The URL can be used to link to this page

Home My WebLink About3. 1240 West Thomas Street_COA 2023-1005STAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: October 11, 2023 Application Number: 2023-1005 Property Location: 1240 West Thomas Street Architectural Style/Date/Architect or Builder: Period Revival/1920/Firehouse #4 Property Owner: Eric A. Boyd Landmark or District Designation Local Landmark, #49037-99 Rating: Outstanding DESCRIPTION OF STRUCTURE/ SITE: Firehouse 44 is a 2-story rectangular brick building. It had a flat roof with limestone parapet coping, metal parapet scupper/cornice with brick brackets underneath and ornate limestone detailing at the ends. The windows are 1/1 double -hung with limestone sills. There is a brick side chimney, and a roof penthouse with hip roof. ALTERATIONS: Most of the windows in this former firehouse have been boarded up prior to a 2007 fire. RME 2011-1110 approved replacement of metal roof to secure the building and protect it from the elements, although there is no evidence it was ever installed. COA 2016-0809 to construct shed roof over part of building, and second floor addition atop one-story brick portion at rear of building with vinyl siding and replacement windows was denied. COA 2017-0602 allowed for the (retroactive) construction of a two-story vinyl-sided addition at the rear of the structure (requests for window replacement were included in the approval). COA 2017-0602A (DENIED by the Commission but APPEALED/OVERTURNED by the Common Council of South Bend) allowed for the installation of a half-gabled roof over the western portion of the structure, as well as an open courtyard in the eastern portion. COA 2017-1205A allowed for the addition of wood trim (to simulate double hung windows) to the boarded-up windows on the east and west sides of the building, as well as the addition of shutters to the boarded-up windows. AA 2021-0405 allowed for the removal of the half-gabled roof and the installation of a flat roof, reroofing of the hose house, the installation of new downspouts, and repair/rehabilitation of exterior walls (masonry). AA 2022-0812A re- renewed AA 2021-0405 for the installation of the flat roof. COA 2022-0906B-1 allowed for the reconstruction of the hose tower. COA 2022-0906B-3 allowed for the installation metal accordion doors and of an overhead door to secure the structure for the winter. COA 2023-0602B allowed for the installation of Car Dealership doors (two doors with sidelites and transoms) in the right garage opening, as well as the installation of wooden bi-fold doors in the “left” garage opening in front of the existing doors. APPLICATION ITEMS: “Replace window openings on Eastside upper + lower with Andersen Full Size Doors w/trim wood frame. Current windows are Broken and Burned beyond repair. Replacement cost is over $48,000. Openings are over 6FT Tall. Window Vault is over 14-18 inches deep. This would seal the building from elements and allow heating.” DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to: Install salvaged / reclaimed Andersen Full size doors in oversized window openings on the east façade of the structure. The proposed doors will be cut down to fit the openings. Existing windows have been damaged/burned. The applicant has installed wooden storm windows in other openings on the structure, adding to the exterior aesthetics of the structure. STANDARDS AND GUIDELINES: • Windows—pages 29-32 SITE VISIT REPORT: N/A STAFF RECOMMENDATION: Staff consider this project an interim measure towards reconstructing the exterior building envelope, utilizing affordably priced salvaged/reclaimed materials. Staff make a favorable recccomendation. 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 - Sandborn Maps: 1899,1917, 1945, 1960, imagery from 2019 of property. 5 HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY FRONT PICTURE (NORTH FACADE) - Picture of the North side of structure, June 2023. WWashll'lgne's urch 1\1240 T South rd's Mortuary 9 Napi Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov FRONT PORCH (EAST FACADE) - Picture of the West side of structure, July 2022. 5 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