HomeMy WebLinkAbout03.16.2026 HPC Meeting Minutes
SARAH ANDREWS
PRESIDENT
A CERTIFIED LOCAL GOVERNMENT
OF THE NATIONAL PARK SERVICE
ROSS VAN OVERBERGHE
HISTORIC PRESERVATION ADMINISTRATOR
EXCELLENCE | ACCOUNTABILITY | INNOVATION | INCLUSION | EMPOWERMENT
1400S County-City Building | 227 W. Jefferson Blvd. | South Bend, Indiana 46601 | p 574.235.9371 | f 574.235.9201 | southbendin.gov
MINUTES
HYBRID MEETING
Monday, March 16, 2026 Council Chambers, 3rd Floor
6:00pm City Hall Building, South Bend, IN
MEMBERS PRESENT:
Sarah Andrews - President
Michael Skaggs
Kathryn Hough- Virtual
Andrew Fowler
Ryan Palczynski
MEMBERS ABSENT:
ALSO PRESENT:
Ross Van Overberghe
Kelly Meehan
John Dorbin
I. CALL TO ORDER – 6:00 pm
II. ROLL CALL
III. PUBLIC HEARING
a. CERTIFICATE OF APPROPRIATENESS
i. 2025-0310B 414 North William Street Chapin Park LHD, Ord# 9575-05
(Audio Position:02:29)
The staff report was presented by:
Ross Van Overberghe, Historic Preservation Administrator
Staff Recommendation: The house is rated non-contributing, no interest in
restoration has been shown by any persons, the cost of relocation and
rehabilitation is prohibitive and a “very poor” assessment from a structural
engineer has been submitted by the owner. Based on all the information
provided prior to this hearing, staff make a FAVORABLE
RECOMMENDATION.
The applicant was represented by:
Steve Wheatley, 5800 Nimtz Parkway, appeared virtually to speak on
behalf of the applicant
The public was represented by:
There was no one from the public to speak in regards to this application.
After due consideration the following action was taken:
Upon a motion by Michael Skaggs, seconded by Andrew Fowler, and
carried by vote of 4-1, the Historic Preservation Commission APPROVES
Certificate of Appropriateness Application #2025-0310B.
Roll was called.
CITY OF SOUTH BEND AND ST. JOSEPH COUNTY | HISTORIC PRESERVATION COMMISSION
Page | 2 Date of Meeting
Commissioner Palczynski (AYE):
Commissioner Fowler (AYE):
Commissioner Andrews (NAY): Based on Standards and
Guidelines
Commissioner Hough (AYE):
Commissioner Skaggs (AYE):
Vote: 4 in favor,1 opposed,
COA#2025-0310B is APPROVED
ii. 2026-0202 817 Forest Avenue Chapin Park LHD, Ord# 9575-05
(Audio Position:17:42)
The staff report was presented by:
Ross Van Overberghe, Historic Preservation Administrator
Staff Recommendation: The garage is located off the alley at the rear of the
property and is not readily visible from the street. The current windows and
pocket door and overhead door are all modern replacements.
The proposed modifications to the garage will not significantly impact the
historic integrity of the house or property. Based on the information provided
prior to this public hearing, Staff make a FAVORABLE
RECOMMENDATION.
The applicant was represented by:
Tracy Spesia, 817 Forest Avenue, appeared virtually to speak
The public was represented by:
There was no one from the public to speak in regards to this application.
After due consideration the following action was taken:
Upon a motion by Andrew Fowler, seconded by Michael Skaggs, and
unanimously carried by vote of 5-0, the Historic Preservation Commission
APPROVES Certificate of Appropriateness Application #2026-0202.
Commissioners are required to state their reasons for denial. Roll was
called.
Commissioner Palczynski: (AYE)
Commissioner Fowler: (AYE)
Commissioner Skaggs: (AYE)
Commissioner Hough: (AYE)
Commissioner Andrews: (AYE)
Vote: 5 in favor,0 opposed,
COA#2026-0202 is APPROVED
iii. 2026-0226A 721 Lincolnway East Edgewater Place LHD, Ord#6846-80
(Audio Position:24:06)
The staff report was presented by:
Ross Van Overberghe, Historic Preservation Administrator
CITY OF SOUTH BEND AND ST. JOSEPH COUNTY | HISTORIC PRESERVATION COMMISSION
Page | 3 Date of Meeting
Staff Recommendation: The style of the proposed addition does not fit with
the style of the original house. Previous work was done to return integrity to
the home by the removal of the inappropriate commercial addition.
Despite the remaining walls of the former commercial addition being from the
1950s, the shallow pitch roof of the proposed addition would not be
appropriate and would harm the integrity of the original structure. Based
on the information provided prior to this public hearing, Staff make an
UNFAVORABLE RECOMMENDATION
The applicant was represented by:
David Maldonado, 721 Lincolnway East, appeared in person to speak
The public was represented by:
There was no one from the public to speak in regards to this application.
After due consideration the following action was taken:
Upon a motion by Andrew Fowler, seconded by Kathryn Hough, and
unanimously carried by vote of 5-0, the Historic Preservation Commission
DENIES Certificate of Appropriateness Application #2026-0226A.
Commissioners are required to state their reasons for denial. Roll was
called.
Commissioner Palczynski: (AYE)
Out of Standards and guidelines, especially as it relates to
the proposed roof design.
Commissioner Fowler: (AYE)
Out of standards and guidelines for mass and scale.
Commissioner Andrews: (AYE)
Out of standards and guidelines for mass and scale.
Commissioner Hough: (AYE)
Out of compliance with standards and guidelines with
massing and scale, but also that there’s some suggestion
here that the plans as is could cause structural damage
Commissioner Skaggs: (AYE)
Out of standards and guidelines for mass and scale.
Vote: 5 in favor,0 opposed,
COA#2026-0226A is DENIED
iv. 2026-0226C 1327 East Wayne St East Wayne St LHD, Ord#7797-87
(Audio Position:36:27)
The staff report was presented by:
Ross Van Overberghe, Historic Preservation Administrator
Staff Recommendation: The change of windows from full floor to ceiling to
shorter windows with a paneled knee wall will have minimal impact on the
integrity of the house. The design of the paneled knee walls is
in keeping with the era of the structure. Replacement of the porch railing is
necessary for safety and the new rail design matches the existing railing style
while achieving code and safety compliance. Based on the information
CITY OF SOUTH BEND AND ST. JOSEPH COUNTY | HISTORIC PRESERVATION COMMISSION
Page | 4 Date of Meeting
provided prior to this public hearing, Staff makes a FAVORABLE
RECOMMENDATION
The applicant was represented by:
Daniel Cook, 1327 East Wayne St, appeared in person to speak
The public was represented by:
There was no one from the public to speak in regards to this application.
After due consideration the following action was taken:
Upon a motion by Michael Skaggs, seconded by Kathryn Hough, and
unanimously carried by vote of 5-0, the Historic Preservation Commission
APPROVES Certificate of Appropriateness Application #2026-0226C.
Roll was called.
Commissioner Palczynski: (AYE)
Commissioner Fowler: (AYE)
Commissioner Skaggs: (AYE)
Commissioner Hough: (AYE)
Commissioner Andrews: (AYE)
Vote: 5 in favor,0 opposed,
COA#2026-0226C is APPROVED
v. 2026-0227 505 North Lafayette Blvd Chapin Park LHD, Ord#9575-05
(Audio Position:40:15)
The staff report was presented by:
Ross Van Overberghe, Historic Preservation Administrator
Staff Recommendation: The proposed projects are part of the process of
converting this house from commercial use back to a residence. The removal
of the asphalt parking lot, handicap ramp, and the replacement of the chain
link fence with a new decorative fence and relocation of overhead door of the
garage are all appropriate measures to return the integrity of the property to
its historic origins. Based on all the information provided prior to
this hearing, staff make a FAVORABLE RECOMMENDATION.
The applicant was represented by:
Michael Voll, 505 North Lafayette Blvd, sent an email on behalf of the
COA
The public was represented by:
There was no one from the public to speak in regards to this application.
After due consideration the following action was taken:
Upon a motion by Kathryn Hough, seconded by Andrew Fowler, and
unanimously carried by vote of 5-0, the Historic Preservation Commission
APPROVES Certificate of Appropriateness Application #2026-0227.
Roll was called.
Commissioner Palczynski: (AYE)
Commissioner Fowler: (AYE)
Commissioner Skaggs: (AYE)
Commissioner Hough: (AYE)
Commissioner Andrews: (AYE)
CITY OF SOUTH BEND AND ST. JOSEPH COUNTY | HISTORIC PRESERVATION COMMISSION
Page | 5 Date of Meeting
Vote: 5 in favor,0 opposed,
COA#2026-0227 is APPROVED
vi. 2026-0302 516 S Michigan St Local Landmark, Ord#8630-95
(Audio Position:40:15)
The staff report was presented by:
Ross Van Overberghe, Historic Preservation Administrator
Staff Recommendation:
Administrator Van Overberghe: #1 uncover and restore basement windows
to install new wood windows to replicate original Windows 3. Install new
exterior outlets. 4 install new exterior lighting on the one story rear addition. 5
install 2 new Windows on the north facade of the rear addition.Six remove
concrete masonry wall and install gate 7. Install new roof deck and railing
above breezeway 8. Remove the CMU concrete masonry unit. Infill and
install new Windows on the South side of the rear addition 9. Install stucco,
finish on the walls of the balconet alcoves formerly known as the light wells.
10 install new sill and railing in balconet alcoves. 11 restore existing windows.
12 new 1 / 1 Windows in Belconnet alcove 13. Replace windows with new
wood exterior doors in the balconet alcoves, 14 replace doors and existing
opening on second story rear of main building with wood exterior doors. 15
replace damage overhead door on the rear of rear edition. 17 extend CMU
parapet walls to meet code 18, remove CMU infill and install new door. 19
install new French door set in the South wall of rear dish. And 20 install new 2
/ 2 wood windows and balconette alcoves on second story of Northside of
Main building.
To simplify this, I've grouped them into five separate projects of like. Item
number one is the window items numbers 1, 2, 5, 8 and 11. Most of those are
either restoring the windows or replicating original windows. As listed staff
make favorable recommendation. Number 2 is the door items 14, 15, 18
and 19 staff make favorable recommendation on those as well. 3 is the
breezeway item 6, 7 and 17. This is the space between the original two-story.
Brick building and the first rear edition. That is now being called the
breezeway. Staff make a favorable recommendation. #4 the balconette
items 9, 10, 12, 13 and 20. These are the former light wells staff make a
favorable recommendation on all the improvements to those areas. #5 is
the lighting and electrical items #3 and #4 staff make a favorable
recommendation for Rear Edition. The addition of any of the lighting and
electrical outlets on the the rear additions, the one story additions staff
makes a favorable recommendation. Staff makes an unfavorable
recommendation to adding outlets to the original main building. Staff makes
a favorable recommendation for the rear addition, lighting and lighting over
the windows and the accent lighting on the facade of the original two-story
brick structure. But staff makes an unfavorable recommendation to adding
lighting to the South facade of the original main building. In addition, all
lighting fixtures will need to be approved for temperature and style prior to
being installed.
Upon a motion by Michael Skaggs, seconded by Kathryn Hough, and
unanimously carried by vote of 5-0, the Historic Preservation Commission
CITY OF SOUTH BEND AND ST. JOSEPH COUNTY | HISTORIC PRESERVATION COMMISSION
Page | 6 Date of Meeting
APPROVES Certificate of Appropriateness Application #2026-0302 was
broken into 5 parts numbering 1-5.
The applicant was represented by:
Rachel Mospan, 1129 Riverside Drive, appeared in person to present
The applicant presented two additional items to be added to their
application. #6 addition of lighting to the north façade of the building.
#7 addition of kitchen exhaust hoods to the north façade.
The public was represented by:
There was no one from the public to speak in regards to this application.
After due consideration the following action was taken:
Upon a motion by Kathryn Hough, seconded by Andrew Fowler, and
unanimously carried by vote of 5-0, the Historic Preservation Commission
APPROVES Certificate of Appropriateness Application #2026-0302-1.
Commissioner Palczynski: (AYE)
Commissioner Fowler: (AYE)
Commissioner Skaggs: (AYE)
Commissioner Hough: (AYE)
Commissioner Andrews: (AYE)
Upon a motion by Andrew Fowler, seconded by Ryan Palczynski, and
unanimously carried by vote of 5-0, the Historic Preservation Commission
APPROVES Certificate of Appropriateness Application #2026-0302-2.
Commissioner Palczynski: (AYE)
Commissioner Fowler: (AYE)
Commissioner Skaggs: (AYE)
Commissioner Hough: (AYE)
Commissioner Andrews: (AYE)
Upon a motion by Michael Skaggs, seconded by Andrew Fowler, and
unanimously carried by vote of 5-0, the Historic Preservation Commission
APPROVES Certificate of Appropriateness Application #2026-0302-3.
Commissioner Palczynski: (AYE)
Commissioner Fowler: (AYE)
Commissioner Skaggs: (AYE)
Commissioner Hough: (AYE)
Commissioner Andrews: (AYE)
Upon a motion by Ryan Palczynski, seconded by Kathryn Hough, and
unanimously carried by vote of 5-0, the Historic Preservation Commission
APPROVES Certificate of Appropriateness Application #2026-0302-4.
CITY OF SOUTH BEND AND ST. JOSEPH COUNTY | HISTORIC PRESERVATION COMMISSION
Page | 7 Date of Meeting
Commissioner Palczynski: (AYE)
Commissioner Fowler: (AYE)
Commissioner Skaggs: (AYE)
Commissioner Hough: (AYE)
Commissioner Andrews: (AYE)
Upon a motion by Kathryn Hough, seconded by Ryan Palczynski, and
unanimously carried by vote of 5-0, the Historic Preservation Commission
APPROVES Certificate of Appropriateness Application #2026-0302-5 with
details remanded to staff.
Commissioner Palczynski: (AYE)
Commissioner Fowler: (AYE)
Commissioner Skaggs: (AYE)
Commissioner Hough: (AYE)
Commissioner Andrews: (AYE)
Upon a motion by Michael Skaggs, seconded by Andrew Fowler, and
unanimously carried by vote of 5-0, the Historic Preservation Commission
APPROVES Certificate of Appropriateness Application #2026-0302-6 with
details remanded to staff.
Commissioner Palczynski: (AYE)
Commissioner Fowler: (AYE)
Commissioner Skaggs: (AYE)
Commissioner Hough: (AYE)
Commissioner Andrews: (AYE)
Upon a motion by Andrew Fowler, seconded by Kathryn Hough, and
unanimously carried by vote of 4-0, the Historic Preservation Commission
DENIES Certificate of Appropriateness Application #2026-0302-7.
Commissioner Palczynski: (AYE)
I'm denying For more information, especially about the
scale and visibility of these proposed items.
Commissioner Fowler: (AYE)
I'm voting to deny just because I think we need more
information on the hood and what it looks like from the
out outer view of the building.
Commissioner Skaggs: (ABSTAIN)
Commissioner Hough: (AYE)
I agree. I deny on the same basis as my fellow
Commissioner that right now we don't have the right
CITY OF SOUTH BEND AND ST. JOSEPH COUNTY | HISTORIC PRESERVATION COMMISSION
Page | 8 Date of Meeting
visuals to make a determination whether or not it
complies standards and guidelines.
Commissioner Andrews: (AYE)
I am denying the hood because we do not have enough
information from the applicant.
b. LOCAL LANDMARK NOMINATION
i. 17510 Cleveland Road (Audio Position: 1:22:10)
Ross Van Overberghe, Historic Preservation Administrator
The public was represented by:
Kate Himick, 1613 West Clark Street, Champaign, IL 61821 who spoke in
favor of the application.
After due consideration the following action was taken:
Upon a motion by Michael Skaggs, seconded by Andrew Fowler, and
unanimously carried by vote of 5-0, the Historic Preservation Commission
APPROVES Certificate of Appropriateness Application #2026-0227.
Roll was called.
Commissioner Palczynski: (AYE)
Commissioner Fowler: (AYE)
Commissioner Skaggs: (AYE)
Commissioner Hough: (AYE)
Commissioner Andrews: (AYE)
IV. PRIVILEGE OF THE FLOOR
V. REGULAR BUSINESS
a. APPROVAL OF MINUTES
i. January 20, 2026, minutes (Audio Position: 1:56:00)
Upon a motion by Michael Skaggs, seconded by Andrew Fowler, and carried
by vote, the minutes from the January 20,2026 Historic Preservation
Commission are approved.
b. STAFF REPORTS
i. Administrative Approvals
c. COMMITTEE REPORTS
i. No committees have met since the previous meeting.
VI. OLD BUSINESS
VII. NEW BUSINESS
VIII. ANNOUNCEMENTS AND MISCELLANEOUS MATTERS
IX. ADJOURNMENT
CITY OF SOUTH BEND AND ST. JOSEPH COUNTY | HISTORIC PRESERVATION COMMISSION
Page | 9 Date of Meeting
Upon a motion by Michael Skaggs, the meeting was adjourned at 8:00 p.m.
Michael Skaggs Date
Historic Preservation Commission Secretary