1107HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov STAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: November 14, 2022 Application Number: 2022-1107 Property Location: 937 Riverside Drive Architectural Style/Date/Architect or Builder: Side-gabled, Period Re- vival / 1900 / Peck House Property Owner: RICHARDSON JASON CHRISTOPHER & PAULA JOANN HW Landmark or District Designation: Riverside Drive Local Historic Dis- trict, Ordinance #7469-85 , Chapin Park National Register District Rating: Contributing DESCRIPTION OF STRUCTURE/ SITE: Irregular-plan 1 1/2 story structure on a brick foundation. Wood clapboard siding with asphalt shingle gabled roof. Small open porch at NE corner. Windows are 6/1 and 4/1 wood double hung, casements on west side second story. Single leaf glazed wood doors. Attached one-car (small) gar- age at rear facing alley. Small irregular-shaped lot. ALTERATIONS: COA 2005-0616 allowed for the complete tear-off and re-installation of ice shields and asphalt 3-tab shingles. APPLICATION ITEMS: “Removal of vinyl window for the purpose of removing a laundry space from the base- ment and adding a laundry/mudroom to the main level of the home. Also, to add more functionality to the space and to avoid steep basement stairs in the process, we would need to remove the bottom half of a double hung window to accomodate the washer and dryer. The top of the original window will be saved which is the detailed portion of the window. Lastly we are asking to remove one of the three windows that are connected upstairs with the purpose of adding a wall to separate a closet and a new full bathroom. All changes are located in the back of the home and the same wood material will be used to replace the siding in its place.” DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to: 1)Remove later replacement vinyl window in rear first floor room (adjacent to garage door), side over opening; 2)Remove lower sash of large double hung window in rear first floor room, creating a fixed ‘picture’ win- dow with upper multi-light sash, side over opening, retaining/replicating existing trim and molding; 3)Remove western-most double hung sash on rear second story façade, side over opening, retaining/ replicating existing trim and molding; All changes to occur on southwest corner of property, visible from alley. Exterior modifications limited to first floor room off of the kitchen/living area to be turned into laundry/pantry area and upstairs south west facing room (to be made into a bathroom). Modifications involve removing non -original and original windows and siding over exterior wall with new, historically appropriate materials (wood siding and wood trim). The Riverside Drive Standards and Guidelines stipulate that “original windows and doors shall be retained in- cluding sashes, lintels, sills, shutters, decorative glass, pediments, hoods, and hardware.” Salvaged/removed original sashes should be retained for reuse or provided for potential reuse on other historic properties. STANDARDS AND GUIDELINES: Riverside Drive II. EXISTING STRUCTURES HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov A. BUILDING MATERIALS Original exterior wall materials in the district include limestone, flagstone, stucco, clapboard, wood shingles, sandstone and masonry block. In some instances, vinyl or aluminum siding has been applied over the original surface. Required Original exterior building materials shall be retained. Deterioration of wood materials shall be prevented through repair, c lean- ing and painting. The existing or original architectural detail around windows, porches, doors and eaves should be re- tained or replaced by replicas of the same design and materials when deteriorated beyond repair. Masonry including brick, limestone, flagstone, sandstone and stucco shall be cleaned only when necessary to halt deterioration or to remove sta ins, and shall be done with a method acceptable for the preservation of the surface: i.e. low pressure water and soft natural bris tle bushes. When repairing stucco, stucco mixture compatible in composition, color and texture shall be used. Recommended Whenever possible, the original building materials should be restored. Metal or vinyl siding may be used when it is the only alternative to maintaining or replacing the original surface material. 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. Ample ventilation must be afforded the structure when metal or vinyl siding has been installed in order to prevent increased deterioration of the structure from moisture and/or in sects. Mortar joints should be repointed only when there is little evidence of moisture problems or when sufficient mortar is missin g 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. It is emphasized that, prior to initiating any restoration or rehabilitation effort, the property owner should contact the Historic Preservation Commission of South Bend and St. Joseph County which is located in the Coun- ty/City Building of South Bend. The Commission is an invaluable source of information about all facets of rehabilitation and restoration. Prohibited Wood siding shall not be resurfaced with new material which is inappropriate or was unavailable when the building was con- structed, such as artificial stone, brick veneer, asbestos, or asphalt shingles. Sandblasting or the use of harsh detergents shall not be used on masonry including brick, stucco, limestone, flagstone, and sandstone. This method of cleaning erodes the sur- face material and accelerates deterioration. Brick surfaces shall not be painted unless they had been painted unless they ha d been painted originally. Repointing shall not be done with a mortar of high Portland cement content which can often create a bond that is stronger than the building material. This can cause deterioration as a result of the differing coefficient of e xpansion and the differing porosity of the material and the mortar which can result in serious damage to adjacent brick. Paint shall not be removed from masonry surfaces indiscriminately. Not Recommended Waterproof or water repellent coatings or surface consolidation treatments should not be used on masonry surfaces unless re- quired 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. […] C. WINDOWS AND DOORS Window and door frames are in most cases wood. Brick structures have stone sills and brick lintels. In some cases where alu- minum siding has been applied window trim has been covered. About half of the structures in the district have aluminum storm windows, the other half wood 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 frame storm windows and doors painted to match the original should be used 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 doo rs are used, they should be painted, anodized or coated to match the existing. When awnings are used they should be of canvas material. Prohibited Original doors, windows, and hardware shall not be discarded when they can be restored and reused in place. New window and door openings which would alter the scale and proportion of the building shall not be introduced. Inappro- priate new window and door features, such as aluminum insulating glass combinations that require removal of the original win- dows and doors, shall not be installed. Not Recommended Awnings, hoods, and fake shutters made of metal, vinyl, or fiberglass should not be used if they would detract from the exist ing character or appearance of the building. III. NEW CONSTRUCTION New construction includes any new building or structure constructed within the boundaries of the historic district, or any ne w addi- tion to an existing building. New construction should be designed considering the appearance of the other buildings in the n eighbor- hood. A.HEIGHT AND PROPORTION The majority of structures in the district are two stories high and are square, rectangular, or irregular in plan. There are a few story-and-a-half residences. The prevalent façade proportions are between a 1:1 and a 1:2 height-to-width ratio. Required The height of a new structure and its height-to-width proportions shall be consistent with adjacent buildings in the district. The HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov building height shall be no greater than that of the lowest existing structure of the same type in the same block. Façade propor- tions shall be established by permitting no structure with a façade wider or narrower than those existing in the same block. Additions to existing buildings shall be related in height and proportion to the existing structure. Recommended Contemporary designs should be compatible in character and mood to the building or neighborhood. Prohibited Additions may not be constructed that would change the existing façade of a building, alter its scale or architectural charac ter, or add new height. Not Recommended New stories should not be added not should existing stories be removed which would destroy important architectural details, features and spaces of the building. Any style or period of architecture that is incompatible with what exists style should not be permitted in new additions. B.BUILDING MATERIALS Walls materials in the district range from brick, stucco, clapboard, shingles, aluminum and vinyl siding. Required Exterior materials used on a new structure shall be compatible in scale, texture and color with adjacent structures. Materials used on an addition to an existing structure shall relate to the existing or original materials of that structure. As much of the original structure as possible shall be retained so that the addition could be removed without damage to the basic str uc- ture and appearance of the building. Recommended Aluminum or vinyl siding may be used when it is the only feasible alternative. This siding should be compatible with the ori g- inal size and style and with the materials of other buildings in the district. Prohibited Inappropriate materials such as asbestos, asphalt, molded or artificial stone, or artificial brick shall not be used. Not Recommended Glass blocks should not be used. Concrete block should not be used for anything other than foundations. SITE VISIT REPORT: Administrator Toering and Specialist Van Overberghe visited the site on Tuesday, No- vember 1, 2022 to consult with the property owner regarding potential projects. Existing windows appears in ser- viceable condition but exhibited deferred maintenance (broken ropes, glazing deterioration, etc). The first floor rear room has non-original vinyl replacement window in addition to the larger double-hung window (with multiple divided lite configuration in the upper sash). Upstairs windows on west and south sides included large casement windows that appear to have been retrofitted with interior storms; the upstairs appears to have been extensively reconfigured — these casement windows may not be original to the structure, but may date to later additions/ reconstructions during the early 20th century. Upstairs northwest-facing dormer is inserted into the roof and cre- ates water-collecting valleys, this created some water issues at the northwest corner of the structure. STAFF RECOMMENDATION: Staff recommends dividing the project into three components: COA 2022-1107-1 (Remove later replacement vinyl window in rear first floor room (adjacent to garage door), side over opening) — Staff recommends approval. The vinyl replacement window is not original to the structure. The proposed replacement siding materials are appropriate for the structure. COA 2022-1107-2 (Remove lower sash of large double hung window in rear first floor room, creating a fixed ‘picture’ window with upper multi-light sash, side over opening, retaining/replicating existing trim and molding) — Staff recommends approval. The resizing of the double-hung window will retain the ex- isting upper sash. The lower sash should be retained (or made available) for reuse on other projects. COA 2022-1107-3 (Remove western-most double hung sash on rear second story façade, side over open- ing, retaining/replicating existing trim and molding) — Staff recommends approval. The double hung window will be replaced with new siding and will replicate the existing trim/molding. The sashes should be retained (or made available) for reuse on other projects. Staff recommends approval (on all components). 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 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 — Sanorn Maps:1899, 1917, 1945, 1960, imagery from 2021. GENERAL Riverside Work Application My name is Paula Richardson. I own 937 Riverside Dr. I am applying for the removal of a vinyl window (23.75”x59”), that had been installed by the previous homeowner, in what will soon be a laundry/mudroom of the home. We are planning to move the laundry room from the basement to the main level of the home in order to make the space more functional and to avoid steep basement stairs in the process. I am also requesting the removal of the bottom half of a double hung window (45.75”x65”) in order to accommodate the washer and dryer. The top of the original window will be preserved which is the detailed portion of the window. Lastly, we would like to add a full bathroom to the second story of the home. In order to make this happen we are asking to remove one of the three windows (18.75”x39”) that are connected in the soon to be bathroom with the purpose of adding a wall to separate a closet and the new bathroom. All three of these changes are located at the back side of the home and cannot be seen from the front street view. Alley pictures will be attached. Wes Butcher, the contractor, will be making the changes. He will also be using the same wood material to replace the siding where the existing windows were located. Thank you for your consideration. Paula Richardson From: To:Adam Toering Subject:Images with descriptions- 937 Riverside Dr Date:Monday, November 7, 2022 3:03:44 PM Adam, Attached you’ll find the images with descriptions. Thank you! Paula This is a vinyl window we would like to remove. This is the double hung window. We would like to remove the bottom half in order to accommodate the washer and dryer. This is what will be the laundry room. The vinyl window is on the left and the double hung window is on the right. We would like to remove one of three windows. The window on the right is the window that needs removed in order to add a wall that will separate a new master bathroom and closet. The bottom right window is the double hung window in the laundry room. The window closest to the garage is the vinyl window in the laundry room and the window on the top left window is the window we hope to remove in order to add the bathroom upstairs. I would also like to point out that this is the back of the house and the road is the alley behind the home.