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HomeMy WebLinkAbout2. 108 North Main Street_COA 2023-0915HISTORIC 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: July 12, 2023 Application Number: 2023-0703 Property Location: 108 North Main Street Architectural Style/Date/Architect or Builder: Neo-Classical / 1910 / Solon Beman and H.G. Christman, Builder Property Owner: JMS Development, LLC Landmark or District Designation: Local Historic Landmark, or- dinance #8915-1998 Rating: Outstanding 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. John Mohler Studebaker built this eight story Neo-Classical style office structure in 1910. The façade is comprised of six bays to the west and three to the south and is covered with white terra cotta classical detailing. It is also clearly divided into three registers that are separated by strong projecting and intervening cornices. The bottom of each cornice is punctuated by volutes and honeysuckle designs placed between each bay. The middle of the structure is articulated with a three bay system, which continues to the second intervening cor- nice, once again embellished with classical detailing. The top floor is further distinguished by the use of arched bays, which are topped by elaborate egg and dart molding. The overall decorative detail of the structure tends to reflect the impact of the Colombian Exposition of which the architect, Solon S. Beman, was a major participant. However, the frank expression of the steel frame links the building to the Chicago School of skyscraper construc- tion. The building has a flat roof with robust projecting cornices that have egg and dart molding and decorated voluted brackets. The upper floor windows are 1/1 double hung with simple decorated spandrels, except for the eighth floor. ALTERATIONS: RME 2018-1130 allowed for the construction of fencing enclosing the parking area on north side of structure. COA 2018-0628 allowed for the installation of signage on the north elevation. COA 2016-0705A approved replacement of the non-original storefronts at ground floor with new aluminum windows and sill flashing and 7 door openings with standard hardware. Vinyl/aluminum windows have been replaced with an historically appropriate Quaker style aluminum that restored all full original window openings, including arched heads. Further approvals with COA 2016-0705A include: awnings, in-kind; close up windows behind elevator core; masonry res- toration, in-kind; remove skylights; install stair tower and trash chute near center of north façade, all finished in EIFS. COA 2016-0801A approved removal of “JMS Building” sign on the north facade (although sign will remain installed to reflect the historic name and nature of building), and installation of Centier blade sign, Centier sign on north elevation, and Studebaker Lofts sign on west elevation. COA 2023-0703 allowed for the removal and re- placement of the storefront glass and replacement with insulated metal panels, including an ATM. APPLICATION ITEMS: “Removing an existing aluminum storefront 3070 door and replacing with storefront windows to match adjacent storefront windows. Removing (1) section of storefront glass and replacing with insu- lated metal panels where the new ATM would go.” DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to: Modify the previously approved project to retain the man-door and glass in the last, ‘northern’ bay. HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov Existing door/window configuration installed in 2016 with COA 2016-0705A. STANDARDS AND GUIDELINES: Doors—pages 10-11 Windows—pages 29-32 SITE VISIT REPORT: N/A STAFF RECOMMENDATION: Staff makes a favorable recommendation. 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 — 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 — West Facade HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov IMAGERY — West Facade HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov IMAGERY — West Façade, project area. 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 PORTION OF GLAZING SYSTEM TO BE REMOVED FOR RELOCATED ATM AND CASH MACHINE. REFER TO ENLARGED DETAIL 2/A2-01 A2-01 2 NEW GLASS PANEL REMOVE DOOR AND FRAME ADD HORIZONTAL MULLION REMOVE GLASS AND REPLACE WITH ARCHITECTURAL INSULATED METAL PANEL 224 WEST JEFFERSON BLVD SUITE 100 SOUTH BEND INDIANA 46601 574-643-7567 www.CreativeDesignInc.com DRAWN BY: CHECKED BY: DATE:SCALE: JOB NO. ARCHITECT: SHEET NAME NO.DATE PROFESSIONAL'S SEAL SUBMISSION Copyright © 2023 SHEET NUMBER As indicated 6/7/2023 10:31:22 AMEXTERIOR ELEVATIONS A2-01CENTIER BANK - SOUTH BENDPERMIT SET FORChecker SRF Author XX-00 6-6-23 SOUTH BEND, INDIANA1/4" = 1'-0" 1 WEST ELEVATION 1/2" = 1'-0" 2 ENLARGED ELEVATION - ATM LOCATION Install Black-out tint in all upper windows Keep existing door as-is 1 Adam Toering From:Jon Brown < Sent:Tuesday, September 12, 2023 11:10 AM To:Adam Toering Cc:Shawn Masters Subject:RE: 108 N. Main St., South Bend - JMS Building Follow Up Flag:Follow up Flag Status:Flagged Good morning Adam, I am emailing you today to ask about a change that CenƟer wants to make. They would like to now keep the exisƟng aluminum framed door as-is, instead of changing to exterior windows. What is the process needed to keep this door now instead? Do I have to aƩend another board meeƟng? I have a markup below for reference. Thank you! Jon Caution: External Email Jon, 2 Thanks for aƩending last night’s meeƟng and advocaƟng for your project. AƩached is the Commission’s approval for your window replacement and ATM installaƟon as discussed at last night’s meeƟng. You may now acquire building permits from the Building Department for this project. Hope the experience was less painful than you imagined! Thank you, 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 Jon, Thanks for the e-mail and sorry for the delay in responding to you. Yes, your project would require review by the Commission at one of their (once-a-month) meeƟngs. The next meeƟng is scheduled for July 17th, and had a deadline date of Friday, July 7th. You’ve applied for your project to the Building Department – that can be considered your applicaƟon to our office. In the interest of saving you Ɵme, I’d like to include you on the July agenda, but to do this will require some addiƟonal materials to ensure your project review is without complicaƟon. I’ve aƩached our applicaƟon (that you do not need to fill out, because you have already applied to the Building Department) to this e-mail for reference for what informaƟon/materials the Historic PreservaƟon Commission is looking for when reviewing projects. To be considered a complete applicaƟon, I’d need the following this week: 1. WriƩen descripƟon of the project, 2. Photographs of the facades, 3. SpecificaƟon of materials, 4. Renderings of the proposed completed appearance If geƫng these materials together this week will be a problem, we can bump to the August 21 HPC meeƟng. If you have any quesƟons, please contact HPC Staff directly: P: 574-235-7478 E: hpcsbsjc@southbendin.gov Thanks, Adam Toering Historic Preservation Administrator 3 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: Jon Brown <jbrown@cressy.com> Sent: Monday, July 3, 2023 11:02 AM To: Adam Toering <atoering@southbendin.gov> Cc: Isaiah Evans <ievans@cressy.com> Subject: 108 N. Main St., South Bend - JMS Building Hi Adam, I just talked to Randy James and he said to get in contact with you on a project we are doing for CenƟer Bank at the JMS Building. The only things we are changing on the exterior can be found on page A2-01: 1. Removing an exisƟng aluminum storefront 3070 door and replacing with storefront windows to match adjacent storefront windows. 2. Removing (1) secƟon of storefront glass and replacing with insulated metal panels where the new ATM would go. Please let me know if you have any quesƟons or concerns. Can you tell me if can be approved quickly, or will need to go to the Board for approval? If it will take Board approval, Randy will just give me a permit for the interior renovaƟons just so we can get started a liƩle sooner. Thank you! Jon Jon Brown Director of ConstrucƟon Cressy Commercial Real Estate 4100 Edison Lakes Parkway, Suite 350 Mishawaka, IN 46545 O 574.271.4060 | C 574.206.5212 A member of the NAI Global Network Check out our Corporate Video or Search our Properties 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. 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