HomeMy WebLinkAboutStandards and GuidelinesCity of South Bend
and St. JoSeph County
HISTORIC PRESERVATION COMMISSION
Standards and Guidelines
Version 4 – Edited 11/06/2025 Adopted 06/20/2023 Districts
Adopted 08/21/2023 Local Landmarks
Table of Contents Click subject to jump to page
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3
FAQ’s . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4
How does the process work? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5
Residential Standards . . . . . . . . . . . . . . . . . . . . . . . . . . .7
Accessibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7
Chimneys . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8
Doors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10
Fencing and Retaining Walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12
Foundations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14
Paint and Coatings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16
Porches . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17
Roof, Gutters/Downspouts, Soffits . . . . . . . . . . . . . . . . . . . . . . . .19
Site Projects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22
Solar Panels, Wind Turbines,
Satellite Dishes/Communications . . . . . . . . . . . . . . . . . . . . . .25
Walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26
Windows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .29
New Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .33
Additions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36
Demolition and Deconstruction . . . . . . . . . . . . . . . . . . . . . . . . . .38
Moving a Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .39
Commercial Standards . . . . . . . . . . . . . . . . . . . . . . . .40
Accessibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40
Awnings, Canopies, Marquees and Lighting . . . . . . . . . . . . . . . .41
Cornices and Parapets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43
Doors and Entrances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .44
Fences and Retaining Walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46
Loading Docks, Dumpsters and Service Areas . . . . . . . . . . . . . .48
Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .49
Roofs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .50
Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .51
Murals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .54
Sites—Parking, Hard Surfaces, Parking Garages,
Geothermal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .55
Solar Panels, Wind Turbines,
Satellite Dishes/Communications . . . . . . . . . . . . . . . . . . . . . .56
Storefronts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .57
Walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .59
Windows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .61
New Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .64
Additions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .67
Demolition and Deconstruction . . . . . . . . . . . . . . . . . . . . . . . . . .68
Moving a Building . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .69
For More Information . . . . . . . . . . . . . . . . . . . . . . . .70
About the Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .70
What Design Period is My Building? . . . . . . . . . . . . . . . . . . . . . . .73
Planning a Project . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .74
Should I Hire a Contractor? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .75
Financial Incentives For Historic Building Owners . . . . . . . . . . . .77
Accessibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .79
Awnings, Canopies, Marquees and Lighting . . . . . . . . . . . . . . . .80
Chimneys . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .81
Cornices and Parapets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .82
Doors and Entrances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .83
Fences and Retaining Walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .84
Foundations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .85
Sites, Garages, Landscaping, Sidewalks, Paths . . . . . . . . . . . . . .86
Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .87
New Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .88
Paint . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .89
Parking Lots and Parking Decks . . . . . . . . . . . . . . . . . . . . . . . . . .94
Porches, Decks and Stoops . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .95
Roofs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .96
Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .98
Facades and Storefronts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .99
Masonry . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .102
Wood Siding and Trim . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .106
Windows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .107
Hazardous Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .110
Energy Efficiency and Historic Buildings . . . . . . . . . . . . . . . . . . .114
Sustainability and Historic Preservation . . . . . . . . . . . . . . . . . . .117
General Information . . . . . . . . . . . . . . . . . . . . . . . . .120
Safety and Building Codes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .120
Emergency Response Provisions . . . . . . . . . . . . . . . . . . . . . . . . .120
Minimum Maintenance Standards . . . . . . . . . . . . . . . . . . . . . . .121
Enforcement Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .121
District Addenda . . . . . . . . . . . . . . . . . . . . . . . . . . . .122
West North Shore Local Historic District . . . . . . . . . . . . . . . . . .123
Edgewater Place Local Historic District . . . . . . . . . . . . . . . . . . . .128
Lincoln Way East Local Historic District . . . . . . . . . . . . . . . . . . .132
Riverside Drive Local Historic District . . . . . . . . . . . . . . . . . . . . .136
East Wayne Street Local Historic District . . . . . . . . . . . . . . . . . .140
River Bend Local Historic District . . . . . . . . . . . . . . . . . . . . . . . . .144
North St . Joseph Street Local Historic District . . . . . . . . . . . . . .148
Taylor’s Field Local Historic District . . . . . . . . . . . . . . . . . . . . . . .152
Chapin Park Local Historic District . . . . . . . . . . . . . . . . . . . . . . .156
Leeper Park Local Historic District . . . . . . . . . . . . . . . . . . . . . . . .160
City of South Bend and St. Joseph County Historic Preservation Guidelines 3
Introduction
What are the standards all about and how are they used?
The Historic Preservation Commission of South Bend and St . Joseph County has adopted the following Guidelines after consulting with property owners, city officials, and others interested in preserving South Bend and St . Joseph County’s legacy buildings . Each generation is entrusted with the historical, cultural, architectural, archaeological, social, and economic heritage of South Bend and St . Joseph County . The Standards aim to help in this task by offering a vision for preserving the historic buildings and neighborhood by identifying features that imbue their character .
These Standards provide direction for property owners proposing exterior repairs,
rehabilitation, alterations, and additions to existing buildings and for the design of new
structures within the districts, moving buildings and in rare instances demolitions . They
are written broadly to allow a range of best practice approaches to a variety of projects .
The Commission and the staff use the Standards when reviewing a proposed project. Each section provides recommendations and includes a list of approaches generally not approved by the Commission .
For a deeper dive, linked sections in the text will take you to additional information on each
topic. Here you will find in-depth guidance about the project you are considering, examples
useful in developing a project, and information about the historic aspects of your building .
Help is always available if you would like feedback about your project, have questions, or want ideas about how to accomplish a project you envision . Reach out to the Commission:
Email: hpcsbsjc@southbendin .gov
Phone: 574-235-9371
Mail: 215 S. Dr. Martin Luther King Jr. Blvd. Suite 400 South Bend, Indiana 46601
Introduction
Return to the Table of Contents
Navigating The Guidelines
Click on any blue underlined text to jump to a linked section .
Want to know what types of projects are recommended? Look in the Project Guidelines Section.
Want more “how to” or background information? Look in the For More Information Section.
City of South Bend and St. Joseph County Historic Preservation Guidelines 4
Introduction: FAQ’s
How are the Standards applied?
The Commission recognizes some buildings, individually or within a district, carry great architectural or historic importance and have been little altered over time . Others feature more commonplace design or many alterations . Taken together, this variety creates the building’s and district’s special character .
Consequently, the Standards provide a range of options and their application . They have been developed based on best practices promoted by the National Park Service, the state historic preservation office, and historic districts commissions nationwide.
How are buildings within the district rated?
The Commission, as required by state law, has adopted a ratings structure for the district’s buildings . These ratings guide decisions about proposed changes to those buildings over time, allowing the greatest flexibility while preserving the characteristics of those buildings and the district overall that make it the special place it is today .
Each property within a district falls into one of five classes, identified in greater detail here . The level of review and latitude for alternative
construction materials, additions, etc., is based on the building’s significance and level of change over time, called integrity.
The Commission considers integrity when reviewing proposed changes to a building, ranging from those rated most architecturally significant, or “outstanding” rated buildings, to the least significant, or “non-contributing”. The Commission is more conservative in allowing changes to outstanding-rated buildings, offering more latitude for non-contributing properties.
What is the general philosophical framework for the Standards?
Projects should retain and repair the parts of their building that give it its look and architectural design rather than replace them wholesale . Original materials are important, conveying the age of the building and its connection to the past . And, often, such materials are of a better quality than modern replacements .
If a part of a building cannot be repaired, then it should be replaced with a matching material of the same type and design, if possible .
Sometimes new materials can be substituted but need to imitate the original .
Parts of historic buildings that are completely missing can be reconstructed or restored using photographs or designs from buildings of a similar age .
New construction of entire buildings or additions to historic buildings should be designed to be compatible with the overall district and/or
the building to which it is added . Read more about new construction and additions here .
How do other city codes, zoning or permits relate to the Standards?
The Standards address only the elements of the site and building that are related to its historic design or construction . Other city building codes, zoning, and permits may also need to be followed .
For more information about city building codes, zoning or permits go here or contact:
Phone: 574-235-9371
Mail: 215 S. Dr. Martin Luther King Jr. Blvd. Suite 400 South Bend, Indiana 46601
FAQ’s
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 5
Introduction: How does the process work?
When do I need a Certificate of Appropriateness (COA) from the Commission?
A COA is required for changes to any part of the building and site . Routine maintenance does not require a COA .
How much does it cost?
General repair and maintenance – no fee
COA – $20
Retroactive COA – $20 – see here for further details about retroactive COAs .
Payments can be made over the phone at: 574-235-9371
Do I have to have a contractor selected before applying?
No . The best practice is to have a proposed project approved prior to finalizing, signing, and paying a deposit to a contractor. Sometimes the project may change during the review process .
Apply for a Certificate of Appropriateness (COA).
Complete a COA application and email, mail, or drop off the completed application with required information and payment .
Email: hpcsbsjc@southbendin .gov
Phone: 574-235-9371
Download: Application
Mail: 215 S. Dr. Martin Luther King Jr. Blvd. Suite 400 South Bend, IN 46601
What information is required for a COA Application?
The Commission has a simple form to assist property owners in outlining their project and for the Commission members and staff to have enough information to complete a review. General information about the location and ownership of the property, contractor information, description of the work proposed, specifications of work and materials proposed, a site plan or other drawings and photographs are all required . Find an application with checklist here .
What is the deadline for a COA Application?
Two (2) weeks prior to the regular Commission meeting date, by end of business day .
A list of meeting dates and deadlines can be found here .
What happens after I apply?
If you have not already met with a staff person, you will probably be contacted to answer any questions they may have and to schedule a site visit. Staff will prepare a report to the Commission detailing your proposed project, how it does/does not conform to the Standards . Your application will be part of the next Commission meeting agenda, where the Commission will review the staff report with your application and any supporting documents, photos, etc . There will be opportunity for you to speak about your project and answer questions the Commission may have before they vote to approve (or deny). A decision is made at the meeting .
What projects can be approved by staff and what projects must go to the full Commission?
The Commission has approved a wide range of projects that can be approved administratively by the staff. This process was created to assist owners by keeping approval time to a minimum while meeting the legal responsibilities held by the Commission . If a project follows the Standards for the proposed project, staff may approve the project and you do not have to wait for a full Commission meeting .
Throughout the Standards, examples of projects that may be
administratively approved have been noted . Any projects that do
not fall within the administrative approval overview must go to the
Commission for their review for approval .
Regular maintenance and repair projects where the same material and design are being installed as part of the repair require a COA but can usually be approved by staff within 24 hours of receiving a complete application .
How does the process work?
Do I need other building permits or variances?
A COA is needed before the building department will
issue a permit . However, a COA approval and these
guidelines relate only to the historic elements of the District, site, and building . Other city building codes may also need to be followed . Find out information about other city codes here . Or contact: 574-235-9371
City of South Bend and St. Joseph County Historic Preservation Guidelines 6
Introduction: How does the process work?
When/where does the full Commission meet?
The Commission meets on the third Monday of each month . Meetings begin at 6:00 p .m . in the Council Chambers on the 4th Floor of the County–City Building, unless otherwise noted .
Will I be notified and how does the Commission let me know about the meeting and decision?
A copy of the agenda, including your COA application, along with the time and place of the meeting will be emailed to you . If you prefer, a paper copy can be mailed to you, upon request .
Do I have to attend the meeting? Can I send someone else? Can I call in? Who can comment?
It is important that you and/or your representative attend the meeting to answer questions . COA applications can be denied for lack of information or representation . Telephone participation is generally not allowed. The public is also offered an opportunity to comment in support or against your project during the meeting .
Retroactive COAs—I already did the work but did not get approval now what?
Applications for the approval of work already completed, known as retroactive applications, can be heard by the Commission . As the Commission does not favorably consider retroactive applications, an additional fee may be charged .
Who makes up the Commission that reviews the projects?
The Commission is a group of 9 community members, appointed by the legislative and executive branches of South Bend and St. Joseph County governments, two (2) by the County Commissioners, two (2) by the South Bend Common Council, two (2) by the County Council, and two (2) by the Mayor of South Bend . Each body appoints one Democrat and one Republican . The ninth member is the Architectural Historian and is appointed by the Historic Preservation Commission . .
Commission members are all volunteers who have interest and experience working with historic buildings .
My COA was approved—what happens next?
Certificates Of Appropriateness will be filed with the Building Department of South Bend and St . Joseph County when the applicant also is required to obtain a building permit, or other such permit issued by that department . When no building or other permits are required from the Building Department, the Certificate can be mailed or emailed directly to the applicant .
How long is a COA valid? Can it be extended?
One (1) year. Certain circumstances may qualify for extension.
What if I do not agree with a Commission decision?
Owners may appeal the decision of the Commission . In such a situation, the applicant must submit the appeal to 1) the Common Council of the City of South Bend for designated landmarks or properties within historic districts within the city limits, or 2) the St. Joseph County Council for designated landmarks in unincorporated St . Joseph County .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 7
Residential Standards: Accessibility
General understanding and approach
Access to historic buildings for everyone regardless of ability is an important project goal for all sites . Owners of historic properties making changes for accessibility should comply with the Americans with Disabilities Act of 1990 (ADA) and other accessibility laws, while also preserving the integrity of the character-defining features of their buildings and sites. Special provisions for historic buildings exist in the law that allow some alternatives in meeting the ADA standards . Find out more about Accessibility Standards here .
When an addition is required to allow for accessibility, refer to New Construction and Additions to historic buildings section here .
What is your project?
Adding a ramp
Accessibility projects that involve adding a ramp should:
• Create an accessibility solution that respects character-defining features and spaces of a building and site .
• Materials proposed for the ramp should be complementary to the existing
building—such as using masonry for buildings that are masonry and wood
where the building is wood .
• Ramps should be constructed in a manner that is reversible avoiding removal of historic materials that could not be returned if the ramp is moved or eliminated .
• If access to the front door is not possible due to the building’s historic design or site limitations, the accessible entrance should be equally public .
• New accessible entrances should be visually unobtrusive and complement the building’s design and materials .
Modifying sidewalks and other walkways
• Projects should consider modification of sidewalks by elevating the grade a few inches, where possible, to eliminate a step to provide an accessible entry .
Adding railings to existing stairs
Projects that propose to add new railings:
• New handrails should be designed with balusters and handrails that are consistent with the design of the building .
• Materials should be reflective of the building.
• New handrails on existing steps should match existing historic railings on other parts of the building .
The following is not recommended and generally not approved by the Commission:
• Removing a historic porch or stoop to install a ramp .
• Removing and/or replacing historic railings or balustrades with new .
Residential Standards
Accessibility
Administratively Approvable
Minor modification of sidewalks to allow step free access to the frontdoor or other accessible entrance and
development of an accessible site route.
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 8
Residential Standards: Chimneys
General understanding and approach
Chimneys can be distinctive features on historic buildings contributing to its overall character . Preserve historic chimneys and associated ornamental features even if no longer functional .
Read more about the history of chimneys and recommendations for their maintenance here .
What is your project?
Repair an existing chimney and associated decorative parts
• Repair chimneys and their associated decorative parts with the original materials or those
that match the original in color, texture and brick face orientation .
• Mortar strength, color and joint placement should match the original .
Cap a now non-functional chimney
• Capping a non-functional chimney should be done in concrete or limestone.
• Vents and other piping should be terminated before the cap so as not to extend above or be enclosed in a new decorative chimney pot appropriate to the character of the structure .
Removing a secondary or non-character defining chimney
• Secondary or chimneys that are not character defining may be removed and not replaced . Any siding behind that chimney, missing roofing or eave conditions must be repaired as part of the project .
See also Walls here .
Chimneys
Administratively Approvable
Any repairs with materials to match
existing. Capping a non-functional
chimney with a concrete cap in
complimentary color.
Chimneys such as this one on the side this house can be removed if
desired. Decorative ones such as on the roof should be retained.
Administratively Approvable
Removing a chimney that is not part of the architectural look of the building.
City of South Bend and St. Joseph County Historic Preservation Guidelines 9
Residential Standards: Chimneys
Rebuild an existing chimney
When a chimney needs complete reconstruction down to the roof:
• All historic materials not deteriorated beyond repair should be retained .
• Any new materials should match as closely as possible in material, texture, color, and scale original materials .
• Salvage and reuse the historic brick for the outside face and utilize new masonry materials for the interior and flues is acceptable.
• Corbeling or other decorative designs in the existing chimney should be replicated with the reconstruction .
• Mortar joint color and detailing should match the original .
• Decorative chimney pots or historic flue extensions should be retained and reinstalled.
• The reconstructed chimney can be capped with a concrete or limestone cap in a color complimenting the brick or other masonry
composing the chimney .
The following is not recommended and generally not approved by the Commission:
• Removal of a distinctive chimney .
• Covering with a stucco or other similar coating that obscures the brick .
• Adding non-historic elements or oversized fixtures.
Return to the Table of Contents
Administratively Approvable
Rebuilding a chimney and its associ-ated decorative features with salvaged original bricks or new bricks matching
the original, re-laid to match original.
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 time frame 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 12
Residential Standards: Fencing and Retaining Walls
General understanding and approach
Fences in front yards should be no taller than three feet and comprised of an open design as approved by the Commission . Traditional materials such as wood or wrought iron are encouraged . Fences in rear yards beyond the back wall of a building should be no taller than six feet and have the finished face installed towards the adjacent property. Rear yard fences should be constructed of wood. For more on fences click here .
Historic walls are considered character defining features and help to establish a sense of visual continuity and should be preserved. Where new retaining walls are installed, they should complement the traditional retaining walls in the district or building to which they are associ-ated . For more information about fences go here .
What is your project?
Repair an existing fence
• Existing historic fences should be repaired using the same materials and designs as the existing fence .
• Existing chain link fences requiring less than 20% repair can be repaired with matching materials
and design .
• Chain link fencing requiring more than 20% replacement should be replaced with a new fence of a design approved by the Commission.
Replace an existing fence
• Existing historic fences should be repaired rather than replaced .
• If an existing historic fence is beyond repair, defined as more than 50% needing replacement,
then a new fence should either match the historic fence in design, material and installation .
Install a new fence where no fence exists
• New front yard fences should only be installed if front yard fences are a prevalent part of the district’s other property’s front yards .
• New front yard fences should be no more than 36 inches tall and be at least 50% open visually.
• The front yard fence should extend down the side yard to at least the front wall of the house .
• Rear and side yard fences should start no further forward on the site than the front wall of the house, no taller than six feet, and may be solid in construction .
• New rear and side yard fences should be constructed of wood .
Install a landscaping screen
• Planting windbreaks or hedgerows to function as privacy “fences” alone or in front of a true fence may be considered, where adequate historic documentation exists, or where screening of less appropriate site amenities may be required .
Fencing and Retaining Walls
Administratively Approvable
Repair of an existing fence
with the same materials and
design as existing.
Administratively Approvable
Replacement of an existing fence with one that matches the original.
City of South Bend and St. Joseph County Historic Preservation Guidelines 13
Residential Standards: Fencing and Retaining Walls
Repair an existing retaining or garden wall
• Historic retaining walls should be repaired with the same materials from which they are constructed including the replication of details that give it its character .
• Repointing should be done when necessary, using a mortar mix that is like that used historically and applied in a joint design that matches the original .
Install a new retaining or garden wall
• Preserve distinctive grading features of a site avoiding grade changes greater than 12”.
• Any grade changes need to take into consideration impact to adjacent sites and the overall character of the district .
• New walls should be compatible with the character of the property and district .
• New walls should be constructed out of materials that match the house or building .
• Walls should be no taller than four feet and include a masonry cap .
• A retaining wall that defines the sidewalk edge or is used in the front yard, should be no taller than thirty-six inches.
The following is not recommended and generally not approved by the Commission:
• Unfinished concrete, concrete block or interlocking brick retaining or garden walls.
• Chain-link, barbed wire, or vinyl fencing.
• Horizontal board fencing .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 14
Residential Standards: Foundations
General understanding and approach
Foundations support a building with materials that contribute to the architectural look . The original foundation materials should be maintained to keep out water and repaired with methods and materials like the original .
Read more about historic foundation materials, repair recommendations and foundation construction here .
What is your project?
Repair a foundation or masonry porch pier
• Foundations should be repaired by reusing the original materials or with new materials to match the original damaged pieces. Re-pointing should be done with a mortar that is of similar strength and patterning as the original .
• Repair of mortar joints should replicate the original rake (look), depth and color as the original.
• Correction of leaning masonry porch piers that are otherwise sound should be considered for mud-jacking or other similar correction measures rather than demolition and reconstruction .
Remove an original element such as a coal chute, basement windows or exterior entrances
• Original basement windows should be retained and repaired .
• Security measures should be installed on the interior of the basement opening leaving the original windows in place .
• Glass block infill can be considered when the existing basement windows and coal chutes are
beyond repair or security is a paramount concern. Glass block infill should be set back to the
same depth as the original and be screened with landscaping .
Replace an entirely failed foundation
• Replacement of a failed foundation should be done in a manner that preserves the look of the
original building proportions including height from grade to sill .
• The new foundation should match the original in materials, texture, color, and mortar joint details .
• The material of the foundation below grade should be of quality materials to ensure the
stability of the house but do not need to match the original .
• The original grade should be maintained while facilitating adequate drainage away from the structure .
Foundations
Administratively Approvable
Replacement of a foundation
matching the original in all as-
pects outlined in the Standards.
Administratively Approvable
Installing security measures on
the inside of the basement leaving
the original elements installed.
Administratively Approvable
Repair with salvaged materials from the existing foundation or with new materials and mortar to match in color, texture, and detailing as well as mud jacking of porch piers.
City of South Bend and St. Joseph County Historic Preservation Guidelines 15
Residential Standards: Foundations
Add a new egress window or basement entrance
• New egress windows or basement entrances should be installed on rear of the building .
• Egress windows should be screened with landscaping to the extent allowable by code .
• New basement entrances should be installed on the rear of the building or side if necessary .
• Side basement entrances should be screened with landscaping to the extent allowable by code .
The following is not recommended and generally not approved by the Commission:
• Egress windows on the front of a house .
• Covering historic foundation materials with a stucco or other type of similar coating .
• Painting brick foundations .
• Covering the traditionally exposed foundation with new earth and landscaping .
• Glass block to fill windows or other foundation elements on public street view facades.
Return to the Table of Contents
Commission approval does not include review of the structural soundness of the proposed new egress window or any other code requirements that may be required . The structural advisability of a proposed new egress window or door should be per-formed by a qualified engineer or architect.
Administratively Approvable
Egress windows or entrance on
the rear or non-public side.
City of South Bend and St. Joseph County Historic Preservation Guidelines 16
Residential Standards: Paint & Coatings
General understanding and approach
Paint is one of the most common ways to protect the exterior surfaces of historic buildings, as well as accentuate the architectural details and appearance of the building . Although paint colors are temporary and generally reversible, they are also quite visible and should be selected wisely .
Colors should be suited to the age of the building, its style, and the District . Generally, a paint color scheme is broken down into the various parts of the building, including siding, trim, decorative details, and window sashes .
Read more about best practices for a lasting paint job and historic paint schemes here . Read more about lead safe work practices and the EPA’s RRP rule here .
What is your project?
Repaint a building
• Exterior paint schemes should reflect the period of the building .
• Paint schemes should include
different color for the walls,
trim and windows—with
windows being darkest in color
such as black, dark green, deep
red or navy .
The following is not recommended by the Commission:
• Painting brick walls that have not previously been painted .
• Spray on vinyl or other “permanent” coatings .
• Single-color for walls, trim, and windows.
• Exceptionally bright or high-contrast paint schemes.
• High gloss paint finish.
• Murals on residential designed buildings .
Paint and Coatings
Lead Paint
Historic buildings may have lead paint—refer to the section on lead paint here to understand lead safe work practices .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 17
Residential Standards: Porches
Porches
General understanding and approach
Porches are often the most visible feature of a historic house and play an important role in the appearance of the house and surrounding neighborhood . Historic porches should be retained, maintained, and if needed, repaired .
In these Standards, “porch” refers to all the various parts of the porch including the roof, columns and posts, balustrades, steps, and decorative details . Find out more about porches and recommendations for their maintenance here .
What is your project?
Rebuild an existing porch
When a porch is so deteriorated that it cannot be
repaired, defined as over 50% needing replacement:
• Use remaining elements of the porch as a guide to rebuild .
• If new alternate materials are proposed, then the
new components must match dimensions, profiles,
detailing and finish of the historic component.
Repair an existing porch and associated decorative details
• Repair damaged portions of the porch and
associated details in place .
• Replace only missing or deteriorated parts to match the original in design, materials, scale, and placement .
Build a new porch where one no longer exists.
• Determine design based on historic photographs or by looking at similar houses in the neighborhood .
• Consider size, shape, scale, materials, massing, and color .
• Use materials that were available when the original porch was constructed .
• If new alternate materials are proposed, then the new components must match dimensions, profiles, detailing and finish of the historic component.
• If a design cannot be duplicated, create a simplified design compatible with the building, using stock lumber and moldings .
Administratively Approvable
Any repairs with materials and design to match existing.
Administratively Approvable
Porch rebuilt using approved
materials to exactly match
existing historic porch.
City of South Bend and St. Joseph County Historic Preservation Guidelines 18
Residential Standards: Porches
Enclose an existing porch
• Porches on the front of the house should not be enclosed .
• Screening with narrow wood-framed screening or clear glass may be acceptable.
• Screens or glass should be set back from porch columns and balustrade, so the porch still appears as a porch, not as an enclosed room .
Install lighting or ceiling fans
• Decorative lights should be a design that suits the building, limited in number, and located near the front door .
• General lighting and security cameras should be sized and located to be as unnoticeable as possible .
• Ceiling fan style should complement the building and should not have lights attached .
The following is not recommended and generally not approved by the Commission:
• Replacing balusters with contemporary deck railing panels .
• Replacing original porch details with materials from an earlier or later period of construction .
• Installation of a modern, pressure-treated deck on the front of the house.
• Pergolas over the front entrance .
• Replacing steps with a different material, such as replacing wood steps with brick.
• Vinyl lattice used as porch apron to screen the area underneath the porch .
Return to the Table of Contents
Administratively Approvable
Porch rebuilt using approved
materials to exactly match a
documented historic porch.
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?
Re-roof 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 22
Residential Standards: Site Projects
General understandings and approach
Landscaping is an evolving part of a historic district with the focus for preservation on mature and long-lived landscaping that gives the district its primary character .
Remove mature trees and plantings only if they are diseased, dead, or pose a risk to people or buildings . New landscaping and construction projects should be planned and executed to protect mature landscaping during construction .
The area surrounding a historic building and contained within an individual parcel of land is considered the building site . The site, including all associated historic features, contributes to the overall integrity of the property, and should be preserved . The relationship between the building and contributing features within the site’s boundaries should be considered when designing improvements . Traditional plans that include front yard grass with defined planting beds is encouraged.
Rear and alley access drives and parking areas are recommended . The insertion of new curb cuts and parking—both garages and driveways—should be kept to a minimum . Preservation and replication of any of the historic materials used in sidewalks, walkways, steps, and curbs is preferred . Substitute materials may be considered when other alternatives are not feasible .
If you want to construct a new garage, then refer to the Standards on new construction here .
Read more about traditional plants, history of landscaping (including driveways and sidewalks) in the district and recommendations for plantings, and landscape design and maintenance here .
See also section on fences here .
What is your project?
Plant annuals or add mulch to existing beds
No review is required for the planting of annuals or short-lived landscaping such as bulk mulch.
Remove a tree(s)
• Mature or long-lived trees like oak, maple, pine, walnut, ash, should be retained and removed only when diseased, dead, or causing potential harm to people or buildings .
• Trees approved for removal shall be done so in compliance with City ordinances governed by
the City Forester . More information is available here .
Install a new landscaping plan
• When developing a new landscaping plan for a site, mature trees and perennials should be preserved and incorporated into the new plan .
Install outdoor lighting
• New exterior lighting should be installed to accent architectural features, primary facades or provide necessary security .
• Light heads should be screened with low landscaping plantings to hide the fixtures.
• Side and top shields should be included to limit the light from spilling onto adjacent properties .
Site Projects
Garages, Landscaping, Parking Areas, Decks, Driveways, Sidewalks, and Paths
Administratively Approvable
Removal of a hazardous mature
tree, as deemed by an arborist or
qualified forestry professional.
Administratively Approvable
Plans that preserve the mature landscaping while adding in a new cohesive plan that
compliments the historic building
and site.
City of South Bend and St. Joseph County Historic Preservation Guidelines 23
Residential Standards: Site Projects
Modify a garage for modern vehicle access
• Modifying alley facing auto garage door openings to accommodate newer vehicles is encouraged over demolition and new construction acceptable within the district .
• Enlarging alley facing auto garage doors for a standard modern vehicle width or relocating garage doors to a non-street facing orientation should be allowed .
• Removal of historic garage doors is allowed on non-street facing garage entrances.
• New overhead doors should reflect the period of design of the house or era of garage.
• Wood doors or wood clad aluminum doors are preferred . Aluminum doors without wood cladding may be installed if approved by the Commission .
Install a new parking area, driveway, sidewalk, or path
• New parking areas should be confined to the rear yard of the building.
• Where driveways from the front exist throughout the district, a new driveway from the front should be designed in a similar manner as exists throughout the district .
• Where historically front driveways were not constructed in the district, new driveways should be limited to rear access .
• The use of permeable paving materials is encouraged for driveways .
• New sidewalks should be designed and installed like those found throughout the district .
• Secondary paths on the site should be installed within side and rear yards .
Repair a gazebo or other secondary structure on the site
• Historic secondary structures should be retained and preserved including their placement on
the site in relation to the main house .
• Repair and reconstruction of secondary buildings should follow guidance for the specific aspect of the building as would be followed for the main structure—
Go to Walls Go to Roofs Go to Windows Go to Doors
Administratively Approvable
Repair to match existing per
the guidelines as outlined in
respective section.
City of South Bend and St. Joseph County Historic Preservation Guidelines 24
Residential Standards: Site Projects
Construct a new deck
• Decks should be installed only on the rear of the house .
• Decks and associated parts like stairs, balusters and benches should be constructed of wood or composite materials and painted to blend with the house .
• Existing driveways, sidewalks or paths should be repaired in the same materials, width and detailing as exists at the time of repair . If physical or photographic evidence suggest an alternate finish, size, or placement then the recreating of the historic construction should be considered .
Curbs, steps, and street gutters
• Maintain historic curbs, steps, and street gutters .
• When replacement is necessary, use materials that are the same as the original materials .
• Where limestone exists but its replacement is infeasible, concrete colored and finished to resemble the original is an
acceptable alternative .
Install a geothermal system
• Installation of a geothermal system should be installed with the least amount of disruption to the site as possible .
• Landscaping should be reinstalled in disturbed areas including screening for any visible equipment .
• Mechanical equipment should be designed, sized, and located to minimize their effect on the character of a historic building and placed
in locations that avoid obscuring the building or significant site features.
The following is not recommended and generally not approved by the Commission:
• Plantings and trellises that attach to the building such as climbing vines .
• Stone, lava rock or other similar hard scape for planting beds .
• “Broom finish” concrete.
• Asphalt .
• Parking areas in the front and side yards unless found throughout the district historically .
• Semi-circular drives where none previously existed or are found in the district.
• Loose stone driveways or sidewalks .
• Decks in front or side yards .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 25
Residential Standards: Solar Panels, Wind Turbines, Satellite Dishes/Communications
General understanding and approach
Accommodating alternative energy projects within the district is an important goal . Their integration into a historic structure or site should maintain the building and district’s look and feel considering the historic integrity of the site and building . Mounting and installation should be done in a manner that is reversible without harm to the historic building .
To plan energy efficiency improvements, check out a suggested guide for the evaluation of all energy-generating technologies along with the importance of first utilizing strategies to reduce energy consumption prior to undertaking an energy generation project here .
See also section on Sites here .
What is your project?
Install solar panels, wind turbines or satellite dish (equipment)
• Equipment should be installed in a manner that is
reversible without harm to historic materials and
in locations shielded from public view .
• Equipment should be placed on the ground in the rear of the property and designed, sized, and located in locations that avoid obscuring the building or significant site features.
• Installation of equipment on a roof is a last resort if no suitable ground locations are possible .
• Equipment proposed for a roof installation shall be mounted on roofs not facing or visible from a public street and installed as flush to the roof surface as possible .
• Equipment shall not extend above the ridge line .
• Equipment shall be placed on secondary roofs or rear wings and mounted to the rear of the roof and not towards the edge .
• Exposed hardware, frames and piping should have a matte finish, and be consistent with the color scheme of the primary structure .
• Exterior electrical and telephone cables should not be attached to the street elevations of the buildings .
Return to the Table of Contents
Solar Panels, Wind Turbines, Satellite Dishes/Communications
Administratively Approvable
Installation of equipment on accessory buildings, or secondary roofs or rear wings not visible to the public from a public street.
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, terracotta, stucco:
• Salvage and reuse original masonry for repair .
• Repairs should be done with materials and designs that match the original look . Brick and terracotta 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 terracotta 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
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 time frame .
• 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
City of South Bend and St. Joseph County Historic Preservation Guidelines 33
Residential Standards: New Construction
General understanding and approach
A new residential building should be compatible with its context and reflect design features found in traditional District residential buildings . This includes building setback, scale and overall height, the number of stories, massing, foundation height, roof form, window and door sizes and placement, and porches .
Building setbacks within a typical residential context reflect a transition from public to private space. This transition begins at the street, which is the most public space, then proceeds through semi-private front yard, and ends at the front door, which is the start of private space . This sequence should be maintained, because it enhances the pedestrian environment and contributes to the character of a residential District .
The massing of a new building should fit within existing patterns but need not directly copy them. Variables in massing include varied
heights, articulated masses, and entryways. Building massing should continue to provide a variety of pedestrian-friendly scales and
visually appealing forms . Buildings should not be monolithic in scale or greatly contrast with the existing scale of the area .
To achieve a sense of human scale with new development, it is important to focus design on aspects most directly experienced by pedestrians, such as the scale of buildings and architectural details at the street level . For example, providing a front porch in a residential setting creates a human scale . These features should be respected in new construction .
In most Districts, a similarity of building and roof form also contributes to a sense of visual continuity . To maintain this characteristic,
a new building should have basic building and roof forms like those seen in the District .
Most residential buildings have similar amounts of glass, resulting in a relatively uniform solid-to-void (window to wall) ratio. The amount of façade devoted to the wall surface on a new building as compared to that developed as openings, should be like that of other buildings within the District . A new residential building should appear to be clearly connected to the street .
Building materials for new structures and additions to existing buildings should contribute to the visual continuity of the district and
appear like those seen traditionally . Read more about new construction and additions here .
The Standards
Setbacks And Site Parameters
• Design characteristics of typical existing buildings help define rhythms that may contribute to the character of a neighborhood. Specific features that should be used in defining physical context include building age, style, design character, materials, the relationship of openings to solid wall areas, building use, roof lines, eaves, location of entries, and the placement of accessory structures .
• Reflect the traditional setbacks seen within the block. Place the façade of the building at the property line. This should only vary in special
circumstances, such as local precedence with treatments for large public buildings and places of worship .
Massing And Scale
• Maintain the average perceived size of buildings at the sidewalk .
• Façade heights of new buildings should fall within the established range along the block and respect traditional proportions of height to width. Floor-to-floor heights should appear like those of traditional buildings in the area.
• Traditional spacing patterns created by the repetition of uniform building widths along streets should be maintained . New façade
widths should reflect the established range of the building widths seen along the block. Reference historic examples for double and triple
lot buildings .
• Where a building must exceed this width, use a change in design features to suggest the traditional building widths . Changes in façade material, window design, façade height or decorative details are techniques that may be considered . These variations should be expressed through the structure, so the composition is a collection of smaller buildings .
New Construction
City of South Bend and St. Joseph County Historic Preservation Guidelines 34
Residential Standards: New Construction
• Position taller portions of a structure away from neighboring buildings of lower scale .
• Where permitted by zoning, taller structures should be located to minimize looming effects and shading of lower-scaled neighbors. Taller
buildings should step down towards lower-scaled neighbors, including adjacent historic properties and Districts.
• Establish a sense of human scale in building designs . Use vertical and horizontal articulation to break up large facades . Incorporate changes in color, texture and materials in building designs to help define human scale. Use architectural details that create visual interest and convey a three-dimensional façade. Use materials which help to convey scale through their proportions, detailing and form. Size and locate signs to engage pedestrians and help define building entries.
• Roof forms should be like those historically found in the District .
• Use a ratio of solid-to-void (wall-to window) that is like that found on traditional commercial structures. Large surfaces of glass beyond the storefront are not recommended .
Architectural Character
• Design a new building to reflect its time, while respecting key features of its context. Use contemporary interpretations of historic architectural building types when designing a new building .
• Open porches on the main façade area are a primary design requirement .
• Contemporary interpretations of traditional designs and details should be considered .
• Special features which may be used in defining physical character: building height, building form, roof form, variations in wall planes, and
the relationship of building floor area to lot size.
• Use similar window and door proportions to those seen traditionally . Upper story windows with a vertical emphasis are encouraged . A general rule is that the height of the window should be twice the dimension of the width . If a larger window is needed, combine sets of vertically proportioned windows .
• Maintain the general alignment of horizontal features on a building front . Typical elements that align include window mouldings,
tops of display windows, cornices, copings, and parapets at the tops of buildings . When large buildings are designed to appear as
several buildings, there should be some slight variation in alignments between the horizontal façade elements .
• Maintain the traditional spacing patterns created by upper story windows . Maintain the historic proportions of windows . Window headers and sills on new buildings should maintain the traditional placement relative to cornices and belt courses .
Materials
• Use masonry that appears similar in character to that seen historically . Brick should have a modular dimension like that used traditionally . Brick larger than the nominal 2-3/8” x 8” is discouraged. Brick should also appear structural in its application as load bearing and should be detailed accordingly .
• Stone, like that used traditionally, is also appropriate .
• Alternative materials should appear similar in scale, proportion, texture, and finish to those used traditionally for that building type.
• Use high quality, durable materials proven to be durable in the local climate .
• Façade materials should maintain an intended finish over time or acquire a patina which is understood to be an outcome of normal interaction with the elements .
• Materials used on an addition to an existing structure shall relate to the existing or original materials of that structure . As much of the original structure as possible shall be retained so that the addition could be removed without damage to the basic structure and appearance of the building .
City of South Bend and St. Joseph County Historic Preservation Guidelines 35
Residential Standards: New Construction
• Use materials that match the historic building in look and detailing .
• Metal or vinyl siding may be used when it is the only feasible alternative . This siding should be compatible with the original size and style
and with the materials of other buildings in the district .
The following is not recommended and generally not approved by the Commission:
Setbacks And Site Parameters
• Demolishing contributing structures in a historic District to make way for new or large-scale construction.
• Locating entire building fronts behind the established set-back line.
Massing And Scale
• Exotic roof forms, such as A-frames and steep shed roofs.
Architectural Character
• Odd window shapes such as octagons, triangles, and diamonds .
• Undersized trim around windows and doors, corners and eaves .
Materials
• Vinyl and synthetic materials .
• Glass blocks should not be used . Concrete block should not be used for anything other than foundations .
• Inappropriate materials such as asbestos, asphalt, molded or artificial stone, or artificial brick shall not be used.
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 36
Residential Standards: Additions
General understanding and approach
When planning an addition to an existing building, consider the effect it will have on the structure .
The Standards are intended to direct design of additions that positively contribute to the original characteristics and style of a building as well as any later, appropriate alterations that occurred over time . Later, inappropriate alterations that are not in line or compliment the original characteristics of the house should not be considered in the design of an addition .
The design should take advantage of existing
site features, the orientation of the property,
and its prevailing wind or solar patterns .
The Standards
Massing
• Design the mass of a new addition to remain compatible but not overpower the primary structure .
• The loss of historically significant features, where they exist, should be avoided.
• An addition should be simple in design to prevent it from competing with the primary façade .
• The addition should be distinguishable from the historic structure upon close inspection, while not drawing contrast as to detract from
the historic structure .
• A new addition should fit within the range of stories, size, and scale, that help define the character of the building and District.
• Generally, the original orientation of a building should not be altered when constructing a new addition . An addition should not turn a secondary façade into a primary façade .
• New additions should be reflective of their own time and not create a false historic look.
Relationship with the Historic Structure
• Place an addition at the rear of a building or set it back from the front to minimize its visual impact . This will allow the original proportions and character to remain prominent .
• An addition should be compatible in scale, materials, and character with the main building .
• Design any addition so that it is subordinate to the original building . Generally, additions should not exceed half of the original building’s total floor area or building footprint.
• Additions shall be attached to secondary or tertiary elevations and should be set back from the front façade, so as not to damage or
obscure character-defining features.
• While a smaller addition is visually preferable, if the addition is to be significantly larger than the original building, one option is to separate it from the primary building, when feasible, and then link it with a smaller connector .
Additions
City of South Bend and St. Joseph County Historic Preservation Guidelines 37
Residential Standards: Additions
• For a larger addition, break up the mass of the addition into smaller modules that relate to the scale of the parts of the historic structure .
• Use materials that are the same as or subordinate to the primary material of the original building .
• Use materials that match the historic building in look and detailing .
• Respect original roof forms when designing an addition . Additions should complement existing forms, not overwhelm them .
• Design any new addition so that the first-floor height is equal to or slightly lower than the original building. The floor-to-floor heights should be equal to or up to ten percent (10%) less than the original building. In no case should the floor heights exceed those of the original building .
• Design additions to have the same relationship of solids (wall surfaces) to voids (window and door openings) as the historic portion.
• Design additions so that there are subtle distinguishing characteristics between the historic portion and the new . This may include simplifying details, changing materials, or slightly altering proportion .
Rooftop Additions
• Vertical additions are encouraged on side or rear roofs to minimize the impacts of additions and preserve rear yards .
• The roof form of a dormer addition should be in character with and subordinate to that of the primary building .
• Repeat the roof lines and slopes, and details found on the primary structure . Typically, gable, hip and shed roofs are appropriate for residential-type building additions. Flat roofs may occasionally be appropriate when no other option is feasible, or on international style structures .
• When constructing a rooftop addition, keep the mass and scale subordinate to the primary building and to the overall roof mass and
should be in scale with those on similar historic structures .
• Dormer additions should not overhang the lower floors of the primary building.
• Rather than oversized dormers or large bump up additions, an addition to the rear of a structure should be considered .
• The ridge of a dormer addition should be below the ridge line of the primary structure .
• A dormer should be similar in character to the primary roof form .
• Use materials that match the historic building in look and detailing .
• The number and size of dormers should not visually overwhelm the scale of the primary structure .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 38
Residential Standards: Demolition and Deconstruction
General understanding and approach
Demolition and deconstruction, herein referred to as demolition, are considered only when fire, winds, flooding, or other natural disasters cause unrepairable extensive damage to a building and/or its structural framework. Demolition is defined as the razing, wrecking or removal by any means of the entire or partial exterior of a structure . Demolition by neglect occurs in the absence of ordinary and routine maintenance, jeopardizing the structural integrity of the building .
Demolition of a contributing building within the historic district is a last resort and approved only in rare circumstances such as when a building has become a hazard to the safety and welfare of the public and repairs are not possible .
When demolition is considered, salvage of character defining features is encouraged along with a plan for the use/development of the site post demolition .
Commission approval is required for all demolition proposals including a situation where a collapse may pose a threat to public safety . In such an emergency the Commission staff should be contacted, and an emergency meeting of the Commission may be called either in person or virtually . Except in extreme situations, before a demolition can proceed, an opinion by a licensed structural engineer familiar with the historic building type must be provided .
What factors are considered by the Commission when reviewing an application for demolition?
• Failed or inadequate foundation .
• Collapsed roof and/or floor supports.
• Wall members, partitions or other vertical supports that split, lean, list or buckle .
• Structural members of ceilings and roofs, or other horizontal elements which sag, split, or buckle .
• Lack of weather protection to the walls, roof, or foundation .
• Despite marketing the property, no one is interested in its rehabilitation—evidence of marketing will be required as part of the COA submission .
• Estimates for the cost of renovation .
• Appraisals for the market value of the building after renovation .
The architectural and historical significance of the building and its relation to the street shall be considered as it fits in with the street and overall district . In instances where the demolition of a historic building is approved by the Commission, owners are encouraged to salvage character defining materials and other reusable items.
Return to the Table of Contents
Demolition and Deconstruction
City of South Bend and St. Joseph County Historic Preservation Guidelines 39
Residential Standards: Moving a Structure
General understanding and approach
On rare occasions where a building is not beyond repair and no alternative exists to incorporate it into a new development, then relocation should be considered .
The first preference is to relocate a building within the same district as it currently exists. If no suitable locations exist within the district, then a site should be selected in another historic area that is of a similar era and allows the positioning of the relocated building on the new site in a way that is similar to its original location . Important considerations include the elevation from street level set back from front and or side streets . Before demolition is approved absent relocation, the applicant shall provide evidence that redevelopment of the existing building or relocation is not feasible .
The following must be submitted by the applicant in support of their effort to identify a party interested in redeveloping the building in
place or its relocation:
• Statement about the reason the building cannot remain in its present location, or cannot be included in a new project, including design and use program constraints .
• Advertisements or other evidence of efforts to inform the public of the availability of the building for either redevelopment or relocation.
• Sites considered as potential new location along with reasons each site was eliminated .
Return to the Table of Contents
Moving a Structure
City of South Bend and St. Joseph County Historic Preservation Guidelines 40
Commercial Standards: Accessibility
General understanding and approach
Access to historic buildings for everyone regardless of ability is an important project goal for all sites . Owners of historic properties should fully comply with the ADA and other accessibility laws, while also preserving the design of their buildings and sites . Special provisions for historic buildings exist in the law that allow some alternatives in meeting the ADA standards . When an elevator addition is required to allow for accessibility, refer to New Construction and
Additions to Historic Buildings section here .
What is your project?
Adding a ramp
• Accessibility projects should create an accessibility solution that respects character-defining features and spaces of a building and site .
• Materials proposed for the ramp should be complimentary to the existing building such as
using masonry ramps for masonry buildings wood ramps for wood clad buildings .
• The ramp should be constructed in a manner that is reversible so that if it were removed the original building materials would still be in place and not damaged .
• If access to the front door is not possible, the project should provide a respectful accessible entrance and route located as close to the principal entrance as possible . The alternate location should be designed so that it blends in and complements the historic buildings design and materials .
Modifying sidewalks and other walkways
• Projects should consider modification of sidewalks by elevating the grade a few inches, where
possible, to eliminate steps to provide an accessible entry .
Adding railings to existing stairs
• New handrails and balusters should be like the historic design of the building including the same materials . For masonry buildings, materials such as aluminum or wrought iron should be used .
The following is not recommended and generally not approved by the Commission:
• Removing a historic porch or stoop to install a ramp .
Return to the Table of Contents
Commercial Standards
Accessibility
Administratively Approvable
Adding handrails to existing steps in designs like historic railings on the building.
Administratively Approvable
Modifications to sidewalks and elevations to eliminate one or two steps into a building without modifying the overall entrance or storefront.
Heads Up
It is likely that other permits or variances are required from the City for projects in this section . For more information go here .
City of South Bend and St. Joseph County Historic Preservation Guidelines 41
Commercial Standards: Awnings, Canopies, Marquees and Lighting
What is the difference?
Awnings, traditionally, are fabric covered sloped light metal frames. They may be operable or fixed.
Canopies are fixed, generally flat, metal structures, attached to the front facade of the building . They are traditionally supported with chains or rods anchored above the primary entrance .
Marquees are generally found on movie theatres or other public venues and are used to advertise coming
attractions or other public announcements .
Get more information about Awnings, Canopies, or Marquees here .
General understanding and approach
Preserve and rehabilitate a historic awning by
replacing deteriorated fabric coverings with new
coverings that match the existing .
Attach canopies between the window display area and the signboard or second floor windowsills; attach below the transom line where historic prism glass is present . The valance should be no lower than seven feet and six inches above the sidewalk at any point .
What is your project?
Replace an historic awning that has deteriorated coverings and/or structure
• Repair damaged frames with similar materials to restore structural integrity and operability .
• Replace deteriorated covering with similar materials or materials that restore the look of
earlier coverings .
• Replace an historic awning, canopy or marquee that cannot be repaired with a new one that matches the original in shape, design and covering .
Add a new awning, canopy, or marquee to replace a previously existing one which has been removed
• A new awning, canopy or marquee proposed to replace a historic one should be designed based on historic images and match to the extent possible the design, shape and coverings evidenced in historic images .
• Projects should utilize physical evidence found on the building such as remnant mounting hardware and holes from previous mounting hardware to guide design and installation .
Awnings, Canopies, Marquees and Lighting
Heads Up
It is likely that other permits or variances are required from the City for projects in this section . For more information go here .
Administratively Approvable
Repair or replacement of an existing but damaged historic awning, canopy, or marquee to match existing.
City of South Bend and St. Joseph County Historic Preservation Guidelines 42
Commercial Standards: Awnings, Canopies, Marquees and Lighting
Add a new awning, canopy or marquee to a façade that has not had one in the past
• A new awning, canopy or marquee proposed for a building where no photographic or physical evidence exists should be designed based on others found in the District or on historic images of the District .
• The new awning, canopy or marquee should match to the extent possible the design, shape and coverings evidenced in the historic image(s).
• New designs should not cover up elements of the building that give it its architectural character .
• The new awning, canopy or marquee’s installation should be specified in such a way as not to require removal or damage to original materials .
Remove and not replace an historic awning, canopy, or marquee
(See also Signage section if new sign is proposed in place of the existing awning, canopy, or marquee).
• Original historic awnings, canopies and marquees should remain .
• If a historic element is deteriorated beyond repair and must be removed with no plans for replacement, the original hardware should be stored on site for future reference or use .
• If storage is infeasible due to space limitations, photographs and measurements should be taken to document the element and provided
for the Commission’s file.
Adding new or upgrading marquee lights
• Marquees with traditional chaser lights can be re-lamped with new LED lights of a similar candle
power as original .
• Back lighting for marquee sign boards should be no more than 750 nits .
Add exterior façade lighting to the building
• Utilize LED Lighting on primary facades to accentuate historic features .
• Exterior lights should be LED and 3000 KV or less.
• Mount lighting in a manner that does not require removal or damage to original materials that give the building its character .
• Utilize the smallest light head available mounted in the most inconspicuous manner possible .
The following is not recommended and generally not approved by the Commission:
• Portable back lit sign boards—converted for permanent installation
• Back lit vinyl traditional design or barrel vault awnings
• Sodium vapor lighting
• Covering over the decorative transom glass above a storefront
• High wattage electronic message boards or signs
Return to the Table of Contents
Administratively Approvable
Repair of historic exterior lighting and removal of non-historic lighting.
Administratively Approvable
Re-lamping existing marquees’ chaser lights and sign board back lights with similar candle LEDs. Repair or restoration of damaged marquee elements with the same or similar material.
Heads Up
It is likely that other permits or variances are required from the City for projects in this section . For more information go here .
City of South Bend and St. Joseph County Historic Preservation Guidelines 43
Commercial Standards: Cornices and Parapets
General Understanding and Approach
Cornices should be repaired with materials like their construction . Missing features should be refashioned and installed using existing elements as a pattern . Maintain cornices and associated parapet caps to preserve the integrity of buildings by shedding moisture away from the building’s parapets and walls . Parapets should not be reduced in height or removed but maintained .
Read more about the history of cornices, typical materials, and construction methods here .
What is your project?
Repair an existing cornice
• Cornices should be repaired to match the existing cornice in
materials, color, details and installation method .
• Missing features should be refashioned and installed using existing elements as a guide, matching material, installation pattern, location, and details .
Install a new cornice where an original cornice has been removed
• Use historic photographs to determine design details of the original cornice .
• Where existing images are not available of the subject building, images from similar age
buildings in the District and designs appropriate to the original age of the building should be
used to develop the new design .
• A new replacement cornice can be constructed of traditional materials such as stone, brick, terracotta, stamped sheet metal, or cast iron .
• New materials such as fiberglass may be utilized if a mock-up demonstrates that the finished cornice will fit in visually with the existing
building materials .
• Parapet walls should remain in place and maintain enough cap to prevent water infiltration.
• Parapet wall caps may be covered in new aluminum so long as the color selected does not add a new visual element to the
cornice or parapet .
The following is not recommended and generally not approved by the Commission:
• Removal of an original cornice with no replacement planned .
• Covering over an original cornice .
Return to the Table of Contents
Cornices and Parapets
Administratively Approvable
Repair of cornices as
recommended.
City of South Bend and St. Joseph County Historic Preservation Guidelines 44
Commercial Standards: Doors and Entrances
General understanding and approach
The character-defining features of a historic door, surround, materials, and placement should be preserved . New doors should be in character with the main facade of the historic building . Historic doors should be repaired . Installing and weather-stripping doors and associated frames is a preferred method to replacement for improving energy efficiency.
Read more about doors and storefronts here .
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 features .
• Historic details that should be preserved through rehabilitation include the door itself, any glass
panes and related lite pattern and location, and hardware .
Replace a deteriorated or damaged historic door
• Doors beyond repair, defined as over 50% of material needing replacement, should be replaced
with a new door matching the existing door in materials, design, details, panel configuration
and installation .
• Historic doors on rear or alley locations can be replaced with alternatives such as metal to provide added security .
Add a new door or entrance
• New entrances and their doors should be added to rear or alley facades .
• New entrances and their doors proposed for the main façade should relate to the overall design of the storefront and front facade .
• The main entrance and door on the front façade should be retained to maintain the original proportions, scale, and detailing of the entrance and associated door .
• When proposing reconstruction or rehabilitation of an altered entrance, the design should be based on physical evidence and/or historic images of the missing element or historic images of similar age buildings from the District .
• New 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 on historic buildings .
Administratively Approvable
Repair of doors with the same
materials, design, details, panel
configuration and installation.
Replacement of an existing door
damaged beyond repair, with a
matching door.
Administratively Approvable
Repair to match a historic door with the same materials. The change in an exterior door swing required by code or fire regulations.
Administratively Approvable
Creating a new entrance on a rear or alley facade.
Doors and Entrances
City of South Bend and St. Joseph County Historic Preservation Guidelines 45
Commercial Standards: Doors and Entrances
Add a vestibule
• Vestibules should be added behind the original entrance door within the corresponding commercial space .
• New vestibules should reflect the design and materials of the original entrance and door.
• Traditional materials that match the historic entrance/door are recommended . New materials may be used if they are similar in look and installation as the historic entrance .
The following is not recommended and generally not approved by the Commission:
• Residential-type doors on commercial storefronts.
• Reduction of the size of the overall opening .
• Complete removal of a primary entrance visible from the public street .
Return to the Table of Contents
Administratively Approvable
Temporary winter vestibules.
Heads Up
It is likely that other permits or
variances are required from the
City for projects in this section .
For more information go here .
City of South Bend and St. Joseph County Historic Preservation Guidelines 46
Commercial Standards: Fences and Retaining Walls
General understanding and approach
Fences in commercial areas are reserved for screening parking, trash, or other service elements. Fences also include those that define an outside dining area in front or side of the building on the sidewalk .
Traditional materials such as wood or wrought iron are encouraged . Fences in the rear of a site should be no taller than six feet and have the finished face installed towards the neighboring property.
Historic walls and decorative piers are considered character-defining features which help to establish a sense of visual continuity and should be preserved . Where new retaining walls are installed, they should complement the traditional retaining walls in the District and building to which they are associated .
What is your project?
Fencing Projects
Repair an existing fence
• Historic fences should be repaired using the same materials and designs as the existing fence .
• Damaged chain link fences that need more than 20% replacement should not be repaired but instead removed and replaced with a new fence in a style approved by the Commission .
Replace an existing fence
• Historic fences should be repaired rather than replaced .
• If a historic fence is beyond repair, defined as more than 50% requiring replacement, the new
fence should match the historic fence in design, material and installation .
Install a landscaping screen
• Planting windbreaks or hedgerows to function as privacy “fences” alone or in front of a true fence may be considered or where screening of less appropriate site amenities is required .
Install a new fence where no fence exists
• New outside seating area fences should only be installed where required and should be temporary in nature .
• Outside seating area fences should be no more than 36 inches tall and be at least 50% open visually.
• Rear and side fences installed for screening and security of parking lots, trash corrals, and utility and service equipment should be no taller than six foot and may be solid in design . Aluminum fences may be considered .
Retaining Walls Projects
Repair a historic retaining wall
• Historic retaining walls should be repaired with the same materials from which they are
constructed including the replication of details that give it its character .
• Repointing should be done when necessary using a mortar mix that is like that used historically and applied in a joint design that matches the original . See also masonry repair guidelines here .
Fences and Retaining Walls
Administratively Approvable
Repair of an historic fence or
chain link as noted with the same
materials and design.
Administratively Approvable
Replacement of an existing
fence with one that matches
the original.
Administratively Approvable
Installation of screening plantings.
Administratively Approvable
Fences that are installed in the rear yard behind the rear wall of the building when a fence fits context of building.
Administratively Approvable
Repair as noted in masonry repair guidelines.
City of South Bend and St. Joseph County Historic Preservation Guidelines 47
Commercial Standards: Fences and Retaining Walls
Install a new retaining wall
• Preserve historic grading features of a site avoiding changing the grade by more than 12” and only when required to accommodate a drainage or other physical problem .
• Any grade changes need to take into consideration impact to adjacent sites and the overall character of the District .
• New walls should be compatible with the historic character of the property and district and be constructed out of materials that match the building to which it is related . Walls should be not more than four feet tall and include a masonry cap .
The following is not recommended and generally not approved by the Commission:
• Chain link fences – including those with artificial grass or other covering.
• Vinyl fencing .
Return to the Table of Contents
Heads Up
It is likely that other permits or variances are required from the City for projects in this section . For more information go here .
City of South Bend and St. Joseph County Historic Preservation Guidelines 48
Commercial Standards: Loading Docks, Dumpsters and Service Areas
General understanding and approach
Service areas should be hidden from the main entrance and integrated with the design of the site and the building . Dumpsters, utility connection boxes and meters, external fire connections, telecommunication devices, cables, conduits, satellite dishes, heating, ventilation, and air conditioning should be located on rear or alley facades if at all possible and screened when located on side walls along a street .
What is your project?
Create a dumpster enclosure
• Locate enclosures for dumpsters or totes in the rear of the property or in alleyways, not along streets or main facades . Enclosures should have doors that can close to hide the receptacles .
Add a loading dock or overhead delivery door to an existing building
• Loading docks should be created only on rear or side alley locations .
• Design new loading docks to be as inconspicuous as possible .
• Overhead doors and docks should be compatible to the building in size, scale, materials, color, and texture and face away from the primary public street .
Bring new utilities to the building - install new equipment
• New utilities such as gas, electric, water and internet meters and boxes should be located away from the main entrance and not prominently visible from the primary street .
• HVAC condensers should be installed on the roof where not visible from the ground or on rear and alley locations with screening such as:
–HVAC condensers located on rooftops should be low height units .
–Satellite dishes shall not be mounted on the main façade and should be out of view from the primary public street .
The following is not recommended and generally not approved by the Commission:
• Loading docks on the front or visible from primary and secondary streets .
• Utilities installed on the front of the building, attached to the front facade .
Return to the Table of Contents
Loading Docks, Dumpsters and Service Areas
Heads Up
It is likely that other permits or
variances are required from the
City for projects in this section .
For more information go here .
Administratively Approvable
Mounting new HVAC equipment,
in compliance with the guideline
on the roof not visible from the
ground. New utility meters and
the like installed in an alley
or rear wall so long as such
installations are screened.
Administratively Approvable
Repair of existing loading dock
and/ or doors.
City of South Bend and St. Joseph County Historic Preservation Guidelines 49
Commercial Standards: Painting
General understanding and approach
Paint is one of the most common ways to protect the exterior surfaces of historic buildings, as well as highlight architectural details and appearance . Although paint colors are temporary and generally reversible, they are also quite visible and should be selected wisely . Colors should be suited to the age of the building, its style, and the district .
Generally, a paint color scheme is broken down into the various parts of the building, including siding, trim, decorative details, and window sashes . Read more about selecting paint colors and color schemes here .
The key to a long-lasting paint job is good surface preparation involving the removal of loose paint, sanding, caulking, primer, and several coats of paint . More information on proper preparation and painting techniques can be found here .
What is your project?
Repaint a building
• Repaint building in a color scheme suitable to the age, style, and district .
The following is not recommended:
• Painting walls that have not previously been painted
• Single-color for walls, trim, and windows
• Exceptionally bright or high-contrast paint schemes (such as neon orange siding with lime green trim)
• High gloss paint finish
Return to the Table of Contents
Painting
City of South Bend and St. Joseph County Historic Preservation Guidelines 50
Commercial Standards: Roofs
General understandings and approach
Roof form, material and details are important features that contribute to the character of a building and should be preserved . Roofs should not extend above the parapet or be converted to gable roofs where none previously existed . Proposals for pop ups or additions to the top of a building to add floors can be found under New Construction/Addition sections here .
What is your project?
Replace the roof covering, gutters and/or downspouts, flashing, soffit
• Roof covering replacement has a wide latitude with regard to materials so long as the new covering is not visible from the street and does not change the character of the building by adding a gable or higher sloped deck that extends above the parapet .
• New gutters and downspouts should be installed along the rear or side of the building and not
be located on the front or primary façade .
• Gutters and downspouts should be commercial in size and large enough to handle the anticipated water drainage .
• Modern materials such as aluminum are allowable in colors with neutral colors recommended .
• Caps should be installed along perimeter edges to seal edges as per industry standard . Limestone, concrete or other decorative roof capping should be removed prior to starting the re-roofing project and reinstalled at the completion of the project once new flashing is completed .
Install a green roof
• Installation of a green roof should only be undertaken if its installation does not require remov-al of historic roof materials and without modification of the roof’s look and design.
• A green roof on a flat-roofed building should set back from the parapet.
The following is not recommended and generally not approved by the Commission:
• Installing a modern metal cap over the top of limestone or concrete roof caps .
• Using residential grade and size gutters and downspouts on a commercial building .
• Constructing a gabled or other sloped roof structure that projects
above the parapet .
• Removing a parapet as part of a roofing project.
• Mounting large scale items that project above the parapet .
• Installing HVAC equipment that projects above the parapet without approved screening . See also section on utilities here .
Return to the Table of Contents
Roofs
Administratively Approvable
Installation of a new roof covering, gutters and downspouts and projects in compliance with guidelines.
Administratively Approvable
Proposals for green roofs on rear additions and set back at least five feet from the parapet and edge.
Heads Up
It is likely that other permits or variances are required from the City for projects in this section . For more information go here .
City of South Bend and St. Joseph County Historic Preservation Guidelines 51
Commercial Standards: Signs
General understanding and approach
Signage should reflect the character of the building and its use. Signage is short lived as businesses change or graphics need updating. Attention should be paid not to cover or remove historic details that give the building its character . Historic signage should be preserved .
Get ideas about historic signage, recommended designs and placements and uses here .
If the project also involves an awning, canopy or marquee go here .
What is your project?
Repair an existing sign modifying only the information on it
• Changing an existing sign to update the information should be done with materials that match the existing . New lettering and graphics that are applied should be in proportion to the overall sign size and of a color from the palette approved by the Commission, that is compatible to the building on which it is mounted. Owners are encouraged to consider replacing non-historic signs rather than updating them . See new sign information below .
Work on a ghost sign—a sign painted on the building from a historic business use
• Ghost signs should be left undisturbed .
Remove an existing sign and install a new sign in the same location
• Removal of old signs that do not help define the character of the building is encouraged. Follow guidelines for new signage below when a new sign is proposed in its place .
Signs
Administratively Approvable
Repair of an existing sign,
overlay of new graphics on an
existing sign.
Administratively Approvable
Removal of an existing sign
that does not add to the
character of the building with
no replacement planned.
City of South Bend and St. Joseph County Historic Preservation Guidelines 52
Commercial Standards: Signs
Add a New Sign to Replace a sign or where no signage exists
• New signs should be in proportion and be similar in color and details of the building .
• Signage should not cover nor remove elements of the building that give it its character .
• Blade signs are encouraged in sizes proportional to the front façade .
• Signs designed in the same period as the building’s construction are recommended—allowing the use of modern materials for their fabrication .
• New signs should be installed with anchoring that does not destroy or cause removal of historic materials .
• Signs should be externally lit .
• Where signs must be mounted to masonry, they should be mounted on the building in areas where a sign previously has been installed to minimize new holes in the masonry materials, with any new holes made in the mortar joints only .
• Neon signs that add to the character of the building and the District should be considered for
retention and rehabilitation .
• Neon signs that interfere with new signage or will be confusing to the public about the business located within the building should be considered for removal and storage on site or installed inside as a decorative item .
• External lighting for signs shall be shielded to minimize glare, not overpowering the building or street edge .
• Small and discreet modern light fittings may provide an unobtrusive alternative to traditionally styled lamp units.
• Window signs visible to the exterior without regard to their application materials or installation method shall not exceed 25 percent of the
area of the window or 12 square feet, whichever is less. In the case of multi-pane windows, the surface area of the window shall be the
combined surface area of the individual panes .
• Multiple individual signs should be consolidated into a uniform overall sign program for the building and taken together shall not exceed 25 percent of the area of the window or 12 square feet, whichever is less. In the case of multi-pane windows, the surface area of the window shall be the combined surface area of the individual panes .
• Hung lit signs behind the glass are discouraged .
Add a Monument Style Sign on the Site
• Where sites allow, monument style signs should be no more than three feet in height with a length and width in proportion to the yard in which it is installed and the building which it identifies.
• Monument signs should be constructed of masonry with applied lettering and graphics .
Cover a Historic Sign that is Carved into or Constructed with Materials that are Part of the Building’s Walls
• Signs that are carved into the building’s materials or are made from the materials of the building itself should be preserved .
• Historic names should remain visible so long as options exist for new signage to identify the present-day use(s).
• If a historic carved sign needs to be covered, then the new sign should be affixed with anchors into the mortar joints and not the material
itself and be reversible .
Administratively Approvable
Address, public information signage, temporary banners, and flags.
Heads Up
It is likely that other permits or variances are required from the City for projects in this section . For more information go here .
City of South Bend and St. Joseph County Historic Preservation Guidelines 53
Commercial Standards: Signs
Install a Directory or Wayfinding Sign
• Directory signs for the interiors of buildings should be mounted on an inside wall or vestibule and not on the front façade .
• Way finding signs for a community should be coordinated with an overall way finding program throughout the City .
• Interpretive signs and kiosks should be installed in public rights of way and not attached to the building .
• Color, graphics, and scale should be compatible with the District and its character .
Install a Banner
• Banners should be mounted to street posts or other elements in the District rather than attached permanently to the historic building .
The following is not recommended and generally not approved by the Commission:
• LED, back lit, electronic signage, or strobe lights .
• Back lit plastic signs .
• Painting over a ghost sign .
• Removing a historic sign that is a character defining feature of the building—either carved, painted or applied.
• Installing a sign that covers or removes features that give the building its character .
• Rooftop, animated and message board signs .
• Oversized signs .
• Super graphics .
• Billboards on buildings .
Return to the Table of Contents
Administratively Approvable
Inside vestibule walls or
storefronts.
Administratively Approvable
Banners and brackets
installed on street posts or
other public elements.
City of South Bend and St. Joseph County Historic Preservation Guidelines 54
Commercial Standards: Murals
Murals can become iconic spots in commercial historic Districts, contributing to its unique identity as well as its public art . Murals can be defined in these ways:
• Mural Signs contain advertising or directly promote a product, business, organization, or political message (not recommended).
• Artistic Murals contain no advertising of any type (recommended).
What is Your Project?
Repaint an Existing Mural
• Historic “ghost sign” advertisements and murals should be retained, but should not be repainted, removed, or altered unless the structural integrity of the buildings is at risk .
• Replication of an historic mural sign that has been removed could be acceptable if adequate photo documentation of the original
sign exists .
New Artistic Murals
• Artistic murals should consist exclusively of paint and contain no type of advertising .
• New murals should only be painted on previously painted flat surfaces of back or side walls.
• Murals could be painted on panels inserted into a frame that is attached in mortar joints .
• Before installing a new mural, the owner must ensure the wall underneath is properly repaired and in good condition . Refer also to section about Walls .
• A mural painted in an outdoor location becomes public art . When planning a mural, consideration should be given to ownership of the mural (artist or building owner), location, and on-going maintenance, as well as local regulations. See guidance here for murals .
The following is not recommended and generally not approved by the Commission:
• Vinyl murals .
• Clear sealants on murals .
Return to the Table of Contents
Murals
Heads Up
It is likely that other permits or variances are required from the City for projects in this section . For more information go here .
City of South Bend and St. Joseph County Historic Preservation Guidelines 55
Commercial Standards: Sites—Parking, Hard Surfaces, Parking Garages, Geothermal
General Understanding and Approach
Parking lots and other paved areas should be as small as possible and screened with landscaping and/or fencing to help blend in with the District . Parking should be developed to the extent available in the rear or sides of the site . New parking structures should include commercial uses on the first floor with storefronts that are compatible to the pedestrian scale. Materials for the parking structure should be compatible and be like the material found in the District such as brick, terracotta or limestone .
Read more about best practices when designing a parking lot or structure here .
What is your project?
Repave an Existing Parking Lot
• Parking surfaces should be repaired with the same material as constructed .
• Repaving should not add additional spaces without consideration of additional screening .
Add a New Parking Lot to a Site
• Locate a parking lot on the interior of a block whenever possible, but not on a primary or secondary street more than one building lot wide .
• Locate surface parking to the side of a building when it is not feasible to locate parking to the
rear, but only if the adjacent lot is already vacant .
• Locate a surface lot so that it will minimize gaps in the continuous building wall of a commercial block .
• Where a parking lot shares a site with a building, place the parking at the rear of the site or beside the building .
• Proposals for parking lots that involve the demolition of historic buildings shall be avoided .
• Lighting for parking lots should balance brightness and need for security with its overall impact to the District. Use of warm-colored bulbs
is recommended with lamps shielded to direct light downward. Light standards should not be more than 10’ tall.
New parking lots should include setbacks and screening . See also section on fencing .
Build a New Parking Structure
• Parking structures should include commercial use of at last 75% of the ground floor.
• The façade shall reflect a height and floor to ceiling ratio that mimics the adjacent structure and District overall. Facades should be clad in materials that are found throughout the District .
• Entrances for parking structures should be located to disrupt the pedestrian flow on the primary street as little as possible.
• Structures taller than the average height of historic buildings in the District should have upper floor set back a minimum of 10 feet to minimize the overpowering of the adjacent buildings .
• The structures should be set to the sidewalk edge along the main street to match the setbacks of other historic buildings in the District .
• Open spaces between floors should be screened with an opaque metal screening or infilled with alternate ventilation louvers mimicking
the window openings in the District .
The following is not recommended and generally not approved by the Commission:
• Gravel or other loose materials for parking lots .
Sites—Parking, Hard Surfaces, Parking Garages, Geothermal
Administratively Approvable
Repave existing parking lot with in-kind material or new materials following the guidelines.
Heads Up
It is likely that other permits or variances are required from the City for projects in this section . For more information go here .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 56
Commercial Standards: Solar Panels, Wind Turbines, Satellite Dishes/Communications
General Understanding and Approach
Accommodating alternative energy projects within the district is an important goal . Their integration into a Historic structure or site should maintain the building and districts look and feel considering historic integrity of the site and building . Mounting and installation should be done in a manner that is reversible without harm to the Historic building .
To plan energy efficiency improvements, check out a suggested guide for the evaluation of all energy-generating technologies here .
See also section on Sites here .
What is your project?
Install Solar Panels, Wind Turbines or Satellite Dish (Equipment)
• Equipment should be installed in a manner that is reversible without harm to historic materials on which it is installed and in locations shielded from public view .
• Equipment should be placed on the ground in the rear of the property and designed, sized, and located to avoid obscuring the building or significant site features.
• Installation of equipment on a roof is a last resort if no suitable ground locations are possible .
• Equipment proposed for a roof installation shall be mounted on roofs not facing or visible from a public street and installed as flush to the roof surface as possible .
• Equipment shall not extend above the front parapet as viewed from the ground across the street along the main public street .
• Equipment shall be placed on secondary roofs or rear wings and mounted to the rear of the roof and not towards edge .
• Exposed hardware, frames and piping should have a matte finish, and be consistent with the color scheme of the primary structure.
Return to the Table of Contents
Solar Panels, Wind Turbines, Satellite Dishes/Communications
Administratively Approvable
Installation of equipment on accessory buildings, or secondary roofs or rear wings not visible to the public from a public street.
City of South Bend and St. Joseph County Historic Preservation Guidelines 57
Commercial Standards: Storefronts
General Guidance and Approach
Storefronts are the public face of a commercial building and reinforce the human scale of the District . Historic storefronts are character defining features of a building—even if not original to the building—and should be preserved.
If the storefront needs more than 50% replacement, a new storefront should reflect traditional storefront design with the various parts including a kick plate, large display windows, a transom and cornice. Original façade elements such as cast- iron posts should be retained and preserved .
Read more about historic storefront design, materials, and history here .
Refer also to section about Signage and Doors as a part of the overall storefront design .
What is Your Project?
Repair an Historic Storefront
• Historic storefronts should be
repaired using the same materials
as originally constructed .
• Where storefront windows are single pane glass weatherization and energy usage should be improved using internal mounted storm windows or by swapping the single pane glass with new double pane glass of the same size .
• Display windows should remain the same size as originally designed .
• Prism glass should be retained and restored . If rehabilitation is not possible as part of the project, then simply maintaining in place while covering for a later rehabilitation is recommended .
• Prism glass more than 50% deteriorated or in danger of falling out of the opening could be removed and stored on site for potential future reinstallation or used as a new hanging behind a new full view transom .
Storefronts
Administratively Approvable
Repair with the same materials and design as originally construct-ed. Replacement of single pane window glass with double pane insulated glass of the same size.
City of South Bend and St. Joseph County Historic Preservation Guidelines 58
Commercial Standards: Storefronts
Remove an Existing Non-Historic Storefront and Build a New Storefront
• Non-historic storefronts—defined as those constructed within the past 50 years and not adding to the architectural look of the building—can be removed and replaced with a new storefront .
• New storefronts can be constructed of modern materials such as aluminum or composite and should include traditional design elements such as kick plates, large display windows that comprise at least 60% of the storefront, transoms, recessed entrance doors, and store-front cornice . See guidance here on the design of a traditional storefront .
• Use of historic, pictorial, and physical documentation to design a new storefront is encouraged however creating a fake historic design is not recommended .
• Storefronts should fit within their original structural openings.
• When a building has been divided by storefront (bay) into different legal parcels, new storefronts should seek to unify the original building design and not continue to treat each storefront—or bay—separately .
Replace a Historic Storefront with a New Storefront
• Character defining storefronts should be preserved and repaired in kind.
• Where rehabilitation would require more than 50% of replacement then a new storefront can be designed and installed.
• If a historic storefront must be removed retain as much of the original materials (limestone, brick, terracotta, Carrara glass, ceramic tile,
cast and wrought iron, prism glass) as possible and incorporate in the new design.
• New storefronts should not attempt to create a fake historic look but should adhere to good new storefront design with traditional elements and proportion. New storefronts should fill the entire space in the façade.
• Storefront windows for commercial uses that no longer require, or desire transparency should be obscured by non-permanent means such as blinds, blacking out the glass, or installing opaque vinyl applique on the interior .
See here for guidance on the design of a new storefront .
The following is not recommended and generally is not approved by the Commission:
• Closing in or reducing the size of the storefront windows .
• Adding elements to storefronts that have no historic basis such as coach lanterns, false mansard designs, small-paned windows, and shutters .
• Residential-style windows or doors.
• False fronts, false stories, or projecting eaves to the roof .
• Vinyl or vinyl composite materials .
• Textured wood or T1-11 siding.
• Reflective or insulating film or deeply tinted new glass.
• Changing or re-orienting the location of the main entrance of a storefront.
• Removing or obscuring historic flooring materials such as ceramic tile, mosaics or terrazzo in entryway vestibules or recessed storefront entrances .
• EIFS or similar systems for storefront construction .Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 59
Commercial Standards: Walls
General Understanding and Approach
Walls provide protection for interior structural framing and give a building its architectural look . Walls should be repaired with matching material, mortar color, texture and strength and joint size and profile. Cleaning should be done with the gentlest means possible avoiding aggressive media or water pressure . Traditionally painted surfaces should be kept painted whereas traditionally unpainted surfaces should remain coating free .
Read more about the recommendations for wall maintenance, repair, and construction here .
See also Cornices, Storefronts, Doors, and Windows .
What is Your Project?
Repair a Wall
Repairs to a wall should be done with materials and designs that match the original look .
Brick and Other Masonry Materials
• Brick and terracotta units should match the size, color, shape, and finish of the original material .
• Mortar should be similar in strength, color
and joint rake, depth, and decorative
finishes.
• When possible, salvage and reuse original bricks in the repair .
• Fiberglass reproductions of missing ter-racotta pieces are acceptable provided a mock-up sample is presented for approval prior to full scale use in the project .
Stucco
• Stucco on walls should match the original
in texture and tooling .
• Modern stucco 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 .
Walls
City of South Bend and St. Joseph County Historic Preservation Guidelines 60
Commercial Standards: Walls
Wood
• Repair of deteriorated wood siding and trim should be completed with new wood . Pine is not a recommended wood species . Poplar or cedar is preferred for its longevity .
• Substitute materials such as fiber cement or other composite materials may be approved by the Commission and can be considered when the deteriorated wood siding is in a high moisture contact location, or is high off the ground and difficult to maintain .
Rebuild a Part or Entire Wall
• When a wall needs to be rebuilt in part or in whole,
documentation should first be completed such as
high-resolution photographs and drawings.
• The exterior layer (cladding) of the rebuilt wall should be reconstructed matching the original in form, look, materials, color, and design .
• The internal structure may be any form approved by the building department so long as the exterior cladding matches the original .
See also Cornices, Storefronts, Doors, and Windows .
The following is not recommended and generally not approved by the Commission:
• Covering a brick wall that historically is exposed with a new covering like modern stucco or wood .
• Sand or other media abrasive blasting .
• Painting an unpainted brick wall .
• Vinyl siding .
Return to the Table of Contents
Administratively Approvable
Rebuild a wall to match original.
City of South Bend and St. Joseph County Historic Preservation Guidelines 61
Commercial Standards: Windows
General Approach and Guidance
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, and/or insulating around the window fame within the wall has been found to be as or more energy efficient, less ex-pensive, 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 time frame .
• Phased projects should be completed in less than three years to avoid colors that do not match over time or manufacturers that change
product lines .
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) may be allowable if they are following other aspects of the guidelines .
Windows
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 of the same size and design.
Courtesy Old House Journal
Administratively Approvable
Replacement of previously replaced 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 62
Commercial Standards: Windows
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 .
• 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 .
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 facades .
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.
• 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 re-sized 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.
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.
Administratively Approvable
Adding a new opening to the
rear or non-public view side that
follows the guidelines.
Heads Up
It is likely that other permits or variances are required from the City for projects in this section . For more information go 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.
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 63
Commercial Standards: Windows
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 .
Install New Storm Windows
• New storm windows should match the window openings on which they are installed in the material, size, frame to glass proportion, the divisions of the sash, and trim color .
• Double or triple track aluminum storms are acceptable if they match the underlying trim .
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 or 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 .
• 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 .
Lead Paint
Historic buildings may have lead paint– refer to the section on lead paint here to understand lead safe work practices .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 64
Commercial Standards: New Construction
General Understanding and Approach
Most if not all districts have the potential for growth . Whether by filling in the gaps left by demolished buildings or lots that permit expansion, new con-struction and additions to existing buildings require striking a smart balance between compatibility with existing fabric yet distinct to announce its newer arrival . New construction and additions to existing buildings also does not need to replicate the exist-
ing style of a building or styles of architecture in a
district . To retain the special character that makes
that area worth preserving, new development should
blend in and flow with the district, rather than disrupt
or distract from existing buildings .
Applicants and architects can achieve this compat-ibility in design by carefully balancing the new with the old and considering the characteristics of the new development, including its mass, scale, form, height, alignment, setback, façade proportion, building materials, and style .
The Guidelines
Setbacks and Site Parameters
• Design characteristics of typical existing buildings help define rhythms that may contribute to the character of a neighborhood.
Specific features that should be used in defining physical context include: building age, style, design character, materials, the relationship
of openings to solid wall areas, building use, roof lines, eaves, location of entries, and the placement of accessory structures .
• Reflect the traditional setbacks seen within the block. Place the façade of the building at the property line . This should only vary in special circumstances, such as local precedence with treatments for large public buildings and places of worship .
Massing and Scale
• Maintain the average perceived size of buildings at the sidewalk .
• Façade heights of new buildings should fall within the established range along the block and
respect traditional proportions of height to width. Floor-to-floor heights should appear like those of traditional buildings in the area.
• Traditional spacing patterns created by the repetition of uniform building widths along streets should be maintained . New façade widths should reflect the established range of the building widths seen along the block. Reference historic examples for double and triple lot buildings .
• Where a building must exceed this width, use a change in design features to suggest the traditional building widths . Changes in façade
material, window design, façade height or decorative details are techniques that may be considered . These variations should be expressed
through the structure, so the composition is a collection of smaller buildings .
• A new building should incorporate a base, middle and a cap to reinforce the visual continuity of the area .
• Position taller portions of a structure away from neighboring buildings of lower scale .
New Construction
Heads Up
It is likely that other permits or variances are required from the City for projects in this section . For more information go here .
City of South Bend and St. Joseph County Historic Preservation Guidelines 65
Commercial Standards: New Construction
• Where permitted by zoning, taller structures should be located to minimize looming effects and shading of lower-scaled neighbors. Taller buildings should step down towards lower-scaled neighbors, including adjacent historic properties and Districts.
• Establish a sense of human scale in building designs . Use vertical and horizontal articulation to break up large facades . Incorporate
changes in color, texture and materials in building designs to help define human scale. Use architectural details that create visual interest
and convey a three-dimensional façade. Use materials which help to convey scale through their proportions, detailing and form. Size and
locate signs to engage pedestrians and help define building entries.
• Rectangular forms should be dominant on commercial facades . Rectangular forms should be vertically oriented . The facade should appear as predominantly flat, with any decorative elements, and projecting or setback “articulations”, appearing to be subordinate to the dominant form .
• Roof forms should be like those historically found in the District .
• Use a ratio of solid-to-void (wall-to-window) that is like that found on traditional commercial structures. Large surfaces of glass beyond the storefront are not recommended .
Architectural Character
• Design a new building to reflect its time, while respecting key features of its context. Use contemporary interpretations of historic architectural building types when designing a new building .
• Contemporary interpretations of traditional designs and details should be considered .
• Special features which may be used in defining physical character: building height, building form, roof form, variations in wall planes, and the relationship of building floor area to lot size.
• Use similar window and door proportions to those seen traditionally . Upper story windows with a vertical emphasis are encouraged .
A general rule is that the height of the window should be twice the dimension of the width . If a larger window is needed, combine sets of
vertically proportioned windows .
• Maintain the general alignment of horizontal features on a building front . Typical elements that align include window mouldings, tops of display windows, cornices, copings, and parapets at the tops of buildings . When large buildings are designed to appear as several buildings, there should be some slight variation in alignments between the horizontal façade elements .
• Define the first and second floors of commercial type buildings with clearly distinguishable details. Changes in horizontal details and
architectural panels may be used to help define the first and second floors. Changes in material, color, texture, pattern or wall plane may
be used to help define the first and second floors.
• Maintain the distinction between the street level and the upper floor. The first floor of the primary façade should be transparent glass. Upper floors should be perceived as being opaquer than the lower floor.
• Express the distinction in floor heights between street levels and upper levels through detailing, materials, and fenestration. A belt course
is an important feature to consider .
• Maintain the traditional spacing patterns created by upper story windows . Maintain the historic proportions of windows . Window headers and sills on new buildings should maintain the traditional placement relative to cornices and belt courses .
• Maintain the pattern created by recessed entryways . Set the door back an adequate amount from the front façade to establish a distinct
threshold for pedestrians . A recessed dimension of four feet is typical . Where entries are recessed, the building line at the sidewalk edge
should be maintained by the upper floor(s). Use transoms over doorways to maintain the full vertical height of the storefront.
City of South Bend and St. Joseph County Historic Preservation Guidelines 66
Commercial Standards: New Construction
Materials
• Use masonry that appears similar in character to that seen historically . Brick should have a modular dimension like that used traditionally . Brick larger than the nominal 2-3/8” x 8” is discouraged. Brick should also appear structural in its application as load bearing and should be detailed accordingly .
• Stone, like that used traditionally, is also appropriate .
• New materials that are similar in character to traditional materials may be acceptable with appropriate detailing .
• Alternative materials should appear similar in scale, proportion, texture, and finish to those used traditionally for that building type.
• Use high quality, durable materials proven to be durable in the local climate .
• Façade materials should maintain an intended finish over time or acquire a patina which is understood to be an outcome of normal
interaction with the elements .
The following is not recommended and generally not approved by the Commission:
Setbacks and Site Parameters
• Demolishing contributing structures in a historic District to make way for new or large-scale construction.
• Locating entire building fronts behind the established storefront line .
Massing and Scale
• Exotic roof forms, such as A-frames and steep shed roofs.
Architectural Character
• Odd window shapes such as octagons, triangles, and diamonds .
• Oversized and undersized interpretations of storefronts .
Materials
• Vinyl and synthetic materials .
• The use of highly reflective materials is discouraged.
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 67
Commercial Standards: Additions
General Understanding and Approach
Developing additional space for historic commercial buildings happens either by an addition to the rear of a building or its rooftop . A ground-level addition to the rear or side is the preferred method approved by the Commission that has the least impact to a historic building. A roof top addition is an option so long as it is set back from the main facade by at least 10 feet. A visual rendering and often a field test will be required for roof top addition consideration.
Read more about how to approach an addition to a historic commercial building here .
What is Your Project?
Add an Addition to a Building Including Elevators and Fire Stairs
• Additions should be added to the rear or side of a building .
• An addition should be compatible in scale, materials, and character with the main building .
• It should be designed to remain subordinate to the main structure .
• An addition should be designed and constructed to avoid the removal of architecturally important or character defining features.
• The addition should be distinguishable upon close inspection as different from the original building.
• No rear addition shall exceed in height more than ⅓rd of the total overall height of the completed building.
Add an Addition to the Roof of a Building
• Rooftop additions should not exceed one story (or 15’) in height and should be set back from the main façade of the building so they are minimally visible from the street. Rooftop railings should set back from each street facing wall by 8’. Railings should not be used to support additional elements such as speakers, lighting, plants or signage . In locations where railings are visible from the street, the materials should minimize the impact of the railing. Materials such as butt-joint glass or horizontal steel cable, may be appropriate.
• Only one-story additions are best on a building 3-stories or more tall. Its design should be modest in character, so it will not detract
attention from the historic façade .
• Railing, umbrellas, tables, and other patio furniture should be setback to minimize visibility .
Add an Open Fire Escape
• If allowed by code, a new metal exterior fire escape can be added to side or rear elevations.
• New fire escapes shall not be added to the front or primary façade of the building.
The following is not recommended and generally not approved by the Commission:
• An addition that covers the entire primary facade of a building .
• A roof top addition that is not set back from the front facade .
• A roof top addition that is significantly taller than buildings on either side or the height of the District overall.
• Pitched roof additions .
Return to the Table of Contents
Additions
Heads Up
It is likely that other permits or variances are required from the City for projects in this section . For more information go here .
City of South Bend and St. Joseph County Historic Preservation Guidelines 68
Commercial Standards: Demolition and Deconstruction
Demolition and deconstruction, which is considered demolition, is defined as the razing, wrecking or removal by any means of the entire or partial exterior of a structure . Demolition by neglect occurs in the absence of ordinary and routine maintenance, jeopardizing the structural integrity of the building .
Demolition of a contributing building within the historic District is a last resort and approved only in rare circumstances such as when a
building has become a hazard to the safety and welfare of the public and repairs are not possible .
When demolition is considered, salvage of character defining features is encouraged along with a plan for the use/development of the site post demolition .
Commission approval is required for all demolition proposals including a situation where a collapse may pose a threat to public safety .
In such an emergency the Commission staff should be contacted, and an emergency meeting of the Commission may be called either in
person or virtually . Except in extreme situations, before a demolition can proceed, an opinion by a licensed structural engineer familiar
with the historic building type must be provided .
What Factors are Considered by the Commission when Reviewing an Application for Demolition?
• Failed or inadequate foundation .
• Collapsed roof and/or floor supports.
• Wall members, partitions or other vertical supports that split, lean, list or buckle .
• Structural members of ceilings and roofs, or other horizontal elements which sag, split, or buckle .
• Lack of weather protection to the walls, roof, or foundation .
• Despite marketing the property, no one is interested in its rehabilitation—evidence of marketing will be required as part of the COA submission .
• Estimates for the cost of renovation .
• Appraisals for the market value of the building after renovation .
Demolition of a historic building should be considered only when the condition of the property is such that damage or deterioration is beyond repair and the structural system is comprised to the extent that the building poses a substantial and immediate threat to safety and health of the public .
The architectural and historical significance of the building and its relation to the street shall be considered as it fits in with the street and overall District .
In instances where the demolition of a historic building is approved by the Commission, owners should be encouraged to salvage character defining materials and other reusable items.
Return to the Table of Contents
Demolition and Deconstruction
City of South Bend and St. Joseph County Historic Preservation Guidelines 69
Commercial Standards: Moving a Building
On rare occasions where a building is not beyond repair and no alternative exists to incorporate it into a new development, then re-location should be considered. The first preference is to relocate a building within the same District as it currently exists. If no suitable locations exist within the District, then a site should be selected in another historic area that is of a similar era and allows the positioning of the relocated building on the new site in a way that is similar to its original location . Important considerations include the elevation from street level and set back from front and/or side streets . Before demolition is approved absent relocation, the applicant shall provide evidence that redevelopment of the existing building or relocation is not feasible .
The following must be submitted by the applicant in support of their effort to identify a party interested in redeveloping the building in
place or its relocation:
• Estimates of the cost of renovation and or relocation .
• Appraisal of value after rehabilitation .
• Advertisements or evidence of other efforts to inform the public of the availability of the building for either redevelopment or relocation.
Return to the Table of Contents
Moving a Building
City of South Bend and St. Joseph County Historic Preservation Guidelines 70
For More Information: About the Districts
Background, Context and the Building Rating System
Since 1973, approximately 200 Local Landmarks in South Bend and St. Joseph County, 9 Local Historic Districts, and several National Register Districts and properties have been designated . About 6,000 sites and structures have been identified in architectural surveys as Outstanding, Notable, or Contributing resources of the area’s history .
Preserving South Bend and St . Joseph County’s architectural
history requires cooperation from homeowners . The city is
committed to helping assist and educate community members
about historic districts and how to properly maintain and modify
properties in each. Below, you’ll find the resources to help you
understand what is and isn’t permitted in our historic districts .
Preservation efforts around the Country have demonstrated a variety of benefits resulting from the designation of historic districts and the qualities that historic buildings offer. Here are a few for your consideration:
Longer Lasting Materials and Better Construction Quality
Materials used when historic buildings were constructed came from old growth trees—whose slower growth rate led to stronger wood than today’s farm raised trees . The dried wood was milled to full dimensions leading to robust materials providing stronger framing and longer lasting materials than today’s modern descendants . The quality of construction in earlier buildings is therefore an asset which is impossible to replace .
Environmental
Sensitive stewardship of the existing building stock rather than its replacement can significantly reduce our environmental impact . Preserving and adapting a historic structure is sound environmental policy, preserving through its reuse the energy and resources invested in its construction . Reuse reduces the need for consuming new raw materials for construction .
Economic Benefits
Throughout the world, the designation and preservation of historic districts has proven economic benefits for their communities. Dozens of studies demonstrate these tangible benefits—stable or rising property values compared to comparable non-designated neighborhoods; local workforce development through retention of skilled trades; preservation projects have a higher percentage
devoted to labor; local economic growth through the purchase/sale of the project materials . When money is spent on rehabilitating a building, it has a higher “multiplier effect”, keeping more money circulating in the local economy . The City of Indianapolis completed a study of the impact of their local historic districts—you can find it here . Also, The Advisory Council on Historic Preservation maintains a list of statewide studies on the economic impact of historic preservation here .
Adaptability
Floor plans of many historic properties easily accommodate changing needs . Rooms in both historic homes and commercial buildings are frequently large, permitting a variety of uses while retaining the overall historic character .
Livability and Quality of life
Historic building blocks create a pedestrian friendly, walkable community . The authentic preservation of the individual historic building’s designs creates an identity that is difficult to achieve in new construction, reinforcing desirable community social patterns and sense of security .
What Do Different Designations Mean?
A historic resource is an individual building, site, monument, structure, or landscape that has been determined to have histor-ical significance and whose distinctive character conveys unique architectural and/or cultural heritage of the city of South Bend and St . Joseph County . There are two primary forms of designation .
The National Register of Historic Places
The National Register of Historic Places (NRHP) is the United States government’s official list of districts, sites, buildings, structures, and objects deemed worthy of preservation . The National Register is administered by the National Park Service (NPS), a division of the Department of the Interior .
Listing on the NRHP does not require any review for changes undertaken by you—the private property owner—with your own funds . NRHP listing does require that projects using federal, or state funding have those projects reviewed for potential negative impacts to the historic building .
Read more about the National Register of Historic Places here .
About the Districts
For More Information
City of South Bend and St. Joseph County Historic Preservation Guidelines 71
For More Information: About the Districts
NRHP listing does open financial incentives for property owners as the Federal Rehabilitation Tax Credit Program or State Historic Renovation Grant program . Read more about those programs here .
Local Designation
Local historic district designation happens through the action of the South Bend City Council or St . Joseph County Council acting upon the advice of the Historic Preservation Commission working in partnership with residents . Many times, local districts mirror those listed on the National Register of Historic Places—but not always, nor is such a requirement .
Once designated, projects within the district must secure a
Certificate of Appropriateness through the Commission. Projects
are reviewed based on these guidelines to help preserve the
individual buildings architectural design and the district’s authentic
look and feel . Districts include both individual buildings and multiple buildings forming a larger area . Review is only on the exterior of the building—nothing on the interior .
The Commission and South Bend City Council or St . Joseph County Council acts to create these districts under the umbrella of the City of South Bend Zoning Ordinance Section 21-12.04 and St. Joseph County Zoning Ordinance Chapter 154 . Through that legislation The historic Preservation Commission is given the op-portunity to create local landmarks and districts . Read more about local historic districts here . You can look at the Common Council Ordinance that gives the Historic Preservation Commission its authority here . You can look at the City of South Bend Ordinance that approves an interlocal agreement between the City of South Bend and St . Joseph County, here .
Historic District Context and Integrity
A key tenant of historic district designation relates to the context of the building and neighborhood . The building setting—the area or environment in which a historic structure is found—coupled with the design of the individual buildings forms the basis for all review .
The elements of setting, such as the relationship of buildings to
one another, property setbacks, fence patterns, views, driveways,
and walkways, together with street trees and other landscaping
features create the specific character of the neighborhood. The
guidelines aim to achieve the following goals:
• Preserve key features that are important in defining the district’s traditional character of the setting . Those features include roads, and streets, furnishings, and fixtures, natural or topographic aspects, key views, and vistas .
• Retain the historic relationship between buildings, streets, and landscape features .
• Avoid the removal, relocation, or substantial alteration of any street scape or landscape element that contributes to the traditional character of the setting .
• Avoid changing the historic relationship of a building to its setting .
• Removal and replacement of existing historic features with new materials, when it is economically feasible to save and repair originals, is inappropriate .
Building Integrity and Ratings
At the individual site level, the integrity of a building (how much
or little a historic building has changed over time) is a primary
consideration of the Commission when reviewing projects .
This rating system is required by the enabling law guiding
the Commission .
The rating system involved evaluating each property within the district and classifying them into one of five classes based on the building’s integrity . Integrity is the word used to frame the discussion about proposed changes to a building . It is a term used in historic preservation to help owners, architects and Commission members get a sense of how much the building has changed over time . Buildings with a high level of historic integrity have retained a high amount of original materials and their original design . Those with a low level of integrity have many changes . And there are buildings along a spectrum in between .
When reviewing proposed changes to buildings in the District, the rating system helps determine the latitude of proposed changes to the building . More latitude comes to buildings with more changes . Projects involving buildings with a high level of integrity tend to focus on preservation and less change . The ratings come out of a city-wide survey of all built structures. Generally, buildings 50 years old and older were evaluated . From that the City’s most im-portant historic areas were identified, and the local district created.
City of South Bend and St. Joseph County Historic Preservation Guidelines 72
For More Information: About the Districts
What are the ratings?
Outstanding (O)
Properties that are architecturally distinctive and are largely unaltered . They may have additions or minor changes sympathetic to the original design . Outstanding rated buildings generally have an integrity of 90% original or higher. Outstanding rated buildings are often eligible to be listed on the National Register of Historic Places as an individual site for their architectural or historical merit .
Review of projects proposed for Outstanding buildings will prioritize retention of original materials instead of replacement . Additions are fine when their design is highly refined and compatible with the original .
Notable (N)
Properties that were built around the time the district was developed or later that possess a high degree of original design and retain a high level of original materials . Notable buildings may have additions or minor changes which are sympathetic to the original design . Notable buildings will generally have an integrity of 80% or higher. The integrity would include original fenestration, wall finishes, and roofing patterns. Additions and alterations may be present with related architectural features and materials .
Review of projects involving Notable rated buildings will favor retention of original materials and form over replacement . When retention is not possible then replacement will prioritize use of
similar materials to those originally used. Additions are fine when
the design is compatible with the original .
Contributing (C)
Properties that were built around the time the district was developed or later that retain their basic form and contribute to the historic feel of the neighborhood . These buildings may have changes such as windows, siding or closed-in porches. Such properties are important to the density or continuity of an area’s historic fabric, without detracting from the integrity of the whole . Contributing rated buildings have 50% or higher integrity.
Review of projects involving Contributing rated buildings will focus on the retention of original materials and design when intact and the preservation of the basic form and design of the house as originally constructed . More latitude is allowed for replacement materials and details of an addition .
Contributing/Non-Historic (CNH)
Properties that have been built as new construction in the district which have been reviewed and approved by the Commission . The resulting building is considered compatible and contributes to the district in terms of scale, massing, materials, detailing, and site placement . As a building considered a product of its time and architectural development of the historic district, review is undertaken in a similar manner as contributing-rated historic structures in the district .
Review of projects involving a Contributing/Non-Historic Building will focus on the retention of its design in terms of scale, massing, materials, detailing, and site placement with broad latitude for replacement materials that confer the design intent .
Non-Contributing (NC)
Buildings constructed after the date the district was developed, or buildings from the district’s time of development that have substantial alterations that have completely changed the design of the building, obscuring its original architecture, or otherwise incompatible with their historical surroundings . The integrity is severely decreased, fenestration elements, cladding, and roofing have been replaced, removed, or covered over with no correlation to the original patterns, profiles, or other character defining features. Non-contributing buildings will have an integrity of less than 50%.
Review of projects involving non-contributing buildings will follow
guidance as found under new construction .
Return to the Table of Contents
Want to Improve your Rating?
Historic properties deemed
Non-Contributing can be
made to be Contributing,
Notable, or even Outstanding
resources when an owner
elects to revert a structure to a historic appearance .
Contact HPC Staff for more information about
projects that could improve the rating of a Historic
“Non-Contributing” structure.
City of South Bend and St. Joseph County Historic Preservation Guidelines 73
For More Information: What Desgn Period is My Building?
Like the style of clothes or the newest car model, buildings built at different times reflect the popular design trends at the time they were built. These different design periods are popularly referred to as “styles”. You can figure out the style of your building as you embark on a project to help ensure the preservation of the important things that give it its look and feel; details known as character-defining features. These features are used when reviewing changes to your building . The following resources can help you figure out the character-defining details on your house:
Residential Architectural Design
One of the best sources for architectural styles is A Field Guide to American Houses, by Virginia Savage McAlester . This newly updated guide has been a compass point for historic preservation for decades—here .
Hubka’s Houses Without Names is a very good resource for
catalog and tract housing of various years, including
contemporary—here .
American Vernacular Buildings and Interiors by Gottfried and Jen-nings is also good and well-illustrated with line drawings—here .
Digitally, here are some good sites to consult .
• Indiana Landmarks offers the following site that identifies many common residential styles found in Indiana—here .
• The Indiana Division of Historic Preservation and Archaeology offers a residential style guide—here .
• Old House Journal’s online platform looks at styles—here .
If you are interested in periods from the modern era, often referred to as mid-century modern –
• Docomomo offers a guide to the modern era here .
• The Georgia state historic preservation office was one of the first to type mid-century houses—find their guide—here .
Commercial Architectural Design
Commercial architecture follows a similar trend line as found in the residential realm with many design details being found in both commercial and residential buildings . For more about commercial architecture’s specific attributes go here . Or from the National Main Street Center—here .
While out of print, used copies are often available, Rifkind’s A Field Guide to American Architecture is one of the few that includes commercial and religious buildings—here .
Digitally, here are some good sites to consult .
• Wisconsin Main Street created the following guide—here .
• The Washington Department of Archaeology and Historic
Preservation has this guide that looks at both residential and
commercial—here .
What is the History of my Building?
Discovering the history of your building can uncover fascinating connections to the past . A bit of investigative inquisitiveness is required, but anyone can do it . Here is a link to a great resource to walk you through the steps—here .
Planning a Preservation Project and Hiring a Contractor
When you decide it is time to do some work on your building, some simple steps can help you develop a project that accomplishes your goals, protects the historic look and feel of your property and gets it done by a qualified contractor. Below is an overview with some links for your assistance .
Return to the Table of Contents
What Design Period is My Building?
City of South Bend and St. Joseph County Historic Preservation Guidelines 74
For More Information: Planning a Project
What Gives Your Building its Historic Look and Feel?
Projects involving historic buildings include a range of activities, such as maintenance of existing historic elements, repair of deteriorated materials, replacement of missing features and construction of new additions . When planning a preservation project consider the following steps:
• What is the historic significance of the building and the various building parts that will be part of the project?
• How much has the building changed over time- something
called integrity .
• What historic elements are important for preservation during the project?
• Determine use requirements of the building prior to outlining a
strategy and project scope .
It is often helpful to take this approach to help you figure out the important aspects of the building and district that might be impacted by a project . Of course, for simple repairs and small changes some of these steps might not be necessary .
• Look from a distance . Stand across the street and look at the
building—what stands out to you about its design, size, shape,
materials? From down the street note the same things .
• Get closer . From the site, look at the building, its materials, size, shape, and placement . What stands out to you?
• Get up close and detailed . What materials, shapes (profiles),
finishes (flat, curved, etc.), and placements impact your feel of the
design of the building? What changes can you see evidenced by
different materials, breaks in the materials lines, missing pieces,
or parts?
This National Park Service briefs help you learn more about how to read a building, go here .
What is Historic Significance?
When developing the survey of sites within the City of South Bend and St . Joseph County, the following criteria were used:
• At least 50 years old —exceptions do exist when a more recent property has clear architectural or historical association value .
• Association with events that have made a significant contribution to the broad patterns of our history—for example, the neighborhood was constructed all out of kit houses .
• Association with the lives of significant persons in our past.
• Distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction or,
• A structure that yields or may be likely to yield archaeology
discoveries .
• A structure, property, object, site, or area with sufficient integrity of location, design, materials, and workmanship to make it worthy of preservation or restoration, or
• An established and familiar natural setting or visual feature of the community .
Assess Integrity
In addition to being historically significant, a property’s integrity
plays a role in the development of a project plan . Integrity is a
measure of how much change a building has had since it was
constructed . A building with little change is considered to have a
high level of integrity . One with a lot of change will be
considered to have a low level of integrity .
Most of the building’s structural system and materials should be from the period of its construction or other important changes, and its character-defining features should remain intact. These may include architectural details such as storefronts, cornices, moldings and upper-story windows on commercial buildings, and dormers, porches, ornamental brackets, and moldings on residential buildings . The overall building form and materials should also be preserved intact . These elements allow a building to be recognized as a product of its own time . Integrity is the basis of these guidelines in determining to what degree alterations, substitute materials, and new construction may be appropriate .
The Commission staff is available to assist you in this assessment and to help map out a project plan . Contact:
Email: hpcsbsjc@southbendin .gov
Phone: 574-235-7478
Return to the Table of Contents
Planning a Project
City of South Bend and St. Joseph County Historic Preservation Guidelines 75
For More Information: Should I Hire a Contractor?
There are many good contractors that you can tap to carry out your renovation plan . The best contractors for your historic building are those who have experience working with historic buildings . The following outline helps you with a best practices approach to hiring a contractor .
Here are some tips:
1 . Define your scope of work—i.e. what do you want to do?
The scope of work describes what you want a contractor to
do in written form . A clearly written scope of work allows
each contractor to submit a bid based on the same
information; it will form the basis for your contract so you
both understand the expectations of what is to be done for
the price contracted .
Make sure to include who will get permits, dumpsters and be responsible for clean-up and debris removal. If you are having trouble defining or articulating your project, try clipping magazine pictures, layouts, materials, or other examples that you can show .
2 . What is your timetable for the project?
Contractors are busy! Do not expect a contractor to be immediately available the next week to start your job . Begin planning early and give time for contractors to get your bid together . Rushing bidding or setting a timeline that does not allow for your project to be worked into a contractor’s schedule will result in either no bids returned or pricing for the work to be higher than necessary .
Things that you will want to include for the contractor—when
would you like the work to start and finish?
Are there any special timing considerations? Consider scheduling indoor work for the winter when contractors need such jobs .
3 . What is your budget—how much do you hope to spend?
Be realistic about the amount of money you can spend and include at least a 10% cushion. You should consider not only how much you can afford but within that amount what is realistic to expect to be completed for that budget. Keep in mind, it is almost always more expensive than you first believe it should be. Popular media shows are not a good barometer of real-world costs.
4 . Research contractors
One of the most difficult things is finding the right contractor who can or will do your project . Consider online sites who can help with referrals . Neighbors who have recently had work done may be another . Always ask for references and follow up when securing bids .
Connect with the local Better Business Bureau and building department . The lowest bidder may not be the best contractor for the job .
5 . From your preliminary list—consider two or three contractors to look at your project .
Interview your short list at the project site . Listen to how they would approach the project, their observations about the challenges, their overall attitude about the project . Consider your connection—could you work with this person for the duration of the project? Ask them who specifically would be on your project . Are they punctual? Organized? Prompt in returning calls . These factors may be an indication of how the contractor approaches projects, and the firm’s attentiveness to detail and schedule . Most of all, trust your gut reaction to the first meeting. If you are not comfortable with a contractor keep looking .
In the interview, ask questions about their project history,
approach to managing jobs, and your project . Discuss your
expectations, especially regarding the project cost and
schedule, to get the contractor’s initial reaction . Be sure to
ask the contractors how they handle change orders, which
document time and/or material alterations to the original bid .
Here is a sampling of questions you might ask:
• What are your current projects?
• Have you done projects like my project?
• How long have you been in business?
• How many people will be on the job?
• Can the job be completed within the proposed schedule?
• Will you hold weekly meetings with me about the project status?
• Will the supervisor be on site?
• Do you arrange for building permits and debris removal?
• What labor and material warranty do you offer?
Should I Hire a Contractor?
City of South Bend and St. Joseph County Historic Preservation Guidelines 76
For More Information: Should I Hire a Contractor?
• What are your payment terms?
• Will you share references that I can contact?
• Do you carry commercial liability and workmen’s compensation insurance?
6 . Ask for Bids
Ask for a bid in writing due by a specific date. Contracts will give a bid as a lump-sum amount, a cost-plus amount, an amount based on time and materials, or a combination of these types. If the project is well-defined and straightforward with little changes of unforeseen problems, a simple lump-sum bid should be possible.
However, if the project calls for one of the other bid types,
agree to a mark-up of no more than 10%-15% for materials
prior to bidding . Consider penalties for projects not completed
on time . Or, consider a bonus for a project completed early .
Most contractors require a down payment of 25%-30% of the contract total. Upon substantial completion, 90% of the contract is due with the balance paid after the final punch list is completed. Make sure to define and agree to what constitutes substantial completion of the project scope of work . You should not pay in full in advance .
Get a copy of the firms’ insurance certificate showing commercial liability and workmen’s compensation and provide that to your insurance agent for review of adequacy .
7 . Check References
Check the contractors’ references by phone and in person
to gauge the customers’ satisfaction and if the details of the
work meet your standards . You might also call the Indiana
Secretary of State’s office to make sure no complaints have
been lodged against the contractor . Questions you might ask:
• Were you satisfied with the work?
• Would you hire the contractor again?
• Was the crew timely and professional?
• Did the crew observe safety procedures?
• How did the contractor handle problems?
• Was the job completed on time and within budget?
• Were change orders handled promptly?
• Did the crew maintain a neat and clean job site?
8 . Compare Bids and Select a Contractor
Once bids are returned, compare them with your scope of work and initial budget . Base your selection on bids you receive and on the results of your reference checks . If a bid is unclear, or does not appear to include all elements of your scope of work, ask the contractor for a written clarification.
Once you have made your choice, ask the contractor to draft a schedule that will allow you to gauge the progress of the project . Make sure you get copies of the contractor’s insurance certificate, with your name listed as an additional insured . And be certain you understand and agree on the payment terms and approach to change orders .
9 . Document
Take photos before and daily during including video to develop a record of the progress . Document phone conversations and on-site conversations with an email follow-up stating the agreement that you reached.
Set up regular progress meetings with the contractor to review progress and discuss any problems or concerns that might have arisen. Regular, face-to-face communication ensures mutual understanding of the project and a
cooperative contractor-client relationship.
Some other resources:
Homeadvisor.com offers a good overview here .
Recommended Books:
• Poore, Patricia, ed . The Old House Journal Guide to Restoration .
New York, Dutton, 1992.
• Litchfield, Michael W. Renovation: A Complete Guide, 5th addition . New York, John Wiley & Sons, Inc., 2019.
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 77
For More Information: Financial Incentives For HIstoric Building Owners
There are a few incentives for historic building owners . Most such incentives require that the building be listed on the National or State Register of Historic Places . The State of Indiana maintains an easy to use database that you can access to look up the status of your building . Go to that database here. So, that is your first step. If it is listed, then review the information below or the pdf that you can find on resources here .
Tax Credits and Grants
Tax credits for commercially used properties
The federal government encourages re-use of historic structures by offering as incentives tax credits for restoration. Tax credits work like this: 20 percent of what a property owner spends to rehabilitate a historic, income-producing property comes off the bottom line of the taxes paid to the federal government . If you spend $100,000 to restore an old hotel, for example, you pay $20,000 less in federal tax. Rules govern what types of buildings and what kind of work qualifies. It is best to seek the advice of a tax attorney and preservation experts before moving forward with a project .
An owner who renovates a qualified historic commercial or residential property following preservation standards may apply for a federal tax credit . To qualify for the Rehabilitation Investment Tax Credit (RITC):
• The building must be listed in or eligible for the National Register of Historic Places, either individually or as a contributing structure in a designated historic district .
• The property can be a commercial building, a factory, or even an old house—but it must be income-producing, not a private residence .
• The project must involve a “substantial rehabilitation,” which means spending more than $10,000 or the property’s adjusted basis, whichever is greater, over a specific period, typically 24 to 60 months .
• The renovation work must qualify as a “certified rehabilitation,” meaning that it complies with the Secretary of the Interior’s Standards for Rehabilitation . As a general approach the Standards suggest:
–Do not change anything you do not have to change .
–If you must change something, make sure it does not alter the significance of the property.
–Make changes reversible .
–Make repairs with the same materials as those being replaced .
• The work must be approved before starting construction . To
ensure that proposed work will be approved, before any
demolition or renovation work begins, property owners applying
for the federal credit should submit plans to the Indiana Division
of Historic Preservation and Archaeology (DHPA).
• It is always a best practice to consult your accountant or tax attorney regarding a project .
Find out more information about the Tax Credit programs at the Indiana Division of Historic Preservation’s web page—here .
Tax credits for owner occupied properties
A property owner who rehabilitates a primary residence may
qualify for the Indiana Residential Historic Rehabilitation Credit .
The incentive allows an owner-occupant to take a credit against
state income tax liability equal to 20 percent of “qualified”
preservation or rehab expenses . To qualify the following general
thresholds must be met:
• The property is listed in the Indiana Register of Historic Places either individually or as part of a district .
• The project cost must exceed $10,000 and cannot include such
items as the cost of enlarging an existing structure, paving, or
landscaping .
• All work must be approved in advance . To determine what expenses qualify, property owners must submit a preservation or rehabilitation plan to Indiana Division of Historic Preservation and Archaeology .
• Work must be completed within a specified period, ranging from two to five years.
• If the credit exceeds a homeowner’s state tax liability, the remainder may be carried over for up to 15 years. The residential credit is subject to recapture by the state within five years of the completion—triggered if the homeowner sells the property or completes any additional work that does not meet the DHPA’s standards .
• Contact your accountant or tax attorney well in advance .
Find our more information about the residential tax credit from the Indiana Division of Historic Preservation and Archaeology web
site—here .
Financial Incentives For Historic Building Owners
City of South Bend and St. Joseph County Historic Preservation Guidelines 78
For More Information: Financial Incentives For HIstoric Building Owners
Grant for commercially used property
The state of Indiana offers the Historic Renovation Grant program through the State’s Office of Community and Rural Affairs. The program is a downtown economic development incentive that provides grant money to owners rehabilitating a historic building .
To qualify:
• The building must be at least 50 years old and listed in the State or National Register of Historic Places .
• The building must be actively used and income producing .
• The renovation must follow the Secretary of the Interior’s
Standards for Rehabilitation .
Once a year, OCRA awards grants up to $100,000, limited to 50 percent of eligible project costs (exterior only), with proof required for the 50 percent match . The process requires submission of a letter of intent, followed by a formal application . Find out more information here .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 79
For More Information: Accessibility
Access to historic buildings for everyone regardless of ability is an important project goal for all sites . Owners of historic properties should comply as fully as possible with the Americans with Disabilities Act (ADA), State and local accessibility codes while preserving the building’s historic integrity—the materials and designs that give it its look and feel .
Special provisions for historic buildings exist in the law and building codes allowing alternatives in meeting the ADA standards .
Remember that ADA is not only for wheelchairs, but owners are advised to consider signage for the site impaired, and color for
those with color blindness .
The National Park Service offers guidance and recommendations for designing accessibility solutions here .
If an addition is contemplated to provide accessibility, the following National Park Service Technical bulletin may be helpful—here .
Additional Resources can be found:
• Structure Magazine
• Old House Online – Adapting your old house as you age
• Old House Online – Updating for accessibility
What is your project?
Adding a ramp
Modifying sidewalks and other walkways
If the entrance has one or two steps and sufficient area in front and to the side of the entrance, consider modifying the grade to slope it up (no more than 1” in height to 12” in run) to eliminate the steps.
Adding railings to existing stairs and landings
New handrails should be designed with balusters and handrails that are reflective of the design of the building. Materials should be
reflective of the building—aluminum and wrought iron should be considered for masonry buildings and wood railings fashioned in a
similar manner as any other porch railings for wood buildings .
Return to the Table of Contents
Accessibility
Or they can be a detriment—this approach would
not be approved by the Commission
Ramps provide the most common form of entrance modification to
allow barrier free entrance to the main floor of a building. They can be
designed as a compliment to the historic building .
City of South Bend and St. Joseph County Historic Preservation Guidelines 80
For More Information: Awnings, Canopies, Marquees and Lighting
Awnings, canopies, and marquees’ primary role is to provide shading from the sun and protection from the rain . Along the way, they also introduce color to the façade of the building and a place for business signage and information .
Here is a link for an excellent resource about awnings on historic buildings produced by the National Park Service:
What’s the difference?
Awnings, Canopies, Marquees and Lighting
An AWNING is typically a fabric covered light metal frame attached to a building . The metal frames can be fixed or operable allowing the awning to fold up in inclement weather . Some awnings include lettering of the business name on the valence .
A CANOPY is a fixed structure attached to a building with a rigid roof material, usually metal . It may be flat (horizontal) or sloped. Canopies often contain chains or other rods to assist their structural support . Some have glass or fabric valances along their bottom edge . Signage is not typically a part .
A MARQUEE is a large fixed
sign usually associated with a
movie theater . A marquee is
usually lighted both internally
behind a sign board
advertising upcoming movies,
as well as externally with
chaser or fixed lights.
Modifying sidewalks and other walkways
Installing new awnings, canopies or marquees requires sensitive consideration of the historic materials and design of the building . Avoid anchoring to decorative elements and investigate previous anchoring locations in masonry to avoid further damage to the materials .
Best Practices
• Minimize damage to historic materials when mounting canopies and awnings by avoiding anchoring directly into architectural features, when feasible .
• Historically, fabric awnings, both operable and fixed, are what were most used .
• The awning should fit above the storefront and not extend unbroken across several bays .
• Use colors that are compatible with the overall color scheme of the façade .
• Simple shed shaped are appropriate for rectangular
openings . Bullnose and bubble shaped awnings are not
recommended .
• Attach awnings between the window display area and the signboard or second floor windowsills.
• When historic prism glass is present, install awning between
the storefront windows and the prism glass .
• Install awnings so that the valance is no lower than seven feet and six inches above the sidewalk at any point .
• The Commission will generally not approve Internally
illuminated awnings .
Return to the Table of Contents
• The Use of Awnings on Historic Buildings, Repair, Replacement and New Design—here .
• Historical background here .
• Preserving an existing historic awning here .
• Installing a new awning here .
• A more in-depth reading list here .
• Adding Awnings to a storefront entrance—here .
The National Main Street Center in their Keeping Up Appearances guidelines here .
City of South Bend and St. Joseph County Historic Preservation Guidelines 81
For More Information: Chimneys
A functional part of a building installed to remove smoke from an interior fireplace, on the exterior, historic chimneys are often distinctive features that contribute to the overall architectural look of the building . Today, many chimneys are no longer functional but should be retained for their character. However, their non-use can create problems as the hot gases and moisture that used to move up through the flue are no longer present to keep mortar pliable.
Since chimneys are masonry constructions—it is best to follow guidance about masonry repair and maintenance when
considering a project .
The National Park Service offers the following when embarking on any masonry repairs here .
Best Practices
• Maintain chimneys to avoid future roof damage .
• Unused chimneys should be capped with masonry caps which maintain their design . This will help keep water and critters from entering .
• Decorative shapes can include corbeling—the slight projection of different rows of bricks—or perhaps a clay chimney pot.
• Since chimneys are exposed to the elements on all four of their sides, the masonry will deteriorate faster than other surfaces and parts of
a building, necessitating regular maintenance and repair .
• Not all chimneys are important, though . Some were added to the side of a building when a later boiler or furnace was installed . These are not important to retain and can be removed .
• Tuckpoint a chimney as soon as mortar joints begin to show evidence of deterioration .
• Cover a roof during masonry repairs to avoid damaging the covering .
• Keep flashings around a chimney/roof connection watertight.
Return to the Table of Contents
Chimneys
City of South Bend and St. Joseph County Historic Preservation Guidelines 82
For More Information: Cornices and Parapets
Cornices are the decorative overhangs at the top of a storefront or building. They are features that define the architectural look of a historic building and should be preserved . Traditionally cornices are made of pressed metal secured to a wood frame that is attached to the building . Cornices can also be made from the materials of the building itself such as brick, stone, terracotta, and, on older buildings, can even be wood . These caps to commercial building facades work together along the street to provide a repetition that builds the char-acter of the district and the visual continuity of the block .
The National Main Street Center offers the following guidance on
cornices here .
Best Practices
If your building has lost its cornice—removed entirely or stripped
of some of the details, then consider restoring it . Spend some time
looking for historic images of your building or the downtown to gain
a glimpse of what may have been in place originally .
Absent direct evidence look for examples on similar-age buildings and design guides as you will find links to below.
Budget constraints may limit the ability to replicate a missing cornice. In that situation, a simplified interpretation may be
appropriate if evidence of the original is not available, or incomplete . Removing or replacing an original cornice with an alternative
material is discouraged, replacing with synthetic materials such as vinyl and fiberglass deemed inappropriate.
Keep your metal or wood cornice painted and maintain mortar joints on masonry cornices. Inspect the cornices on the roof side to ensure that water is kept out . Water that gets behind the cornice will lead to failure .
Return to the Table of Contents
Cornices and Parpets
City of South Bend and St. Joseph County Historic Preservation Guidelines 83
For More Information: Doors and Entrances
Historic doors come in a variety of shapes and configurations. They may have glass or be solid with panels. Some are single, while others get paired for a wider opening . Primary entrance doors provide the focus for the entrance, while secondary doors will be of lesser importance visually, such as those to a second floor or side entrance.
Doors are a character-defining feature of a historic building and should be preserved if they are not deteriorated beyond repair. Rather
than replace a door for energy efficiency, undertake less expensive improvements such as weather stripping and repair.
There are several makers of wood epoxy that can be used for repair .
The National Main Street Center provides a good overview of historic doors here .
• The National Park Service offers the following information on doors and entrances:
–Adding New Entrances
–Advice on how to approach entrance design and restoration
–Advice on when you need to replace your doors and entrances
–Add a new vehicle entrance
Best Practices
• Residential and commercial doors generally have a much different character and appearance. Use the proper type of door for the type of building .
• Don’t shrink an opening to insert a smaller size door .
• Keep exterior doors and associated trim painted to prevent deterioration. Double-check caulking and other sealants.
Return to the Table of Contents
Doors and Entrances
City of South Bend and St. Joseph County Historic Preservation Guidelines 84
For More Information: Fences and Retaining Walls
While fences are said to make good neighbors, their design is an important consideration for a historic site or district . Retaining walls, fences and site walls are typically associated with residential contexts; however, they are sometimes used to screen parking and service areas in commercial-use sites. In residential settings, retaining walls are typical features in neighborhoods where the primary structures are elevated from the street, due to a change in topography .
The following link provides information on building a historically inspired fence—here .
Best Practices
• Fences in front yards are not common and generally not approved .
• Front yard fences should be short (3’ or less) and open—picket, wrought iron, etc .
• Traditional materials such as wood, wrought iron and masonry are approved for the Historic District . In some cases, aluminum fences with
a traditional design can be approved . Vinyl is not an acceptable material for fences in the District .
Fences should be installed with supports facing to the yard with the finished side facing out to the public.
It is advised to consider the impact of parking and support areas like trash areas when proposing to convert a former residence for
commercial use . Here are a couple of examples of how that parking could be handled . Removal of buildings to create a parking lot is not
approved by the Commission . Screen parking with fences and landscaping .
Return to the Table of Contents
Fences and Retaining Walls
City of South Bend and St. Joseph County Historic Preservation Guidelines 85
For More Information: Foundations
Many building foundations contribute to the character of a historic property . These may include rusticated stone, brick, or pressed concrete block. Keeping moisture away from the foundation is a primary objective. Common problems with foundations can often be traced to water—grading that is not directing water way from the foundation, water coming out of downspouts that is not directed way from the foundation, or water overtopping gutters and coming down along the foundation .
The National Park Service offers several excellent resources on the repair of masonry.
• Repointing mortar joints
• Cleaning and sealing masonry
• Dangers of sandblasting and other abrasive cleaning
• Dealing with the deteriorated Masonry
Best Practices
There are many different types of brick and how their mortar
joints were created . Match the brick but more importantly,
match the type of joint that was used . Below is a graphic of
the different types of mortar joints. It is also important to use
the right strength of mortar—Portland cement is NOT the
right mix as it is too strong for historic brick . Consult a local
masonry supply store to obtain the correct mortar and advise
any contractor proposing work to ensure they are using the
correct material .
It is not recommended coating the foundation with stucco or other materials—they can trap moisture and cause damage .
Maintain foundation by diverting water with well-maintained gutters
and downspouts .
Return to the Table of Contents
Foundations
City of South Bend and St. Joseph County Historic Preservation Guidelines 86
For More Information: Sites, Garages, Sidewalks, Paths
Beyond the primary building on a site, many properties contain other historic elements such as garages, sheds, landscaping, and sidewalks that work together to give the site its look and feel . Although not every garage, shed or other building in the yard is considered important, many are, so consideration of their place in the history of the site should be undertaken when planning a project . When working on a historic ancillary building, refer to the appropriate sections on walls, roofs, and masonry for best practices when working on those parts of the building .
Garages
Sheds and other small structures
Small modern structures can be functional and increase enjoyment of the property but can also affect the historic setting. Small structures
are generally less than 100 square feet, such as tool/garden sheds, playhouses, dog houses, and gazebos. Care should be taken in design
and location to produce a suitable building:
• Locate in rear yard to minimize visibility from the main street, screen if necessary .
• If visible, structures should have walls and roof of materials similar to the main building .
• Pre-manufactured sheds that are visible from the street, especially those with metal or vinyl siding, are discouraged.
Return to the Table of Contents
Sites, Garages, Landscaping, Sidewalks, Paths
City of South Bend and St. Joseph County Historic Preservation Guidelines 87
For More Information: Landscaping
Landscaping is a part of the district whose importance may be overlooked . But do not worry . The vision for the district is more about preserving those things that are long lived and cannot be replicated—large mature trees, spacing of tree lawns, front yards—rather than temporary things like annual plants .
Tastes change and environmentally we are more aware now of the types of plants which are appropriate . Be aware of what are considered invasive species . In many cases, there will be alternative plant materials that can convey the general character seen historically while meeting new standards for sustainability and invasiveness .
The area surrounding a historic building and contained within an individual parcel of land is considered the building site . The site, including all its associated historic features, contributes to the overall integrity of the property, and should be preserved . As a result, the relationship between the building and contributing features within the site’s boundaries should be considered when designing improvements. All these factors are considered by the Commission when reviewing a Certificate of Appropriateness.
Aspects of Landscaping
Plantings
Preserve traditional plant materials, when feasible. Consider reconstructing planting schemes that have historical significance. Install
new landscaping that meets the requirements of the city’s landscaping ordinance and that conveys the general character of the historic
planting scheme when feasible . Avoid planting schemes that are out of character with the district . Avoid new planting schemes that may
pose a hazard to the health of surrounding landscape features, or to public safety .
Also avoid planting schemes that may contribute to the deterioration of nearby structures or street scape features .
Trees
Preserve and maintain mature trees, replacing them when they become diseased or die. Avoid removal of mature, character-defining plantings and beds unless damaged, aged, or diseased beyond preservation. The Commission considers trees more than 12” in diameter as mature .
Exterior Lighting
Lighting can highlight a building and provide security. Some things to keep in mind-use shielded and focused light sources to prevent glare. Light fixtures should incorporate cut-off shields to direct light downward.
Luminaries (lighting fixtures) should not be visible from adjacent streets or properties. Avoid excessive light spill from buildings.
Site Features
Sites that have features that contribute to its feel might include its topography, sidewalks, historic walls, and terraces . When planning work on a site, take a survey of those things that give it its look and feel . Retain the historic relationship between buildings and secondary structures, and between buildings and landscape features . Here are some tips .
• Retaining a landscape architect familiar with historic landscapes and sites .
• When removal and replacement of an existing historic site feature is necessary (and replacement in-kind is not economically feasible) replace it with substitute materials that simulate the original in appearance .
• When it is not economically viable to save and repair an original feature or to use substitute materials that simulate the original in appearance, then new or common materials may be used .
• Devise plans for the repair, maintenance, and long-term protection of these features.
• Avoid removing or altering any site feature that contributes to the historic character of the site .
Landscaping
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 88
For More Information: New Construction
New construction—including adding on to historic buildings—is a vital part of a healthy real estate market in the district . Filling in empty lots where buildings once stood or replacing non-historic buildings or historic buildings that cannot be repaired is encouraged when the proposed new designs compliment the district . Additions to historic buildings help meet new uses and additional space enabling the continued use of the structure .
Much has been written about best practices when considering a new building in the district or an addition to a historic building . Rather
than try to recreate existing advice below are several excellent resources to help inform your decisions .
What should design for new construction/additions include?
• Involve an architect who has experience working with historic buildings and in historic districts .
• Be reviewed by Commission staff at the beginning and during development to solicit feedback with relation the Commission’s guidelines. Be proactive and not wait until plans are completed .
• When constructing an addition attach it in a way that if removed the historic building could be restored .
• Not demolish a historic building or other character defining features of the site to build a new building or addition.
• Reinforce the height, setbacks, and lot coverage .
• Have similar opening sizes and placement as found throughout the district .
• Compliment architectural designs but not be wholly duplicative . The public should be able to tell if a building is new or historic .
• Use materials found throughout the district .
• Use colors found throughout the district .
Additional resources for residentially designed buildings:
• National Park Service
–General guidance on a new addition
–Rear additions to historic houses
• Old House Online – Old House Additions
Additional resources for commercially designed buildings:
• National Park Service
–General guidance on a new addition
–Guidance for a new addition
–Adding a stair tower
–Rooftop Additions
The National Main Street Center offers the following on new construction in commercial areas here .
Return to the Table of Contents
New Construction
City of South Bend and St. Joseph County Historic Preservation Guidelines 89
For More Information: Paint
Many good resources exist to help you with developing a long-lasting paint job. Paint is meant as a protective coating for the underlying material—wearing out over time instead of the material itself. As such, regular maintenance is a key part of any long-lasting paint application . Proper preparation is a key ingredient as well as using high quality products . Colors and their placement can make or break a successful result . Well placed colors highlight a building and its character, helping it contribute to the district’s look .
A primer on a good exterior paint job can be found here .
The National Park Service offers this Preservation Brief focused on paint problems on historic woodwork—here. And offer guidance on lead paint here .
For some additional information about painting and buildings . The following resources provide additional guidance on paint .
• Old House Online
–How to prepare for repainting
–How to Fix Peeling Paint
–Sources on color and paint finishes
• The Craftsman blog has several posts on paint here .
• The National Main Street Center offers the following on historic commercial building paint projects here .
Here are some cautions to help protect the materials of your historic building when preparing for a new paint job .
• Retain and renew paint coatings on historically painted wood features . Such coatings inhibit deterioration caused by ultraviolet light,
moisture, and the elements . If chosen and applied with care, paint will help maintain the historic appearance of the building and its
components .
• Applying waterproof coatings on masonry above the surface grade level is discouraged .
• Painting previously unpainted historic brick or stone is discouraged because the paint can cause underlying damage to the masonry
by trapping water . It will also change how the building historically looked by covering the workmanship, colors, texture, masonry, and
joint patterns .
• High pressure washing should not be undertaken as it drives water into the material and open joints, setting up the paint coating for future failure as the water migrates out . Hand washing with mild detergent and bristle brush with hand scraping and sanding is the recommended method of paint removal .
• Carefully use any mechanical tools . Rotary disks can leave circular marks and wires can tear into the surface .
• Blow torches are highly discouraged due to the vaporization that occurs and the high probability of causing a fire from overheated materials in the walls or underlying wood surfaces .
• Similarly, heat guns and heat plates can ignite paint or the underlying surface and materials in the wall cavity if left in one location too long. Keep moving across the surface.
• Chemical paint removers can raise the wood grain – make sure to remove promptly and protect surrounding ground and contain any runoff.
• Sandblasting should not be undertaken . The process is abrasive to the surface, wears away the protective shell of masonry and raises wood grain .
• Painting a previously painted masonry building should be completed using a “breathable” masonry paint .
Paint
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 90
For More Information: Paint
• Have paint samples analyzed when possible . Paint analysis can help you determine appropriate colors for repainting .
• Do not strip paint from metals that require protection from the elements . Likewise, do not paint metals like copper, stainless steel or
bronze that are not meant to be coated .
Properties of Paint
Exterior Paints
Paint is one of the most common ways to protect exterior materials, particularly wood, without natural or chemical preservatives . When
the painted surface has been compromised, moisture infiltrates the underlying material and potentially accelerates deterioration.
Oil and Latex Paints
There are two different types of readily available paint for a building—oil and latex. They both consist of three principal components: a pigment, a binder to adhere the pigment to a surface as the paint dries and a solvent that makes the mixture loose enough to apply with a brush. Even though latex was developed in the mid 1940’s, oil was the dominant paint type until about 1970 and is found on many historic buildings today .
Oil paint generally adheres better to problem surfaces because the oils are small enough to seep into the wood or microscopic openings in old, even chalky paint . Latex paint is less likely to peel from a building with excessive interior moisture, although multiple layers of paint can create an impermeable moisture barrier . Because of oil paint’s adhesion properties and the fact that multiple layers of latex paint form an impermeable moisture barrier, oil-based paint is recommended for exterior woodwork surfaces.
Stains
Exterior stains are typically applied to wood and generally fall into one of two categories, semi-transparent and opaque. Semi-transparent
stain, generally known as varnish, allows some or all the wood’s color, grain, and texture to show through, and was historically limited to
doors. Semi-transparent stain tends to deteriorate quickly in the elements and are generally not recommended. Historically, their use was
limited to main entrance doors protected from the weather .
Opaque stain provides a consistent color finish allowing more surface texture than paint. Opaque stain appears like paint; however, a stain weathers differently than paint because it does not build up into a thick film that can peel off. Rather it slowly fades when exposed to weather conditions, particularly when exposed to direct sunlight . Because opaque stain needs to penetrate wood to bind, ideally it should be applied to clean bare wood and limited to a small wood site element, such as a fence, gate and/or shed .
Specialty Paints
Elastomeric or Encapsulating Paint
Use of encapsulating paint is problematic because it can trap moisture in woodwork, promote rot and/or provide a desirable environment
for pests such as termites . It is often referred to as “liquid siding,” “liquid stucco” or “liquid ceramic coating” . Use of encapsulating paint is
not permitted .
Metal Paint
The paint selected must be compatible with the type of metal and existing coatings . When painting, metal preparation should include the
removal of rust to bare metal, cleaning the surface and quickly applying a rust- inhibiting primer to prevent corrosion.
Wood Graining
Exterior wood that appears to be stained is often wood grained, using primer and multiple layers of glazes that have been textured to im-
itate wood, particularly rare and costly wood. Graining was common in the 19th century and is most often applied to front entrance doors.
City of South Bend and St. Joseph County Historic Preservation Guidelines 91
For More Information: Paint
Maintenance of Paint
Here are a few tips for maintaining your painted surfaces to help them last longer .
• Remove deteriorated paint only to the next sound layer before applying a new paint layer .
• Coat all surfaces of wood repairs, including those that will be concealed, with primer. This is called “back- priming” and helps combat deterioration and warping caused by moisture absorption over time .
• Paint all wood porch elements . Painting protects porch elements from exposure and undue weathering .
• Reapply an appropriate paint to previously painted metal features after cleaning to avoid accelerated corrosion of the metal .
• Remove and then reinstall window and door hardware when painting .
Repainting
Since paint is designed to wear over time—it is important to regularly inspect the exterior and touch up worn areas as an on-going maintenance process . Here are some suggested steps to determine when a full repainting may be required .
1 . Determine if painting is necessary: Prior to beginning a painting project, determine whether complete repainting is required, or if cleaning and/or spot repainting is more appropriate . By painting more often than necessary, paint layers build up, increasing the potential for future paint failure . Wash with a mild detergent solution and natural bristle brush to freshen a surfaces appearance and verify whether repainting is required .
2 . Inspect Existing Paint for Cause of Failure: To ensure that new paint will last as long as possible, a property owner should inspect existing paint for signs of failure . Remove damaged paint down to sound paint surface or to bare wood, sand
smooth and repaint .
Some common paint failures include:
• Wrinkling: Typically, the result of the topcoat drying before the underlying coat .
• Peeling: Possible causes are painting under adverse conditions, inadequate surface preparation and/or moisture infiltration.
• Blistering: After cutting into a blister, if wood is visible, the cause is likely moisture related; if paint is visible, the probable cause is that the area was painted in direct, hot sun .
• Cracking or Crazing: Typically, the sign of a hard surface that does not expand and contract with the underlying material .
• Alligatoring: Sever cracking and crazing .
3 . Repair Causes of Failure: Before repainting all causes of paint failure should be repaired . A substantial amount of paint failure is due to moisture infiltration at the horizontal surface such as windowsill and/or stoop, and migration from the interior of a kitchen, bathroom, or laundry room through the exterior wall . Eliminate all sources of moisture and then repair all damaged wood or substrate material prior to repainting. Remediation of moisture can include repairing a gutter and/or downspout; reducing moisture migration through a wall by installing an interior dehumidifier; directing perimeter drainage away from the building foundation; and removing perimeter shrubs and other vegetation .
City of South Bend and St. Joseph County Historic Preservation Guidelines 92
For More Information: Paint
4 . Prepare Surface: To ensure a long-lasting painted surface, appropriate surface preparation should be undertaken prior to repainting .
• Begin by washing the painted surfaces with a mild detergent solution and a natural bristle brush, then carefully scraping and sanding to a smooth finish, removing any paint that is not tightly bonded to the surface.
• Putty or caulk countersunk nails, window glazing, gaps, joints, and openings .
• Allow the substrate to thoroughly dry before applying primer or paint .
• Spot-prime bare wood, areas of repair and replaced wood including unexposed and cut ends.
5 . Repaint: Using high quality paint applied in accordance with the manufacturer’s recommendations should improve the life of a paint
job . In general, it is best to use compatible primer and paint from the same manufacturer and apply two coats of paint to previously
painted bare wood .
• Apply paint during appropriate weather conditions, generally between fifty- and ninety-degrees Fahrenheit and relative humidity recommended by paint manufacturer, while avoiding direct sunlight .
• Apply finish paint soon after an oil-primer—Surface compounds affecting adhesion can form within two weeks.
Complete Paint Removal
If the existing paint has failed, it might be necessary to strip all or portions of the paint from the surface . Although there are a variety of tools and chemicals available to strip paint, many of them are potentially hazardous and can cause significant damage to historic building materials. Therefore, it is generally recommended that flaking or unbound paint be removed to sound paint, with complete paint removal only in limited cases . Complete paint removal might be necessary when the existing paint on the surface has completely or substantially failed . Examples where complete paint removal would be appropriate include:
• Where wholesale blistering or peeling of an element reveals the underlying substrate .
• Where continuous patterns of deep cracks are prevalent in the surface of painted wood .
• When windows, doors or shutters have been painted shut .
• Where a smooth transition is needed to a new wood element of a Dutchman repair .
• When deterioration of a historic building feature or material will otherwise occur .
Masonry and Stucco Painting
Previously unpainted masonry or stucco should not be painted as this can lead to accelerated deterioration of the materials and will
invoke an unnecessary maintenance cycle . If the exterior of the masonry surface has been compromised through previous sandblasting,
moisture infiltration or the use of harsh chemicals, appropriate painting can provide a degree of protection; however, applying stucco is
typically the more appropriate option . Proper application of a water repellent paint can prevent water from penetrating while allowing
water vapor to escape . Waterproof coatings or inappropriate paint can trap moisture within a masonry wall .
When repainting masonry or stucco, proper preparation is critical to a successful project and includes removal of vegetation and loose or flaking paint, maintenance of adjoining materials, such as leaking downspouts or gutters; and repointing of open joints. Finally, it is important to select a type of undercoat and paint that is appropriate for the type of masonry or surface coating on the building and apply them following manufacturer’s recommendations .
City of South Bend and St. Joseph County Historic Preservation Guidelines 93
For More Information: Paint
Removing Paint from Masonry
When considering whether to remove paint from a masonry surface, it is important to determine whether removal is appropriate . In some instances, the building might have been meant to be painted or paint was used to hide deterioration, later changes, or additions . It might be appropriate to consider stripping paint if the existing paint has failed; the paint was applied to cover other problems such as a dirty building, or to reduce the long-term maintenance requirements associated with repainting.
Caution should be used since some older paints include lead, requiring proper collection and disposal techniques .
Signs of failed paint include paint that is badly chalking, flaking or peeling, possibly due to moisture penetration. Prior to repainting, it is recommended that the cause of the moisture infiltration be repaired to minimize the potential for future peeling. It is also prudent to review whether the masonry has been “sealed” by excessive layers of paint or by waterproof coatings . The underlying masonry might not be able to “breath” and dispel the internal moisture and salts . Eventually, pressure from moisture and salts can build up under paint layers and possibly cause the paint to peel and masonry to spall . If paint is stable, complete paint stripping might not be necessary . However, new paint should be compatible with previous paint layers and the surface for best adhesion .
Paint Preparation and Removal Safety
Lead may be a component in historic paint, making paint preparation and removal potentially hazardous work. Keep children and pets
clear of work area . A property owner should consult a professional for work that is unfamiliar or potentially unsafe .
• Follow all manufacturers’ recommendations during the paint removal process .
• Comply with City and Environmental Protection Agency (EPA) requirements for paint preparation, removal, and work at a location where
lead-based paint may be disturbed.
• Use caution around paint dust from an old building as it may contain lead—Wear a respirator and safety goggles, avoid open food or beverage containers in area of paint removal, thoroughly clean exposed skin, and launder work clothes .
• Avoid using heat-tools—the user should wear appropriate clothing, keep a fire extinguisher nearby and monitor area of work for at least one hour after stopping work .
Return to the Table of Contents 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 94
For More Information: Parking Lots and Parking Decks
Parking, either in a residential setting or commercial use, is a necessary part of modern life . The challenge comes with incorporating that modern use in a way that balances the historic look and feel of the building and site with the design for the parking area .
Hard surfaces include those parts of the site used for parking as well as sidewalks, paths, patios, and other areas that have a high foot or
vehicle traffic requiring a hard-wearing surface.
Best Practices
• Minimize the visibility of parking areas—creating them in rear yards and installing landscaping to shield the area .
• Where possible factor in on-street parking options to minimize the need for the construction of hard surface parking areas on the site.
• Access through alleys is the preferred path to create an off-street parking area.
• Utilize existing side yards, screened where appropriate, if no rear yard is available .
• In commercially designed districts, parking lots should be created at the rear of the building or combined with other buildings for a
shared lot on the interior of a block whenever possible .
• Do not demolish a building to create a parking lot .
• Concrete should be finished in a flat—not broom or another rough surface pattern.
• Gravel would be appropriate for a path or rear parking area in a residential district—but not a main entrance sidewalk or driveway .
Parking Garages
A parking structure should be compatible with traditional buildings in the surrounding area . Respect the regular opening patterns, massing, scale, and other architectural elements of adjacent buildings . Maintain the alignments and rhythms of architectural elements as seen along the street . Express the traditional widths of buildings in the area . Continue the use of similar building materials .
Return to the Table of Contents
Parking Lots and Parking Decks
City of South Bend and St. Joseph County Historic Preservation Guidelines 95
For More Information: Porches, Decks and Stoops
Porches have a physical purpose, providing shade for the interior of the home and a place for owners to catch a cool breeze . They also provide a public purpose—creating opportunities for owners to interact with their neighbors passing by on the sidewalk . The repetition of porches on a street is a very important part of the look and feel of a historic residential district .
Porches can suffer from a variety of ills—from the complete enclosure of a previously open porch to replacement of original supports with
newer supports that do not match the design of the house .
Original porches on a house may have been replaced since it was constructed but those “new” porches may themselves be considered an important part of the historic look of the house . As common example, a Victorian era house that originally had a wood porch may have had its posts replaced with a concrete craftsmen period support . That new porch may have been needed to replace one that had deteriorated or was completed by the owner to update the exterior to keep up with the design trends of the time .
The National Park Service offers several briefs that can help guide you about your porch—here .
For questions about painting go here .
The National Park Service has an outline about porches here .
Best Practices
• When looking at a porch project, figure out the period of the porch (is it original or not?). Then, determine if the existing porch is
considered an important part of the historic look of the house .
• Preserve a porch that is considered important to the design of the house in its original form, materials, and design .
• Repair parts of a porch to match—i .e . a turned column with a turned column, a classical column with a classical column .
• When restoring an altered porch or one that has some important parts removed, pay attention to:
–Size and design of the supports .
–Height of the baluster . Historic balusters that do not meet current code can be supplemented with a top rail rather than replaced wholesale .
–Materials—brick or wood .
–Decorative elements such as brackets—or the intentional lack thereof .
–Porch floor materials—tongue and groove is the historical look but that can be achieved using traditional pine flooring or newer composite materials .
–Do not use modern deck boards or railings for historic porches .
Return to the Table of Contents
Porches, Decks and Stoops
City of South Bend and St. Joseph County Historic Preservation Guidelines 96
For More Information: Roofs
Roofs are perhaps one of the most important parts of any historic building . A building with a failed roof will soon be lost . A building, even deteriorated, with a good roof can stand for years while reuse and renovation plans are put in place . The key is to keep water from entering the building . Once the top is sound, then ensure that water is directed by gutters and downspouts away from the foundation .
Roof form, material and details are important features that contribute to the look and design of a historic structure . Features of the roof
include its shape, pitch, eave details and the covering used on the deck .
The National Park Service has several briefs about residential roofs . An overview of roof materials general information—here .
Wide-ranging list of topics related to historic roofs—scroll to the section on “Roofing”—here .
The Craftsman blog—Roofing types, inspection, replacement, gutters and care .
Old House online has several roof related posts including:
• An overview of roofing and gutters
• Roof types
• Repair damaged soffits
Roof Form
Commercially designed buildings will traditionally have a flat (low sloped) roof that is hidden behind a parapet. Water is directed to the rear of the building where gutters capture the runoff and direct it down the back wall via a downspout .
Residentially designed buildings can have a variety of roof
forms—but traditionally will not be flat (low sloped).
• Pay attention to valley’s and flashings—these are areas of a roof that can leak .
• Retain original roofing materials such as slate, tile or
standing seam roofing.
Roof Materials
• Materials such as slate, tile, and other unique materials not commonly found in new construction are important design elements for historic buildings .
• If a slate or tile roof cannot be repaired, some asphalt materials can do a decent job giving the new roof a similar look .
• While copper and lead roofs may be left unpainted, terne-metal roofs should be painted traditional roof colors .
• Exposed fastener metal roofs are not approvable in the district .
Roofs
For More Information: SubSection
City of South Bend and St. Joseph County Historic Preservation Guidelines 97
Eaves Gutters and Downspouts
• Gutters come in a variety of styles . Repair or replace damaged historic gutters with new gutters to match the originals .
• Make sure there are enough hangers to support the gutter .
• Hangers should be fastened directly to the fascia with straps that are under the roof shingles . Exposed hangers are not a best practice installation technique as the fasteners through the shingles provide opportunities for leaks .
• Direct water away from the foundation .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 98
For More Information: Signage
A sign serves to attract attention and to convey information . Signs in commercial districts or those that are installed on a residentially de-signed site used commercially should be developed with the overall context of the building and of the area in mind . Historic signage that is no longer used—especially neon signs or those carved into the materials of the building are historic with the preferred path to retain .
The National Main Street Center offers good advice about the development of signage for your building here .
Best Practices
• Determine what type of sign you want—mounted on the building, projecting, on an awning?
• Bigger does not equal better—be creative .
• One approach does not fit all—consider what will complement and enhance your specific building (and its surroundings), and your business.
• Scale signs appropriately for the building—small signs are lost on large buildings; oversize signs can cover windows and architectural detail.
• Plastic back-lit signs are not good options for the district.
• Murals should be reversible—do not paint previously unpainted masonry .
• Consider murals mounted on panels in a frame that is attached in mortar joints—easily removable for new image or to refresh paint .
• Vinyl murals should not be applied to brick without testing to insure it can be removed without damaging brick .
• Signage colors need to be in sync with the overall color scheme of the building and the overall vision for the district .
Murals
The creation of murals on buildings within the district is a local decision . We would encourage a discussion about the nature and
placement of these new artworks to form a consensus of the vision for the endeavor . When initially created such art installations can
provide an interesting spark . Experience has shown though that some thought should go into longer term issues that arise .
From a best-practices standpoint we would offer the following guidance. Murals should:
• Not be painted on front facades (including those facades facing both streets of a corner building).
• Not be painted on unpainted masonry—especially on walls exposed from the demolition of an adjacent building .
An agreement should be put in place with the building owner specifically covering:
• Permission for the work to be installed and outlining insurance and liability coverage during initial creation and later during repainting naming owner as additional insured—see also below .
• Who is responsible for funding and completing the on-going maintenance and future?—repainting of the mural itself?
• Who is responsible for paying for repair of the building if is caused by deterioration?—associated with the mural being placed on the building?
• Who and what factors would allow for the mural to be painted over in the future including a sign off from the artist acknowledging
such rights?
• If the mural will be painted over—who is responsible for paying for that work?
• Who is responsible for maintaining the underlying building materials? While performing needed building maintenance, if the mural is
damaged, what are the expectations regarding it being repainted as originally created or painted over and the funding for that work?
Return to the Table of Contents
Signage
City of South Bend and St. Joseph County Historic Preservation Guidelines 99
For More Information: Facades and Storefronts
A good façade design works within the framework of three basic elements: the base, the middle, and the top . On a typical or traditional building these elements take the form of the storefront, the upper floors, and the cornice. The relationship of these elements to one another, to the street, to the people that walk and drive along the street, and to other buildings on the street is critical to a good façade design .
The National Main Street Center in Keeping Up Appearances offers excellent information on good Façade and Storefront Design here . And for designing new rear entrances here .
The National Park Service offers several briefs related to historic commercial buildings and storefronts .
• Rehabilitating a historic storefront including a historic overview—here .
• Basic guidance for design of a storefront—here .
• Some different options when replacing or repairing—here .
• Designing a compatible new storefront—here .
• Repair of storefronts with cast Iron supports or elements—here .
• Storefronts with structural or pigmented glass—here .
• History of, repair and reproduction of Prism glass—here .
• Sidewalk vault lights—here .
The National Alliance of Preservation Commissions published this article about storefronts—here .
Storefront
Storefronts can be constructed out of
wood—the traditional material—or new
alternate materials such as composite or
aluminum . The important consideration
comes in the detailing as is outlined here:
1 . Storefronts should not extend beyond the plane of the façade .
2 . While recessed entryways are acceptable and often desirable, the entire storefront should generally not be recessed . This interrupts the continuity of the street scape . However, an arcade and vertical structural elements carry the plane of the façade to the sidewalk . A storefront may be recessed when it is part of a system of covered walkways, such as a loggia .
Facades and Storefronts
City of South Bend and St. Joseph County Historic Preservation Guidelines 100
For More Information: Facades and Storefronts
3 . Entrances should relate logically to upper floor windows and/or pedimented cornices (cornices featuring a gable). An entrance placed directly below an upper floor window or a pedimented cornice, or an entrance spaced evenly between upper floor windows is favored over an entrance randomly placed with no reference to the other elements of the façade .
4 . Doors to businesses should be largely transparent and should not be residential in character .
The storefront or base provides the human scale that invites people to walk along the street and allows them to feel comfortable while doing so . Window shopping, created by the transparency of a storefront which allows direct visual access to a shop’s interior, is the essence of a downtown commercial area .
Storefront Cornice/Lintel (A)The horizontal span located above the display window/ transom and below the second-floor windows, balconies, or bays . This space may contain supporting as well as cosmetic elements
Piers (B)
Vertical supporting members which frame
the width of the building . Piers provide
support for the upper story .
Display Windows (C)Area of glass which extends from the supporting bulkhead to the transom or cornice/frieze .
Transom (D)A window or horizontal series of windows located above the display windows and/or entrance doors .
Kickplate (E)The space that occupies the lowest level of the storefront . The base which supports the display window .
Storefront Column (F)Often decorative in nature, support for upper façade .
Entrance (G)Recessed or flush constructed area where entrance to the interior is obtained .
Windows (H)The windows of the upper floors establish a rhythm along the street, again at a human scale, and give the buildings an appearance of vitality .
Window Hood (I)Highly decorative window lintels .
Cornice (J)The cornice emphasizes the height of the building, completes the building in an attractive manner and gives identity to the building at the skyline .
Awnings (L)Traditional awnings shade the storefront and sidewalk from sun and rain during the warmer months . During the winter, awnings could be retracted to allow natural sunlight into the store for light and warmth . The repetition of traditional components and standard elements creates a visual unity along the street that should be preserved . These features should not be altered, obscured, or removed . The preservation of a historic storefront will help maintain the interest of the street to pedestrians by providing views to goods and activities inside first floor windows.
City of South Bend and St. Joseph County Historic Preservation Guidelines 101
For More Information: Facades and Storefronts
WallsWalls on historic buildings are made of a variety of materials . These materials provide a weather tight exterior covering and protect its structural system. Wall covering (or cladding) is one of the top things that give a building its historic look . Care must be taken when considering a repair or replacement .
There is a great amount of information on best practices
for the repair and preservation of historic walls . The most
common things that owners should be aware of:
• “Wood grain” artificial siding does not replicate real wood siding .
• Mortar needs to be softer than the surrounding masonry .
• Re-point with same color, texture, and joint size and profile.
• Do not use high pressure power washing or muriatic acid for cleaning brick .
• Do not paint surfaces that were not originally painted .
• Rolled asphalt roofing should not be used as siding.
• Do not use T1-11 type sheet siding for a finish exterior wall.
Here are some on-line resources for walls on historic buildings:
The National Park Service has several briefs on masonry walls and their cladding .
• Repointing Mortar Joints—here .
• Substitute Materials: Replacing Deteriorated Serpentine Stone with Pre-Cast Concrete—here .
• Stabilization and Repair of a Historic Terra Cotta Cornice—here .
• Water Soak Cleaning of Limestone—here .
• Non-destructive Evaluation Techniques for Masonry Construction—here .
• Treatment Guidelines—an extensive list of topics—here .
The Craftsman Blog—brick spalling, wood siding, mortar, asbestos siding, trim, Hardie plank—here .
The Old House Journal online:
• Repairing lap and other wood siding—here .
• Repairing brick and mortar—here .
• Lap siding guide—here .
• A guide to exterior building materials—here .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 102
For More Information: Masonry
Exterior masonry includes stone, brick, terracotta, cast stone, stucco, and concrete masonry units . Historically, a building’s exterior masonry surface serves both visual and functional purposes . Visually it is an important design feature that establishes the rhythm and scale, mass and proportion of a building. Historic masonry acts as an important design feature, helping to define a building’s architectural style. It adds pattern and casts shadows on wall surfaces offering depth and definition. Functionally, historic exterior masonry typically acts as the principal load bearing system for the building, as well as its “skin”, shedding water and typically deflects sunlight and wind establishing a weather-tight enclosure. Masonry structures were historically constructed of either bricks or stones, stacked on top of each other. The individual units are bonded by mortar, which serves to hold the masonry units together and fill gaps between them. Historically the masonry was bearing, meaning it carried its own weight to the ground as well as the load of other building elements such as floors, walls, and roofs .
Masonry Materials
Brick
Brick is by far the most common masonry material in use throughout the United States . The color of brick can vary, but red is the most common. Other common colors include yellow (buff), orange, and brown. The strength or hardness of the brick, as well as its color is determined by the chemical and mineral composition of the clay, kiln conditions, and the firing temperature used.
Lake bricks, made from material dredged from lake bottoms, tend to be very soft and can be found on buildings and structures built
during the nineteenth and very early twentieth centuries . Due to their softness, lake bricks are often, but not always, used to build walls
that were then faced with a harder brick or covered in stucco . Dry pressed bricks are like lake bricks except the clay used was drier,
leading to a harder brick which was common in the latter half of the nineteenth century and early twentieth century . Extruded bricks were
popularized in the early twentieth century and are the hardest bricks, which are commonly used today . Very dry clay is forced through
a form to create a long ribbon before being cut into individual units. With large-scale production it is easier to achieve higher quality
control of the color and hardness .
Stone
Stone is a natural material which is quarried from the earth and cut according to the builder’s specifications. Historically stone walls and
columns were weight bearing and constructed of individual stone units bonded with mortar . This stone was often either uniformly cut
limestone or irregular granite field stone. In the mid-twentieth century, stone veneers were popularized, which are thin slabs of stone,
often marble, granite, or limestone “hung” on an underlying structural support system or applied to brick masonry walls .
Terracotta
Terracotta is a fired clay product like brick, which is often formed into special or irregular shapes, or is a molded product with a colored
glaze applied and fired onto the material. Terracotta became popular in the late nineteenth century, as it could be mass produced quickly
with a high control of quality . It can be found as an accent or trim on a brick building or is sometimes used for the entire exterior .
Cast Stone
Cast stone is a manufactured product made form ground up natural stone, which is typically molded and re-constituted using a mixture
of stone and cement, often with added coloring agents .
Concrete Masonry Units (a.k.a. concrete block)
Concrete masonry units (CMUs) commonly known as concrete blocks are like bricks in that they are formed structural elements. They are
made by mixing water, cement, sand, and aggregate, which is placed in forms to solidify . Like brick, they are typically stacked and bonded
with mortar. They are most often laid in a running-bond pattern, and should not remain exposed in historic settings, unless of an early
type with a stone textured surface, not including modern split faced block .
Masonry
City of South Bend and St. Joseph County Historic Preservation Guidelines 103
For More Information: Masonry
Mortar
Historically, mortar was composed of sand, lime and water, and possibly additives such as animal hair or oyster shells to contribute to the strength and/or color. Starting in the mid-nineteenth century, a small amount of Portland cement was added into the mix to improve the workability and hasten the setting time . In the early twentieth century, the amount of Portland cement in mortar was increased, resulting in harder mortar corresponding with the manufacturing of harder brick .
Sand is by far the largest component of mortar and defines its color, character, and texture. Since masons would use products that were readily available, sand from historic mortars tended to have weathered, rounded edges and was available in a great variety of grain sizes and shades of white, gray, yellow, and brown . Most sand available today is sieved into standard sizes . As a result, mixing sand colors and sizes might be needed to match historic mortar .
Lime and Portland Cement act as binders for the mortar . Temperature changes cause masonry units to expand when heated and
contract when cold . When masonry units expand in warm temperatures, they press against the harder cement mortar and tend to spall
at the edges . During colder temperatures, masonry units tend to pull away from mortar, resulting in open cracks that can allow moisture
penetration .
Lime-based mortar is pliable and is more likely to compress and flex through temperature cycles. If properly installed, it should also be softer than the adjacent masonry. Because lime is slightly water-soluble, high lime mortars can be self-healing and reseal hairline cracks. By contrast, Portland cement can be extremely hard, resistant to water movement, shrinks significantly upon setting and undergoes relatively large thermal movements . In general, high lime mortars are recommended for nearly all repointing projects at nineteenth and early twentieth century construction to ensure a good bond with original mortar and masonry .
It is possible to add a small percentage of Portland cement to a high lime mixture to improve workability and plasticity . Portland cement
can generally be increased when repointing masonry of the post-World War I period and later. Portland cement is available in white or
gray, and the two colors can be mixed to achieve a desired color . All masonry repointing projects should test the existing mortar for
composition before beginning work . Water needs to be clean and free of salts, harmful minerals, and acid . If not, it can break down the
mortar and adjacent masonry and discolor finished surfaces.
Historic additives included oyster shells, animal hair, clay particles, etc . To duplicate the character of historic mortar, it might be necessary to include additives to match the original . It should be noted that there are several types of chemical additives available today including those that increase or reduce the setting time or expand the recommended temperature installation ranges . The use of newer chemical additives is strongly discouraged unless they have been specifically tested over an extended period with similar historic materials as the proposed installation conditions .
Masonry Problems
Two Most Common Masonry Problems Defined
Efflorescence occurs when water-soluble salts leach out of masonry or concrete by capillary action and deposit on a surface by evaporation. Efflorescence shows up on brick as a white, powdery surface. Its existence indicates that water is coming through the building—usually from a roof or flashing leak. Efflorescence can be cleaned off brick once the water source is discovered and repaired.
Spalling is the chipping of masonry, usually referring to the whole or partial face popping off. Spalling is a permanent damage to the masonry material. It can be a sign of improper mortar, water infiltration or previous cleaning that damaged the masonry unit. The damaged unit must be replaced .
Typical Masonry Problems
It is important to identify masonry problems early to minimize damage . This is particularly true of masonry that is exposed to moisture . Once water is permitted to penetrate a masonry wall, the rate of deterioration accelerates very quickly, becoming more severe and costly. The following examples include some typical masonry problems and their possible repairs. Specific conditions might require professional evaluation by an architect or engineer familiar with historic masonry, particularly to assess settlement issues .
City of South Bend and St. Joseph County Historic Preservation Guidelines 104
For More Information: Masonry
• Deterioration of Bricks and Mortar in Walls—the surface of the bricks appear to be “melting” suggesting that they are a soft or lake brick. The mortar between the bricks is also eroding, increasing the potential for moisture infiltration.
Recommendation—Replace missing or heavily eroded brick . Repoint open joints with compatible mortar, as soon as possible, to minimize
storm water entering the wall . Verify that the ground is sloping down away from the building and storm water is not pooling next to the
foundation .
• Open joints at brick columns and piers—The mortar is missing in the brick column or pier joints . This may be an indication of settle-ment or movement in the building overall .
Recommendation—Review the wall structure above the pier to verify whether the wood structure has shifted or is bulging or misaligned in
response to column or pier movement . Repoint mortar joints with compatible mortar . Inspect column or pier every three to four months
to see if the joint has reopened, which would likely suggest the movement is still occurring, and may be indicative of a larger structural problem .
• Missing parapet cap/coping, and stepped cracks at walls—Part of the parapet cap/coping is missing at the top of the wall and there are stepped cracks following the mortar joints that suggest building movement and moisture infiltration.
Recommendation—Review wall structure to verify whether it has shifted or is bulging in response to movement or settlement . Repoint mortar joints with compatible mortar and install new matching cap/coping at parapet to keep water from entering the top of the wall and ultimately the wall assembly . Inspect the cracks every few months to see if the joints have been reopened, which suggests the movement is still occurring and may be indicative of a larger structural problem .
• Plant growth and staining at downspout—Plants begin growing in the mortar joints around the top and behind downspouts and the masonry behind and adjacent to the downspout is stained dark . Both conditions suggest the presence of moisture and saturation of the brick wall .
Recommendation—Verify that the downspout is clear and draining . Remove plant growth . Repoint open mortar joints with compatible mortar .
• Disintegration of mortar from masonry surface—the mortar between bricks has deteriorated particularly at the vertical joints, increasing the potential for moisture infiltration.
Recommendation—Repoint open joints with compatible mortar as soon as possible to minimize storm water entering the wall system .
• Masonry infill areas—The brick of an infill area is clearly visible. The infill area uses bricks of a different size and color than the historic
bricks and is outlined by a thicker mortar joint rather than being “keyed” into the adjacent brickwork .
Recommendation—the bricks and mortar used in the infill areas should be the same size, color, texture, appearance, profile, and hardness as the adjacent Historic bricks . The repair should also be “toothed” into the adjacent brick to appear continuous with the wall surface .
Additional Masonry Information
Repointing Historic Masonry
Repointing work can last at least 50 years or more when completed properly . However, it can be time consuming and expensive .
Repointing requires a great deal of hand labor by skilled craftsmen to remove the existing mortar without damaging adjacent masonry,
achieve the appropriate mortar mix and hardness, apply the mortar, and tool it to match the historic joint style and appearance .
As a result, it is generally recommended that repointing projects be limited to areas of deterioration rather than an entire building .
To achieve the best results, repointing work is best completed when the temperature ranges between forty- and ninety-degrees Fahrenheit for at least two days after the installation of the mortar to help the mortar bond to the masonry . Mortar should be placed in joints in layers of no more than 3/8” thick and allowed to harden. The final layer should be tooled to match the historic joint profile.
City of South Bend and St. Joseph County Historic Preservation Guidelines 105
For More Information: Masonry
Matching Historic Mortar —Most pre-mixed mortar available from hardware stores is generally inappropriate for historic masonry as it contains too much Portland cement and is too hard . The most exact method of matching historic mortar is to have it analyzed by a professional lab .
Masonry Cleaning
Appropriate masonry cleaning can enhance the character and overall appearance of a building . However, improper cleaning of historic masonry can damage historic surfaces and cause more harm than good both physically and visually . Masonry cleaning methods fall within three general categories:
• Low pressure water, with the possible use of gentle detergent and brushing with a natural bristle brush .
• Mechanical cleaning including sandblasting, power washing, grinding, sanding and wire brushing .
• Chemical cleaning .
Because of the potential damage to historic surfaces, cleaning should be completed only when necessary using the gentlest means possible . In many cases, soaking the masonry with low pressure water can remove much of the surface dirt and deposits . If the soaking method is not successful, it might be necessary to add a non-ionic detergent, such as dish washing detergent, or brush the wall surface with a natural bristle brush .
The use of mechanical methods, including abrasive blasting, power washing, sanding, or grinding, will remove decorative details and the protective surface of the masonry, resulting in an eroded surface and permanent damage . Abrasively cleaned masonry usually has a rougher surface that can hold additional dirt and be more difficult to clean in the future. Chemical cleaners can etch, stain, bleach or erode masonry surfaces . Both mechanical and chemical cleaning methods can destroy the protective layer, making the masonry surfaces more porous and deteriorate mortar joints, allowing for increased moisture penetration and acceleration of deterioration .
In instances where a severe stain or graffiti is present, it might be necessary to use a chemical cleaner in specific areas. Caution should be taken to test the effects of the proposed cleaner on a discrete area of the building before using it on a principle elevation. It is recommended that the most diluted possible concentration be used to minimize potential damage of the masonry surface . It should be noted that many chemical cleaners are hazardous and require special handling, collecting and appropriate disposal of the chemicals and rinse water .
Masonry Coatings
Water repellent and waterproof coatings are generally applied to prevent water from entering a masonry wall but tend to be unnecessary on weather-tight historic buildings and problematic long term. Water infiltration through masonry buildings is often caused by other moisture related problems including open mortar joints and poor or differed maintenance. In instances where the surface of the masonry has been severely compromised, such as sandblasted brick, the use of water repellent coatings might be appropriate .
Water Repellent Coatings, also referred to as “breathable” coatings, keep liquid from penetrating a surface but allow water vapor to
escape . Many water repellent coatings are transparent or clear when applied but might darken or discolor over time .
Waterproof Coatings seal surfaces and prevent water and vapor from permeating the surface . Generally, waterproof coatings are opaque or pigmented and some include bituminous coatings and some elastomeric coatings and paint . Waterproof coatings can trap moisture inside of a wall and can intensify damage . Trapped moisture can freeze, expand, and spall masonry surfaces .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 106
For More Information: Wood Siding and Trim
Siding
Photographically document architectural features that are slated for reconstruction prior to the removal of any historic fabric . Consider using contemporary wood siding, which conveys the visual appearance of historic siding, when replacement of such materials is required, and will manage moisture in a similar way as the historic siding material .
Orient all replacement siding horizontally, unless there is a sound, historic documentation for a different original orientation. If synthetic materials (vinyl or aluminum) siding can be installed, it must match the dimensions of the original siding. Generally, smooth faced, narrow profile siding (3” or 4” depending on the character of the existing siding) is acceptable.
Wherever possible without causing damage to historic fabric, trim, such as corner boards, should project slightly beyond the new siding . If vinyl or aluminum siding is allowed, it must be ventilated to prevent deterioration of the wood siding and wall structure behind .
Installation of insulation with a proper vapor barrier should be done from the interior .
Do not replace missing wood features with conjectural or falsely historic reconstructions or with newly designed elements that are incompatible with the building’s size, scale, material, or color. Do not use textured plywood (T1-11) vertical siding. This is not an appropriate substitute material. Do not install artificial stone, asbestos singles, or asphalt shingles over or as a replacement for exterior siding . Vinyl or aluminum siding on historic buildings is inappropriate .
Retention of exposed original wood siding is always preferred. Do not obscure or damage historic ornament, or decoration, such as fish
scale shingles, windows casings, sills, hoods, brackets, or corner boards when installing new siding . Do not remove exterior siding to install
insulation within the exterior wall cavities of historic wood frame construction . This can result in damage to historic fabric and will lead to
paint failure on the exterior as well .
Trim Boards, Corner Elements, and Cornices
If synthetic siding can be installed, it must match the dimensions of the original trim and corner boards . Wherever possible without causing damage to historic fabric, trim, such as corner boards, should project slightly beyond the new siding .
Opening Frames
All historic window and door frames, trim, hoods, etc . shall be preserved and maintained . When covering with synthetic materials, these components must either remain visible, or be covered in a way that replicates the historic trim dimensions, and profiles. Do not damage or remove these elements .
Accessories
Ensure when conducting lead remediation, that all work complies with local, state, and federal standards . Paint encapsulation is an accepted means of remediation and is the preferred treatment for historic properties over removal or covering with synthetic materials .
Return to the Table of Contents
Wood Siding and Trim
City of South Bend and St. Joseph County Historic Preservation Guidelines 107
For More Information: Windows
The character defining features of a historic window and its distinct materi-als and placement should be preserved . In addition, a new window should be in character with the historic building . Re-pairing, weather stripping, and/or insulat-ing a window (perimeter cavities) is more energy efficient, less expensive, and less destructive to the integrity and value of a property than appropriate replacement measures . This is especially important as historic windows are one of the primary areas to define the structure’s character.
There are many excellent resources to help guide your window project .
For a series of videos about why to preserve your historic windows go here .
For a series of step by step videos on how to rehabilitate your historic wood windows go here .
Here are some additional resources:
The National Park Service has several Preservation Briefs about historic windows:
• Evaluating the energy efficiency - retrofit and replacement
• Evaluating historic windows for repair or replacement
• Repairing historic wood windows
• Repairing historic steel windows
• Stained and leaded glass windows
• Case study on wood framed stained glass window project
• Guide for documentation for proposed new windows
• Guidelines for selecting replacement windows when originals can’t be repaired
• Case study looking at different window solutions
• Adding new window openings to a historic building
• Case study about adding interior storms
• Adding insulating glass to steel frame windows
Windows
City of South Bend and St. Joseph County Historic Preservation Guidelines 108
For More Information: Windows
The Craftsman blog has a number of good posts about historic windows—here .
The Environmental Protection Agency has a page devoted to the inherent benefits of historic homes and their windows—here .
Old House Journal Online has a post on how to restore historic windows—here .
The following are some general recommendations and best practices related to the preservation of historic windows .
• Historic wood windows can be repaired (and vinyl ones cannot).
• Repairing your historic wood windows typically is the wisest decision both economically and environmentally .
• Storm windows are recommended, not discouraged .
• Storm window divisions or muntins should match those of the window behind it .
• The payback on energy savings for replacement windows is typically measured in decades .
• If windows must be replaced, use the same style, size, and glass-to-frame ratio as existing.
• Do not increase or decrease the size of an original window .
• Shutters should always be of a size and shape so that, if closed, they would exactly cover the window opening .
• Repair of historic windows is recommended over replacement . The Commission will require evidence that the existing windows are beyond repair—defined as over 50% of the materials requiring replacement as part of the repair.
• If replacement is required, then the new windows should look the same as the original windows .
• Select windows that match the historic sash dimension, muntin configuration, reveal depths, glass-to-frame ratios, glazing patterns, frame dimensions, trim profiles, and decorative features when repair of original windows is impossible.
• Original openings should never be blocked-in to accommodate stock windows. Do not install contemporary picture, glass block, or jalousie windows in exterior window openings. Do not install synthetic replacement windows (vinyl, fiberglass, etc.).
• Install replacement windows that operate in the same way as the original windows-double hung windows are replaced with double-hung, and casement windows are replaced with casements .
• Do not replace multi-pane windows that have true divided lites with thermal glazing windows that have false “snap-in” or applied muntins and mullions. Do not apply reflective or insulating film to the historic window glass. Do not use smoked, tinted, or reflective glass on building facades that can be seen from the public way. Do not block-in or back paint.
City of South Bend and St. Joseph County Historic Preservation Guidelines 109
For More Information: Windows
Different aspects of a window or storm.
Lite Patterns
When replacing original windows, the replacement should match the number, placement, and general appearance of the existing with regards to the number of glass panes . When replacing replacement windows, the new windows should match the number, placement, and general appearance of the original windows with regards to the number of glass panes when evidence of the historic condition is available. Leaded and Stained-Glass panels shall be retained and repaired whenever possible. When beyond repair, the glass shall be retained and secured within a new frame and installed as appropriate in correlation with the repair or replacement of the original window . Where true divided lites were used historically, using them in replacement windows is preferred; alternatives, such as Snap-on muntins applied to the exterior may be considered on secondary elevations. Using strips of material inserted between double-glazing panes or only on the interior of the window are not appropriate .
Frames and Trim
Match as closely as possible, the profile of the sash and its components to those of the original. A historic, often wood, window has a complex profile. Within the window’s casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure eights or quarter inches, are important details . They distinguish the actual window from the surrounding wall surface . When replacing original windows, the frame width of the perimeter and of each sash or leaf shall not be altered, specifically when replacement windows fit within the frames of old windows and create a wider perimeter frame. The glazing areas of each window shall not be reduced, and exterior trim elements shall be retained, or restored in order to retain the relationship between the window and the surrounding wall surface .
Storm Windows and Screens
Install storm windows on the interior, when feasible . This will allow the character of the original window to be seen from the public way . If a storm is to be installed on the exterior, match the sash design of the original windows. It should fit tightly within the window opening without the need for sub-frames or panning around the perimeter. Match the color of the storm window sash with the color of the window frame; do not use an anodized or a milled (silvery metallic) finish. Historic wood storm windows are the most appropriate, especially when they have screen counterparts . Use an insect screen to enhance energy conservation and ventilation . Fit the screen to match the historic window shape and character . Half screen units that cover only the lower sash opening are acceptable . When storm windows are used for the main house, they should also be required on basement and attic windows to maintain uniformity . Vinyl, or composite materials for storm windows is not appropriate when seen from the exterior . Storm windows which project beyond the frame of the window opening or wall plane are inappropriate .
Shutters
Historic shutters contribute to the character of a property and offer opportunities for energy conservation. They provide shading and cooling during summer months and protection to windows during storms . Window awnings and shutters are appropriate in limited circumstances. They are only appropriate on specific architectural styles, which may also determine the appropriateness of double or single shutters per opening . Operable shutters are preferred . This helps support sustainability and authenticity objectives . New shutters should match the opening that they frame in size and shape . If shutters are missing, use historical documentation, or examples from properties of similar period and style to assure authenticity. Vinyl, composite materials, and non-operable shutters are inappropriate.
Blocked Openings
Preserve the size and proportion of a historic window opening . Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate . Preserve a distinctive window opening shape, for example arched tops, or oval shapes . Enclosing a historic window opening is inappropriate, as is adding a new window opening . This is especially important as the historic ration of solid to void is a character defining feature. Significantly increasing the amount of glass on a primary or character defining elevation will negatively affect the integrity of the structure. Adjustment of openings only for the purposes of change of use may be considered on secondary elevations. Greater flexibility in installing new windows or blocking openings may be considered on the sides and rear of the buildings .Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 110
For More Information: Hazardous Materials
Building repair and maintenance can potentially be dangerous work . It is recommended that all manufacturers’ recommendations be followed and appropriate safety precautions with ladders, tools, materials, and processes be taken . Property owners should consult a professional for work that is unfamiliar or potentially unsafe .
Older buildings can contain dangerous materials such as asbestos, lead and mold that might be uncovered during work . Property owners
should hire licensed professionals and familiarize themselves with these materials and their building’s conditions before beginning work .
What are hazardous materials?
Asbestos
Asbestos is a naturally occurring fibrous crystalline mineral which is an excellent electrical insulator and is highly heat-resistant, making it
an ideal building material and insulator. However due to its fibrous nature, it is today a well-known health and safety hazard and the
use of asbestos as a building material is deemed illegal in many countries. The inhalation of asbestos fibers can lead to various lung and
respiratory conditions. Exposure to asbestos in the form of fibers is always considered dangerous. Working with, or exposure to, material
that is friable, or materials or work that could cause the release of loose asbestos fibers, is considered high risk. In general, people who
become ill from inhaling asbestos have been regularly exposed in a job where they worked directly with the material .
Asbestos is generally thought to be contained in most buildings constructed before 1980, with the most common uses including: insulation, pipe wrap, plaster and drywall, fireproofing materials, fiber cement materials, roofing and siding materials, and vinyl floor tiles. Today asbestos has been largely replaced in building construction with materials including fiberglass, mineral wool, and other organic and synthetic fibers.
In good stable condition these materials generally will not cause undue health concerns, however if they become damaged, or develop friable edges, they should be addressed via encapsulation or remediation . Property owners are responsible for ensuring that all asbestos removal and disposal is handled in accordance with all applicable regulations and procedures . It is recommended that all asbestos related work be undertaken by a licensed contractor .
• US Environmental Protection Agency Hotline
(800)-368-5888 www .epa .gov/asbestos
• Toxic Substances Control Act (TSCA) Assistance Information Service
(202)- 554-1404 tsca-hotline@epa.gov
For some additional information about Asbestos in buildings consider the following resources:
• Old House Online – The Lead and Asbestos Law
• Asbestos .com – About Asbestos
• The Craftsman Blog Dangers Hiding in Your Old House How to deal with asbestos
• The Architect Magazine Understanding asbestos use in 20th Century Materials
Lead
Lead is a heavy metal which is soft and malleable . It was commonly used in a variety of capacities in building construction until the 1970’s when it was largely phased out of use, though some uses remain, such as leaded glass. Traditionally, lead was commonly used for drainpipes, roofing, gutters, and as a key ingredient in paint and other coating products. It is generally accepted that any building built before 1980 will likely contain lead products.
In historic structures the number one lead related hazard is old paint and other similar types of coatings . Lead abatement is commonly
conducted with two different approaches: complete removal or encapsulation. When removal of the lead is undertaken it either requires
blasting the layers of coatings from the sub-straight material, or complete removal of the sub-straight material as well. This approach is
not recommended when working with historic properties .
More often encapsulation is the recommended form of lead abatement . Unlike asbestos or other similar hazardous materials often produced in the form of boards or shingles, lead paint is a coating on a board or shingle type material . This means that encapsulation with new paint will adhere the new paint to the old and create a protective film on the exposed surface.
Hazardous Materials
City of South Bend and St. Joseph County Historic Preservation Guidelines 111
For More Information: Hazardous Materials
• National Lead Information Center (800)-424-LEAD www .epa .gov/lead
• Toxic Substances Control Act (TSCA) Assistance Information Service (202)- 554-1404 tsca-hotline@epa.gov
For some additional information about Lead in buildings consider the following resources:
• Old House Online
–Repairs and how to—The Lead and Asbestos Law
–Paint Removal and Stripping
• Old House Web
–Appropriate Methods for Reducing Lead-Paint Hazards in Historic Housing
• Preservation Science
–Addressing Lead Hazards in Historic Buildings
• The Craftsman Blog
–5 Dangers hiding in your old house
–Lead paint the whole story
–How to lead safe work practices
Mold
Mold is a multicellular fungus which enables the biodegradation of natural materials . Mold growth in buildings generally occurs when
moisture levels are high and can often be an indication of larger moisture infiltration issues. Eliminating the moisture source is the first
step in fungal remediation. Removal of affected materials may also be necessary for remediation if materials are easily replaceable and not
part of the load bearing structure or contribute to the historic integrity of the property . Professional drying of concealed wall
cavities and enclosed spaces such as cabinet toe kick spaces may be required. Post-remediation verification of moisture content and
fungal growth is required for successful remediation. Many contractors perform post-remediation verification themselves, but property
owners may benefit from independent verification. The Environmental Protection (EPA) agency currently recommends for the relative
indoor humidity to be below 60% and ideally between 30% and 50% to inhibit mold growth.
• Indoor Air Quality Information clearinghouse (800)-438-4318 www .epa .gov/mold
For some additional information about Mold in buildings consider the following resources:
• Old House Online—Mitigating mold
• National Trust for Historic Preservation—Tips for mold
• The Craftsman Blog—Mold and Mildew removal
Radon
Radon is a naturally occurring radioactive gas that is colorless, odorless, tasteless, and can cause lung cancer . Some level of radon will be found in all buildings . It typically enters a structure directly from the soil through the lowest level in the building that is in contact with the ground. Entry points of radon into buildings are cracks in solid foundations and walls, construction joints, gaps in suspended floors and around service pipes, cavities inside walls, and crawlspaces and basements where the floor is exposed earth.
Radon concentrations in the same location may differ by a factor of two over a period of an hour, and the concentration in one room may
be significantly different from the concentration of an adjacent room. The soil characteristics are the most important source of radon for
the basement and/or ground floor. Since radon is colorless and odorless the only way to determine its presence in the air is to perform
tests . Radon test kits are available to the public at retail and hardware stores for home use . Licensed professionals may also perform
testing and are required for radon mitigation if radon is present .
City of South Bend and St. Joseph County Historic Preservation Guidelines 112
For More Information: Hazardous Materials
The primary method of reducing radon is to install a vent pipe system and fan, which pulls radon from beneath the house and vents it to the outside, often through the roof. This method is also called sub-slab depressurization, active soil depressurization, or soil suction. This method is usually paired with sealing all cracks, voids, and other potential entry locations in foundations and basement floor slabs.
• Indoor Air Quality Information Center
(800)-438-4318 www .epa .gov/radon
Fiberglass
Fiberglass is a common type of fiber-reinforced plastic using glass fibers. The fibers may be randomly arranged, flattened into a sheet,
or woven into a fabric. Cheaper and more flexible than carbon fiber, it is stronger than many metals by weight, is non-magnetic,
non-conductive, can be molded into complex shapes, and is chemically inert. Common uses include tub and shower enclosures,
swimming pools, roofing, pipes, exterior siding and cladding, exterior doors, and insulation.
Fiberglass materials, for example batt insulation, when handled directly will cause irritation of the eyes, skin, throat, and the respiratory system. Scientific evidence demonstrates that fiberglass is safe to manufacture, install and use when recommended work practices are followed to reduce temporary medical irritation . These work practices include the use of eye protection, face masks, gloves, long sleeved shirts, and long pants for full body protection . Fiberglass insulation should never be left exposed in occupied areas, according to the American Lung Association. Fiberglass used in home and building insulation and for non-insulation products are not considered to be inherently harmful or carcinogenic. However, the National Toxicology Program does consider fibrous glass dust to be a reasonably anticipated carcinogen .
For some additional information about fiberglass in buildings consider the following resources:
• Old House Online
–Updated Savvy about Insulation
–Expert Advice about Insulation
• The Craftsman blogs
–Mineral Wool vs Fiberglass Insulation
–The Pitfalls of Old Home Insulation
• Washington State Department of Health
–Air Quality and Fiberglass
PVCs
PVC (Polyvinyl Chloride), CPVC, and vinyl products are a family of synthetic plastic polymers. These plastic materials are commonly used
in modern construction in the form of plumbing and electrical fittings, siding and cladding materials, windows and doors, and flooring
and wall coverings . Generally, these materials in the form of exterior cladding, and window and doors are not recommended for historic
structures due to their incompatibility with historic materials .
There are a variety of ways in which PVCs can be hazardous. The first is in release of dioxins during the production process which lead to health issues including cancers and respiratory diseases in surrounding areas of the production facilities and in the people directly involved in the production process . Degradation during service life, or after careless disposal, is a chemical change that drastically reduces the average molecular weight of the polyvinyl chloride polymer . Since the mechanical integrity of a plastic depends on its high average molecular weight, wear and tear inevitably weakens the material .
Weathering degradation of plastics results in their surface embrittlement and microcracking, yielding microparticles that continue in the
environment. Also known as microplastics, these particles act like sponges and soak up persistent organic pollutants (POPs) around them.
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For More Information: Hazardous Materials
Thus, laden with high levels of POPs, the microparticles are often ingested by organisms in the biosphere . Additionally, some studies indicate that the outgassing of additives in PVCs may contribute to health complications. In 2004 a joint Swedish-Danish research team found a statistical association between allergies in children and indoor air levels of DEHP and BBzP (butyl benzyl phthalate), which is used in vinyl flooring.
For some additional information about PVCs in buildings consider these resources:
• The Craftsman Blog:
–Is Vinyl ever a good idea?
–Blue Vinyl the movie
–Vinyl Siding—the Real Issues
–Journal of Occupational and Environmental Medicine: Angiosarcoma of Liver in Manufacture of Polyvinyl
VOCs
VOCs (Volatile Organic Compounds) are organic chemicals that have a high vapor pressure at ordinary room temperature. Their high vapor pressure results from a low boiling point, which causes large numbers of molecules to evaporate or sublimate from the liquid or solid form of the compound and enter the surrounding air, a trait known as volatility . For example, formaldehyde, which evaporates from paint and releases from materials like resin, has a boiling point of only -2° F.
Since many people spend much of their time indoors, long-term exposure to VOCs in the indoor environment can contribute to sick
building syndrome. In offices, VOC results from new furnishings, wall coverings, and office equipment such as photocopy machines, which
can off-gas VOCs into the air. Good ventilation and air-conditioning systems are helpful at reducing VOCs in the interior environment.
Studies also show that relative leukemia and lymphoma can increase through prolonged exposure of VOCs in the interior environment .
Respiratory, allergic, or immune effects in infants or children are associated with man-made VOCs and other indoor or outdoor air pollutants . Some VOCs, such as styrene and limonene, can react with nitrogen oxides or with ozone to produce new oxidation products and secondary aerosols, which can cause sensory irritation symptoms, VOCs contribute to the formation of Tropospheric ozone and smog. Health effects include eye, nose, and throat irritation, headaches, loss of coordination, nausea; and damage to the liver, kidney, and central nervous system. Some organics can cause cancer in animals; some are suspected or known to cause cancer in humans.
The ability of organic chemicals to cause health effects varies greatly from those that are highly toxic, to those with no known health effects. As with other pollutants, the extent and nature of the health effect will depend on many factors including level of exposure and length of time exposed . Eye and respiratory tract irritation, headaches, dizziness, visual disorders, and memory impairment are among the immediate symptoms that some people have experienced soon after exposure to some organics . At present, not much is known about what health effects occur from the levels of organics usually found in homes. Many organic compounds are known to cause cancer in animals; some are suspected of causing, or are known to cause, cancer in humans.
For some additional information about VOCs in buildings consider this resource:
• Old House Online—Expert advice on low VOC paint
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 114
For More Information: Energy Efficiency and Historic Buildings
Identify and preserve the inherent energy efficiency of a historic building and the inherent sustainable features and operating systems and maintain them in good condition . Repair or restore covered, damaged, or missing features where appropriate . Retain original operable shutters, awnings, and transoms to increase the range of conditions in which a building is comfortable without mechanical climate controls .
There are many great sources available to help you develop a plan to make your historic building more efficient while keeping its
historic look .
The National Park Service has a comprehensive site including information on energy audits, air infiltration, windows and doors and insulation—here .
The National Trust for Historic Preservation has developed The Research and Policy Lab that has extensive studies and information and
case studies here .
Green Features of Historic Buildings:
1 . Double-hung windows simultaneously allow cool air in and warm air out.
2 . Window arrangements with many small windows clustered together may allow for passive heating in the winter, where proper orientation occurs .
3 . A steep roof pitch and large roof area facilitate the collection of rainwater, which can be used for irrigation .
4 . Porches help moderate temperature swings .
5 . Symmetrical windows arrangements typically allow for passive cooling and cross ventilation through the home .
6 . Operable shutters can be closed to block solar heat gain in the summer while allowing cooling breezes to pass through .
7 . A stone or brick masonry exterior provides thermal mass to moderate indoor temperature swings .
8 . Fireplaces and their chimneys provide for non-mechanical heating.
9 . Substantial roof overhangs provide for seasonal shading .
Energy Performance in Historic Buildings
Improvements to enhance energy efficiency should be planned to complement the original building. The structure, form and materials
should be sensitively treated to preserve the building’s character .
• Use noninvasive strategies when applying weatherization improvements .
• Weather-stripping, insulation, and wood storm windows are energy efficient, cost effective, and historically sensitive approaches
• Weather-strip the original framework on windows and doors.
• Install additional insulation in an attic, basement, or crawl space as a simple method to make a significant difference in a building’s energy
efficiency. Provide sufficient ventilation to avoid moisture build-up in the wall cavity.
• Where applicable, install draft stoppers in a chimney. Open chimney dampeners can increase energy costs by up to 30 percent.
• Install weatherization in a way that avoids altering or damaging significant materials and their finishes.
• Use materials which are environmentally friendly and that will not interact negatively with historic building materials .
• Enhance the energy efficiency of original windows and doors.
Energy Efficiency and Historic Buildings
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For More Information: Energy Efficiency and Historic Buildings
• Make best use of the original windows; keep them in good repair and seal all leaks.
• Safeguard, retain and reuse early glass, taking special care in putty replacement . Maintain the glazing compound regularly . Remove old
putty with care .
• Use operable systems to enhance the performance of original windows . This includes wood storm windows, insulated coverings, curtains, and awnings .
• Place wood storm windows internally when feasible to avoid the impact upon external appearance .
• Use wood storm window inserts designed to match the original frame if placed externally .
• Double pane glazing may be acceptable where original glazing has been lost and the frame can support the weight and profile.
Historic Residential Building Energy Efficiency Strategy
Quick simple fixes that will increase the energy efficiency of a historic building.
• Insulate attic and exterior walls from the interior with an appropriately installed vapor barrier .
• Retain and restore awnings and porches .
• Maintain original doors, add weather-stripping, and add a storm door.
• At exterior doors, consider adding an interior vestibule or airlock .
• Retain and repair roof material .
• Install draft stopper in chimneys .
• Repair and retain original or early windows with the original glass. Add storm windows to enhance thermal and acoustic efficiency and add weather stripping .
• Retain original storefront windows and framing. Add weather-stripping.
• Retain operable transoms to allow for air circulation .
• Set solar panels back from primary facades to minimize visibility from the street .
• Set wind turbines back from the primary façade to minimize visibility from the street .
Developing an Efficiency Strategy for a Historic Property
Step 1: Establish Project Goals
Develop an overall strategy and set of project goals to maximize the effectiveness of a project. This will establish a broad view that places individual actions into context . Project goals should focus on minimizing use of resources and energy, avoiding negative environmental impacts and retaining the historic integrity of a property . Strategies should maximize the inherent value of the historic resource prior to considering alterations or retrofitting with energy generation technology. To inform a project strategy, also consider conducting an energy audit . An energy audit can give a comprehensive view of how energy is currently used in the daily and seasonal cycles of use and can also provide perspective on the payback of investment for potential work on the building . For example, an energy audit, when examined based on an overall strategy, may demonstrate that priorities should be on increasing insulation in walls, ceilings and foundations, rather than replacing windows .
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For More Information: Energy Efficiency and Historic Buildings
Step 2: Maintain Building Components in Sound Condition
Maintaining the existing building fabric reduces negative environmental impacts. Re-using a building and maintaining its key features preserves the energy and resources invested in its construction and removes the need to produce new construction materials .
Step 3: Maximize Inherent Sustainable Qualities.
Typically, historic buildings were built with energy efficiency in mind. Construction methods focused on durability and maintenance, resulting in individual building features that can be repaired if damaged, thus minimizing the need for replacement materials .
Buildings were also built to respond to local climate conditions, integrating passive and active strategies for year-round interior climate control which increase energy efficiency. Passive strategies typically include building orientation for sun, breezes, and features such as roof overhangs and windows to provide both natural daylighting as well as management of solar heat gain . Active strategies typically include operable awnings, double-hung and transom windows.
Step 4: Enhance Building Performance .
A historic building’s inherent energy efficiency can be augmented using techniques which improve efficiency without negatively impacting historic building elements. Non-invasive strategies such as increased insulation, weatherization improvements and landscaping should be considered .
Step 5: Add Energy-Generating Technologies Sensitively .
Many historic structures can accommodate the respectful integration of energy efficiency technologies. Energy-generating technologies are the most known strategies. However, the efficiency of a historic structure will often be great enough that generation technologies are not the most practical solutions . Utilize strategies to reduce energy consumption prior to undertaking an energy generation project . When integrating modern energy technology into a historic structure, maintain the resource’s historic integrity and the ability to interpret its historic significance. As new technologies are tried and tested it is important that they be installed in a reversible manner such that they leave no permanent negative impacts to a historic structure .
Solar Installations on Historic BuildingsSolar installations can be done sensitively on historic buildings with some planning and thought about the panel’s visibility and location .
When contemplating a solar project look for a location that is not seen from the ground and not from the main public street . While every
project is unique, the following resource can be helpful in planning for your solar project .
National Park Service—Technical Preservation Services page on solar panels installation
Green Roofs and Historic Buildings
Green roofs are another growing trend in sustainable building construction and renovation. The National Park Service offers a
comprehensive look at installing a green roof on a historic building . It is important to consider the visual impact of a green roof
on your building but also make sure to retain professionals to evaluate structural capacity and necessary modifications.
National Park Service—Technical Preservation Services Page on Green Roofs .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 117
For More Information: Sustainability and Historic Preservation
This section reviews sustainability from a design perspective and applies to both historic preservation and new construction of both residential and commercial buildings . At a neighborhood level, this may include ways in which buildings are designed to provide solar access to abutting properties. For individual historic buildings, it includes making the best use of inherent energy-saving features, and for all sites, considerations for use of sustainable materials, managing storm water, and a variety of technological systems . These guidelines demonstrate how historic resources can meet sustainability objectives while also adhering to policies for historic preservation . They address many design features and building components discussed in other sections of the Model Guidelines as well .
Some comprehensive sites to check out related to sustainability and historic buildings include:
• The Secretary of the Interior has a site devoted to sustainable rehabilitation practices dealing with all aspects of a project . Secretary of the Interior Guidelines on Sustainability for Rehabilitating Historic Buildings
• The National Park Service also offers the following guide on sustainability and historic preservation—here .
• The National Main Street Center offers the following on energy conservation—here .
Preserving and enhancing historic places promotes three basic components of sustainability.
1 . Cultural/Social Sustainability: Preserving historic places and patterns promotes social and cultural sustainability by supporting
everyday connections between residents and the cultural heritage of the community, both tangible and intangible .
2 . Environmental Sustainability: Rehabilitation of historic and other existing resources conserves energy that is embodied in the construction of existing structures. It also reduces impacts on land fill from demolition and reduces the need to fabricate new materials, often with high levels of embodied energy .
3 . Economic Sustainability: the economic benefits of protecting historic resources include higher property values and return on
investment, job creation in rehabilitation industries and increased heritage tourism .
Cultural and Social Component of Sustainability
This component relates to the maintenance of the community’s cultural traditions and social fabric . Preserving historic places and
patterns promotes cultural and social sustainability by supporting everyday connections between residents and the cultural heritage of the
community . These connections are reinforced by the physical characteristics of historic places, which often directly support environmental
Sustainability and Historic Preservation
Image Source Credit: National Park Service
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For More Information: Sustainability and Historic Preservation
sustainability . Historic properties in the downtown and historic districts provide direct links to the past . These links convey information about earlier ways of life that help build an ongoing sense of identity within the community . Residents anchored in this sense of identity may be more involved in civic activities and overall community sustainability efforts. Social interaction supports a high quality of life and helps build a sense of community. These neighborhoods are compact and walkable, providing for impromptu mixing of different cultural and economic groups . Direct connections to the public realm also provide opportunities for community interaction . These physical development patterns, combined with their inherent cultural connections, provide significant support for the community’s overall sustainability efforts.
Environmental Component of Sustainability
This is the most often cited component of sustainability . It relates to maintenance of the natural environment and the systems that support human development . Rehabilitation of historic resources is an important part of environmental sustainability and green building initiatives . It directly supports environmental sustainability through conservation of embodied energy, adaptability, and other factors that keep historic buildings in use over long periods of time . Historic districts are also compact and are accessible by alternative modes of transportation that minimize carbon emissions .
Embodied Energy in Building
Embodied energy is defined as the amount of energy required to create and maintain the original building and its components.
Preserving a historic structure retains this energy. Re-using a building also preserves the energy and resources invested in its construction,
and reduces the need for producing new construction materials, which require more energy to produce. Studies confirm that the loss of
embodied energy by demolition takes three decades or more to recoup, even with the reduced operating energy costs that may occur in
a replacement building . Also, restoring an original building is sustainable since it will extend the lifetime of the structure .
Building MaterialsMany of the building materials used in historic structures and historic districts contribute to environmental sustainability through local sourcing and long-life cycles. Buildings constructed with wood and masonry were locally sourced and were built for longevity with the goal of repair instead of replacement. Today, new structures utilize a significant percentage of manufactured materials. These are often less sustainable and require extraction of raw, non-renewable materials. High levels of energy are involved in the production, and the new materials may also have inherently short life spans. They also typically require shipping, increasing financial cost and greenhouse gas emissions .
The sustainable nature of historic building materials is best illustrated by a window: older windows were built with well-seasoned wood from
durable, weather resistant old growth forests. A historic window can be repaired by re-glazing as well as patching and splicing the wood ele-
ments thereby conserving the original materials . Many contemporary windows cannot be repaired and must be replaced entirely . Repairing,
weather-stripping, and insulating an original window is generally as energy efficient and much less expensive than replacement.
Landfill ImpactsAccording to the Environmental Protection Agency, building debris constitutes around a third of all waste generated in the country . The amount of waste is reduced significantly when historic structures are preserved or deconstructed and the materials are repurposed.
Economic Prosperity Component of Sustainability
This component of sustainability relates to the economic balance and health of the community. The economic benefits of protecting historic resources are well documented across the nation . These include higher property values, job creation in rehabilitation industries, and increased heritage tourism . Historic districts also enhance that quality of life for the community at large, which can help in attracting new businesses to the city and thereby strengthen the local employment base .
Historic Rehabilitation ProjectsHistoric rehabilitation projects also generate economic benefits. Direct benefits result from the actual purchases of labor and materials, while material manufacture and transport results in indirect benefits. Preservation projects are generally more labor intensive, with up to 70% of the total project budget being spent on labor, as opposed to 50% when compared to new construction which means that more of a rehabilitation project cost stays in the community. In this way, expenditure on local labor and materials benefits the community’s economy.
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For More Information: Sustainability and Historic Preservation
General Sustainability Guidelines for All Projects
This section applies to all types of projects that might incorporate improvements that enhance the sustainability of the building or site .
Landscape Improvements for Sustainability
Landscape improvements can have a very significant impact on sustainability. For example, a landscape design can moderate the
temperature of a home by providing shade in summer and solar warming in winter . Landscape improvements can contribute to water
efficiency, clean air and minimize urban heat island effects. In all cases, designing improvements to enhance the sustainability of a
building, its site and neighborhood is a goal . Landscape designs, including plantings and site structures, can take advantage of microcli-
matic conditions for energy conservation . Consider managing solar and wind exposure in all seasons in making landscape decisions .
• Select plant species that support sustainability. Use native and drought-tolerant species in a landscape design where feasible.
• Locate plants to maximize sustainability benefits while retaining the character of the traditional context.
• Locate deciduous trees and other vegetation to provide for summer shading and allow winter solar access .
• Locate vegetation to provide wind protection in wintertime while maintaining the predominant summer breezes .
• Design landscape improvements to maximize the efficiency of water use on and within a site.
• Plan to minimize or eliminate watering. For example, place drought-tolerant plants along the contours of a sloped site to help slow runoff and increase percolation into the soil, thereby reducing or eliminating the need to water those plants .
• Where use of a watering system is necessary, use one which minimizes water loss, such as a drip irrigation system .
• Place more water intensive species in areas which receive shade, as this reduces evaporative water loss .
• Provide natural storm water drainage, storage, and usage systems on site . For example, a rain garden or similar small swale can be uti-lized to minimize water demand .
Environmental Impacts of Neighbors
• A design should consider the potential effect on an adjoining property and the neighborhood setting, in terms of its sustainability and solar access .
• Maintain solar access opportunities for neighboring properties. For example, limit shading of south-facing facades, outdoor dining areas,
plazas, and garden areas .
• Incorporate sustainable practices and green infrastructure which increases energy efficiency and beautifies buildings and spaces.
Paving Materials for Sustainability
Permeable paving maintains moisture in the soil, reduces demand on storm sewer systems and allows for ground water recharge . Permeable paving materials should be incorporated into site designs including courtyards, plazas, and walkways . They also should be considered in the design of service and parking areas .
• Design a permeable paving system to convey a character like traditional paving materials in residential neighborhoods .
• The application of permeable paving materials should be like traditional paving methods in a historic context .
• Using paving strips and paving stones or bricks for walks and drives in traditional residential settings is encouraged .
• Providing permeable parking systems is encouraged in residential and commercial areas. They reduce storm water runoff and enhance water filtration and storage. These types of systems can also help to reduce heat island effects.
City of South Bend and St. Joseph County Historic Preservation Guidelines 120
General Information: Safety and Building Codes | Emergency Response Provisions
All Landmarks and all contributing structures located in an historic district shall be preserved from decay and deterioration and shall be maintained in good repair and kept structurally sound . The owner or other person having charge or control of Landmarks and property in an historic district shall not allow or permit deterioration from defects or conditions which, in the judgment of the commission, produce a detrimental effect on the character of the district as a whole or the life and character of the Landmark, structure or property in question, including but not limited to:
• Buildings in the district should not be demolished except where a building poses a threat to the public safety, and demolition is the only
alternative. Documentation of interior and exterior features of the original buildings, especially homes rated as historically significant, is
encouraged . Measured drawings and photographs may be submitted to the Historic Preservation Commission for safekeeping and future
reference .
• A Certificate of Appropriateness is required before moving any building or structure. The moving of a building within, out of or into the district is discouraged; however, moving is preferred to demolition. Buildings incompatible with existing structures in the historic district shall be prohibited .
• Any rehabilitation work shall not be such as to change a building to a style dated previous to its original style .
• In planning rehabilitation projects, an architect or contractor experienced in preservation should be consulted .
• There shall be a liaison committee consisting of property owners in the district . The committee’s responsibility will be to work with the residents of the district and the Historic Preservation Commission (See individual districts for details).
• All guidelines will be reviewed and updated, on the recommendation of the liaison committee, at least every five years.
• In the case of structures located within the district which are designated individually as Landmarks, the most restrictive guidelines shall apply .
• Existing easements and codicils in property owners’ abstracts shall remain in effect.
Safety and Building Codes
Required
• Building code requirements shall be complied with in such a manner that the existing character of the building is preserved .
Recommended
• Local building code officials should be consulted to investigate alternative life safety measures that will preserve the architectural integrity of the structure . Variances for historic properties should be investigated .
The following is prohibited and generally not approved by the Commission:
• Construction of new stairways and elevators that would alter important architectural features and spaces is prohibited .
• Fire prevention equipment should not damage the appearance or fabric of the building .
Emergency Response Provisions
In the event of any catastrophe causing serious structural damage, the following corrective actions are suggested: Contact the Historic Preservation Commission offices for advice and to see if a C of A is necessary. Repair work with the existing materials would not require a C of A. In-kind replacements of severely damaged material would be able to be approved by the Commission staff within a day.
General Information
City of South Bend and St. Joseph County Historic Preservation Guidelines 121
General Information: Minimum Maintenance Standards | Enforcement Procedures
Minimum Maintenance Standards
All Landmarks and all contributing structures located in an historic district shall be preserved from decay and deterioration and shall be
maintained in good repair and kept structurally sound . The owner or other person having charge or control of Landmarks and property in
an historic district shall not allow or permit deterioration from defects or conditions which, in the judgment of the commission, produce a
detrimental effect on the character of the district as a whole or the life and character of the Landmark, structure or property in question,
including but not limited to:
• Deterioration of exterior walls or other vertical supports causing conditions such as splitting, leaning, buckling, crumbling, visible cracking or similar conditions .
• Deterioration of roofs and other horizontal members causing conditions such as sagging, splitting, buckling, crumbling, holes, missing shingles or similar conditions .
• Deterioration of external chimneys causing such conditions as listing, settling, bulging, crumbling, holes, lose or missing materials or similar conditions .
• The deterioration or crumbling of exterior plasters or mortar .
• The ineffective waterproofing of exterior walls, roofs and foundations, including broken windows and doors.
• The peeling of paint, rotting, holes and other forms of decay .
• The lack of maintenance of surrounding environments such as fences, gates, sidewalks, steps, signs, accessory structures and landscaping .
• The deterioration of any feature so as to create, or permit the creation of, any hazardous or unsafe condition or conditions .
The commission shall give notice to the owner or person in charge of the structure, by certified or registered mail, of each specific instance of failure to maintain or repair . A copy of such notice shall be sent to the Code Enforcement Department . The owner or person in charge of such structure shall have twenty (20) days to respond in writing by identifying specifically the corrective or remedial steps to be taken. A Certificate of Appropriateness shall not be required for such repair unless such repair results in a change in the design, form, proportion, mass, configuration, building material, texture, color, location or external appearance of any structure or part thereof. In the latter circum-stance, a Certificate of Appropriateness shall be required (HPC Policy; adopted 12-16-91).
Enforcement Procedures
Enforcement of the preservation guidelines and standards for the historic district is made possible in the Zoning Ordinance of the City of South Bend, ordinance No. 5565-73, as amended and the Historic Preservation Commission’s Preservation Plan. The Historic Preservation Commission may petition the Building Commissioner to use the legal means available to him/her to force the maintenance and/or repair of any building or structure within the historic district in accordance with the intent of this ordinance . This ordinance, however, does not prevent the ordinary maintenance and repair of any building or structure which does not involve a change in any exterior feature, nor does it prevent the reconstruction, alteration, demolition or moving of any building or structure which the Building Commissioner or other official has determined to be a hazard to public safety. Property owners wishing to do, or have done, any work affecting the exterior of their build-ing or land must apply directly to the Historic Preservation Commission on the form prescribed by the Commission (see Appendix A). The Historic Preservation Commission shall issue a Certificate of Appropriateness before commencement of any construction, reconstruction, alteration, demolition or moving of any house or structure within the historic district boundaries (see Appendix A). The Historic Preserva-tion Commission will accept applications for Certificate of Appropriateness only from the property owner. In making its determination, the Historic Preservation Commission shall consider three factors: first, appropriateness of the proposed work to the preservation of the building and district; second, the detriment to the public welfare if the proposed work is permitted even though it is not deemed appropriate; third, the potential hardship that the denial of the Certificate of Appropriateness would cause the applicant. Where the Historic Preservation Commission deems it necessary, the commission may petition the Common Council for a temporary delay in the issuance of the required permit(s) for proposed construction, reconstruction, alteration, demolition or moving for the purpose of preparing an historic preservation plan for a building or district. Such a request shall be for a specified period of time. In no case may the delay granted by the Common Council exceed one (1) year, but the Commission may petition the Common Council for a continuance of any such delay in accordance with the same procedure as for the initial petition. The Commission will review the application and either issue a Certificate of Appropriateness or else deny the application, stating in writing the reasons for such denial . Upon such denial the applicant may appeal to the Common Council .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 122
District Addenda: Table of Contents
Since 1973, approximately 200 Local Landmarks in South Bend and St. Joseph County, 9 Local Historic Districts, and several National Register Districts and properties have been designated. About 6,000 sites and structures have been identified in architectural surveys as Outstanding, Notable, or Contributing resources of the area’s history .
Preserving South Bend and St . Joseph County’s architectural history requires cooperation from homeowners . The city is committed to
helping assist and educate community members about historic districts and how to properly maintain and modify properties in each .
Map of Historic Properties
West North Shore Local Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .123
Edgewater Place Local Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .126
Lincoln Way East Local Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .128
Riverside Drive Local Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .130
East Wayne Street Local Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .132
Riverbend Local Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .134
North St. Joseph Street Local Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .136
Taylor’s Field Local Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .138
Chapin Park Local Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .140
Leeper Park Local Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .142
Historic District Liaison Committee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .154
District Addenda
City of South Bend and St. Joseph County Historic Preservation Guidelines 123
District Addenda: West North Shore Local Historic District
Established 1978 (Ordinance 6512-78)
History of West North Shore
Unique District Character Preservation
Public Infrastructure
The intimate relationship of the St . Joseph River to this residential neighborhood and to each individual home should be preserved . The erection of high walls or other artificial barriers to the enjoyment of the scenic river must be prohibited. Parking on the river side of North Shore Drive must be prohibited. If erosion control efforts become necessary to preserve the riverbanks, they must involve processes and material consistent with natural beauty of the banks . Poured concrete, concrete slabs, concrete building blocks or other unsightly material must be avoided . The development of boat landings, access points, scenic overlooks, or terraces should be done in such a way as to preserve the natural beauty of the river and banks . Grass clippings and leaves should be placed on the bank so as to induce building up the bank . Unsightly brush and weeds must be eliminated, and dead or diseased trees and branches should be removed . Where river safety barriers are necessary as at Lafayette Boulevard and Iroquois Boulevard, they should be constructed and terraced to maintain a natural appearance . Vacant lots must be kept as landscaped or appropriate recreational, or other similar residential development . This is not intended to prohibit the sale of such lots, nor new construction on these lots .
North Shore Drive has always been essentially a passenger car thoroughfare . The introduction of its use for heavy trucks and other similar
vehicles must be prohibited . The appointments of the thoroughfare should contribute as much as possible to its architectural, historic, and
residential character, with exception being taken to the present thoroughfare appointments to lots 12 and 13. However, the erection of
any future thoroughfare appointments or changes to those at present on lots 12 and 13 must receive approval of the Historic Preservation
West North Shore Local Historic District
City of South Bend and St. Joseph County Historic Preservation Guidelines 124
District Addenda: West North Shore Local Historic District
Commission and the property owner . A fence on the Michigan Street side of lots 12 and 13 may be permitted if done in a distinctive way and is compatible with the character of the structures on these lots, with consideration being made for the high density and speed of traffic on Michigan Street. Notwithstanding the above, no historic preservation decision, whether constructional or architectural shall be forced on Lots 12 and 13. Total understanding of the special conditions which exist to these properties, proper elevation, and agreement of the then property owner shall remain the sole authority .
Octagonal Junior Post Top streetlights on 100-200 West North Shore Drive should be maintained . Telephone poles with overhanging sodium bulbs or any high intensity lights must be prohibited on West North Shore Drive in this district . Any change in lighting must receive approval of the Historic Preservation Commission .
Private Site Work & Buildings
The West North Shore Drive residential neighborhood from Michigan Avenue to Iroquois Avenue has a distinctive and valuable character .
The external appearance of the river and street, homes, and yards communicates and reflects the fact that for over half a century it has been
and still is a comfortable residential neighborhood . All of the architectural and charming character of West North Shore Drive has been
preserved . The homes are generally architecturally and historically distinctive, large and located on ample lots . The homes have a variety of
elegantly designed styles of Classical and Colonial Revival, American Foursquare, and mid-century introduction of Ranch houses.
Windows and Doors
Replace deteriorated doors, windows, sills, shutters, etc. with materials which match the original as closely as possible. A special effort
should be made to match the size and style of the window and door openings, so that the overall appearance of the structure is not
altered . Install metal storm windows and doors which have been painted, anodized, or coated to match the trim .
The following is prohibited and generally not approved by the Commission:
• Do not attach or use metal, vinyl or fiber glass awnings nor hoods. Do not attach exterior shutters to a house that did not have shutters
originally unless approved in writing by the Historic Preservation Commission .
Roofs
The siding used should keep the original shape of the roof. Retain the original roofing material. A special effort should be made to do this when the roof in question is of tile, slate, or some other unique material not usually found today . Preserve or replace all architectural features which give the roof its character, such as dormer windows, cupolas, cornices, brackets, chimneys, cresting, weathervanes, and special eaves. When necessary to replace roofing material, match the original as closely as possible in size, shape and texture.
The following is prohibited and generally not approved by the Commission:
• Do not add, remove, or alter features which will change its character or the architectural character of the house .
City of South Bend and St. Joseph County Historic Preservation Guidelines 125
District Addenda: West North Shore Local Historic District
New Construction
Consider the size, scale, roof lines, etc ., in the design of a new structure, so that it will be compatible with its adjacent buildings in particular and will blend with the neighborhood in general . New additions to existing structures must be compatible in scale, building materials and texture to the building to which the addition is made . Retain as much of the original structure as possible, so that the addition could be removed without damage to the basic structure and appearance of the building .
The following is prohibited and generally not approved by the Commission:
• Do not use asbestos or asphalt siding. Do not use artificial brick or cast stone siding. Do not use glass brick. Structural concrete block may be used only on foundations for new construction or additions .
Site Projects
Garages, Landscaping, Parking Areas, Decks, Driveways, Sidewalks, and Paths.
New site work should be based upon actual knowledge of the past appearance of the property found in photographs, drawings and
newspapers . New site work should be appropriate to existing surrounding site elements in scale, type and appearance . Plant materials and
trees in close proximity to the building that are causing deterioration to the building’s historic fabric should be removed . However, trees
and plant materials that must be removed should be immediately replaced by suitable flora. All high-intensity security lights should be
approved by the Historic Preservation Commission . Sheds and accessory structures (gazebos, decks, doghouses, playhouses, fountains
and small reflecting pools, outdoor sculpture, children’s play equipment, etc.) shall be located at the rear of the property and as unobtru-sively as possible while preserving historical relationships between the buildings, landscape features, and open spaces . Proportions and materials shall conform to those required for new construction .
The following is prohibited and generally not approved by the Commission:
• Removing old plants, trees, fencing, walkways, outbuildings and other site elements before evaluating their importance to the property’s history and development .
• Front yard areas shall not be transformed into parking lots nor paved nor blacktopped .
• Front yard areas shall not be fenced, and fences shall not extend forward beyond the setback line of the house .
• The installation of unsightly devices such as television reception dishes and solar collectors shall not be permitted in areas where they can be viewed from the public thoroughfare .
• Telephone or utility poles with high-intensity overhead lights should be installed so that they cannot be seen from the thoroughfare.
• Prefabricated metal sheds shall not be used . Prefabricated wood composition sheds should not be used unless they conform to all other standards .
Mechanical Services
New approaches to energy conservation such as solar panels and wind generators may well become a practical and necessary part of our future . If you are considering the installation of such an innovation . consult the Historic Preservation Commission so they may recommend how this could be done without interfering with the visual integrity of your house . Place television antenna and other mechanical equipment such as air conditioning units in inconspicuous, preferably hidden, locations . Window air conditioners and exhaust fans may be installed in rear or in inconspicuous side windows .
The following is prohibited and generally not approved by the Commission:
• Do not cut holes through walls in areas that can be seen from the street, to accommodate an air conditioner or other mechanical equipment .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 126
General
House alterations, restoration, preservation and rehabilitation shall be such as to not change a house to a style previous to its original style . No mention has been made in these standards about color . We trust restraint and good taste will be exercised .
Above all else: if there are serious problems or you are not certain what to do, consult a professional – an architect experienced in resto-ration work, a contractor who has restored several buildings, or an architectural historian working in preservation .
There shall be a Liaison Committee consisting of three property owners of this Historic district . The membership will be made up of one property owner for each block and one property owner at-large. This committee will be elected by the property owners in this District in September of the calendar year. At the first election, one will be elected to a 1 year term, one to a 2 year term, and one to a 3 year term. At all subsequent elections, each will be elected to a 3 year term. The Committee’s responsibility will be to work with the residents of this Historic District and the Historic Preservation Commission .
All standards adopted will be reviewed and updated on the following schedule:
First review – 2 years after adoption of the ordinance. Second review – 5 years after the adoption of the ordinance . Continuing reviews every 5 years .
Continued participation in Historic Preservation of this District will be determined by a favorable acceptance of the standards by at least
50% of the property owners on the following voting schedule:
First vote - 5 years after the adoption of the ordinance. Second vote - 5 years after the first vote.
EXCLUSION
These standards shall not apply to structures designated by ordinance as Historic Landmarks .
FUTURE PROJECTS
Develop an overall landscape (including flowering trees and shrubs) and ecological plan for the river bank to be used by the residents as a goal in future planting and maintenance . A registered architect should be consulted .
Develop a program, booklet, newsletter or the like to assist the Historic Preservation Commission in their task of promoting Historic Pres-ervation in suitable areas throughout the city and county .
District Addenda: West North Shore Local Historic District
City of South Bend and St. Joseph County Historic Preservation Guidelines 127
District Addenda: West North Shore Local Historic District
What is the Historic Preservation Commission Liaison Committee?
A group of three (3) people chosen to work with the residents of historic listed properties and the Historic Preservation Commission.
Who is eligible to become member?
Any property owner in the district, over the age of 18 who volunteers or is nominated.
How long must i serve as a committee member?
For a one-, two- or three-year period.
How often will the committee meet?
Every four months. In addition, the historic preservation commission meets once a month on the 3rd Monday of each month, and it is advisable to have a representative from the liaison committee attend each meeting .
How is the committee selected?
If there are 3 or fewer volunteers or nominees, those persons are the liaisons. If there are more than 3, the property owners will choose 3 by vote .
Volunteer for liaison committee
Complete the liaison committee volunteer form online or print, complete and mail form to:
Historic Preservation Commission
West North Shore District Liaison Committee
215 S. Dr. Martin Luther King Jr. Blvd., Suite 400
South Bend, IN 46601
Duties of Historic District Liaison Committee Members
1 . Work and communicate with the residents of historic listed properties and the Historic Preservation Commission .
2 . Inform and give recommendations to area residents pertaining to the standards .
a . Meet with new property owners and distribute the standards book along with other pertinent information .
b . Notify the Commission of the names and addresses of new owners .
3 . Advise The Commission staff of any possible infractions of the standards that may occur with the property owners and work with them
toward a solution to the problem .
4 . Hold liaison committee meetings once every four months or as situations arise .
a . Keep records of all business conducted during these meetings and all other meetings called by the historic liaison committee.
b . Disseminate pertinent information to the district property owners through whatever means available, such as a neighborhood newsletter, flyer, etc.
5 . At least one representative of the committee attends the monthly Historic Preservation Commission meeting .
6 . Participate in the scheduled revisions and updating of the standards .
7 . Make an annual report to the Commission at one of the regularly scheduled meetings .
Historic District Liaison Committee
City of South Bend and St. Joseph County Historic Preservation Guidelines 128
District Addenda: Edgewater Place Local Historic District
Established 1980 (Ordinance 6846-80)
History of Edgewater Place
Unique District Character Preservation
Public Infrastructure
The riverfront character of the district shall be retained. If erosion control efforts become necessary to preserve the riverbank, they should
involve processes and materials consistent with the natural beauty of the banks . The development of boat landings, access points, scenic
overlooks or terraces should be done in such a way as to avoid obstructing the view of the river and its banks . Unsightly brush, weeds,
and dead or diseased trees should be removed . Where river safety barriers are necessary, as at Arch and Edgewater, they should be
constructed and terraced to maintain the natural appearance . The introduction of heavy trucks or similar vehicles in the district, with the exception of Lincoln Way, shall be prohibited. Similarly, high-voltage power lines and other utilities shall be regulated to Lincoln Way.
Edgewater Place Local Historic District
City of South Bend and St. Joseph County Historic Preservation Guidelines 129
District Addenda: Edgewater Place Local Historic District
Private Site Work & Buildings
The district is characterized by its proximity to downtown South Bend and its intimate relationship with the St . Joseph River . Edgewater Drive follows the riverfront with a row of houses facing the river from across the street. Other structures in the district share the benefits of the river with the presence of the riverbank and a small park near the southwest corner of the District . The erection of high walls or barriers which would alter the relationship of the houses and the river is prohibited. In erosion control efforts to preserve the riverbank, poured concrete, concrete slabs, concrete building blocks or other unsightly material shall not be used . Front yards shall not be fenced, with the exception of Lincoln Way . See fencing standards .
Edgewater Place Historic District features a range of mid-sized and small house types and styles. Types include American Foursquare, Bungalow, and variations of gabled designs. Styles include Queen Anne, Free Classic, and 20th century revivals including Colonial, Renaissance, and Tudor . Some neighborhood commercial buildings were also constructed in the district on Lincoln Way .
New Construction
New site work should be based upon actual knowledge of the past appearance of the property found in photographs, drawings and
newspapers . New site work should be appropriate to existing surrounding site elements in scale, type and appearance . Plant materials
and trees in close proximity to the buildings that are causing deterioration to the building’s historic fabric should be removed .
Massing and Scale
• The height of a new structure and its height to width proportions shall be consistent with adjacent buildings in the district .
• The building height shall be no greater than that of the tallest existing structure and no less than that of the lowest existing structure in
the same block .
• Façade proportion shall be established by permitting no structure with a façade wider or narrower than those existing in the same block .
• Additions to existing buildings shall be related in height and proportion to the existing structure .
• Contemporary designs should be compatible in character and mood to the building or neighborhood .
Site Projects
Garages, Landscaping, Parking Areas, Decks, Driveways, Sidewalks, and Paths. New site work should be based upon actual knowledge of the past appearance of the property found in photographs, drawings and newspapers . New site work should be appropriate to existing surrounding site elements in scale, type and appearance . Plant materials and trees in close proximity to the buildings that are causing deterioration to the building’s historic fabric should be removed . Accessory building designs should be compatible in character and mood to the residence and the neighborhood .
The following is prohibited and generally not approved by the Commission:
• Removing old plants, trees, fencing, walkways, outbuildings and other site elements before evaluating their importance to the property’s history and development .
• Front yard areas shall not be transformed into parking lots nor paved nor blacktopped .
• Front yard areas shall not be fenced, with the exception of properties along Lincoln Way, which may be fenced, but not with enclosed stockade-type fencing.
• Telephone poles with high intensity overhead lights should not be used, with the exception of along Lincoln Way .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 130
General
A . Buildings in the district should not be demolished except where a building poses a threat to the public safety, and demolition is the only alternative . Documentation of interior and exterior features of the original buildings, especially homes rated as historically signif-icant, is encouraged . Measured drawings and photographs may be submitted to the Historic Preservation Commission for safekeep-ing and future reference .
B . A Certificate of Appropriateness is required before moving any building or structure. The moving of a building within, out of, or into the district is discouraged; however, moving is preferred to demolition. Buildings incompatible with existing structures in the historic district shall be prohibited .
C . Any rehabilitation work shall not be such as to change a building to a style dated previous to its original style .
D . In planning rehabilitation projects, an architect or contractor experienced in preservation should be consulted .
E . There shall be a liaison committee consisting of three (3) property owners in the district. The committee’s responsibility will be to work with the residents of the district and the Historic Preservation Commission .
F . All guidelines will be reviewed and updated, on the recommendation of the liaison committee, at least every five years.
G . In the case of structures located within the district which are designated individually as landmarks, the most restrictive guidelines shall apply .
H . Existing easements and codicils in property owners abstracts shall remain in effect.
District Addenda: Edgewater Place Local Historic District
City of South Bend and St. Joseph County Historic Preservation Guidelines 131
District Addenda: Edgewater Place Local Historic District
What is the Historic Preservation Commission Liaison Committee?
A group of three (3) people chosen to work with the residents of historic listed properties and the Historic Preservation Commission.
Who is eligible to become member?
Any property owner in the district, over the age of 18 who volunteers or is nominated.
How long must i serve as a committee member?
For a one-, two- or three-year period.
How often will the committee meet?
Every four months. In addition, the historic preservation commission meets once a month on the 3rd Monday of each month, and it is advisable to have a representative from the liaison committee attend each meeting .
How is the committee selected?
If there are 3 or fewer volunteers or nominees, those persons are the liaisons. If there are more than 3, the property owners will choose 3 by vote .
Volunteer for liaison committee
Complete the liaison committee volunteer form online or print, complete and mail form to:
Historic Preservation Commission
Edgewater Place District Liaison Committee
215 S. Dr. Martin Luther King Jr. Blvd., Suite 400
South Bend, IN 46601
Duties of Historic District Liaison Committee Members
1 . Work and communicate with the residents of historic listed properties and the Historic Preservation Commission .
2 . Inform and give recommendations to area residents pertaining to the standards .
a . Meet with new property owners and distribute the standards book along with other pertinent information .
b . Notify the Commission of the names and addresses of new owners .
3 . Advise The Commission staff of any possible infractions of the standards that may occur with the property owners and work with them
toward a solution to the problem .
4 . Hold liaison committee meetings once every four months or as situations arise .
a . Keep records of all business conducted during these meetings and all other meetings called by the historic liaison committee.
b . Disseminate pertinent information to the district property owners through whatever means available, such as a neighborhood newsletter, flyer, etc.
5 . At least one representative of the committee attends the monthly Historic Preservation Commission meeting .
6 . Participate in the scheduled revisions and updating of the standards .
7 . Make an annual report to the Commission at one of the regularly scheduled meetings .
Historic District Liaison Committee
City of South Bend and St. Joseph County Historic Preservation Guidelines 132
District Addenda: Lincoln Way East Local Historic District
Established 1984 (Ordinance 7343-84)
History of Lincoln Way East
Unique District Character Preservation
Public Infrastructure
The riverfront character of the district shall be retained. If erosion control efforts become necessary to preserve the riverbank, they should involve processes and materials consistent with the natural beauty of the banks . The development of boat landings, access points, scenic overlooks or terraces should be done in such a way as to avoid obstructing the view of the river and its banks . Unsightly brush, weeds, and dead or diseased trees should be removed . Where river safety barriers are necessary, as at Arch and Edgewater, they should be constructed and terraced to maintain the natural appearance . The introduction of heavy trucks or similar vehicles in the district, with the exception of Lincoln Way, shall be prohibited. Similarly, high-voltage power lines and other utilities shall be regulated to Lincoln Way. When new streetlights are installed, an effort should be made to use reproduction, turn-of-the-century lights.
Private Site Work & Buildings
The district, which is characterized by its proximity to the St . Joseph River, lies southeast of downtown South Bend . It consists of a three-block area fronted by Lincoln Way East (U.S. 33) and the river on the north and the Conrail tracks on the south. The majority of the buildings face Lincoln Way East although there are a few structures on two of the side streets, Ottawa Court and Leer Street, one facing the alley near the railroad tracks, and a few carriage houses, sheds, barns and garages behind the houses on Lincoln Way . The erection of high walls or barriers which would alter the relationship of the houses and the river is prohibited. In erosion control efforts to preserve the riverbank, poured concrete, concrete slabs, concrete building blocks or other unsightly material shall not be used . The development of boat landings, access points, scenic overlooks or terraces should be done in such a way as to avoid obstructing the view of the river and its banks .
Individual properties in the district are characterized by a house located in the center of a long, narrow lot which extends from Lincoln
Way to the alley just north of the railroad tracks . The front yards, most of which have sloping embankments to the sidewalk along Lincoln
Lincoln Way East Local Historic District
City of South Bend and St. Joseph County Historic Preservation Guidelines 133
District Addenda: Lincoln Way East Local Historic District
Way, are divided by concrete sidewalks to the front porches . A few of the properties have gravel driveways, while most are concrete, and some are shared driveways between two lots . All of the properties have trees, many have trimmed shrubbery and hedges . All of the houses conform to a uniform setback line; the buildings in the 1300 block angle to conform to the curve in the street.
Lincoln Way East Historic District features mid-sized house types and styles. Types include American Foursquare, Bungalow, and variations
of gabled designs. Styles include Queen Anne, Free Classic, and 20th century revivals including Colonial and Tudor. One neighborhood
commercial building was also constructed in the district at 1414-1416 Leer Street.
New Construction
New construction includes any new building or structure constructed within the boundaries of the historic district, or any new addition to
an existing building . New construction should be designed considering the appearance of the other buildings in the neighborhood .
Massing and Scale. The majority of structures in the district are two stories in height and are square, rectangular or irregular in plan. There are a few story-and-a-half residences. The prevalent façade proportions are between a 1:1 and a 1:2 height-to-width ratio.
• The height of a new structure and its height to width proportions shall be consistent with adjacent buildings in the district .
• The building height shall be no greater than that of the tallest existing structure and no less than that of the lowest existing structure in the same block .
• Façade proportion shall be established by permitting no structure with a façade wider or narrower than those existing in the same block .
• Additions to existing buildings shall be related in height and proportion to the existing structure .
• Contemporary designs should be compatible in character and mood to the building or neighborhood .
Site Projects
Garages, Landscaping, Parking Areas, Decks, Driveways, Sidewalks, and Paths. Accessory buildings are those structures that serve a specific subordinate function to the residence. These include garages and storage sheds and carriage houses . All of the accessory buildings are located in the rear yard . The carriage houses were designed in an architectural style related to the residence and were constructed at the same time as the residence . Accessory structures (gazebos, decks, playhouses, children’s play equipment, etc.) shall be located at the rear of the property and as unobtrusively as possible while preserving historic relationships between the buildings, landscape features and open spaces . Proportions and materials shall conform to those required for new construction .
The following is prohibited and generally not approved by the Commission:
• Removing old plants, trees, fencing, walkways, outbuildings and other site elements before evaluating their importance to the property’s history and development .
• Front yard areas shall not be transformed into parking lots nor paved nor blacktopped or fenced .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 134
General
A . Buildings in the district should not be demolished except where a building poses a threat to the public safety, and demolition is the only alternative . Documentation of interior and exterior features of the original buildings, especially homes rated as historically signif-icant, is encouraged . Measured drawings and photographs may be submitted to the Historic Preservation Commission for safekeep-ing and future reference .
B . A Certificate of Appropriateness is required before moving any building or structure. The moving of a building within, out of or into the district is discouraged; however, moving is preferred to demolition. Buildings incompatible with existing structures in the historic district shall be prohibited .
C . Any rehabilitation work shall not be such as to change a building to a style dated previous to its original style .
D . In planning rehabilitation projects, an architect or contractor experienced in preservation should be consulted .
E . There shall be a liaison committee consisting of three (3) property owners in the district. The committee’s responsibility will be to work with the residents of the district and the Historic Preservation Commission .
F . All guidelines will be reviewed and updated on the recommendation of the liaison committee, at least every five years.
G . In the case of structures located within the district which are designated individually as Landmarks, the most restrictive guidelines shall apply .
H . Existing easements and codicils in property owners’ abstracts shall remain in effect.
District Addenda: Lincoln Way East Local Historic District
City of South Bend and St. Joseph County Historic Preservation Guidelines 135
District Addenda: Lincoln Way East Local Historic District
What is the Historic Preservation Commission Liaison Committee?
A group of three (3) people chosen to work with the residents of historic listed properties and the Historic Preservation Commission.
Who is eligible to become member?
Any property owner in the district, over the age of 18 who volunteers or is nominated.
How long must i serve as a committee member?
For a one-, two- or three-year period.
How often will the committee meet?
Every four months. In addition, the historic preservation commission meets once a month on the 3rd Monday of each month, and it is advisable to have a representative from the liaison committee attend each meeting .
How is the committee selected?
If there are 3 or fewer volunteers or nominees, those persons are the liaisons. If there are more than 3, the property owners will choose 3 by vote .
Volunteer for liaison committee
Complete the liaison committee volunteer form online or print, complete and mail form to:
Historic Preservation Commission
Lincoln Way East District Liaison Committee
215 S. Dr. Martin Luther King Jr. Blvd., Suite 400
South Bend, IN 46601
Duties of Historic District Liaison Committee Members
1 . Work and communicate with the residents of historic listed properties and the Historic Preservation Commission .
2 . Inform and give recommendations to area residents pertaining to the standards .
a . Meet with new property owners and distribute the standards book along with other pertinent information .
b . Notify the Commission of the names and addresses of new owners .
3 . Advise The Commission staff of any possible infractions of the standards that may occur with the property owners and work with them
toward a solution to the problem .
4 . Hold liaison committee meetings once every four months or as situations arise .
a . Keep records of all business conducted during these meetings and all other meetings called by the historic liaison committee.
b . Disseminate pertinent information to the district property owners through whatever means available, such as a neighborhood newsletter, flyer, etc.
5 . At least one representative of the committee attends the monthly Historic Preservation Commission meeting .
6 . Participate in the scheduled revisions and updating of the standards .
7 . Make an annual report to the Commission at one of the regularly scheduled meetings .
Historic District Liaison Committee
City of South Bend and St. Joseph County Historic Preservation Guidelines 136
District Addenda: Riverside Drive Local Historic District
Established 1985 (Ordinance 7469-85)
History of Riverside Drive
Unique District Character Preservation
Public Infrastructure
The district retains historic Cutter-manufactured streetlights. These shall be retained. The riverfront character of the district shall also be retained. If erosion control efforts become necessary to preserve the riverbank, they should involve processes and materials consistent with the natural beauty of the banks . The development of boat landings, access points, scenic overlooks or terraces should be done in such a way as to avoid obstructing the view of the river and its banks . Unsightly brush, weeds, and dead or diseased trees should be removed .
Private Site Work & Buildings
The district is characterized by its proximity to downtown South Bend and by its intimate relationship with the St . Joseph River . The district encompasses the seven blocks of Riverside Drive which follow the river front from Lafayette Street to the east to Angela Boulevard to the west . For a portion of that route, there is a row of houses facing the river from across Riverside Drive, while in another portion, residence is situated on both sides of the street, with some properties abutting the river and others located across the drive . The district also includes homes located on Hudson and Golden Streets, between the drive and the alley defining the southern boundary of the district, as well as three separate park areas which lie adjacent to the river’s edge: a portion of Leeper Park to the East; all of Shetterley Park in the middle and a portion of Brownfield Part to the West.
The Riverside Drive District features a wide range of houses including small house types, mid-sized and large homes in a variety of styles.
These include Queen Anne, Colonial and Dutch Colonial Revival, American Foursquare, Bungalow, and Prairie Style .
Riverside Drive Local Historic District
City of South Bend and St. Joseph County Historic Preservation Guidelines 137
District Addenda: Riverside Drive Local Historic District
New Construction
New construction includes any new building or structure constructed within the boundaries of the historic district, or any new addition to an existing building . New construction should be designed considering the appearance of the other buildings in the neighborhood .
Massing and Scale. The majority of structures in the district are two stories in height and are square, rectangular or irregular in plan . There are a few story-and-a-half residences. The prevalent façade proportions are between a 1:1 and a 1:2 height-to-width ratio.
• The height of a new structure and its height to width proportions shall be consistent with adjacent buildings in the district .
• The building height shall be no greater than that of the tallest existing structure and no less than that of the lowest existing structure of the same type in the same block .
• Façade proportion shall be established by permitting no structure with a façade wider or narrower than those existing in the same block .
• Additions to existing buildings shall be related in height and proportion to the existing structure .
• Contemporary designs should be compatible in character and mood to the building or neighborhood .
Site Projects
Garages, Landscaping, Parking Areas, Decks, Driveways, Sidewalks, and Paths.
New site work should be based upon actual knowledge of the past appearance of the property found in photographs, drawings and
newspapers . New site work should be appropriate to existing surrounding site elements in scale, type and appearance . Plant materials and
trees in close proximity to the building that are causing deterioration to the building’s historic fabric should be removed . However, trees
and plant materials that must be removed should be immediately replaced by suitable flora. All high-intensity security lights should be
approved by the Historic Preservation Commission . Sheds and accessory structures (gazebos, decks, doghouses, playhouses, fountains
and small reflecting pools, outdoor sculpture, children’s play equipment, etc.) shall be located at the rear of the property and as unobtrusively as possible while preserving historical relationships between the buildings, landscape features, and open spaces . Proportions and materials shall conform to those required for new construction .
The following is prohibited and generally not approved by the Commission:
• Removing old plants, trees, fencing, walkways, outbuildings and other site elements before evaluating their importance to the property’s history and development .
• Front yard areas shall not be transformed into parking lots nor paved nor blacktopped .
• Front yard areas shall not be fenced, and fences shall not extend forward beyond the setback line of the house .
• The installation of unsightly devices such as television reception dishes and solar collectors shall not be permitted in areas where they can be viewed from the public thoroughfare .
• Telephone or utility poles with high-intensity overhead lights should be installed so that they cannot be seen from the thoroughfare.
• Prefabricated metal sheds shall not be used . Prefabricated wood composition sheds should not be used unless they conform to all other standards .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 138
General
A . Buildings in the district should not be demolished except where a building poses a threat to the public safety, and demolition is the only alternative . Documentation of interior and exterior features of the original buildings, especially homes rated as historically signif-icant, is encouraged . Measured drawings and photographs may be submitted to the Historic Preservation Commission for safekeep-ing and future reference .
B . A Certificate of Appropriateness is required before moving any building or structure. The moving of a building within, out of, or into the district is discouraged; however, moving is preferred to demolition. Buildings incompatible with existing structures in the historic district shall be prohibited .
C . Any rehabilitation work shall not be such as to change a building to a style dated previous to its original style .
D . In planning rehabilitation projects, an architect or contractor experienced in preservation should be consulted .
E . There shall be a liaison committee consisting of three (3) property owners in the district. The committee’s responsibility will be to work with the residents of the district and the Historic Preservation Commission .
F . All guidelines will be reviewed and updated, on the recommendation of the liaison committee, at least every five years.
G . In the case of structures located within the district which are designated individually as Landmarks, the most restrictive guidelines shall apply .
H . Existing easements and codicils in property owners’ abstracts shall remain in effect.
District Addenda: Riverside Drive Local Historic District
City of South Bend and St. Joseph County Historic Preservation Guidelines 139
District Addenda: Riverside Drive Local Historic District
What is the Historic Preservation Commission Liaison Committee?
A group of three (3) people chosen to work with the residents of historic listed properties and the Historic Preservation Commission.
Who is eligible to become member?
Any property owner in the district, over the age of 18 who volunteers or is nominated.
How long must i serve as a committee member?
For a one-, two- or three-year period.
How often will the committee meet?
Every four months. In addition, the historic preservation commission meets once a month on the 3rd Monday of each month, and it is advisable to have a representative from the liaison committee attend each meeting .
How is the committee selected?
If there are 3 or fewer volunteers or nominees, those persons are the liaisons. If there are more than 3, the property owners will choose 3 by vote .
Volunteer for liaison committee
Complete the liaison committee volunteer form online or print, complete and mail form to:
Historic Preservation Commission
Riverside District Liaison Committee
215 S. Dr. Martin Luther King Jr. Blvd., Suite 400
South Bend, IN 46601
Duties of Historic District Liaison Committee Members
1 . Work and communicate with the residents of historic listed properties and the Historic Preservation Commission .
2 . Inform and give recommendations to area residents pertaining to the standards .
a . Meet with new property owners and distribute the standards book along with other pertinent information .
b . Notify the Commission of the names and addresses of new owners .
3 . Advise The Commission staff of any possible infractions of the standards that may occur with the property owners and work with them
toward a solution to the problem .
4 . Hold liaison committee meetings once every four months or as situations arise .
a . Keep records of all business conducted during these meetings and all other meetings called by the historic liaison committee.
b . Disseminate pertinent information to the district property owners through whatever means available, such as a neighborhood newsletter, flyer, etc.
5 . At least one representative of the committee attends the monthly Historic Preservation Commission meeting .
6 . Participate in the scheduled revisions and updating of the standards .
7 . Make an annual report to the Commission at one of the regularly scheduled meetings .
Historic District Liaison Committee
City of South Bend and St. Joseph County Historic Preservation Guidelines 140
District Addenda: East Wayne Street Local Historic District
Established 1987 (Ordinance 7796-87)
History of East Wayne Street
Unique District Character Preservation
Public Infrastructure
Unique features of the neighborhood include the island of homes between East Wayne Street North and East Wayne Street South, the
parks at each end of the island, and the brick pillars at the entrance way (Eddy Street) to the subdivision with signage reading “Whitcomb
and Keller’s Sunnymede.” These distinctive features shall be retained. High-intensity overhead streetlights should not be used.
Private Site Work & Buildings
The East Wayne Street Historic District is characterized by expansive suburban lots reflecting the prosperity of the 1920s complete with
tree-lined streets with a park-like feeling. Lot sizes and minimum construction costs insured well-designed homes, many by local
architects, in what was named the Sunnymede addition . Most of the homes are designed in the Tudor Revival or Colonial Revival styles,
or variants of the styles . The majority of the structures in the district are two stories in height and have square or rectangular plans .
Individual properties in the district are characterized by a house located in the center of a flat lawn, often divided by a walk leading to the front entrance. Several of the residences are sited on two or more building lots; however, the preponderance of the homes have been
East Wayne Street Local Historic District
City of South Bend and St. Joseph County Historic Preservation Guidelines 141
District Addenda: East Wayne Street Local Historic District
erected on a single lot . Most of the properties include a double garage, usually located at the rear of the property . The majority of garages are accessed from straight driveways leading from the main thoroughfare, while a few are accessed from the alley . There are also a few homes with a covered carport located at the rear of the property, as well as a few with circular driveways . Driveway and sidewalk materials include concrete, asphalt and brick . All of the properties have trees and most have trimmed shrubbery and/or hedges . Most of the houses conform to a uniform setback line within each block .
New Construction
Massing and Scale.
• The height of a new structure and its height to width proportions shall be consistent with adjacent buildings in the district .
• The building height shall be no greater than that of the tallest existing structure and no less than that of the lowest existing structure of
the same type in the same block .
• Façade proportion shall be established by permitting no structure with a façade wider or narrower than those existing in the same block .
• Additions to existing buildings shall be related in height and proportion to the existing structure .
• Contemporary designs should be compatible in character and mood to the building or neighborhood .
Site Projects
Garages, Landscaping, Parking Areas, Decks, Driveways, Sidewalks, and Paths.
• Accessory buildings shall be located at the rear of the property and as unobtrusively as possible while preserving historical relationships between the buildings, landscape features and open spaces . Proportions and materials shall conform to those required for new construction . Dominant land contours shall be retained .
• Accessory building designs should be compatible in character and mood to the residence and the neighborhood .
The following is prohibited and generally not approved by the Commission:
• Changes made to the appearance of the site by removing major landscaping items, trees, fencing, walkways, outbuildings or other elements before evaluating their importance to the property’s history and development .
• Front yard transformed into parking lots nor paved nor blacktopped .
• Front yard areas fenced and fences extending forward beyond the setback line of the house .
• Prefabricated wood composition sheds should not be used unless they conform to all other guidelines and standards .
• Prefabricated metal sheds shall not be used .
• The installation of unsightly large devices, such as television satellite dishes, skylights or solar panels, shall not be permitted in areas where they detract from the architecture of a building, are intrusive to the public view of the building or are highly visible from a public street, or ruled inappropriate after Commission review .
• Utility poles with high-intensity overhead lights should be installed so that they cannot be seen from a street. The Commission will
evaluate all installations as well as any potential exceptions resulting from special circumstances, before granting a C of A .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 142
General
A . Buildings in the district should not be demolished except where a building poses a threat to the public safety, and demolition is the only alternative . Documentation of interior and exterior features of the original buildings, especially homes rated as historically signif-icant, is encouraged . Measured drawings and photographs may be submitted to the Historic Preservation Commission for safekeep-ing and future reference .
B . A Certificate of Appropriateness is required before moving any building or structure. The moving of a building within, out of, or into the district is discouraged; however, moving is preferred to demolition. Buildings incompatible with existing structures in the historic district shall be prohibited .
C . Any rehabilitation work shall not be such as to change a building to a style dated previous to its original style .
D . In planning rehabilitation projects, an architect or contractor experienced in preservation should be consulted .
E . There shall be a liaison committee consisting of seven (7) property owners in the district. The committee’s responsibility will be to work with the residents of the district and the Historic Preservation Commission .
F . All guidelines will be reviewed and updated, on the recommendation of the liaison committee, at least every five years.
G . In the case of structures located within the district which are designated individually as Landmarks, the most restrictive guidelines shall apply .
H . Existing easements and codicils in property owners’ abstracts shall remain in effect.
District Addenda: East Wayne Street Local Historic District
City of South Bend and St. Joseph County Historic Preservation Guidelines 143
District Addenda: East Wayne Street Local Historic District
What is the Historic Preservation Commission Liaison Committee?
A group of seven (7) people chosen to work with the residents of historic listed properties and the Historic Preservation Commission.
Who is eligible to become member?
Any property owner in the district, over the age of 18 who volunteers or is nominated.
How long must i serve as a committee member?
For a one-, two- or three-year period.
How often will the committee meet?
Every four months. In addition, the historic preservation commission meets once a month on the 3rd Monday of each month, and it is advisable to have a representative from the liaison committee attend each meeting .
How is the committee selected?
If there are 3 or fewer volunteers or nominees, those persons are the liaisons. If there are more than 3, the property owners will choose 3 by vote .
Volunteer for liaison committee
Complete the liaison committee volunteer form online or print, complete and mail form to:
Historic Preservation Commission
East Wayne Street District Liaison Committee
215 S. Dr. Martin Luther King Jr. Blvd., Suite 400
South Bend, IN 46601
Duties of Historic District Liaison Committee Members
1 . Work and communicate with the residents of historic listed properties and the Historic Preservation Commission .
2 . Inform and give recommendations to area residents pertaining to the standards .
a . Meet with new property owners and distribute the standards book along with other pertinent information .
b . Notify the Commission of the names and addresses of new owners .
3 . Advise The Commission staff of any possible infractions of the standards that may occur with the property owners and work with them
toward a solution to the problem .
4 . Hold liaison committee meetings once every four months or as situations arise .
a . Keep records of all business conducted during these meetings and all other meetings called by the historic liaison committee.
b . Disseminate pertinent information to the district property owners through whatever means available, such as a neighborhood newsletter, flyer, etc.
5 . At least one representative of the committee attends the monthly Historic Preservation Commission meeting .
6 . Participate in the scheduled revisions and updating of the standards .
7 . Make an annual report to the Commission at one of the regularly scheduled meetings .
Historic District Liaison Committee
City of South Bend and St. Joseph County Historic Preservation Guidelines 144
Established 1992 (Ordinance 8308-92)
History of River Bend
Unique District Character Preservation
Public Infrastructure
The riverfront character of the district shall be retained. If erosion control efforts become necessary to preserve the riverbank, they should involve processes and materials consistent with the natural beauty of the banks . The development of boat landings, access points, scenic overlooks or terraces should be done in such a way as to avoid obstructing the view of the river and its banks . Unsightly brush, weeds, and dead or diseased trees should be removed . The erection of high walls or barriers which would alter the relationship of the houses and the river is prohibited . The introduction of heavy trucks or similar vehicles in the district shall be prohibited . Utility poles with high intensity overhead lights shall not be used on main thoroughfares .
Private Site Work & Buildings
The district is characterized by its proximity to downtown South Bend and its location adjacent to Leeper Park and along the St . Joseph River. The district encompasses: two blocks of Riverside Drive beginning at Marion Street (from 503 Riverside Drive north) and ending at Bartlett Street; two lots on the north side of Navarre Street just west of the alley behind Riverside Drive; the north side of Hammond Place; the east side of St. Joseph Street between Hammond Place and Bartlett Street; and the south side of Bartlett Street between St. Joseph and Riverside Drive. The district contains 45 residences and their adjacent outbuildings. The district is composed of mid-sized houses ranging in styles from American Foursquare, Queen Anne, Free Classic, and Colonial Revival. Several simple gable-front, gabled-ell, and cross-gable houses are also located in the district.
District Addenda: River Bend Local Historic District
River Bend Local Historic District
City of South Bend and St. Joseph County Historic Preservation Guidelines 145
District Addenda: River Bend Local Historic District
Individual properties in the district are characterized by a house located near the front of each lot, with a small lawn in front and a larger lawn to the rear of the property. Those properties facing the river on Riverside Drive generally have sloping front lawns and flat back yards . The majority of structures have been erected on a single lot . Many of the properties include a garage located at the rear of the property accessed from unpaved alleys running behind the property . Most properties have trees, shrubbery and/or hedges . All houses conform to the uniform set-back within each block. The district has a compact layout. Large homes are constructed on small lots while smaller homes, such as those on Hammond Place, are constructed on narrow, deep lots. Little of the backyard areas or rear first stories of these homes is visible from the thoroughfare . In recognition of this, greater latitude will be allowed in the application of the adopted standards in the rear of the properties, in order to accommodate the individual preferences of the property owners in the treatment of these backyard areas. No approval will be necessary for changes in lawn, shrubs, walkways or semi-permanent surface changes in the rear of houses. Staff approval would be required for semi-permanent structures such as gazebos, but not for play equipment such as swing sets, sandboxes, etc .
New Construction
New construction includes any new building or structure constructed within the boundaries of the historic district, or any new addition to an existing building . New construction should be designed considering the appearance of the other buildings in the neighborhood .
Massing and Scale.
The majority of structures in the district are two stories in height and are square, rectangular or irregular in plan . There are a few
story-and-a-half residences. The prevalent façade proportions are between a 1:1 and a 1:2 height-to-width ratio.
• The height of a new structure and its height to width proportions shall be consistent with adjacent buildings in the district .
• The building height shall be no greater than that of the tallest existing structure and no less than that of the lowest existing structure in
the same block .
• Façade proportion shall be established by permitting no structure with a façade wider or narrower than those existing in the same block .
• Additions to existing buildings shall be related in height and proportion to the existing structure .
• Contemporary designs should be compatible in character and mood to the building or neighborhood .
Site Projects
Garages, Landscaping, Parking Areas, Decks, Driveways, Sidewalks, and Paths. Sheds and accessory structures (gazebos, decks, doghouses, playhouses, fountains and small reflecting pools, outdoor sculpture, chil-dren’s play equipment, etc.) shall be located at the rear of the property and as unobtrusively as possible while preserving historical rela-tionships between the buildings, landscape features, and open spaces . Proportions and materials shall conform to those required for new construction . Shed and accessory structure designs should be compatible in character and mood with the residence and neighborhood .
The following is prohibited and generally not approved by the Commission:
• Removing old plants, trees, fencing, walkways, outbuildings and other site elements before evaluating their importance to the property’s history and development .
• Front yard areas shall not be transformed into parking lots nor paved nor blacktopped .
• Front yard areas shall not be fenced, or fences shall not extend forward beyond the setback line of the property .
• Telephone or utility poles with high intensity overhead lights should be installed so that they cannot be seen from the thoroughfare .
• The installation of unsightly, large devices such as television satellite dishes shall not be permitted in areas where they can be viewed from the public thoroughfare .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 146
General
A . Buildings in the district should not be demolished except where a building poses a threat to the public safety, and demolition is the only alternative . Documentation of interior and exterior features of the original buildings, especially homes rated as historically signif-icant, is encouraged . Measured drawings and photographs may be submitted to the Historic Preservation Commission for safekeep-ing and future reference .
B . A Certificate of Appropriateness is required before moving any building or structure. The moving of a building within, out of, or into the district is discouraged; however, moving is preferred to demolition. Buildings incompatible with existing structures in the historic district shall be prohibited .
C . Any rehabilitation work shall not be such as to change a building to a style dated previous to its original style .
D . In planning rehabilitation projects, an architect or contractor experienced in preservation should be consulted .
E . There shall be a liaison committee consisting of three (3) property owners in the district. The committee’s responsibility will be to work with the residents of the district and the Historic Preservation Commission .
F . All guidelines will be reviewed and updated, on the recommendation of the liaison committee, at least every five years.
G . In the case of structures located within the district which are designated individually as landmarks, the most restrictive guidelines shall apply .
H . Existing easements and codicils in property owners abstracts shall remain in effect.
District Addenda: River Bend Local Historic District
City of South Bend and St. Joseph County Historic Preservation Guidelines 147
District Addenda: River Bend Local Historic District
What is the Historic Preservation Commission Liaison Committee?
A group of three (3) people chosen to work with the residents of historic listed properties and the Historic Preservation Commission.
Who is eligible to become member?
Any property owner in the district, over the age of 18 who volunteers or is nominated.
How long must i serve as a committee member?
For a one-, two- or three-year period.
How often will the committee meet?
Every four months. In addition, the historic preservation commission meets once a month on the 3rd Monday of each month, and it is advisable to have a representative from the liaison committee attend each meeting .
How is the committee selected?
If there are 3 or fewer volunteers or nominees, those persons are the liaisons. If there are more than 3, the property owners will choose 3 by vote .
Volunteer for liaison committee
Complete the liaison committee volunteer form online or print, complete and mail form to:
Historic Preservation Commission
River Bend District Liaison Committee
215 S. Dr. Martin Luther King Jr. Blvd., Suite 400
South Bend, IN 46601
Duties of Historic District Liaison Committee Members
1 . Work and communicate with the residents of historic listed properties and the Historic Preservation Commission .
2 . Inform and give recommendations to area residents pertaining to the standards .
a . Meet with new property owners and distribute the standards book along with other pertinent information .
b . Notify the Commission of the names and addresses of new owners .
3 . Advise The Commission staff of any possible infractions of the standards that may occur with the property owners and work with them
toward a solution to the problem .
4 . Hold liaison committee meetings once every four months or as situations arise .
a . Keep records of all business conducted during these meetings and all other meetings called by the historic liaison committee.
b . Disseminate pertinent information to the district property owners through whatever means available, such as a neighborhood newsletter, flyer, etc.
5 . At least one representative of the committee attends the monthly Historic Preservation Commission meeting .
6 . Participate in the scheduled revisions and updating of the standards .
7 . Make an annual report to the Commission at one of the regularly scheduled meetings .
Historic District Liaison Committee
City of South Bend and St. Joseph County Historic Preservation Guidelines 148
District Addenda: North St. Joseph Street Local Historic District
Established 1998 (Ordinance 8949-98)
History of North St . Joseph Street
Unique District Character Preservation
Public Infrastructure
The district is characterized by its proximity to downtown South Bend and its proximity to Leeper Park . It encompasses the east side frontage along nearly two blocks of North St . Joseph Street and one opposing corner at Navarre Street . The north end of the area is contiguous with the River Bend Local Historic District, established in 1992. The district contains 13 houses (or duplex buildings) and their accessory structures .
The introduction of heavy trucks or similar vehicles in the district shall be prohibited . Utility poles with high intensity overhead lights shall not be used on main thoroughfares . When replacement of utility poles or power lines is necessary, consideration should be given to underground conduits or utility poles erected along property lines .
Private Site Work & Buildings
The North St . Joseph Street Historic District, which is characterized by its proximity to the St . Joseph River, lies east of downtown South Bend and is composed of mid-sized houses of various styles and types. The predominant house type is the American Foursquare with variants of Queen Anne and Free Classic styles built off of the same “four squares” concept.
Individual properties in the district are characterized by a house located near the front of each lot with a small lawn in front and a larger lawn to the rear of the property . Many of the properties include a garage located at the rear of the property accessed from unpaved alleys running behind the property. Most properties have trees, shrubbery, and/or hedges. All houses conform to the uniform set-back
North St. Joseph Street Local Historic District
City of South Bend and St. Joseph County Historic Preservation Guidelines 149
District Addenda: North St. Joseph Street Local Historic District
within each block. The district has a compact layout. Large homes are constructed on small lots. Little of the backyard areas or rear first stories of these homes are visible from the thoroughfare . In recognition of this, greater latitude will be allowed in the application of the adopted standards in the rear of the properties in order to accommodate the individual preferences of the property owners in the treatment of these backyard areas. No approval will be necessary for changes in lawn, shrubs, walkways, or semi-permanent surface changes in the rear of houses. Staff approval would be required for semi-permanent structures such as gazebos, but not for play equipment such as swing sets, sandboxes, etc .
New Construction
New construction includes any new building or structure constructed within the boundaries of the historic district, or any new addition to an existing building . New construction should be designed considering the appearance of the other buildings in the neighborhood .
Massing and Scale.
The majority of structures in the district are two stories in height and are square, rectangular or irregular in plan . There are a few
story-and-a-half residences. The prevalent façade proportions are between a 1:1 and a 1:2 height-to-width ratio.
• The height of a new structure and its height to width proportions shall be consistent with adjacent buildings in the district .
• The building height shall be no greater than that of the tallest existing structure and no less than that of the lowest existing structure in
the same block .
• Façade proportion shall be established by permitting no structure with a façade wider or narrower than those existing in the same block .
• Additions to existing buildings shall be related in height and proportion to the existing structure .
• Contemporary designs should be compatible in character and mood to the building or neighborhood .
Site Projects
Garages, Landscaping, Parking Areas, Decks, Driveways, Sidewalks, and Paths. Accessory buildings are those structures that serve a specific subordinate function to the residence. These include garages and storage sheds and carriage houses . All of the accessory buildings are located in the rear yard . The carriage houses were designed in an architectural style related to the residence and were constructed at the same time as the residence . Accessory structures (gazebos, decks, playhouses, children’s play equipment, etc.) shall be located at the rear of the property and as unobtrusively as possible while preserving historic relationships between the buildings, landscape features and open spaces . Proportions and materials shall conform to those required for new construction .
The following is prohibited and generally not approved by the Commission:
• Removing old plants, trees, fencing, walkways, outbuildings and other site elements before evaluating their importance to the property’s history and development .
• Front yard areas shall not be transformed into parking lots nor paved nor blacktopped .
• Front yard areas shall not be fenced, or fences shall not extend forward beyond the setback line of the property .
• Telephone poles with high intensity overhead lights should not be used .
• The installation of unsightly, large devices such as television satellite dishes shall not be permitted in areas where they can be viewed from the public thoroughfare .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 150
General
A . Any rehabilitation work shall not be such as to change a building to a style previous to its original .
B . In planning rehabilitation projects, an architect or contractor experienced in preservation should be consulted .
C . There shall be a Liaison Committee consisting of three property owners in the district . The committee’s responsibility will be to work with the residents of the historic district and the Historic Preservation Commission .
D . All Guidelines will be reviewed and updated, on the recommendation of the Liaison Committee, and under the direction and supervi-sion of the Historic Preservation Commission, at least every three years .
E . In the case of structures within the district which are individually designated as Local Historic Landmarks, the most restrictive guide-lines shall apply .
F . Existing easements and codicils in property owners’ deeds shall remain in effect.
G . Demolition of a building in a historic district is disfavored and requires a Certificate of Appropriateness. Such a Certificate of Appro-priateness shall be granted only if the owner demonstrates by substantial, competent evidence that:
1 . the property in its current condition is uneconomical or in a substantial state of disrepair, deterioration or structural instability
not created by the owner;
2 . historically appropriate renovation or rehabilitation is either technically of economically impractical; and
3 . the owner has investigated and considered all reasonable alternatives to demolition, and that all such alternatives such as sale,
rental, or lease of the property have failed or with reasonable likelihood will fail or will not earn a fair economic return on value .
(HPC Policy: approved 3-16-92) before & after rehab example
District Addenda: North St. Joseph Street Local Historic District
City of South Bend and St. Joseph County Historic Preservation Guidelines 151
District Addenda: North St. Joseph Street Local Historic District
What is the Historic Preservation Commission Liaison Committee?
A group of seven (7) people chosen to work with the residents of historic listed properties and the Historic Preservation Commission.
Who is eligible to become member?
Any property owner in the district, over the age of 18 who volunteers or is nominated.
How long must i serve as a committee member?
For a one-, two- or three-year period.
How often will the committee meet?
Every four months. In addition, the historic preservation commission meets once a month on the 3rd Monday of each month, and it is advisable to have a representative from the liaison committee attend each meeting .
How is the committee selected?
If there are 3 or fewer volunteers or nominees, those persons are the liaisons. If there are more than 3, the property owners will choose 3 by vote .
Volunteer for liaison committee
Complete the liaison committee volunteer form online or print, complete and mail form to:
Historic Preservation Commission
North St . Joseph District Liaison Committee
215 S. Dr. Martin Luther King Jr. Blvd., Suite 400
South Bend, IN 46601
Duties of Historic District Liaison Committee Members
1 . Work and communicate with the residents of historic listed properties and the Historic Preservation Commission .
2 . Inform and give recommendations to area residents pertaining to the standards .
a . Meet with new property owners and distribute the standards book along with other pertinent information .
b . Notify the Commission of the names and addresses of new owners .
3 . Advise The Commission staff of any possible infractions of the standards that may occur with the property owners and work with them
toward a solution to the problem .
4 . Hold liaison committee meetings once every four months or as situations arise .
a . Keep records of all business conducted during these meetings and all other meetings called by the historic liaison committee.
b . Disseminate pertinent information to the district property owners through whatever means available, such as a neighborhood newsletter, flyer, etc.
5 . At least one representative of the committee attends the monthly Historic Preservation Commission meeting .
6 . Participate in the scheduled revisions and updating of the standards .
7 . Make an annual report to the Commission at one of the regularly scheduled meetings .
Historic District Liaison Committee
City of South Bend and St. Joseph County Historic Preservation Guidelines 152
District Addenda: Taylor’s Field Local Historic District
Established 1998 (Ordinance 8952-98)
History of Taylors Field
Unique District Character Preservation
Private Site Work & Buildings
The district is characterized by its proximity to downtown South Bend and the former Birdsell Plant . It is located between Michigan Street to the west, a residential area to the east, Bronson Street to the south and Monroe Street to the north. The district contains 51 structures and their accessory buildings. The district is largely composed of a variety of small to mid-sized homes with a few large homes in the neighborhood . Styles of homes include Queen Anne, Free Classic, Shingle Style, Colonial Revival, and American Foursquare . There are also a few non-residential buildings including the Salvation Army Activity Center at 540 South Carroll Street, the Carroll Apartment Building at 629 South Carroll Street, and a large church at 602-608 South St. Joseph Street. A small commercial building is located at 116 East South Street.
Individual properties in the district are characterized by a house located near the front of each lot with a small to medium lawn in front
and little to no lawn at the rear of the property . Often the back yard is used as a parking lot for tenants . About half of the properties
include a garage which is either located at the rear of the property and accessed from unpaved alleys running behind the property or
located directly next to the structure and accessed by small drives. Nearly all of the garage structures are out of date, single-stall frame buildings . One large carriage house still stands in the district . Most properties have trees, shrubbery and/or hedges . Most houses conform to the uniform set-back within each block.
Taylor’s Field Local Historic District
City of South Bend and St. Joseph County Historic Preservation Guidelines 153
District Addenda: Taylor’s Field Local Historic District
New Construction
New construction includes any new building or structure constructed within the boundaries of the historic district, or any new addition to an existing building . New construction should be designed considering the appearance of the other buildings in the neighborhood .
Massing and Scale. The majority of structures in the district are two stories in height and are square, rectangular or irregular in plan . There are a few story-and-a-half residences. The prevalent façade proportions are between a 1:1 and a 1:2 height-to-width ratio.
• The height of a new structure and its height to width proportions shall be consistent with adjacent buildings in the district .
• The building height shall be no greater than that of the tallest existing structure and no less than that of the lowest existing structure of the same type in the same block .
• Façade proportion shall be established by permitting no structure with a façade wider or narrower than those existing in the same block .
• Additions to existing buildings shall be related in height and proportion to the existing structure .
• Contemporary designs should be compatible in character and mood to the building or neighborhood .
Site Projects
Garages, Landscaping, Parking Areas, Decks, Driveways, Sidewalks, and Paths.
New site work should be based upon actual knowledge of the past appearance of the property found in photographs, drawings and
newspapers . New site work should be appropriate to existing surrounding site elements in scale, type and appearance . Plant materials
and trees in close proximity to the building that are causing deterioration to the building’s historic fabric should be removed . However,
trees and plant materials that must be removed should be immediately replaced by suitable flora. All high-intensity security lights should
be approved by the Historic Preservation Commission . Sheds and accessory structures (gazebos, decks, doghouses, playhouses,
fountains and small reflecting pools, outdoor sculpture, children’s play equipment, etc.) shall be located at the rear of the property and as unobtrusively as possible while preserving historical relationships between the buildings, landscape features, and open spaces . Proportions and materials shall conform to those required for new construction .
The following is prohibited and generally not approved by the Commission:
• Removing old plants, trees, fencing, walkways, outbuildings and other site elements before evaluating their importance to the property’s history and development .
• Front yard areas shall not be transformed into parking lots nor paved nor blacktopped .
• Front yard areas shall not be fenced, and fences shall not extend forward beyond the setback line of the house .
• The installation of unsightly devices such as television reception dishes and solar collectors shall not be permitted in areas where they can be viewed from the public thoroughfare .
• Telephone or utility poles with high-intensity overhead lights should be installed so that they cannot be seen from the thoroughfare.
• Prefabricated metal sheds shall not be used . Prefabricated wood composition sheds should not be used unless they conform to all other standards .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 154
General
A . Buildings in the district should not be demolished except where a building poses a threat to the public safety, and demolition is the only alternative . Documentation of interior and exterior features of the original buildings, especially homes rated as historically signif-icant, is encouraged . Measured drawings and photographs may be submitted to the Historic Preservation Commission for safekeep-ing and future reference .
B . A Certificate of Appropriateness is required before moving any building or structure. The moving of a building within, out of or into the district is discouraged; however, moving is preferred to demolition. Buildings incompatible with existing structures in the historic district shall be prohibited .
C . Any rehabilitation work shall not be such as to change a building to a style dated previous to its original style .
D . In planning rehabilitation projects, an architect or contractor experienced in preservation should be consulted .
E . There shall be a liaison committee consisting of three (3) property owners in the district. The committee’s responsibility will be to work with the residents of the district and the Historic Preservation Commission .
F . All guidelines will be reviewed and updated, on the recommendation of the liaison committee, at least every five years.
G . In the case of structures located within the district which are designated individually as Landmarks, the most restrictive guidelines shall apply .
H . Existing easements and codicils in property owners’ abstracts shall remain in effect.
District Addenda: Taylor’s Field Local Historic District
City of South Bend and St. Joseph County Historic Preservation Guidelines 155
District Addenda: Taylor’s Field Local Historic District
What is the Historic Preservation Commission Liaison Committee?
A group of three (3) people chosen to work with the residents of historic listed properties and the Historic Preservation Commission.
Who is eligible to become member?
Any property owner in the district, over the age of 18 who volunteers or is nominated.
How long must i serve as a committee member?
For a one-, two- or three-year period.
How often will the committee meet?
Every four months. In addition, the historic preservation commission meets once a month on the 3rd Monday of each month, and it is advisable to have a representative from the liaison committee attend each meeting .
How is the committee selected?
If there are 3 or fewer volunteers or nominees, those persons are the liaisons. If there are more than 3, the property owners will choose 3 by vote .
Volunteer for liaison committee
Complete the liaison committee volunteer form online or print, complete and mail form to:
Historic Preservation Commission
Taylor’s Field District Liaison Committee
215 S. Dr. Martin Luther King Jr. Blvd., Suite 400
South Bend, IN 46601
Duties of Historic District Liaison Committee Members
1 . Work and communicate with the residents of historic listed properties and the Historic Preservation Commission .
2 . Inform and give recommendations to area residents pertaining to the standards .
a . Meet with new property owners and distribute the standards book along with other pertinent information .
b . Notify the Commission of the names and addresses of new owners .
3 . Advise The Commission staff of any possible infractions of the standards that may occur with the property owners and work with them
toward a solution to the problem .
4 . Hold liaison committee meetings once every four months or as situations arise .
a . Keep records of all business conducted during these meetings and all other meetings called by the historic liaison committee.
b . Disseminate pertinent information to the district property owners through whatever means available, such as a neighborhood newsletter, flyer, etc.
5 . At least one representative of the committee attends the monthly Historic Preservation Commission meeting .
6 . Participate in the scheduled revisions and updating of the standards .
7 . Make an annual report to the Commission at one of the regularly scheduled meetings .
Historic District Liaison Committee
City of South Bend and St. Joseph County Historic Preservation Guidelines 156
District Addenda: Chapin Park Local Historic District
Chapin Park Local Historic District
Established 2005 (Ordinance 9575-05)
History of Chapin Park
Unique District Character Preservation
Public Infrastructure
Brick streets contribute greatly to the character of the neighborhood . These streets have always been essentially passenger car thoroughfares . The appointments of the streets (i .e ., lighting, curbs, horse hitches and monuments) should contribute as much as possible to their architec-tural, historic and residential character . Retention and maintenance of existing brick streets in the district is required. Repair work to fill voids and gaps must utilize brick paver materials and acceptable installation methods whenever applicable. When utility work dictates the removal of street sections (pavers), the original materials will be reinstalled. Brick streets shall be patched with brick pavers. Concrete, asphalt, fillers, and similar materials shall not be used . All original streetlights shall be maintained, especially the George Cutter “Park View” streetlights designed by the Cutter Company for this neighborhood. Present efforts by the Neighborhood Association and the Historic Preservation Commission to restore “Park View” streetlights to the district shall continue . Any change in lighting must receive approval of the Historic Preservation Commission .
Existing relationships of buildings and their environments shall not be destroyed by widening existing streets, applying asphalt or other bituminous coverings or by introducing new streets or parking lots . Utility poles with high intensity overhead lights shall not be used on main thoroughfares .
Private Site Work & Buildings
Chapin Park Historic District features a range of house types and styles . Types include American Foursquare, Bungalow, and variations of
gabled designs. Styles include Gothic Revival, Italianate, Stick-Style, Queen Anne, Shingle Style, Prairie Style, Craftsman, and 20th century
revivals including Colonial, Classical, Renaissance, and Tudor . Some neighborhood commercial buildings were constructed in the district
and a fire house was built at 701 Portage Avenue in 1898.
The majority of the structures in the district are two stories in height and have square or rectangular plans . There are several houses that have L- or T-shaped or rambling ground plans. There are a few single-story cottages and one- and one-and-a-half-story bungalows. The most prevalent façade proportions are between a 1:1 and 1:2 height to width ratio.
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District Addenda: Chapin Park Local Historic District
New Construction
Massing and Scale.
• The height of a new structure and its height to width proportions shall be consistent with adjacent buildings in the district .
• The building height shall be no greater than that of the tallest existing structure and no less than that of the lowest existing structure in the same block .
• Façade proportion shall be established by permitting no structure with a façade wider or narrower than those existing in the same block .
• Additions to existing buildings shall be related in height and proportion to the existing structure .
Site Projects
Garages, Landscaping, Parking Areas, Decks, Driveways, Sidewalks, and Paths.
• Sheds and accessory structures (gazebos, decks, doghouses, playhouses, fountains and small reflecting pools, outdoor sculpture, children’s play equipment, etc.) shall be located at the rear of the property and as unobtrusively as possible while preserving historical relationships between the buildings, landscape features and open spaces .
• Proportions and materials shall conform to those required for new construction .
• Accessory building designs should be compatible in character and mood to the residence and the neighborhood .
The following is prohibited and generally not approved by the Commission:
• Resurfacing of wood siding with new material that is inappropriate or was unavailable when the building was constructed, such as artificial stone, brick veneer, asbestos or asphalt shingles .
• Alteration or removal of front porches, stoops, patios and steps that are important to the building’s style and development .
• Prefabricated wood composition sheds should not be used unless they conform to all other guidelines and standards .
• Prefabricated metal sheds shall not be used .
• No changes may be made to the appearance of the site by removing trees, fencing, walkways, outbuildings or other elements before evaluating their importance to the property’s history and development . Front yard areas shall not be transformed into parking lots nor paved nor blacktopped, nor enclosed by solid fences, chain link, nor industrial/commercial style fences .
• The installation of unsightly large devices, such as television satellite dishes, skylights or solar panels, shall not be permitted in areas where they detract from the architecture of a building, are intrusive to the public view of the building or are highly visible from a public street, or ruled inappropriate after Commission review .
• Utility poles with high-intensity overhead lights should be installed so that they cannot be seen from a street. The Commission will evaluate all installations as well as any potential exceptions resulting from special circumstances, before granting a C of A .
• Construction of new stairways and elevators that would alter important architectural features and spaces is prohibited .
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 158
General
A . Buildings in the district should not be demolished except where a building poses a threat to the public safety, and demolition is the only alternative . Documentation of interior and exterior features of the original buildings, especially homes rated as historically signif-icant, is encouraged . Measured drawings and photographs may be submitted to the Historic Preservation Commission for safekeep-ing and future reference .
B . A Certificate of Appropriateness is required before moving any building or structure. The moving of a building within, out of or into the district is discouraged; however, moving is preferred to demolition. Buildings incompatible with existing structures in the historic district shall be prohibited .
C . Any rehabilitation work shall not be such as to change a building to a style dated previous to its original style .
D . In planning rehabilitation projects, an architect or contractor experienced in preservation should be consulted .
E . There shall be a liaison committee consisting of five (5) property owners in the district. The committee’s responsibility will be to work with the residents of the district and the Historic Preservation Commission .
F . All guidelines will be reviewed and updated, on the recommendation of the liaison committee, at least every five years.
G . In the case of structures located within the district which are designated individually as Landmarks, the most restrictive guidelines shall apply .
H . Existing easements and codicils in property owners’ abstracts shall remain in effect.
I . There is excepted from the general provisions of paragraph A and B of Section V . General, a partial exception for the future proper-ty acquisitions and uses by Temple Beth-El, 305 W. Madison Street, South Bend, Indiana. Temple Beth-El is currently located on the east half of the block bordered by Madison, Lafayette, Marion and William streets. The west half of this block is within the confines of the Chapin Park Local Historic District. Temple Beth-El currently owns, through a trust, a lot in the west half of this block and may acquire in the future other lots in the west half of this block for the purposes of additional buildings, grounds or parking for expan-sion of its campus. Temple Beth-El and its trusts shall maintain any structures or property in the west half of aforesaid blocks consis-tent with these guidelines unless and until Temple Beth-El decides to demolish any structures or buildings. In the event that Temple Beth-El wishes to use such land in the west half of the block for Temple purposes, it shall notify the Historic Preservation Commission and seek a Certificate of Appropriateness for the removal of any buildings or structures in the designated area. Such Certificates of Appropriateness will not be denied nor unreasonably delayed if Temple Beth-El follows the demolition or removal procedures set forth in this paragraph. Upon grant of said Certificate of Appropriateness by Historic Preservation Commission, Temple Beth-El may demolish or provide for removal of said buildings. Temple Beth-El may demolish the structure(s) and clear the land, provided that first the structures, be offered for sale and relocation, and publicly advertised at a price of One Dollar ($1.00) with the relocation expenses to be borne by the buyer. The structure shall be offered for sale and relocation for a period of not less than one hundred eighty (180) days. This time period may be extended by up to an additional sixty days (60) at the request of the Historic Preservation Commission or the Chapin Park Neighborhood Association Board . This paragraph shall not constitute a waiver of any of the zoning or building code sections of the South Bend Municipal Code applicable to these properties. This waiver will only apply to Temple Beth-El while it owns the property . This waiver does not apply to any other properties in the district .
District Addenda: Chapin Park Local Historic District
City of South Bend and St. Joseph County Historic Preservation Guidelines 159
District Addenda: Chapin Park Local Historic District
What is the Historic Preservation Commission Liaison Committee?
A group of five (5) people chosen to work with the residents of historic listed properties and the Historic Preservation Commission.
Who is eligible to become member?
Any property owner in the district, over the age of 18 who volunteers or is nominated.
How long must i serve as a committee member?
For a one-, two- or three-year period.
How often will the committee meet?
Every four months. In addition, the historic preservation commission meets once a month on the 3rd Monday of each month, and it is advisable to have a representative from the liaison committee attend each meeting .
How is the committee selected?
If there are 5 or fewer volunteers or nominees, those persons are the liaisons . If there are more than 5, the property owners will choose 5 by vote .
Volunteer for liaison committee
Complete the liaison committee volunteer form online or print, complete and mail form to:
Historic Preservation Commission
Chapin Park District Liaison Committee
215 S. Dr. Martin Luther King Jr. Blvd., Suite 400
South Bend, IN 46601
Duties of Historic District Liaison Committee Members
1 . Work and communicate with the residents of historic listed properties and the Historic Preservation Commission .
2 . Inform and give recommendations to area residents pertaining to the standards .
a . Meet with new property owners and distribute the standards book along with other pertinent information .
b . Notify the Commission of the names and addresses of new owners .
3 . Advise The Commission staff of any possible infractions of the standards that may occur with the property owners and work with them
toward a solution to the problem .
4 . Hold liaison committee meetings once every four months or as situations arise .
a . Keep records of all business conducted during these meetings and all other meetings called by the historic liaison committee.
b . Disseminate pertinent information to the district property owners through whatever means available, such as a neighborhood newsletter, flyer, etc.
5 . At least one representative of the committee attends the monthly Historic Preservation Commission meeting .
6 . Participate in the scheduled revisions and updating of the standards .
7 . Make an annual report to the Commission at one of the regularly scheduled meetings .
Historic District Liaison Committee
City of South Bend and St. Joseph County Historic Preservation Guidelines 160
District Addenda: Leeper Park Local Historic District
Standards and Criteria for Leeper Park
9 .1 Introduction
1 . In these guidelines the verb Should indicates a recommended course of action; the verb Shall indicates those actions which are
specifically required to preserve and protect significant architectural elements.
2 . The intent of these standards and criteria is to preserve the overall character and appearance of Leeper Park including its spatial organization, topography, vegetation, circulation and features .
3 . The standards and criteria acknowledge that there will be changes to the landscape and are intended to make the change sensitive to
the historic character of the landscape .
4 . Each property will be separately studied to determine if a later addition(s) and/or alteration(s) can, or should, be removed.
5 . Since it is not possible to provide one general guideline, the following factors that will be considered in determining whether a later
addition(s) and/or alteration(s) can, or should, be removed include:
a . Compatibility with the original property’s integrity in scale, materials, and character .
b . Historic association with the property .
c . Quality in design and execution of the addition/alteration .
d . Functional usefulness .
6 . Recreational facilities which exist should be allowed to remain as long as they serve substantial community functions . In some cases these features can be redesigned to be more compatible with the overall landscape .
7 . Additions to existing recreational facilities shall not be allowed unless such additions make the facilities more compatible with the over-all landscape .
8 . The development of additional facilities for active recreation or single purpose uses for limited user groups shall not be allowed .
9 . Proposals for special activities and events which cause significant impacts or require permanent or even semi-permanent (seasonal) structures or facilities shall not be permitted .
10 . The Historic Preservation Commission of South Bend and St . Joseph County recommends that the work proposed to the landscape be executed with the guidance of landscape professional with expertise with historic landscapes .
11 . The land, streets, island(s), street lighting, park lighting, topography, vistas, vegetation, architectural elements, structures, spatial orga-nization, street furniture, sewer covers, electrical and water vault and/or manholes covers, parking areas are subject to the terms of the landscape guidelines herein stated .
12 . Items under Historic Preservation review include but are not limited to the following:
9.2 Spatial Organization (includes Views, Vistas, Landscape Spaces, etc)
Refer to sections 9.3, 9.4, 9.5, 9.6, 9.7, and 9.8 for additional Standards and Criteria that may apply.
1 . Views and vistas are among the most important aspects of a landscape, therefore, they should be maintained and preserved .
2 . All views, vistas, landscape spaces located in the eastern section and central section of Leeper Park shall be preserved . All views, vistas, landscape spaces located north and east and west of a line designated as the northern fence of the tennis courts located in the western section of Leeper Park shall also be preserved. This shall include the island(s) located in the St. Joseph River and the slough which lies between the island(s) and the mainland. All views, vistas, and landscape spaces shall also include the entirety of the riverbank as well as the area lying between the roadway of Riverside Drive up to and including the riverbank and cut stone wall along the riverbank .
Leeper Park Local Historic District
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District Addenda: Leeper Park Local Historic District
3 . Original or later contributing special organizational features shall be retained in their existing configuration and shall be maintained through proper drainage, access and erosion control, pruning and removal of invasive vegetation or otherwise using recognized horticultural and soil management practices .
4 . Alteration of existing or addition of new spatial organizational features will be considered if they do not alter the basic concept of the
historic landscape design .
5 . Deteriorated or missing spatial organizational features shall be replaced with features that match the original in form, shape, color and texture .
6 . When replacement of features is necessary, it should be based on physical or documentary evidence .
7 . If using the same material is not technically or economically feasible, then compatible substitute materials may be considered .
8 . Important visual connections between spaces within the landscape shall be retained by maintaining vegetation, circulation and
topography features which contribute to those visual relationships .
9 . The historic spatial and functional relationship of circulation systems, water features and structures shall be preserved by maintaining the massing of adjacent vegetation, vistas, or other associated features .
10 . Maintenance of removal or, and additions of vegetation materials and elements should consider maintaining existing or intended vistas and spaces, screening intrusions, creating new spaces where appropriate and maintaining defined areas of shade and sun.
11 . The form and shape of individual spaces and their associated vertical element shall be retained in order to preserve the historic rela-tionships of the landscape. Examples include the relationship between open fields and hedgerows or the width and length of an allee.
12 . Moving or demolishing historic structures that would alter spatial and visual relationships in the landscape shall not be allowed .
13 . Construction of new structures that would alter historic spatial and visual relationships in the landscape shall not be allowed .
14 . Intrusive views or new construction may be screened with compatible fencing or plant material so long as the screening would not detract from the historic character of the landscape .
9.3 Topography (includes shape, slope, elevation. Contour of landforms and ground plane, etc.)
Refer to sections 9.2, 9.4, 9.5, 9.8, 9.9 and 9.10 for additional Standards and Criteria that may apply.
1 . All locations and items listed in 9.2.2 shall also apply to this section and shall be preserved.
2 . Original or later contributing topographical features shall be retained in their existing configuration and shall be maintained through proper drainage, access and erosion control, and recognized soil management practices .
3 . Alteration of existing or addition to new topographical features will be considered if they do not later the basic concept of the historic
landscape design .
4 . Natural features (e.g. rock outcroppings) which are integrated into the landscape shall be treated as part of the overall design and shall be retained .
5 . Deteriorated or missing materials or features shall be replaced with materials that match the original in form, shape, color and texture .
6 . When replacement of materials or features is necessary, it should be based on physical or documentary evidence .
7 . If using the same material is not technically or economically feasible, then compatible substitute materials may be considered .
8 . Whenever appropriate, plant materials, rather than structural materials should be used to solve erosion problems . Repair of WPA island and slough stone construction projects is strongly encouraged .
City of South Bend and St. Joseph County Historic Preservation Guidelines 162
District Addenda: Leeper Park Local Historic District
9.4 Vegetation (includes Trees, Shrubs, Ground Covers, Hedges, Allees, Fields, Forests, Planting Beds, etc.)
Refer to Sections 9.2, 9.3, 9.5, 9.7, 9.8, 9.9, and 9.10 for additional Standards and Criteria that may apply. 1 . Refer to Section 9.2.2 for items within this section which shall be preserved. Also included in this section shall be the diverse variety of trees, shrubs, bushes and other vegetation which may or may not be indigenous to this region . List of such types of vegetation can be in lists and inventories which were published in the annual reports of both the City of South Bend and the South Bend Park Commissions from the years 1910 to 1940.
2 . Original or later contributing vegetation materials and features shall be retained in their existing configuration and shall be maintained through proper horticultural management practices .
3 . Alteration of existing or addition of new vegetation materials and features will be considered if they do not alter the basic concept of the historic landscape design .
4 . Deteriorated or missing materials or features shall be replaced with materials that match the original in form, shape, color and texture .
5 . When replacement of vegetation materials or features is necessary, it should be based on physical or documentary evidence .
6 . If using the same vegetation material is not technically or economically feasible, then compatible substitute vegetation materials may
be considered if they convey the same growth habit, form, foliage and bloom characteristics as the historic plant .
7 . Existing vegetation material shall be retained unless it is part of a later non-compatible design or is volunteer vegetation inconsistent with the original design .
8 . Consideration for removal of existing healthy vegetation materials and features will be given when it is in conflict with the original
design intent of the landscape, such as when an important vista has become overgrown or when plants have grown out of scale with
their intended purpose .
9 . Maintenance of, removal of, and additions of vegetation materials and features should consider maintaining existing or intended vistas and spaces, screening intrusions, creating new spaces where appropriate and maintaining defined areas of shade and sun.
10 . Invasive vegetation shall be removed whenever technically feasible and shall be replaced with appropriate vegetation consistent with
the original design of the park and with current factors such as security, ecological conditions, and wildlife management practices .
11 . Hazardous plants or portions of plants should be removed promptly .
12 . Plants with diseases that are difficult or not practical to control or cure should be removed promptly to prevent their infection of
other plants .
13 . Mutilated or distorted plants should be removed .
14 . Plant replacements should be added on a schedule that will ensure a continuity in the landscape design .
15 . Existing vegetation shall be protected adjacent construction activities by fencing the root system prior to the start of construction .
16 . Future plantings of the main floral garden in the central section of the park shall be guided by the design of the main floral garden as
laid out by George Kessler in 1912.
9.5 Circulation (includes Roads, Paths, Parkways, Drives, Trials, Walks, etc.)
Refer to Sections 9.2, 9.5, 9.6, 9.8, 9.9 and 9.10 for additional Standards and Criteria that may apply.
1 . The following shall be preserved: Riverside Drive, Lafayette Boulevard, Park Lane (Foote Street), Bartlett Street, the Alleyway east of
Michigan Street running north from Bartlett Street, all sidewalks, curbs, pathways around the duck pond (west lagoon), stairways,
pathways in and around the Sunken Garden, and the footbridge from the mainland to the island . Alteration or addition of Roads, Paths,
Parkways, Trails, Walks, etc. shall be based upon physical or historical documentation of these items as they existed from 1910 to 1940.
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District Addenda: Leeper Park Local Historic District
2 . Original or later contributing layouts of walks, roads, and paved areas shall be maintained .
3 . Alteration of existing or addition of new circulation layouts will be considered if it can be shown that better site circulation is necessary,
and that the alteration does not alter the basic concept of the historic landscape design .
4 . When replacement of circulation layouts is necessary, it should be based on physical or documentary evidence .
5 . Original or later contributing circulation materials and features shall be retained and, if necessary, repaired by patching, piecing-in or
reinforcing the material or feature using recognized preservation methods .
6 . Deteriorated or missing circulation materials and features shall be replaced with materials that match the original in size, shape, color, profile, form, texture, and detail of installation.
7 . If using the same material is not technically or economically feasible, then compatible substitute materials may be considered .
8 . Alteration of existing or addition of new circulation materials and features will be considered if they do not alter the basic concept of the historic landscape design .
9 . Consideration will be given to an alternate paving material if it can be shown that its properties will improve the original or later contributing design concept .
10 . When replacement of circulation materials or features is necessary, it should be based on physical or documentary evidence .
11 . Consideration for removal of existing circulation systems and features will be given when it is in conflict with the original design intent of the landscape or when they are no longer appropriate to their intended purposes .
12 . No vehicles unless of or approved by the South Bend Parks Department shall be permitted on any part of the park surface at any time . Vehicles of American Electric Power and/or other vehicles of the City of South Bend, shall use predetermined routes to and from their destination, when said travel would cause them to cross any area of the park which is not paved and designed for vehicular traffic. Any damage caused by any vehicle, shall be repaired immediately to look as it did prior to said damage .
13 . Encroachment of vehicles off the paved roadway of any area of the park shall not be permitted. Areas now used for vehicular parking which are not part of the historical design of that park shall be removed .
14 . Construction of any type within the park shall be done so as not to disturb any feature of the park . Sheets of plywood or other approved material may need to be laid upon the surface of the park prior to construction equipment . Repairs which must match the original historic design concept shall be made in any and all circumstances of damage .
9.6 Water Features (includes Fountains, Pools, Irrigation Systems, Ponds, Rivers, etc.)
Refer to Sections 9.11 B, C, and D regarding treatment of materials and features; and Sections 9.2, 9.3, 9.4, 9.5, 9.7, 9.8 and 9.10 for additional Standards and Criteria that may apply. 1 . Features which shall be preserved include: the duck pond (West Lagoon), the water pond in the Sunken Garden, the slough between the island and the mainland, all drinking fountains, pump houses, manhole covers, drainage grates, horse and dog fountain and path of the St . Joseph River in relation to the park .
2 . Original or later contributing water features shall be retained and maintained .
3 . Existing water courses or bodies should not be altered . Consideration will be given to proposals that improve site drainage, improve water quality, enhance the landscape design or improve wildlife habitat .
4 . Alteration of existing or addition of new water features will be considered if they do not alter the basic concept of the historic
landscape design .
5 . When placement of water features and their materials are necessary, it should be based on physical or documentary evidence .
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District Addenda: Leeper Park Local Historic District
6 . Original or later contributing water feature materials shall be retained and, if necessary, repaired by patching, piecing in, consolidating or reinforcing the material using recognized preservation methods .
7 . Deteriorated or missing water feature materials shall be replaced with materials that match the original in size, shape, color, profile,
form, texture, and detail of installation .
8 . If using the same material is not technically or economically feasible, then compatible substitute materials may be considered .
9 . Alteration of existing or addition of new water features will be considered if they do not alter the basic concept of the historic
landscape design .
10 . When appropriate from an ecological perspective, dredging of waterways shall be permitted as a means of retaining historic waterways .
11 . All wetlands shall be preserved .
12 . All shorelines of water courses or bodies shall be protected from erosion in a manner in keeping with the basic concept of the landscape design .
13 . Consideration for removal of existing water features will be given when it is in conflict with the original design intent of the landscape or when they are no longer appropriate to their intended purposes .
14 . Some areas of Leeper Park are utilized for the pumping of water for the City of South Bend, and there exists both within the park and the St. Joseph River and on the island(s) wells, well-houses and other water supply entities. Repairs that may be necessary to existing services, or additions to existing services, or the sinking or additional new wells; all such work, installations and/or repairs shall return the disturbed areas(s) of the park, island(s) and the St. Joseph River to conditions of the park as in that time period 1912 to 1940. Any new installations of any type may be considered if the alteration does not alter the basic concept of the historic landscape design .
9.7 Furnishings and Objects (includes Benches, Lights, Signs, Drinking Fountains, Trash Recep-tacles, Fences, Tree Grates, Flagpoles, Sculpture, Monuments, Memorials, Planters, Urns, etc.)
Refer to Sections 9.11 B, C and D regarding treatment of materials and features; and Sections 9.2, 9.3, 9.4, 9.5, 9.6, 9.8, 9.9 and 9.10 for additional Standards and Criteria that may apply. 1 . All items listed herein shall be preserved:
a . The Duck Pond (West Lagoon), including the Island in the lagoon, the Walls, Curbing, Fence and Shelter House.
b . The Stone and Plaque of the DAR, with related Tulip and Gingko Trees .
c . The Concrete Stairway leading west southwesterly from the Duck Pond (West Lagoon).
d . The High Embankment on the west-southwest side of the Duck Pond (West Lagoon).
e . The Pump Houses, number 2 and 3.
f . The Edward B . Reynolds Horse and Dog Watering Fountain .
g . The Drinking Fountain in the southeast portion of the central section of the park .
h . The central section of the park, the area of the large Floral Garden and Pathways as designed by George Kessler in 1912.
i . All Sidewalks on Lafayette Boulevard, Riverside Drive, Park Lane (Foote Street), Bartlett Street and Michigan Street.
j . The Retaining Wall on the western boundary of the western section of the park .
k . The Wall comprised of Cut Stone, which extended west-northwest and east southeast from the southern approach of the Leeper
Park Bridge .
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District Addenda: Leeper Park Local Historic District
l . The Log Cabin known as the Navarre House, and the footings of the cabin/house which was burned down .
m . All Drinking Fountains located in the eastern section of the park and/or on the island(s).
n . The Sunken Garden on the eastern section of the park, along with all the Vegetation, Pathways, Stairs and the Fountain and Statues .
o . The WPA walls and Sloughs(s) in the eastern section of the park and the adjoining St. Joseph River.
p . All Park Benches .
q . All Manhole Covers, Sewer Covers and Grates, and all Electrical Underground Vault and/or Raceway Covers .
r . The north/south alleyway east of Michigan Street, running north from Bartlett Street which used to run between Lot ‘A’ and Lots 13, 14, 15, 16, 17, 18, 19 and part of 20 of the Rockstroh Addition.
s . All Plaques, Monuments, Sculptures, Memorials, Planters, Urns, Curbings, Roadways, Marker Stones, Sundials, Well-Head Covers,
Fences, Trellises, Pergolas, Pathways, and Trees .
2 . Original or later contributing furnishings and objects, shall be retained and, if necessary, repaired by patching, piecing in, consolidating or reinforcing the material using recognized preservation methods .
3 . Deteriorated or missing furnishings and objects, materials, elements, features and details shall be replaced with materials that match the original in material, size, shape, color, profiles, form, texture, configuration and detail of installation.
4 . Alteration of existing or addition of new furnishings and objects will be considered if they do not alter the basic concept of the historic landscape design .
5 . When replacement of furnishings and objects and their materials is necessary, it should be based on physical or documentary evidence .
6 . If using the same material is not technically or economically feasible, then compatible substitute materials may be considered .
7 . Existing memorials, statues, monuments and fountains shall be carefully preserved and restored where necessary, maintaining the integrity of the original material and design . The work shall be coordinated with the Historic Preservation Commission of South Bend and St . Joseph County .
8 . New furnishings and object should be designed using vandal resistant standards .
9 . Location of signs shall be guided by a master plan .
10 . Signs shall conform to a simple sign system .
11 . Existing non-conforming signs should be removed.
12 . All new monuments and fountains shall be placed so that they conform to and with the original historic landscape design of the park
and park system .
9.8 Structures (includes Walls, Terraces, Arbors, Gazebos, Follies, Playground Equipment, Picnic Shelters, Plazas, Greenhouse, Steps, Bridges, Dams, Buildings, etc.)
Refer to Sections 9.11 B and D regarding treatment of materials and features; and sections 9.2, 9.3, 9.4, 9.5, 9.6, 9.7, 9.9 and 9.10 for additional Standards and Criteria that may apply. 1 . The general intent is to preserve the original or later contributing structures that enhance the historic landscape .
2 . Refer to Sections 9.2.2 and 9.7.1 of structures, elements and materials that need to be preserved such as wall, terraces, arbors, gazebos,
follies, playground equipment, picnic shelters, plazas, greenhouses, steps, bridges, dams, building, etc . which shall be preserved .
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3 . Original or later contributing structures, shall be retained and, if necessary, repaired by patching, piecing in, consolidating or reinforcing the material using recognized preservation methods .
4 . Deteriorated or missing structures, materials, elements, features and details shall be replaced with materials that match the original in
material, size, shape, color, profiles, form, texture, configuration and detail of installation.
5 . When replacement of structures is necessary, it should be based on physical or documentary evidence .
6 . If using the same material is not technically or economically feasible, then compatible substitute materials may be considered .
7 . New addition/alterations to the landscape (such as: parking lots, comfort stations, buildings, etc.) shall be as unobtrusive as possible and preserve and original or later contributing landscape features .
8 . Removal of non-historic structures from the existing landscape is encouraged.
9 . Structures shall be protected from arson and other acts of vandalism through proper monitoring procedures and methods such as; permanent installation of smoke detectors, alarms, or other security systems, or temporarily boarding up windows and openings .
10 . No building(s) shall be erected in the central section of the park; the western section of the park, north of the northern fence to the tennis courts; the eastern section of the park, west of the rear set-back of the north Pumping Station, or in the area north and east of the Log Cabin .
9 .9 Archeology
Refer to Section 9.11 B and C, and D regarding treatment and materials. Refer to Sections 9.3, 9.4, 9.5, 9.6, 9.7 and 9.8 for additional
Standards and Criteria that may apply.
1 . The landscape should be surveyed for potential archaeological sites prior to the beginning of any construction project .
2 . Known Archaeological site(s) shall be protected during any construction project.
3 . Disturbance of the terrain within the landscape shall be kept to a minimum so as not to disturb any unknown archaeological materials .
4 . All planning, any necessary site investigation, or data recovery shall be conducted by professional archaeologist .
9 .10 Accessibility
Refer to Sections 9.11 B,C and D regarding treatment of materials. Refer to Sections 9.3, 9.4, 9.5, 9.6, 9.7, and 9.8 for additional Standards and Criteria that may apply.1 . A three-step approach is recommended to identify and implement accessibility modification that will protect the integrity and historic character of the property .
a . Review the historical significance of the property and identify character-defining features;
b . Asses the property’s existing and required level of accessibility;
c . Evaluate accessibility options within a preservation context .
2 . Because of the complex nature of accessibility the Historic Preservation Commission will review proposals on a case by case basis . The Commission recommend consulting with the following document which is available from the Commission office: U.S. Department of the Interior, National Park Service, Cultural Resources, Preservation Assistance Division; Preservation Brief 32, “Making Historic Properties Accessible” by Thomas C . Jester and Sharon C . Park, AIA .
9 .11 Architectural Materials
A . General The Historic Preservation Commission of South Bend and St . Joseph County recommend that work proposed to the materials
outlined in Sections B, C, and D be executed with the guidance of a professional building material conservator .
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1 . Removal of the speakers atop Pump House Number 3 is encouraged.
B . Masonry (Brick, Stone, Terra Cotta, Concrete, Stucco, and Mortar)
1 . Original or later contributing masonry materials, feature, details, surfaces and ornamentation shall be retained and, if necessary, repaired by patching, piecing-in, or consolidating the masonry using recognize preservation methods.
2 . Deteriorated or missing masonry materials, features, details, surfaces and ornamentation shall be replaced with material and
elements which match the original in material, color, texture, size, shape, profile and detail of installation.
3 . When replacement of materials or elements is necessary, it should be based on physical or documentary evidence .
4 . If using the same material is not technically or economically feasible, then compatible substitute materials may be considered .
5 . Original mortar shall be retained .
6 . Deteriorating mortar shall be carefully removed by hand-raking the joints.
7 . Use of mechanical saws and hammers shall not be allowed .
8 . Repointing mortar shall duplicate the original mortar in strength, composition, color, texture, joint size, joint profile and method of application .
9 . Sample panels of raking the joints and repointing shall be reviewed and approved by the staff of the Historic Preservation Commission of South Bend and St . Joseph County .
10 . Cleaning of masonry is discouraged and should be performed only when necessary to halt determination .
11 . If the building is to be cleaned, the mildest method possible shall be used .
12 . A test patch of the cleaning method(s) shall be reviewed and approved on site by staff of the Historic Preservation Commission of South Bend and St . Joseph County . Test patches should always be carried out well in advance of cleaning (including exposure to all seasons if possible.)
13 . Sandblasting (wet or dry), wire brushing, or similar abrasive cleaning methods shall not be permitted. Doing so changes the visual quality of the material and accelerates deterioration .
14 . Waterproofing or water repellent are strongly discouraged. These treatments are generally not effective in preserving masonry and can cause permanent damage . The Commission does recognize that in extraordinary circumstances their use may be re-quired to solve a specific problem. Samples of any proposed treatment shall be reviewed by the Commission before application.
15 . In general, painting masonry surfaces shall not be allowed . Painting masonry surfaces will be considered only when there is
documentary evidence that this treatment was used at some point in the history of the property .
C . Wood
1 . Original or later contributing wood surfaces, features, details and ornamentation shall be retained and, if necessary, repaired by
patching, piecing-in, consolidating or reinforcing the wood using recognized preservation methods.
2 . Deteriorated or missing wood surfaces, features, details and ornamentation shall be replaced with material and elements which match the original in material, color, texture, size, shape, profile and detail of installation.
3 . When replacement of materials or elements is necessary, it should be based on physical or documentary evidence .
4 . If using the same materials or elements is necessary, it should be based on physical or documentary evidence .
5 . Cleaning of wooden elements shall use the mildest method possible .
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6 . Paint removal should be considered only where there is a paint surface deterioration and as part of an overall maintenance appropriate protective coatings . Coatings such as paints help protect the wood from moisture and ultraviolet light and stripping the wood bare will expose the surface to the effects of weathering.
7 . Damage or deteriorated paint should be removed to the next sound layer using the mildest method possible .
8 . Propane or butane torches, sandblasting, water blasting, or other abrasive cleaning and/or paint removal methods shall not be permitted . Doing so changes the visual quality of the wood and accelerates deterioration .
9 . Repainting should be based on paint serration studies . If an adequate record does not exist repainting shall be done with the
colors that are appropriate to the style and period of the building .
D . Architectural Metals (Cast Iron, Steel, Pressed Tin, Copper, Aluminum, and Zinc)
1 . All metal materials, features, details and ornamentation of the buildings in the park shall be preserved . This also includes all met-
al parts of all fountains, monuments, memorials, plaques, street lights, drinking fountains, etc .
2 . Original or later contributing metal materials, features, details, and ornamentation shall be retained and, if necessary repaired by patching, splicing or reinforcing the metal using recognized preservation methods .
3 . Deteriorated or missing metal materials, features, details and ornamentation shall be replaced with material and elements which match the original in material, color, texture, size, shape, profile and detail of installation.
4 . When replacement of materials or elements is necessary, it should be based on physical evidence or documentary evidence .
5 . If using the same material is not technically or economically feasible then compatible substitute materials may be considered .
6 . Cleaning of metal elements either to remove corrosion or deteriorated paint shall use the mildest method possible .
7 . Abrasive cleaning methods, such as low pressure dry grit blasting, may be allowed as long as it does not abrade or damage the surface .
8 . A test patch of the cleaning method(s) shall be reviewed and approved on site by staff of the Historic Preservation Commission of South Bend and St . Joseph County . Test patches should always be carried out well in advance of cleaning (including exposure to all seasons if possible).
9 . Cleaning to remove corrosion and paint removal should be considered only where there is deterioration and as part of an overall maintenance program which involved repainting or applying other appropriate protective coatings . Paint or other coatings help retard the corrosion rate of the metal . Leaving the metal base will expose the surface to accelerated corrosion .
10 . Repainting should be based on paint seriation studies . If an adequate record does not exist repainting shall be done with colors
that are appropriate to the style and period of the building .
The Landscapes- Specific Standard and Criteria was financed in part with funds from the National Park Service, U.S. Department of the Interior, through the Massachusetts Historical Commission, Secretary of State, Michael Joseph Connolly, Chairman, and adopted for use by the Historic Preservation Commission of South Bend and St . Joseph County, Indiana, by permission of the Environment Department, City of Boston, Massachusetts, by Michael A. Cannizzo, Staff Architect, 1996.
Return to the Table of Contents
City of South Bend and St. Joseph County Historic Preservation Guidelines 169
District Addenda: Historic District Liaison Committee
What is the Historic Preservation Commission Liaison Committee?
A group of people chosen to work with the residents of historic listed properties and the Historic Preservation Commission .
Who is eligible to become member?
Any property owner in the district, over the age of 18 who volunteers or is nominated.
How long must i serve as a committee member?
For a one-, two- or three-year period.
How often will the committee meet?
Every four months. In addition, the historic preservation commission meets once a month on the 3rd Monday of each month, and it is advisable to have a representative from the liaison committee attend each meeting .
How is the committee selected?
If there are 3 or fewer volunteers or nominees, those persons are the liaisons. If there are more than 3, the property owners will choose 3 by vote .
Volunteer for liaison committee
Complete the liaison committee volunteer form online or print, complete and mail form to:
Historic Preservation Commission
215 S Dr. Martin Luther King Jr. Blvd., Suite 400
South Bend, IN 46601
Duties of Historic District Liaison Committee Members
1 . Work and communicate with the residents of historic listed properties and the Historic Preservation Commission .
2 . Inform and give recommendations to area residents pertaining to the standards .
a . Meet with new property owners and distribute the standards book along with other pertinent information .
b . Notify the Commission of the names and addresses of new owners .
3 . Advise The Commission staff of any possible infractions of the standards that may occur with the property owners and work with them
toward a solution to the problem .
4 . Hold liaison committee meetings once every four months or as situations arise .
a . Keep records of all business conducted during these meetings and all other meetings called by the historic liaison committee.
b . Disseminate pertinent information to the district property owners through whatever means available, such as a neighborhood newsletter, flyer, etc.
5 . At least one representative of the committee attends the monthly Historic Preservation Commission meeting .
6 . Participate in the scheduled revisions and updating of the standards .
7 . Make an annual report to the Commission at one of the regularly scheduled meetings .
Historic District Liaison Committee