HomeMy WebLinkAbout1. 815 Forest Avenue_COA 2023-0302STAFF REPORT
CONCERNING APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Date: June 11, 2021
Application Number:2023-0302
Property Location: 815 Forest Avenue
Architectural Style/Date/Architect or Builder: Queen Anne / 1885
Property Owner: LOVE COURTNEY A
Landmark or District Designation: Chapin Park Local Historic District, #7796-87
Rating: Non-Contributing
DESCRIPTION OF STRUCTURE/ SITE: Irregular plan two-story structure on a brick foundation. An
interior chimney punctuates the gabled asphalt shingle roof; a large polygonal corner tower is at the south east
corner. Half-width front porch with concrete floor and steps, wooden balustrade. Double hung wood
windows throughout, double-leaf wood panel entry door with large single light, wood panel storm door with
multi-lights.
ALTERATIONS: AA 2022-0321 allowed for the removal of the aluminum siding, the restoration of the wood
siding, the repair and reconstruction of the chimney, the repouring of the front sidewalk, and the enclosure of the
rear yard with a fence. AA 2021-1012 allowed for the reconstruction of the rear flat roof in the back of the house,
the repair/reattachment of siding, repair/replacement of gutters, and the removal of the ancillary/secondary chimney
at the rear of the house. COA 2012-0712 allowed for repair of the masonry foundation. COA 2009-0605 allowed
for roof replacement. COA 2008-0620A allowed for removal of front yard trees. COA 2007-1029 allowed for
construction of a black aluminum fence around the rear yard.
APPLICATION ITEMS: “To replace back porch. Replace 3 dormer Windows due to deterioration & extensive
wood rot from continuous water damage. Landscaping plan for spring for front of house.”
DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to:
Replace existing three windows on the front façade, second story in the gable protrusion with Pella Reserve
windows.
The second story dormer window unit is in close proximity to the porch roof. Years of deferred maintenance have
resulted in wood rot at the base of the sill, jamb, and sashes. A contractor for the property owner replaced the sill
prior to the submission of this application. Staff assessment is that the contractor inappropriately installed the sill,
exasperating the water issues associated with the deferred maintenance (see site visit report).
A previous reconfiguration/renovation results in these windows not being immediately accessible from the interior,
as the main entry now is a two-story open area. It is believed that the second story was previously a small room
accessible from the top of the stairs. The difficulty in accessing the windows from the interior of the house has
exasperated the lack of maintenance for these second story windows. Further, these windows will no longer be
opened/closed because of this lack of access. Fixing all three windows in place would be a viable alternative
option.
The applicant has requested replacement of the existing three windows with Pella Reserve aluminum-clad
windows.
STANDARDS AND GUIDELINES: CHAPIN PARK
II. EXISTING STRUCTURES
[…]
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:
On March 9, 2023, Administrator Toering and Specialist Van Overberghe conducted a site visit to assess the
condition of the existing windows. Below is the summary of Specialist Van Overberghe’s report:
Upon inspection the 2 swing windows are in good condition and solid, no rot was evident from the exterior.
The double hung window has some rot on the lower sash bottom rail and upper sash bottom rail at joints to
stiles. The jamb had significant rot and missing areas at the bottom of the stiles on both sides. Open holes
are ready access for water infiltration. The sill was replaced recently and was not properly installed. The
sill is not sloped away from the sash and is too short. The sill should project at least 1 inch from the surface
of the exterior trim, it is inset about 1/2" from the edge of the trim. This makes the front edge of the sill in
vertical line with the edge of the topmost shingle. There is no drip break on the bottom of the sill, water can
migrate via capillary action under the window jamb and into the wall cavity as well as above the last
shingle exposing the roof to water.
STAFF RECOMMENDATION: The Standards and Guidelines require that “original windows and doors shall be
retained including sashes, lintels, sills,” [etc.]. The wood rot and existing failure could be repaired with a wood
epoxy or the replacement of specific window components (the stile and rail on the sash, the sill, subsill, stool and
jamb of the jamb itself). The Standards and Guidelines require that “when deteriorated beyond repair, they shall
be replaced with units and trim resembling the original” (emphasis added). Staff recommends denial.
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 — Sanborn Maps:1899, 1917, 1945, 1960, imagery from 2021.
HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
IMAGES — Upper sash where lower rail meets stiles, condition of glazing on upper sash.
HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
IMAGES — Details of jamb meeting sill, and overall sill of center double hung window
HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
IMAGES — Details of sill of south swing window
IMAGES — Details of sill of south swing woindow
HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
IMAGES — Details of sill at roof of center double hung window