2. 419 West North Shore Drive_COA 2022-0806A

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STAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: September 13, 2022 Application Number: 2022-0806A Property Location: 419 West North Shore Drive Architectural Style/Date/Architect or Builder: Vacant Lot Property Owner: Katherine Spiess Landmark or District Designation: West North Shore Drive Local Historic District, #6512-78 Rating: N/A DESCRIPTION OF STRUCTURE/ SITE: Site is between 425 West North Shore Drive and 411 West North Shore Drive and is comprised of two adjacent parcels (018-5129-4627 and 018-5129-4628). These lots were historically associated with 425 West North Shore to the west. ALTERATIONS: N/A APPLICATION ITEMS: “Single family, new construction. Two story on slab with attached alley-load garage.” DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to: Build an approximately 60’-5” x 81’ – 1 ½” wood framed structure on a slab foundation, set back approximately 59’ – 4 ½” from the street. The 2-story primary street massing (front) will be clad in brick, the one story rear in LP lap siding. Brick detailing includes qoins at the corners as well as arched brick lintels on the primary façade and flat brick lintels on the sides and rear. Roof will be covered in asphalt shingles at 12/12 and 12/14 slopes for the front massing, and 12/8 for the rear addition. A decorative limestone entrance surround is proposed for the main entrance, but the design has not been finalized. Final model selection on windows and doors has not be completed – windows are proposed to be finished in ‘Sandstone Exterior’ with a white interior. Black shutters are depicted flanking the larger picture windows on the eastern and western sections of the structure. A metal ‘black iron faux balcony’ is proposed for the opening above the primary entrance. The garage will be facing the alley in compliance with zoning requirements. This is the first new home construction on an empty lot proposed within any of South Bend’s local historic districts. The Standards and Guidelines for the West North Shore Drive Local Historic District specifically allow for new construction within the West North Shore Local Historic District. UPDATE (9/13/2022): The height and massing of the structure has been modified to comply with two provisions: 1. The Zoning ordinance requires that structure be no more than 35’ tall within the Urban Neighborhood 1 zoning district. 2. The West North Shore Standards and Guidelines have an image on page 23 that states, “Height—this is a mandatory criteria that new building be constructed to a height within 10% of the average height of existing adjacent buildings.” This text was omitted from the previous staff report. The adjacent structures are approximately 27’ or 28’ tall. A 10% allowance from the average adjacent building height would allow for an approximately 30’ tall structure. Proposed changes under review: 1. The overall structure height has been lowered from 36’5” to 32’3”. 2. The slope of the roofline has been lowered from 14/12 to 10/12, which decreases the massing of the roof significantly. 3. The second story windows have been reduced in height/size. 4. Stone masonry has been proposed to replace the bricks on portions of the first floor and chimney.