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Home My WebLink About3. 706 North St. Joseph Street_COA 2023-0821 PacketHISTORIC 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: September 11, 2023 Application Number: 2023-0821 Property Location: 706 North St. Joseph Street Architectural Style/Date/Architect or Builder: American Four- square / 1905 / “The Good House” Property Owner: Nancy Coiro Landmark or District Designation: River Bend Local Historic Dis- trict, Ordinance #8308-92 Rating: Contributing DESCRIPTION OF STRUCTURE/ SITE: This two-story American Foursquare sits on a fieldstone foundation. The second story has a slight overhang. The hipped roof has asphalt shingles, hipped dormers, and a center brick chimney. The street facing side has concrete steps and stoop, an iron railing, and a corrugated metal overhang. Win- dows are 9-pane fixed on the front first story, 1/1 double hung. The dormer has a 6-pane casement. Windows have aluminum storm windows, a wood front door with aluminum storm door. A detached one -car concrete block gar- age with a flat roof is to the rear of the house. ALTERATIONS: Siding is not original and predates the district designation. Large overgrown shrubs were re- moved from the front yard with COA # 2001-0608-2. Asbestos shingles were replaced with the current asphalt shingles with COA #2006-1024. At some point, vinyl windows were installed on the south side of the main floor. APPLICATION ITEMS: “Remove damaged siding on dormers and replace with Smartside cedar siding. Remove damaged siding on kitchen and replace with Smartside Cedar siding. Paint to match.” DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to replace areas of damage siding on dormers and kitchen bump out on east façade. Replace fascia and fascia crown. Install new gutters. STANDARDS AND GUIDELINES: See Standards and Guidelines: •Roof, Gutters/Downspouts, Soffits — pages 19-21 •Walls — pages 26-28 SITE VISIT REPORT: N/A STAFF RECOMMENDATION: Staff makes a favorable recommendation. Prepared by Ross Van Overberghe, Historic Preservation Specialist 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: 1917, 1945, 1960, imagery from 2023. City of South Bend and St. Joseph County Historic Preservation Guidelines 19 Residential Standards: Roof, Gutters/Downspouts, Soffits General understanding and approach Roof shape, material and details are character defining elements of the architectural look of a building . A roof’s slope, materials, and decorative elements should be preserved through repair and maintenance and not removed during a re-roofing project. Read more about different types of roofs, maintenance, and repair recommendations and different roofing materials here . What is your project? Reroof an asphalt roof • Replace an asphalt roof with a new asphalt roof even if it previously replaced a slate or tile roof . • A tile, slate, metal, or cedar shake roof that has been lost to a later asphalt roof can be restored with an appropriate new material to match the original installation . Flashing for asphalt roofs should be galvanized metal or copper . • Repair of other elements on the roof such as dormers, cupolas, and brackets should be done at the same time as the re-roofing to avoid damage to the new roof later and ensure flashings are watertight . Repair to those elements should follow guidelines for Walls . Repair a tile, slate, metal, or asbestos roof • Original tile, slate, metal, or asbestos roofs should be repaired rather than replaced . Select materials to repair the roof covering that match the original in color, shape, thickness, and reveal . • Flashings shall be selected to be compatible with the final roof materials selected. • Repair of other elements on the roof such as dormers, cupolas, and brackets should be done at the same time as the re-roofing to avoid damage to the new roof later and ensure flashings are watertight . Repair to those elements should follow Standards for Walls . • Copper and lead roofs may be left unpainted, terne-metal roofs should be painted colors that replicate the original material and/or preserve the historic character of the building and neighborhood . • The proportion of the seams and trim on replacement metal roofing shall match the original. Administratively Approvable Replacement of an asphalt roof in-kind or to match documented original. Administratively Approvable Repair roof with material and methods matching existing. Roof, Gutters/Downspouts, Soffits City of South Bend and St. Joseph County Historic Preservation Guidelines 20 Residential Standards: Roof, Gutters/Downspouts. Soffits Remove a tile, slate, metal or asbestos roof and re-roof with a new material Effort shall be made to retain historic slate, tile, standing seam metal or asbestos roofs. • Before wholesale replacement is considered, repair of the associated flashings, valley and other weatherproofing should be explored as the source of leaking. • Original slate, tile, metal, or asbestos roofs may be replaced if more than 50% of the original material is deteriorated beyond repair . The Commission may consider alternate materials that replicate the look of the original as long as those alternate materials have a satisfactory performance . • Alternate slate materials should match tile size, thickness, and gradation and particularly if it is laid up with a graduated reveal of larger at the bottom and smaller at the top . • Use the form and detailing of severely deteriorated roof features, such as cupolas and dormers, or chimneys, to create appropriate replicas . • Roofs proposed to be covered with metal should be done with a traditional standing seam design and installation with the seam being proportioned to the overall size of the roof/building . • Metal roofing which emulates slate or tile roofing, particularly when those materials are found to be beyond repair, are allowable . • Metal roof colors should replicate the original material and/or preserve the historic character of the building and neighborhood . Add a dormer or bump-up addition • Be added to side or rear on roof areas not visible from the primary public street . • Be less than 75% of the roof area on which it is added. • Finished with wall materials matching other dormers on the house . • Be detailed with eaves, soffits, and moldings to match either other dormers on the house or the main roof itself . • Windows should match those of other dormers or be of scale within the overall size of the dormer with divisions like those found on the rest of the house . Repair damaged gutters and downspouts • Repair damaged gutters and downspouts with new materials that match the original material and design as the damaged section . • Retention of half round gutters are preferred over replacement with a different type. • In limited cases “ogee” or “K style” profile aluminum gutters may be considered to replace half round gutters damaged beyond repair. • Galvanized steel gutters and downspouts shall be painted to match the color of wall or soffit behind them to prevent rust and staining of adjacent materials and blend with the building . • Copper gutters and downspouts should be repaired and not replaced . Copper downspouts can be replaced with coated aluminum to deter theft . The color of the downspout should be coated or integral to match a future patina color . Exposed fastener corrugated metal roofs (top) are not approved in the district . Traditional standing seam (below) may be considered. Administratively Approvable Replace existing with the same materials and design. City of South Bend and St. Joseph County Historic Preservation Guidelines 21 Residential Standards: Roof, Gutters/Downspouts. Soffits Install a skylight, satellite dish, antenna, or other roof mounted item . • Install new roof-top mechanical or service equipment (including satellite dishes and antennas) in such a way that historic materials are not damaged . • Skylights, including solar tube type lights, shall be installed on rear or roof planes not visible from the primary public street . Repair or wrap an eave or soffit with new materials • Original eaves, soffit, brackets, moldings, and gables should remain visible and not covered or enclosed when repairing or replacing the roof . • Eaves or soffits that are deteriorated less than 50% should be repaired with the same material, detailing and finish as the original. • Eaves or soffits requiring more than 50% replacement as part of a repair can be considered for wrapping and use alternate materials as a last resort if approved by the Commission . Install a green roof • Installation of a green roof should only be undertaken if its installation does not require removal of historic roof materials such as slate, tile or metal and be done if modification of the roof’s look and design is not required. Read more about Green Roofs here . The following is not recommended and generally not approved by the Commission: • Removing original architectural features . • Adding out of scale new elements with no historic evidence . • Removing a slate, tile, or asbestos roof without exhausting repair alternatives . • Use of vinyl or other plastic roof coverings . • Installing or attaching anything other than the roofing materials and associated elements to a surface of a roof visible from a primary public street . • Metal exposed fastener roofing systems. • Removal of parapet or other ornamental roof projections, dormers, or cupolas . • Overhanging eaves, soffits, brackets, and gables should not be covered or enclosed when adding metal or vinyl siding to a building . • Holes shall not be cut through roofs in areas that can be seen from the street to accommodate air conditioners or other mechanical equipment . Return to the Table of Contents Administratively Approvable Roof mounted equipment and skylights in compliance with Standards Administratively Approvable Repair of building parts with the same materials and design as existing. City of South Bend and St. Joseph County Historic Preservation Guidelines 26 Residential Standards: Walls General understanding and approach The exterior walls of a building are a primary feature that gives the building its architectural look . Walls are clad in a variety of materials fashioned in a wide variety of designs, patterns, and installation methods . Together the materials protect the underlying structure and produce the exterior architectural look of the building . The original materials that cover the wall should be repaired to match the original materials in type, design, installation, and pattern . If matching materials cannot be secured then modern replacements can be considered if they match the look, design, and pattern of the original . What is your project? Repair the existing wall cladding, siding and/or trim Photographically document architectural features that are slated for reconstruction prior to the removal of any historic materials . Wood: • Repair wood siding with the same material as the original . Masonry – brick, terra cotta, stucco: • Salvage and reuse original masonry for repair . • Repairs should be done with materials and designs that match the original look . Brick and terra cotta units should match the size, color, shape and finish of the original. • Joints should utilize a mortar similar in strength, color and joint rake, depth, and decorative finishes of the original. • Fiberglass reproductions of missing terra cotta pieces may be deemed acceptable provided a mock-up sample is presented for approval prior to full scale use in the project . • Stucco walls should match the original in texture and tooling . Modern stucco coating materials are allowable for recoating and repair so long as the result is not a diminished reveal for the windows, trim, doors, or other wall details . • 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. Usage of Portland cement can cause deterioration because of the differing coefficient of expansion and porosity of the historic masonry unit and the mortar . This most often results in serious damage to adjacent brick . Replace existing siding with new siding If the historic siding is deteriorated beyond repair, defined as over 50% needing replacement, new siding should match the original in materials, form, size, placement, and design . Wood: • Replacement wood siding should match the existing profile, exposure, and thickness . New wood siding is recommended . • Any alternate siding must match the dimensions of the original siding including a smooth face, lap exposure and orientation and be installed with the least damage to the original . Walls Administratively Approvable Repair of any wall with the same materials as existed or with approved alternative materials. Wood lap siding should have a smooth face (left) and not a rough finish (right) City of South Bend and St. Joseph County Historic Preservation Guidelines 27 Residential Standards: Walls • Vinyl or aluminum siding should be avoided and allowed only as a last option when other approach-es or solutions have proven to be infeasible . • If vinyl or aluminum is considered, window heads or other decorative features of the exterior should not be covered or removed but repaired and painted . Corner boards, window and door trim, eave boards, skirt boards, flared mid-wall details should be replicated in the final look by the new siding and not covered over with the primary wall siding . • New siding must be ventilated to prevent deterioration of the wall structure behind . Brick: • Brick walls shall be re-laid with bricks that match the original pattern . • The size of the brick shall match as closely as possible to the original in face texture, width and height, mortar joint size, color, rake, and placement along with any decorative overlays . Stucco: • Failed stucco that cannot be re-attached with anchors and recoated can be considered for full replacement. • New stucco finishes should match the existing texture and tooling. • Traditional stucco construction methods are preferred however modern stucco coating is allowable for recoating and repair so long as the result is not a diminished reveal for the windows, trim, doors, or other wall details . City of South Bend and St. Joseph County Historic Preservation Guidelines 28 Residential Standards: Walls 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 . See also section on Lead 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: • Replacing missing wood features with conjectural or falsely reconstructed, or with newly designed elements that are incompatible with the building’s size, scale, material, or color . • Covering brick or stucco with a modern insulating system including insulation board (Exterior Insulation Finishing System (EIFS)). • Textured plywood (T1-11) vertical siding. • Artificial stone, asbestos shingles, or asphalt shingles over or replacing historic siding. • Vinyl or aluminum siding to replace historic material . • Obscuring or damaging historic ornament, or decoration, such as fish scale shingles, window casings, sills, hoods, brackets, or corner boards, when installing new siding . • Blown in insulation without the proper interior vapor barrier installed . • Removing paint from traditionally painted materials and leaving uncoated . • Encapsulating lead paint with vinyl or aluminum siding . • 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 surface material and accelerates deterioration . • Holes shall not be cut through walls in areas that can be seen from the street to accommodate air conditioners or other mechanical equipment . Return to the Table of Contents From:(null) (null) To:Adam Toering Subject:COA Date:Monday, August 21, 2023 10:25:00 AM Hi Adam, I stopped by today and left a COA app with Ross. Here are picture of the siding on the kitchen that we need to replace as well. I forgot to include those on my last email. Please let me know if there is anything else you need. Thanks! Sent from my iPhone