HomeMy WebLinkAbout2. 710 Cushing Street_COA 2024-0205 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: February 12, 2024
Application Number: 2024-0205
Property Location: 710 Cushing Street
Architectural Style/Date/Architect or Builder: American Four-
square / 1901 / W. W. Schneider
Property Owner: Eric Stalheim
Landmark or District Designation: South Bend Local Land-
mark, Ordinance #8373-1993
Rating: Outstanding
DESCRIPTION OF STRUCTURE/SITE: Two story American foursquare house with wood clapboard siding
on concrete block foundation. Large exterior brick chimney on the north facade. Hip roof with wide eaves. Brick
porch with hip roof and brick piers and rails with stone caps. Windows are 6/1 and 4/4 double hung.
ALTERATIONS: AA 2019-0703 allowed for the removal and replacement of asphalt shingle roof. COA 2011-
1229 allowed for the removal of tree stumps. COA 1999-0812 allowed for the installation of a chain link fence.
APPLICATION ITEMS: “Move front door to original location, Remove non-original door and canopy on south side of house,
Remove non-original back porch handrails, Install new half-round gutters on house and porches, replace garage roof with new architectur-
al asphalt shingles, Exterior siding and window restoration/maintenance and painting. - See attachment for more in depth description.”
DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to:
1. Move existing original front door back to it’s original location.
2. Remove non-original side door and canopy and replace with salvaged historic 6-light windows.
3. Remove modern back porch handrail and replace south side rail with new rail to match character of the
house.
4. Install new half round gutters with leaf guards to main house and porches and repair wood fascia.
5. Replace asphalt shingle roof on garage with new architectural asphalt shingles.
DESCRIPTION OF PROPOSED PROJECT: See Standards and Guidelines:
Doors: Pages 10-11; Porches: Pages 17-18; Roof, Gutters/Downspouts, Soffits: Pages 19-21; Windows: Pages
29-32
SITE VISIT REPORT: N/A
STAFF RECOMMENDATION: All proposed projects are positive improvements to the preservation of the
structure and are returning it to a previous historic state. Staff gives a favorable recommendation.
Prepared by
Ross Van Overberghe, 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 — Sanborn Maps: 1917, 1945, 1960, Imagery from 2023
1. Rating
Outstanding E Significant / Notable E Contributing S/ 11
2. County
St. Joseph
3. Survey No.
141-45187-598
4. Historic Name
Phillip & Lydia Woolman
5. Township
Portage
Preliminary No.
6. Address
710 Cushing
7. City
South Bend, IN. -46616
8. Quad Name
INDIANA HISTORIC SITES AND STRUCTURES INVENTORY State of Indiana Department of Natural Resources State Form 16822 / Revised 1986
Nr
45 I B 7 r- , i;;i mi . _
MAKrfl
9. Common Name
Hazart Garabedian
10. Visible
L Yes No
11. Endangered Explain
Yes ®No
12. Ownership
Public ® Private
Owner's Address (if different)
13. Use Present Past
Residence nt SI
Commercial
14. Category
DI Building(s)
District
15. Surveys / Legal Protections
Near Northwest
potential His. Dis.
16. Location Notes / Legal Description
18-1057-2453
Lot 32 Agriculture Society Add.
17. Condition
it Excellent
Good
Fair
18. Building Integrity
Unaltered
Altered
Moved
ID Site
Date Building
D Structure Deteriorated was moved
Object Ruins
19. Time Period(s) (Dates)
1901 C.
20. Style(s) J21. American 4-_Square / Prairie
Architect / Builder
W.W. Schneider
22. SPECIFY ALTERATIONS_
Removals Replacement Additions Other
23. DESCRIPTION 24. SITE PLAN
Stories 2 t
plan Rectangular 1
N
Foundation Concrete block CHim: Large exterior brick chim. on north wall
1 1woodclapboardsiding, 6" to the weather on The -first I-166r, w/+"*
Bandcourse between. qII i Walls to the weather on the second. - 1p
Roof Hip roof with wide overhanging eaves; asphalt shingle
1
Brick w/hip roof, brick piers & rail w/stone caps. N.,,_
Porches porch A Sop
Openings6/1, 4/4 D.H. windows in groups of 2's, 3's, and 5's.
Wooden panel door w/large light wood storm
Grounds / Outbuildin s Pyramidal roof, clapboard garage in rear, __ ._ _
25. No. of Contributing Resources 2 26. No. of Non-contributing Resources 0 127. Environment
Residentail
28. Areas of Significance: Statement of Significance I Additional Descriptior'This house was built circa 1901 by Phillip and Lydia
E Agriculture
Architecture
ATTACH NEGATIVE
Woolman. Phillip Woolman was a mason contractor, running his business
Art
out of this home. At that time the address was 610 N _.ushi,ng- In 1904 V peE RE
Commerce
Communications sold to Mrs. Margaret M. Gish, borh in Buchanan Mihhigant 1855,-she.wed William D. Gish in 1876. She
Community Planning was a widow, she paid $3, 800. 00 for --it. By this time the address_ had been changed to 710 N. Cushin .
Conservation
Economicsconomics Mrs. Gish, who lived at 309 W. Colfax Ave., rented this house to George S. Hunt.
Education their retired fatherIn1910JacobandLouisLevypurchasedthehome o.r._ $30D0-for------ - -
Engineering
Entertainment / recreation Moses Levy. The Levy brothers were born in Russia to Mr. Mrs-Moses_Levy and_
Ethnic heritage
Exploration / settlement
South Bend in 1900.. Both brothers went to work_for Shuler & Klinger wholesale produce':`
Health / medicine In, 1905 they went,,inbo business with Klinger, eventually buying..him out
Indian
Industry
in _1912_-
At thin time they with thelr':o.lder brother, _Samuel, formed Levy Brethers Company 5 ater
0 Invention consalidated into Levy -Ward Grocery Company. Both Jacob & Louis were very active in the.
0 Landscape architecture
0 Law
lewish community. Louis married Bessie in .1909 and had three children;= Louis Levy died-
0 Literature
n.
in 1953.. Jacob Levy married Etta Gilbert children, died in--1-9-7-2-
0 Military
sa_nd_..had_two._..--_.Jacob-
The Levy brothers owned the house until 1942 when_ they s,ol.ct it to Fr--anri c & Marier
Performing arts
0 Philosophy Turfler, an osteopath, for $5,000.00. Mr. & Mrs, Turfler
29. FOR STATE OFFICE USE ONLY
0 Politics I government owned it until 1951 when they sold it to Horen & Eva Gara-gedian.__-.. NR
Religion
Science Mr. Garabedian was born in Turkey in 1913. He came to South Bend_in 1956 from Romania with his
0 Social history Marian. Mr. Garabedian was an employee of the Oliver Corps- and the StuA6baker
wife
Corps.
0 Transportation
They house 1965 it NE0Vernacular / Construction owned tine
Other
until when was transferred to his
t tITM Reference
0 SEE CONTINUATION SHEET 1turnover1 6lt I I l l l MI_I I I l l I
30. Information Sources Deed Records: BK. 18,p. 453, BK. 100,p. 450; Bk. 129,p. 89; Bk. 145 p. 129; Bk. 353, p. 352 Bk. 493, p.
296. Obituaries SBT City Directories
South Bend City Directories Abstract and Title Co.
31. Surveyor
1979 / May 5, 1980 J.S.
Affiliation Date
summer - Affiliation Date
32. Revised by
i, / Q 7
as
CN
Historical Significance continued
brother, Hazart Garabedian and his wife, Eughenia. Horen Garabedian moved to California where he died in 1980.
Hazart Garabedian was employed at his nephews business, 0xian Brothers Carpet Cleaners, located on Lincolnway West.
Hazart Garabedian died in 1995 leaving the house to his wife, Eughenia.
field survey and evaluation
surveyors
survey date
revision date
SlimInnr 1979
May 5, 1980 J.S.
to
0
3
n
0
overall opinion 11
photo number
field 2SB31 -1 3
file 2SF31-13
style X
details
integrity
condition
site + outbuildings
historical significance
W1Uuuumullli;!,
general description
Racir Rix/Prairie
number of stories 2
plan
roof
Rectangular
Hip
wall Clapboard
foundation Concrete Block
structural system Wood Frame
site
House is located on a small lot with trees in the front
yard and shrubs along the south property line.
roof
Hip roof with wide overhanging eaves; asphalt shingles.
wall
Wood clapboard siding, 6" to the weather on the first
floor, with 4" to the weather on the second.
doors
Wooden front door.
windows
Double hung windows in groups of 2's, 3's, and 5's.
stairs
chimneys
Large brick chimney on the north wall.
towers + steeples
porch + balcony
Brick porch with hip roof.
additional features
to
3
co
sPlIe
5L8
PIl
2
d!
t
t !
4d
Jeunno
leu16i.
ao
2oueplsej
n
0
L')
2
O
a
m
esn
iPut61Jo
2ouepise
i
3
1)
m
pues
unnos
P
10
Mrt
n W
a
0
3
O
O
3
N
n c0
3
m a
o_
ct
s 0
3
c
a
3 M O vi
OCT
1
co
kS) 3 v,
o v
N
Q I
CD•
cr
O
3
r•
d
3
10
3
c
3
MI I
saint j oseph county historical survey
crumllsh/sporleder and associates
architecture urban design
511 w. colfax south bend, indiana
legal. description
710 Cushing
Lot 32 Agri Soc
historical notes
This house was built circa 1901 by Phillip and Lydia Woolman. Phillip Woolman
was a mason contractor, running his business out of this home. At that time
the address was 610 N. Cushing.
In 1904 the home was sold to Margaret Gish for $3800. No information can be found
on her or her family. By this time the address had been changed to 710 N. Cushing. Mrs. Gish,
who lived at 309 W. Colfax Ave., rented this house to George S. Hunt.
In 1910 Jacob and Louis Levy purchased the home for $3000 for their retired father, Moses
Levy. The brothers worked for Phil Kingel and Co.
In 1942 Francis and Marion Turfler purchased the home for $5,000. Mr. Turfler was a
practicing Osteopath.
In 1951 Horen and Eva Garabedian purchased the home. Mr. Garabedian was retired.
The present owner is Horen Ganabedian's son, Hazart. Hazart and Eugenia Garabedian
inherited the home on 12/23/65. Hazart Garabedian is employed at Oxian Brothers
Carpet Cleaners.
source of information
Deed Records: Bk. 18, p. 453; Bk. 100, p. 450; Bk. 129, p. 89; Bk. 145, P. 129;
Bk. 353, p. 352; Bk. 493, p. 296.
South Bend City Directories
Abstract and Title Co.
HISTORIC PRESERVATION COMMISSION
OF SOUTH BEND AND ST. JOSEPH COUNTY
County—City Building, South Bend, IN 46601
http://www.southbendin.gov/government/department/community-investment
Phone: 574/235.9371 Fax: 574/235.9021
Email: hpcsbsjc@southbendin.gov
Michele Gelfman, President A Certified Local Government of the National Park Service Adam Toering, Historic
Preservation Administrator
OFFICE USE ONLY>>>>>>DO NOT COMPLETE ANY ENTRIES CONTAINED IN THIS BOX<<<<<<OFFICE USE ONLY
Date Received: ____________________ Application Number: ____________—___________________________________
Past Reviews: YES (Date of Last Review) _____________________________ NO
Staff Approval authorized by: _________________________________________________________ Title: __________________________
Historic Preservation Commission Review Date: __________________________________________________________________________
Local Landmark Local Historic District (Name) ________________________________________
National Landmark National Register District (Name) _____________________________________
Certificate Of Appropriateness:
Denied Tabled Sent To Committee Approved and issued: _____________________
Address of Property for proposed work: ________________________________________________________________________
(Street Number—Street Name—City—Zip)
Name of Property Owner(s): __________________________________________________ Phone #: ______________________
Address of Property Owner(s): _______________________________________________________________________________
(Street Number—Street Name—City—Zip)
Name of Contractor(s): _______________________________________________________ Phone #: ______________________
Contractor Company Name: __________________________________________________________________________________
Address of Contractor Company: ______________________________________________________________________________
(Street Number—Street Name—City—Zip)
Current Use of Building: _____________________________________________________________________________________
(Single Family—Multi-Family—Commercial—Government—Industrial—Vacant—etc.)
Type of Building Construction: ________________________________________________________________________________
(Wood Frame—Brick—Stone—Steel—Concrete—Other)
Landscape New Replacement (not in-kind) Demolition Proposed Work: (more than one
box may be checked)
Description of Proposed Work: _______________________________________________________________________________
___________________________________________________________________________________________________________
___________________________________________________________________________________________________________
___________________________________________________________________________________________________________
By signing this application I agree to abide by all local regulations related to project and to obtain a Building Department Permit, if applicable.
—APPLICATION REQUIREMENTS ARE LISTED ON REVERSE SIDE—
APPLICATION FOR A — CERTIFICATE OF APPROPRIATENESS
February 6, 2024 MA
Rec. 261457 $20.00
FLOOR
PLANS
2'4'0 8'C1.1
COPYRIGHT 2024
3 SCALE: 1/4" = 1' - 0" @ 22x34 / 1/8" = 1' - 0" @ 11x17
EXISTING 1ST FLOOR PLAN
4 SCALE: 1/4" = 1' - 0" @ 22x34 / 1/8" = 1' - 0" @ 11x17
EXISTING 2ND FLOOR PLAN
1 SCALE: 1/4" = 1' - 0" @ 22x34 / 1/8" = 1' - 0" @ 11x17
PROPOSED 2ND FLOOR PLAN
2 SCALE: 1/4" = 1' - 0" @ 22x34 / 1/8" = 1' - 0" @ 11x17
PROPOSED 2ND FLOOR PLAN
1.
1.
2.
2.
3.
3.
2.
GASGASGASW W W W
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
SITE
PLAN
2'4'0 8'C1.1
COPYRIGHT 2024
1 SCALE: 1/4" = 1' - 0" @ 22x34 / 1/8" = 1' - 0" @ 11x17
SITE PLAN
4.4.
4.
5.
Project Descriptions
1.) Move Front Door:
The existing front door and storm door are original to the home, but have been moved from their
original location in the mid-century when the home was converted into a duplex. Today the home has
returned to a single-family home, and I would like to move the original door back to its original location
and repair the surrounding siding in like-and-kind wood clapboard siding. The original door would have
been located in line with the porch steps there is a ghost line in the concrete porch floor where the
threshold originally was located. This project will use traditional like-and-kind materials throughout, and
will utilize the existing original door, storm door, trim, and re-purpose as much original siding and other
materials as possible in an effort to return the porch and interior to its original layout.
2.) Remove Side Door and Canopy:
The existing side door on the south side of the home and associated canopy are non-original,
having been added in the mid-century when the property was converted into a duplex. This proposal is to
remove the door and canopy above in order to return the stairs on the interior to their original layout. The
door will be replaced with a salvaged historic wood windows to match small six lite window immediately
to right of current door. These two windows will be paired using trim to match small six light paired
windows at center of second floor on front façade of the house (Picture A), which is believed to have been
the original configuration of this area. The siding and trim will be patched using salvaged wood clapboard
siding to match adjacent in profile, size, and texture. The existing security light above the door will be
removed as well.
B
3.) Remove Back Porch Handrail:
The back porch was re-constructed sometime in the past ten years, and has contemporary
synthetic wood handrails which are not historically appropriate or accurate and have begun to sag. This
section applies to remove these handrails in their entirety and not replace them. The porch floor is less
than thirty inches above grade which negates a building code conflict. Additionally, I propose adding a
new handrail to the south side of the porch where to provide a barrier to an existing bilco door adjacent.
This new handrail will be made of simple profile salvaged wood materials to match the character of the
house.
4.) Install New Gutters:
Presently there are no gutters on the house, but there are round downspouts (to remain). I propose
to install new 6” half round Kynar coated Dark Bronze color aluminum gutters with leaf guards to the
main house, and similar 5” without the leaf guards to both porches. This proposal will re-use the existing
original round downspouts. This process will include maintenance and any necessary repairs/replacement
of the wood fascia at the eave which will be done in like-and-kind materials to match the originals –
likely rot resistant cedar of a matching profile, texture, and dimension.
5.) New Garage Roof:
The existing garage roof is well beyond its useful life and is no longer water tight. This proposal
is to remove the existing 3-tab asphalt roofing and underlayment’s down to the wooden roof deck, repair
the deck as needed using like-and-kind materials, with new ice and water shield and felt paper
underlayment’s with new architectural asphalt shingles to match main house. Existing half round gutters
will be retained and refurbished, with new round downspouts to match added at each corner.
ADDITIONAL PHOTOS OF THE PROPERTY: