HomeMy WebLinkAbout2. 834 Forest Avenue_COA 2023-0130STAFF REPORT
CONCERNING APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Date: February 14, 2023
Application Number: 2023-0130
Property Location: 834 Forest Avenue
Architectural Style/Date/Architect or Builder: Gable-front/ 1899
Property Owner: Adam Baumgartner
Landmark or District Designation: Chapin Park Local Historic District,
Ordinance #9574-05
Rating: Contributing
DESCRIPTION OF STRUCTURE/ SITE: Rectangular two story house with wood siding and full-width
front porch with plain entabulature, ½ height tapered posts, solid rail and wood steps – a pediment with lattice
is over the entry. Windows are 1/1 double hung with molded crown trim. Multiple additions on the rear and
sides. Architectural 3-tab shingles.
ALTERATIONS: Structure was extensively modified over the years, with multiple units. Multiple later additions
include the enclosing side porches and rear additions. COA 2010-0310 allowed for tear-off and re-roofing. AA
2020-0911 allowed for repairs to the chimney and roof, as well as the removal of a tree. AA 2021-0729 allowed for
the removal of the asbestos siding and repair / rehabilitation of the original siding beneath. COA 2021-0907A
allowed for the removal of a second-story window that caused extensive water damage, as well as replacement with
three awning-style windows above the shed roof. COA 2022-0305 allowed for the removal and replacement of two
windows on the south façade, removal/relocation of one window on the west façade, reinstallation of two windows
from the south side on the west façade, and the replacement of the second story bathroom window, as well as the
removal/replacement of the kitchen window. COA 2022-0606C allowed for the replacement of existing windows
with smaller aluminum clad windows, replacement of existing window with smaller stained-glass window, removal
of existing door and replacement with salvaged window, siding, etc., and removal of existing small ‘ under eave’
window, replacement with smaller aluminum-clad window.
APPLICATION ITEMS: “This project includes two window change requests 1) window replacement due to
water damage, and 2) window removal to accommodate change in interior room function.”
DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to:
1. Southside of home, Second floor (1 windows)
a. Action requested - replace one window due to water damage with a new shorter
window. New window will be of the same make and material used on the same side of
the home under previous COAs.
b. Material requested – Install one new JELD-WEN® W5500 Series 26-1/8"W x 36-
3/4"H Aluminum Clad Pine Double Hung Window with Nailing Flange - Chestnut
Bronze/Natural Pine
2. Eastside (back) of home, Second floor (1 window)
a. Action requested – The area of the home will be changed to a bathroom. Due to
change in function we need to remove the existing window. Additionally, this
particular window is not suited for this space and as you can see cuts into the roof line.
Once remove this area will be covered in wood siding.
This structure has been extensively modified, revealing little of the original configuration. The wrap-around porch
was enclosed, leading to the strange window configuration facing the front porch. Any windows on the outside of
this enclosed porch area can be seen as later additions.
Staff supports selective replacement of deteriorated windows, resizing existing window openings to better
accommodate use and functionality, and re-orienting existing windows when possible. The submitted proposal
The second story shed addition (south facade) exhibit extensive water damage from poor configuration of the
windows in the openings and proximity to the roof line. Altering the size/shape of the windows (and spacing them
higher from the roofline) will help in mitigating water infiltration.
Staff previously advocated for the resizing of the small small double-hung window at the northeast corner, believed
to have been a later reconfiguration – more than likely coinciding with the construction of the rear most addition.
Relocating the window to any portion of the this façade is difficult, due to the close proximity to roof above, as well
as the adjoining addition’s roof.
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.
Masonry, including brick and stucco structures, shall be maintained, and properly cleaned only when necessary to halt deterioration or to
remove stains and shall be done in a method acceptable for the preservation of the surface: i.e. low-pressure water and soft natural bristle
brushes. Brick or masonry mortar joints should be repointed only when there is evidence of moisture problems, or when sufficient mortar is
missing 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.
When repairing stucco, stucco mixture shall be used. A professional shall make a study of the old stucco, to determine the exact mixture and
underlayment used in the original work. Some repair methods are not compatible with the original techniques and may cause early
disintegration of the repair work and the original work.
Ample ventilation must be afforded the structure when siding is installed, in order to prevent increased deterioration of the structure from
moisture and insects.
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.
[…]
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 Inspector Ross Van Overberghe toured the property on September 14th, 2021. Staff
discussed future projects with Ms. Baumgartner at that time, as this is an extensive rehabilitation of a long-
neglected property.
STAFF RECOMMENDATION: The project can be considered to have two distinct components:
COA 2023-0130-1 South Side, Second Floor – The existing windows will be removed and replaced with
new aluminum-clad windows of the same size/configuration to mitigate water infiltration along the roof.
Staff recommends approval.
COA 2023-0130-2 East Side, Second Floor – Removal of the original window, siding over the opening.
Staff recommends approval.
Staff recommends approval of the project as proposed.
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: 1917, 1945, 1960, imagery from 2016 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 (WEST) - Picture of the front of the building, September 2021.
FRONT PICTURE (SOUTHWEST) - Picture of the side of the building, September, 2021
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Details for Exterior Changes at 834 Forest Ave
January 30, 2023
Adam Baumgartner and Shelly Baumgartner
834 Forest Ave, South Bend
Change to the following windows being requested:
1) Southside of home, Second floor (1 window)
a. Action Requested: replace one window due to water damage
with a new shorter window. New window will be of the same
make and material used on the same side of the home under
previous COAs.
● JELD-WEN® W5500 Series 26-1/8"W x 36-3/4"H
Aluminum Clad Pine Double Hung Window with Nailing
Flange - Chestnut Bronze/Natural Pine
Before and after. Damaged window was removed, and the
area boarded up for winter.
b. NOTE – See water damage in photos below.
c. Please note that the new window will be in same color and style are
the other replaced windows on the second floor. See image below
of similarly replaced second story windows.
2) East side (back) of home, Second floor (1 window)
a. Action Requested: The area of the home will be changed to a
bathroom. Due to change in function we need to remove the
existing window. Additionally, this particular window is not suited
for this space and as you can see cuts into the roof line. Once
remove this are will covered in wood siding.
b. Picture of current window (second story, right side of picture)