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HomeMy WebLinkAbout1. 655 River Avenue_COA 2023-0516ASTAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: May 30, 2023 Application Number: 2023-0516A Property Location: 655 River Avenue Architectural Style/Date/Architect or Builder: Gabled-El / 1894 Property Owner: Dori Walterhouse and Caleb Stinson Landmark or District Designation: Edgewater Local Historic District, #6846-80 Rating: Contributing DESCRIPTION OF STRUCTURE/ SITE: One story structure with an attic set upon an irregular brick foundation situated on a double lot at the end of River Avenue. There is a stall brick chimney on the west side. The exterior walls have been covered with wood shingle siding and the cross gable roof is covered with fiberglass shingles. The 2/2 windows and storms appear to be original to the house. The 4/1 wood windows may be original to the enclosure noted in the 1933 Assessor’s Card. ALTERATIONS: The Assessor Card notes that in 1933 the porch was enclosed and there was an addition to the front of the house. It also notes that there was wood siding which was covered after 1949. COA #1987-1116 allowed for the replacement of the roof shingles. COA #2010-1206B allowed for the construction of a 6’ x 12’ addition at the northwest corner, renewed/extended for one year in September of 2014 (never completed). COA #2015-0916 allowed for the removal and replacement of the roof shingles and the installation of new garage doors. COA #2016-1103 allowed for the construction of a 6’ x 12’ addition at the northwest corner (never completed). Administrative Approval #2021-0408A allowed for the unveiling and restoration of the original siding, trim, molding, and window surrounds, the restoration of the original windows, the replacement / repairs to existing peaked and flat roofs (including underlayment and flashing), and the replacement of the basement hatch. COA #2021-0429 allowed for modifications to the roofline on the east and west profiles, as well as the installation of new windows in gables within that roof, and the modification to the rear roof slope. COA 2021-0905 allowed for the installation of a door with sidelights in the SE façade of the structure. APPLICATION ITEMS: “Removing concrete sidewalks and replacing with brick path, as concrete does not allow water to drain away from house. Installing a wood door on south wall of front (eastern-most) room in place of one original window and original window reinstalled next to door. Instlaling galvalume 5” half-round gutters throughout house with 5” round drain pipes.” DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to: a. Remove concrete sidewalks and replace with brick pavers, to better allow for drainage, b. Reconfigure the previously-approved entrance facing the river, to a door with sidewindow, c. Install galvalume gutters and downspouts. This project alters the previously approved entrance facing the river. Multiple aspects of this project could be administratively approved. The homeowners have engaged in a comprehensive restoration and rehabilitation of the existing structure. The proposed changes are in keeping with the Standards and Guidelines for Edgewater Place Local Historic District. STANDARDS AND GUIDELINES: Edgewater II. EXISTING STRUCTURES a. BUILDING MATERIALS Original exterior wall materials in the District range from brick, clapboard, shingles, and masonry block to aluminum siding. In the majority of the cases the aluminum siding has been applied over the original clapboard. There are some masonry commercial buildings on Lincolnway. Required Existing exterior building materials shall be retained. Deterioration of wood materials shall be prevented through repair, cleaning, and painting. The existing architectural detail around windows, porches, doors, and eaves should be retained or replaced by replicas of the same design and materials when deteriorated beyond repair. Masonry structures shall be maintained, tuckpointed and properly cleaned when necessary. Masonry shall be cleaned only when necessary to halt deterioration or to remove stains, and shall be done with the gentlest method possible, such as low pressure water and soft natural bristle bushes. Stucco surfaces shall be maintained by cleaning and repainted when necessary. When repairing stucco a stucco mixture shall be used. Recommended Whenever possible, the original building materials should be restored. Aluminum or vinyl siding may be used when it is the only feasible alternative to maintaining the original surface material. When used over wood surfaces, this siding should be the same size and style as the original wood. However it must be noted that such material can contribute to the deterioration of the structure from moisture and insects. 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. Prohibited Wood siding shall not be resurfaced with new material, such as artificial stone, brick veneer, asbestos or asphalt shingles, which is inappropriate or was unavailable when the building was constructed. Sandblasting or the use of harsh detergents shall not be used on masonry or stucco. This method of cleaning erodes the surface material and accelerates deterioration. Not Recommended Waterproof or water repellant coatings or surface consolidation treatments should not be used unless required to solve a specific problem that has been studied and identified. Coatings are frequently unnecessary, expensive, and can accelerate deterioration of the masonry. Mortar joints which do not need repointing should not be. Repointing should not be done with mortar of high Portland cement content, which can often create a bond that is stronger than the building materials. This can cause deterioration as a result of differing coefficient of expansion and the differing porosity of the material and the mortar, which can result in serious damage to adjacent brick. Paint should not be removed from masonry surfaces indiscriminately. […] b. WINDOWS AND DOORS Windows and door frames are in nearly all cases wood. Brick structures have stone sills and brick lintels; masonry block structures have masonry sills and lintels. In some cases where aluminum 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 storm windows. Required Original windows and doors including sash, lintels, sills, shutters, decorative glass, pediments, hoods, and hardware shall be retained or when deteriorated beyond repair, replaced with duplicates of the existing or original. Recommended Wood frame storm windows and doors, painted to match the existing or original, should be used but should not damage existing frames and should be removable in the future. If new sash and doors are used, 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. Prohibited Existing or original doors, windows, and hardware shall not be discarded when they can be restored and re-used in place. New window and door openings which would alter the scale and proportion of the building should not be introduced. Inappropriate new window and door features such as aluminum insulating glass combinations that require the removal of the original windows and doors shall not be installed. Not Recommended Metal, vinyl, or fiberglass awnings, hoods, and fake shutters that would detract from the existing character or appearance of the building should not be used. SITE VISIT REPORT: N/A STAFF RECOMMENDATION: The homeowners have engaged in a comprehensive restoration and rehabilitation of the existing structure. The proposed changes are in keeping with the Standards and Guidelines for Edgewater Place Local Historic District. Staff recommends approval. 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 SUBJECT AREA - Google Map of subject area. MAP / SANBORN - Sanborn and Satellite Imagery of the subject area 5 HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY FRONT PICTURE (NORTH) - Picture of front wing wing, April 2021. SIDE PICTURE (EAST) - East facade of the house, Fall of 2021. Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov From: Subject:Re: COA Application Date:Tuesday, May 16, 2023 7:44:09 AM Attachments:S Profile proposed.png Forgot to attach a profile sketch as an example: On Tue, May 16, 2023 at 7:40 AM Dori Walterhouse < wrote: Hi, Adam - We realized that our general construction permit expiration date got away from us (expires 5/18) and we need to renew in order to qualify for plumbing and electrical inspections when we're ready. In order to renew, we need another COA, so here we are again! This application includes: installing a door with an original window to the side, instead of a door with sidelights that we had previous approval for sidewalk removal and replacement with brick pathway - it currently holds water against the house gutter installation A PDF of the application is attached and Caleb will pop into the office this week to pay. Please let us know if you have any questions/concerns. Thanks, Dori From: Subject:Re: COA Application Date:Friday, June 9, 2023 8:46:13 AM Adam, Here are some more updates and small proposed changes. Thanks, Caleb Pics for Historical Comm..zip 1. Gutter approval https://www.kmsheetmetal.com/shop/Reverse-Bead-24-Gauge-Galvalume-Half-Round- Gutter-p56180602 2. Remove concrete walkway from around the house The house has had and continues to have water and damp issues in the basement and crawlspace. Some of this is ground water, and some of it is surface water. The entire property needs to be regraded because the ground slopes towards the house on three sides. Unfortunately, only the west and south sides can be seriously reworked. The north side is too close to neighbors. The sidewalk that runs from the River Avenue gate entrance and wraps around the east, south, and west sides of the house directs rain / surface water towards the house's foundation and traps it there, particularly on the south and west side of the house. We would like to remove the walkway in order to properly regrade and work on water management around the foundation. We plan on putting a replacement walkway back in the same or very similar spot. However, we'll be using bricks that allow drainage down into the soil and away from the house. 3. Sunroom Wall When we purchased the house, the south wall of the sunroom had been severely damaged by rain water. We received permission to rebuild the entire wall and reuse the original windows. Later, we received approval to put a door in that wall instead of the windows. Our original plan was a centered door with sidelights. After more planning, we realized we could put in a door and keep one of the original windows. This would keep more of the original elements in the house, and it is a better design for the house. Also, we plan to reincorporate the upper sash of the window we won't be reinstalling as an internal window from the sunroom to the kitchen. Other Updates -All green cedar shingle siding removed -External siding on loft and dormer -Siding replacement in other areas -Upper and lower molding around house (shaping to match old) -Mini-split heat pump (mini-split heads inside) -N / S and Dormer windows reglazed and hung -Reuse sunroom window for kitchen / sunroom -Stairs -Powder bath framed in -Old plumbing removed -Old electric and box taken out -Electric Rough in - complete -Plumbing rough in - complete -Deep clean of studs -Reframing / support framing for most ceiling/floors and roofs -Cellar - completely new entrance, new doors -Cellar - new floor and sump pit - Masonry repairs around foundation -Bathroom and pantry floors replaced -Restoring interior doors On Tue, May 30, 2023 at 3:42 PM Adam Toering <atoering@southbendin.gov> wrote: Also -- the Building Department shouldn’t need anything from HPC for interior/plumbing/electrical work. If they give you any grief when trying to get those permits, let me know, and I’ll either A) talk to them, or B) create a generic approval for your overall project that should keep them happy. 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 From: Dori Walterhouse <doris.e.walterhouse@gmail.com> Sent: Tuesday, May 16, 2023 7:41 AM To: Caleb Stinson <caleb.stinson@gmail.com>; Adam Toering <atoering@southbendin.gov> Subject: COA Application Hi, Adam - We realized that our general construction permit expiration date got away from us (expires 5/18) and we need to renew in order to qualify for plumbing and electrical inspections when we're ready. In order to renew, we need another COA, so here we are again! This application includes: installing a door with an original window to the side, instead of a door with sidelights that we had previous approval for sidewalk removal and replacement with brick pathway - it currently holds water against the house gutter installation A PDF of the application is attached and Caleb will pop into the office this week to pay. Please let us know if you have any questions/concerns. Thanks, Dori 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. Please note that incoming e-mails are not routinely screened for response deadlines, and as such, please notify the sender separately by fax of any message containing deadlines. In addition, E-Mail information cannot be guaranteed to be secure or error-free as information could be intercepted, corrupted, lost, destroyed, arrive late or incomplete, or contain virus. Therefore, the sender does not accept liability for any errors or omissions in the contents of this message which arise as a consequence of E-Mail transmission. If verification is required, please request a hard-copy version. 1 2 3 4 5 REVISIONSREMARKSMM/DD/YY ..._ _ /_ _ /_ _ ..._ _ /_ _ /_ _ ..._ _ /_ _ /_ _ ..._ _ /_ _ /_ _ ...001D...ORIGINAL DRAFT OF DRAWING 6/25/20155" Reverse Bead 1310 E. Cornwallis Rd. Durham, NC 27713 P-(919) 544-8887 F- 544-8898 info@kmsheetmetal.com - www.kmsheetmetal.com Half Round Gutter Notes: Our Reverse Bead Half Round Gutter is Roll Formed and available in lengths up to 40'0" Available in the following materials: .027 & .032 Aluminum 16 oz. or 20 oz. Copper & Lead Coated Copper 24 ga. Kynar Finish Steel 24 ga. Galvalume .7mm & .8mm Zinc 5.625"2.75"2.5"2.75" R .285" R 5"