HomeMy WebLinkAbout1. 715 Riverside Drive_COA 2023-0601B-3HISTORIC 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: June 12, 2023
Application Number: 2023-0601B-3
Property Location: 715 Riverside Drive
Architectural Style/Date/Architect or Builder: American Four-
Square / 1911 /
Property Owner: Timothy and Donna Barkley
Landmark or District Designation: River Bend Local Historic Dis-
trict / Ordinance #8308-92
Rating: Non-Contributing
DESCRIPTION OF STRUCTURE/ SITE: 2 story square plan on molded concrete block with aluminum siding
of wood clapboard. 1/1 double hung windows with aluminum storm windows. 12 light picture window in partially
enclosed front porch. Single story addition on rear. Asphalt shingle hip gable roof with hip gable dormer.
ALTERATIONS: COA 1996-0531 allowed for addition of wood lattice to chain link fence at the front line of
house.
APPLICATION ITEMS: “Addition of garage, Rehab + Refurbish house.”
DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to:
Engage in a comprehensive rehabilitation and addition of this American Foursquare which has sat vacant for some
years. Staff divided the project into multiple components for June 20th HPC meeting. The Commission continued
2023-0601B-3 “Window Replacement” until the July 17th meeting.
COA 2023-0601B-3 — Window Replacement (General). Staff makes no recommendation.
The property owner would like to replace all windows with JELD-WEN V-2500 windows.
The property owner would like to resize windows (ground floor south façade, corresponding to what will be the
kitchen).
The property owner would like to change the size of the third floor dormer windows facing the rear of the prop-
erty. This dormer has structural issues and needs to be reconstructed, in its entirety.
Staff conducted a site visit on May 26, 2023 with the property owner and architect. Existing windows are in
serviceable condition, but are in need of restoration.
The River Bend Standards & Guidelines state that “Original windows and doors including sash, lintels, sills, shut-
ters, decorative glass, pediments, hoods and hardware shall be retained or when deteriorated beyond repair, re-
placed with units and trim resembling the original.”
UPDATE:
Updated drawings were received from the applicant on 7/10/2023. Theses drawings reflect changes feedback
from the Commission for the front porch railings and French doors for the proposed rear entry.
Additional product information was received on 7/10/2023.
STANDARDS AND GUIDELINES: See Standards and Guidelines, pages 10-11 (Doors), pages 39-32
HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
(Windows)
SITE VISIT REPORT:
Staff conducted a site visit on May 26th, 2023 to assess the condition of the original siding and the original win-
dows. Interior access to the home allowed for unfettered access to the original windows, which appeared in ser-
viceable condition. The third story (attic) rear dormer exhibited water damage and deteriorated sashes.
STAFF RECOMMENDATION: Staff recommends divided the project into multiple components, only B-3 re-
mains unresolved:
COA 2023-0601B-3 — Window Replacement (General). Staff makes no recommendation.
Prepared by Adam Toering, Historic Preservation Administrator
City of South Bend and St. Joseph County Historic Preservation Guidelines 10
Residential Standards: Doors
General understanding and approach
The character-defining features of a historic door, surround, distinct materials, and placement should be preserved. New door(s) should
be in character with the historic building with special emphasis on the main façades . Historic doors should be repaired . Installing weather
stripping on doors and associated frames is a preferred method to replacement for improving weather efficiency, as are storm doors.
Staff can approve a change in swing of an exterior door required due to code or fire regulations. Instead of replacing a character defining door, re-install the door so it swings out to meet code requirements. For more information on doors and entrances click here .
Doors changed designs over time. A variety dating from the mid 1800’s until early 1900’s shown left to right
What is your project?
Repair a deteriorated front façade or other publicly visible façade entrance door
• Preserve historic doors by repairing with the same material and matching decorative and
functional features .
• Historic details that should be preserved through rehabilitation include the door itself, any historic glass panes and related lite pattern and location, and hardware .
Replace a deteriorated or damaged existing historic door
• Historic doors on rear or alley locations can be replaced with alternatives such as metal to provide added security .
• Doors on primary facades beyond repair, as defined as over 50% of material needing replacement, can be replaced with a new door matching the existing door in design, details, panel configuration and installation.
• Whenever possible retain and reinstall original hardware .
• Replacement doors should match the materials of the original but may be constructed with alternative materials approved by the commission .
Administratively Approvable
Repair an existing historic door with matching materials.
Administratively Approvable
Replace a door more than
50% deteriorated matching
historic door’s materials,
design, details, panel
configuration and installation.
Doors
City of South Bend and St. Joseph County Historic Preservation Guidelines 11
Residential Standards: Doors
Add a new door or entrance or restore an altered door or entrance
• New entrances should be added to rear or alley façades .
• New modern entrances may be developed when historic entrances have been removed and no evidence of the original entrance exists .
• New entrances should be developed with proportions and details that are reflective of the period of the building . Starkly modern entrances should be avoided .
• New entrances proposed for the main façade should be related to the façade’s overall design in proportion, materials, and window to wall ratio .
• Historic main entrances and doors should be preserved .
• When proposing the reconstruction of an altered entrance, the design should be based on historic images of the building and
the missing element .
• If images of the existing building are unavailable, historic images of similar age buildings from the district or the timeframe from the building’s construction should be utilized to guide the design .
Widen a door for handicapped accessibility
• Before widening the doorway and installing a new door, consider use of offset hinges to allow the door to open wider within the existing
frame and install an electric opener to allow hands-free operation.
• Install electric openers in locations that meet the requirement for ADA avoiding and minimizing the requirement to remove character defining features such as decorative trim.
• If a doorway must be widened, the widened opening should be trimmed to match the original . The new door in the widened opening
should match the original door that is being replaced . The original door should be stored on site .
Replace or add a storm door
• Historic storm doors should be repaired with matching materials .
• If more than 50% is beyond repair, a new door should be compatible with the design and age of the building on which it is installed.
• The use of traditional wood storm doors with details compatible with the age and design of the building it is installed in are preferred .
• Metal storm doors with up to full window/screen inserts are acceptable with the final window size to be based on the character of door behind .
• Storm and screen door frames and cross members shall match those of the primary door
behind so that there is no obstruction of the door behind .
• Doors and frames should be finished to compliment the door behind.
The following is not recommended and generally not approved by the Commission:
• Storm doors with silvery metallic finish.
• Security screens and bars .
• Replacement of ornate or intricate doors and hardware .
• Vinyl doors .
• Replacing a door with a shorter door or narrowing an existing historic door or doorway .
• Replacing a historically double leaf door with a single door .
• Narrowing an existing historic door or doorway .
Administratively Approvable
Storm doors that follow the
Standards.
Administratively Approvable
Creating a new rear or alley
entrance in compliance with
the Standards.
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 29
Residential Standards: Windows
General understanding and approach
Windows are a primary feature defining the architectural look of a building and are themselves individually important historic pieces of a building . Original or early windows should be preserved and not replaced unless beyond repair—defined as over 50% of the original materials needing to be replaced. Features of windows that are important to the architectural look of a building include their materials, placement within the facade of a building and their overall operational design— i.e. double hung, casement, hopper or fixed.
Repairing, weather stripping, installing storm windows, and/or insulating around the window frame within the wall has been found to be as or more energy efficient, less expensive, and maintains the architectural look of a building while achieving energy efficiency versus window replacement. Read more about that here . If windows are not able to be rehabilitated then new windows should match the original in materials, operation, placement, and opening size .
Read more about window repair and replacement here .
What is your project?
Repair existing windows, sash, or jamb
• Original or early windows should be repaired using the same materials as original . Epoxy or similar repair consolidates are recommended .
Replace fewer than all the windows
• Original or early windows should be repaired using the same materials as original . Epoxy or similar repair consolidates are recommended .
• Where some but not all windows in a building are beyond repair, as defined as over 50% of the original window material requiring replacement, proposed replacements should match the existing windows that will remain in size, shape, lite division, operation and materials .
• When some windows need replacement on different facades, and a phased plan is proposed, replacement projects should be undertaken one entire facade at a time . The applicant should specify which facade and the planned project timeframe .
• Phased projects should be completed in less than three years to avoid colors that do not match over time or manufacturer’s that change
product lines .
Replace all the windows in a building
• Original or early windows should be repaired using the same materials as original . Epoxy or similar repair consolidates are recommended .
• Where windows are beyond repair, as defined as over 50% of the original window material (not
including glass) needing replacement, any new windows should match the original or early
windows in size, shape, lite division, operation and materials .
Windows
Courtesy Old House Journal
Administratively Approvable
Repair of windows using the same materials, or a combination of original materials and epoxy as described in the “How to Repair Wood Windows” section here.
Administratively Approvable
Replacement of windows with new windows that match the original period of the building and are compatible with the original opening size.
City of South Bend and St. Joseph County Historic Preservation Guidelines 30
Residential Standards: Windows
• The use of aluminum clad wood systems or composite (non-vinyl) windows on primary elevations may be permissible if the new windows closely match the original .
• New sash utilizing applied grids on the exterior and interior to simulate original divided lite windows should also have a black internal
divider matching the grids, or true divided lites are preferred .
Restore windows where the original windows have previously been replaced
• Where original or early windows have previously been replaced, new windows should be
based on surviving windows still extant on the building, photos of the building with the original
windows, or similar windows found on buildings of the same period and/or in the district .
• New windows should match windows of a similar aged building in size, operation, glass to frame proportion and frame to sash proportion/opening .
• Aluminum clad wood windows systems or composite (non-vinyl) in colors approved by the
Commission are allowable if they are following other aspects of the Standards .
Add a new window and opening to accommodate a use inside the building
• New windows openings should only be added to side and rear facades .
• New openings and windows should match those that are on other facades .
• Where a smaller opening is proposed, it should be in proportions like the existing window .
• Kitchens and bathrooms should be located where their windows would be on the side or rear elevations of a house to avoid a smaller window on the front façade .
• Where bathrooms and kitchens may necessitate adding a window, the new window should match those that are on other façades .
Fill in or obscure an existing original window
• Original window openings should remain in place .
• A window sash not needed due to interior use conflicts should be fixed in place with
glass blacked out leaving the exterior of the window exposed and covering over on the interior
is preferred .
• If an opening is approved for in-fill, the exterior wood siding should be installed with staggered joints to blend the filled opening in with the surrounding siding. Brick infill should be toothed in to match the adjacent brick installation pattern . See also Walls .
• Kitchens and bathrooms should be located where their windows would be on the non-public side or rear elevations of a house. Where
bathrooms and kitchens may necessitate covering over a portion of a window’s original size, the original window should remain in place
with the lower portion blacked out on the glass and covered over on the interior while the exterior remains exposed .
• Windows shall not be resized to accommodate interior dropped ceilings . Where interior ceilings are being dropped, the ceilings should be bulk-headed or held back from the window to avoid shortening the window or visually obscuring its overall opening.
Administratively Approvable
Replacement of previously replaced windows with new windows that match the original period of the buildingand are compatible with the original opening size.
Administratively Approvable
Adding a new opening to the rear or non-public view side that follows the Standards.
Administratively Approvable
Blacking out an existing window, adding a new opening to the rear or non-public view side.
City of South Bend and St. Joseph County Historic Preservation Guidelines 31
Residential Standards: Windows
Install new storm windows
• New storm windows should match the size of the window openings on which they are installed in the material, size, frame to glass proportion, the divisions of the sash, and color . The color of the storms should match the trim around the opening .
• Double or triple track aluminum storms are acceptable if they match the underlying trim and lite pattern .
Repair or install shutters by windows where no shutters exist
• Shutters should not be installed on buildings where no evidence of their original installation exists .
• Existing shutters should be repaired with the same materials .
• If historic shutters are deteriorated beyond repair, new shutters should be made to match the originals in material, size and installed the same way as the originals were installed .
• Composite materials for the replicated shutters may be considered if the design, profile, and
installation match the original .
• Shutters that are installed to replicate original missing units must appear to be operational in their mounting .
Repair or replace deteriorated decorative windows such as leaded, stained-glass panels
• Decorative windows shall be retained and repaired .
• When deteriorated beyond repair as determined by an expert with experience working on the
window type, restoration should include retaining the glass within a new frame that matches
the original frame in size, materials, and design .
Projects involving lead remediation
The following pertains only to the nature of the work as it pertains to historic aspects of the project . Owners or their representatives must ensure when conducting lead remediation, that all work complies with local, state, and federal standards . Read more about the EPA RPP rule on lead remediation here .
• Original wall cladding that contains lead should be maintained and repaired rather than removed and replaced .
• Encapsulation and/or removal of lead paint using safe tools and techniques before applying a new non-lead paint is the preferred project approach over wholesale replacement of original materials.
The following is not recommended and generally not approved by the Commission:
• Vinyl clad or full vinyl sash/frame insert replacement .
• Sashes that are smaller than the original frames, openings, or glass size to frame ratio .
• Sashes that are larger than the original frames, openings, or glass size to frame ratio .
• Changes in operation such as double hung to casement, steel fixed to double hung, double hung to jalousie.
• New windows that have applied glass divisions but do not have an interior divider in the insulated glass .
Administratively Approvable
New wood storms that match
the profile, size, and color of the
window openings on which they
are installed. New double/triple
track aluminum storm windows in
colors that match the window trim
on which they are installed.
Administratively Approvable
Replacement of existing shutters
with new that match in materials,
design, and installation method.
Administratively Approvable
Repair of deteriorated decorative windows with materials that match the original.
Lead Paint
Historic buildings may have lead paint– refer to the section on lead paint here to understand lead safe work practices .
City of South Bend and St. Joseph County Historic Preservation Guidelines 32
Residential Standards: Windows
• Glass block in operable window openings .
• Permanent removal of sash and frame and in-fill of openings.
• Replacing multi-pane windows with true divided lites with thermal glazing windows that have false “snap-in” or applied muntin and mullions or sash with no divided lites .
• Smoked, tinted, or reflective glass on building facades that can be seen from the public street.
• Filling in or removing transoms or side lites .
• Install new floors or dropped ceilings that block the glazed area of historic windows. If such an approach is required, the design should
incorporate setbacks that allow the full height of the window to be seen unobstructed .
• Single hung storm windows where the window behind is a double hung or other multiple sash operation .
• Storm windows that do not match with the window behind in color or sash division .
• Permanently remove or alter original sash to install a window air conditioner .
• Security bars located on the exterior of the window opening .
• New shutters where there were originally none or those that are installed outside of the trim .
• Vinyl sash packs .
• 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 may not be introduced .
• Inappropriate new window and door features such as aluminum insulating glass combinations that require removal of the original windows and doors shall not be installed .
• Awnings, hoods, and fake shutters made of metal, vinyl, or fiberglass should not be used if they would detract from the existing character or appearance of the building .
Return to the Table of Contents
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: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
IMAGERY — Front and rear façades.
IMAGERY — Front façade, north and south sides between houeses.
HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
IMAGERY — Front and rear facades.
IMAGERY — Original siding beneath aluminum siding.
HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY
Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov
IMAGERY — Interior, south façade, Kitchen windows (proposed for replacement/resizing).
IMAGERY — Attic/third story west façade interior of three dormer windows.
REVISIONSFILEDRAWN BYDATESHEETWILLIAM C. HAZEL, JR.1376 BERKSHIRE DRIVESOUTH BEND, INDIANA 46614LAND:CELL:EMAIL:574 - 742 - 9169574 - 210 - 6348bchj637802 @ yahoo.combchj4/30/23Barkley SB remodelBARKLEY RESIDENCEFIRST FLOOR PLANA1 4/30/23 REVIEW 3 - MEETING DRAWINGS5/21/23 REVIEW 4 - GARAGE AT 22 FT DEEP, CHANGES = 4/29 NOTES5/21/23 REVIEW 4b - TWEAK SIDING, SUN ROOM WINDOWS, SHOW EXIST'G FRONT DOOR6/02/23 REVIEW 4c - ADJUST BACK TO DOUBLE HUNG ON FRONT ELEVATION7/07/23 REVIEW 5 - SHOW EXIST'G SIDING, FRENCH DOOR, PORCH RAILING
REVISIONSFILEDRAWN BYDATESHEETWILLIAM C. HAZEL, JR.1376 BERKSHIRE DRIVESOUTH BEND, INDIANA 46614LAND:CELL:EMAIL:574 - 742 - 9169574 - 210 - 6348bchj637802 @ yahoo.combchj4/30/23Barkley SB remodelBARKLEY RESIDENCESECOND FLOOR PLAN and ATTICA2 4/30/23 REVIEW 3 - MEETING DRAWINGS5/21/23 REVIEW 4 and 4b - NO CHANGE THIS PAGE6/02/23 REVIEW 4c - ADJUST BACK TO DOUBLE HUNG ON FRONT ELEVATION7/07/23 REVIEW 5 - SHOW EXIST'G SIDING, FRENCH DOOR, PORCH RAILING
REVISIONSFILEDRAWN BYDATESHEETWILLIAM C. HAZEL, JR.1376 BERKSHIRE DRIVESOUTH BEND, INDIANA 46614LAND:CELL:EMAIL:574 - 742 - 9169574 - 210 - 6348bchj637802 @ yahoo.combchj4/29/23Barkley SB remodelBARKLEY RESIDENCEEXTERIOR ELEVATIONSEV1 4/29/23 REVIEW 3 - IN PROCESS DRAWING5/21/23 REVIEW 4 - ADDS NEW GARAGE TO ELEV5/21/23 REVIEW 4b - TWEAK SIDING, SUN ROOM WINDOWS, SHOW EXIST'G FRONT DOOR6/02/23 REVIEW 4c - ADJUST BACK TO DOUBLE HUNG ON FRONT ELEVATION7/07/23 REVIEW 5 - SHOW EXIST'G SIDING, FRENCH DOOR, PORCH RAILING
REVISIONSFILEDRAWN BYDATESHEETWILLIAM C. HAZEL, JR.1376 BERKSHIRE DRIVESOUTH BEND, INDIANA 46614LAND:CELL:EMAIL:574 - 742 - 9169574 - 210 - 6348bchj637802 @ yahoo.combchj4/29/23Barkley SB remodelBARKLEY RESIDENCEEXTERIOR ELEVATIONSEV2 4/29/23 REVIEW 3 - IN PROCESS DRAWING5/21/23 REVIEW 4 - ADDS NEW GARAGE TO ELEV5/21/23 REVIEW 4b - TWEAK SIDING, SUN ROOM WINDOWS, SHOW EXIST'G FRONT DOOR6/02/23 REVIEW 4c - ADJUST BACK TO DOUBLE HUNG ON FRONT ELEVATION7/07/23 REVIEW 5 - SHOW EXIST'G SIDING, FRENCH DOOR, PORCH RAILING