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Home My WebLink About516 South Michigan Street_COA 2025-1103Sarah Andrews, President HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY CERTIFICATE OF APPROPRIATENESS The Historic Preservation Commission of South Bend and St. Joseph County has approved the following work: Remove windows from second floor light wells on north facade of building. Rebuild structural walls of light wells. for the following location: 516 S MICHIGAN ST South Bend, IN, 46617 Application No. 2025-1103 in the County of St. Joseph; State of Indiana; which is: Located in a Local Historic District A Local Historic Landmark and found this application to be appropriate according to the Standards pertaining to Local Historic Landmarks and/or Local Historic Districts. Regulations pertaining to the Historic Preservation Commission are found in Chapter 21 (Zoning), South Bend Municipal Code and Chapter 26 of the St. Joseph County Code. The issuance of this certificate does NOT in any manner, release the recipient from the responsibility of complying with the requirements of the zoning ordinances, building codes, safety codes, ADA or other requirements of the City of South Bend, the County of St. Joseph, the State of Indiana, or the United States Federal Government. This certificate is good for one year from the date of issuance and is effective from the date entered herein. Plans are on file and open for public inspection at the office of the Historic Preservation Commission of South Bend and St. Joseph County, 227 West Jefferson Blvd., Suite 1400 S, South Bend, Indiana, during normal business hours. THIS CERTIFICATE IS NOT TRANSFERABLE NAME OF APPLICANT:Charity Stowe CERTIFICATE ISSUED BY: Ross Van Overberghe Historic Preservation Administrator POST IN A CONSPICUOUS PLACE ON THE STREET SIDE OF THE PROJECT UNTIL COMPLETION OF ALL WORK. Phone: (574) 235-9371 E-mail: SBSJCHPC@southbendin.gov ROSS VAN OVERBERGHE Historic Preservation Administrator 11/18/2025DATE CERTIFICATE TAKES FORCE:11/18/2026DATE CERTIFICATE EXPIRES: RETROACTIVE HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574.235.9371 Email: hpcsbsjc@southbendin.gov STAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: November 10, 2025 Application Number: 2025-1103 Property Location: 516 South Michigan Street Architectural Style/Date/Architect or Builder: Neoclassical Commercial / 1921 Property Owner: Herstoric Properties LLC / Charity Stowe Landmark or District Designation: Local Landmark, Ordinance #8630-95; South Michigan Street NR Historic District Rating: Outstanding DESCRIPTION OF STRUCTURE/SITE: This is a two story, rectangular plan commercial building. Walls are brick with terra cotta detailing, and the roof features a parapet wall having an oval, terra cotta arcade and a project- ing terra cotta cornice with brackets. On the front facade, the second story window surrounds are terra cotta with vien and medallion motif lintels. Window openings on the south elevation have arched tops. The north eleva- tion features two recessed openings, which originally formed two lightwells between the existing building and a now-demolished building directly to the north. Each recessed opening has three windows; based on images provid- ed by the applicant, these windows appear to be metal 6/1 single hung windows. DESCRIPTION OF PROPOSED PROJECT: The applicant has requested retroactive approval to: 1. [Retroactive] Remove the deteriorated windows on the north side of the building within the lightwells. Tempo- rily board up window openings until a COA for replacement windows and doors can be approved. 2. [Retroactive] Rebuild the wall sections affected by water intrusion. STANDARDS AND GUIDELINES: Commercial Standards, Walls: 59-60. Commercial Standards, Windows: 61-63. SITE VISIT REPORT: After receiving reports of work being done without a COA, staff conducted a site visit on 10/22/2025, as is standard procedure. Historic Preservation Administrator Ross Van Overberghe and Specialist Kate Himick inspected the building and took pictures from the public right of ways. Staff observed that it appeared as if several windows in the lightwells had been removed and that several walls had been rebuilt, works outside the scope of previously issued COAs. Staff contacted the property owner to clarify the scope of previously issued COAs, and following a discussion regarding the work being done, confirmed that the windows had been removed and walls had been rebuilt. To gain compliance, staff asked the property owner to apply for a retroactive COA cov- ering these works. STAFF RECOMMENDATION: The applicant provided photographs of the windows that were removed, but the applicant no longer has the physical, original windows. Based solely on provided photographs and conversations with the property owner, these windows were metal, single hung windows. It is possible that these metal windows were too deteriorated to be saved, but without seeing them in person, Staff cannot definitively make any claim regarding their condition. Based primarily on the absence of information, Staff cannot make a favorable recommen- dation for the removal of the windows, though this should not reflect as a statement on their deterioration. HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574.235.9371 Email: hpcsbsjc@southbendin.gov STAFF RECOMMENDATION CONT’D: Regarding the rebuilding of walls in the lightwells, Staff believe the work to be in line with the Standards and Guidelines. Based on the information provided prior to this public hearing, Staff make an UNFAVORABLE RECOMMENDATION for the replacement of the windows and a FAVORABLE RECOMMENDA- TION for the rebuilding of the walls. Prepared by Kate Himick, Historic Preservation Specialist HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY MAP OF THE AREA — Google Maps view of the subject area. Phone: 574.235.9371 Email: hpcsbsjc@southbendin.gov SATELLITE IMAGERY — Imagery from early 2025. HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY IMAGES — View of the north facade, 10/22/2025 Phone: 574.235.9371 Email: hpcsbsjc@southbendin.gov IMAGES — View of the south facade, 10/22/2025 HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY IMAGES — Detail view of a lightwell window. Phone: 574.235.9371 Email: hpcsbsjc@southbendin.gov IMAGES — Detail view of a lightwell window. Tuesday, November 4, 2025 Application for Certificate of Appropriateness Important Information Regarding this Request REQUIRED DOCUMENTATION AND SITE PLANS The Historic Preservation Commission of South Bend and St. Joseph County cannot process an Application without required documentation. Comprehensive documentation provides a complete understanding of the project. Problems often occur during a project review or during the execution of the project when the property owner, staff or commissioners are unclear as to project specifics. Applications will NOT be processed without required documentation. Photographs may be submitted in digital format or in photographic print. When a project involves blueprints and/or site plans, one (1) set shall be submitted with the Application. Any documentation submitted to this office cannot be returned to the applicant. APPLICATION FEE The application processing fee for any Application for a Certificate Of Appropriateness is $20 Payment must accompany the application at the time of submission. For an electronically submitted application, payment must reach the HPC office within 48 hours following transmission. Payment can be made by credit card by contacting Business License Administrator Michelle Adams at (574) 235-5912; by cash in person in the Department of Community Investment on the 14th floor of the County City Building; or by check made out to City of South Bend. Applications will NOT be processed without the required fee. MEETING ATTENDANCE When an Application has been scheduled for any meeting, the owner, architect or contractor(s) retained for the project shall attend the meeting where their project will be reviewed and a decision rendered. Failure by the owner, architect, or contractor to attend such meetings may result in denial of the Application due to insufficient representation. CERTIFICATE ISSUANCE Certificates of Appropriateness will be filed with the Building Department of South Bend and St. Joseph County. A copy of the Certificate will be emailed directly to the owner and/or contractor(s) listed on the application. INSPECTION AUTHORITY All projects will be inspected during and following execution for compliance with the decision(s) rendered by the Historic Preservation Commission of South Bend and St. Joseph County. 1 Owner acknowledges that while the Historic Preservation Commission only considers Certificates of Appropriateness for exterior features, under certain circumstances it may be necessary for the Commission Staff to have access to the interior of the building in order to accurately assess the condition of the exterior feature and that the lack of access to the interior may prevent the Commission Staff from making a favorable recommendation. Any work performed on a historic landmark or in an historic district which does not conform to the Certificate of Appropriateness certificate shall be immediately halted by the Historic Preservation Commission and the Building Department of South Bend and St. Joseph County. Fines may be levied for projects not in compliance. I read and understand the information above:Yes, Continue Date Monday, November 3, 2025 2 Property Information Property Address for Proposed Work:516 S Michigan St Property City South Bend Property Zip Code 46601 Property Owner Information:Herstoric Properties Owner Email Proposed Work and Project Information All projects must comply with applicable building and zoning codes. South Bend Zoning Ordinance St. Joseph County Zoning Ordinance Does your project involve any of the following? (Check all that apply):Demolition Contractor Information Herstoric Construction Historic rehab Charity Stowe Contractor Phone Number ( Description of Proposed Work: Remove the deteriorated windows on the north side of the building within the light wells. Rebuild and repair affected wall sections as needed to stabilize the structure and prevent water intrusion that could cause further rot or damage to new interior structural improvements. Temporarily board up window openings until the COA plan for replacement windows and doors is approved. File Upload Site Plans, Aerial Views, and/or Blueprints: One (1) set shall be submitted with the Application. Uploaded documentation must show existing property lines, buildings, structures, and proposed project location(s). Hand Drawn Plans/Elevations are ok Photographs to include: each area affected by project, close up detail of project areas. Windows, Siding, and/or Door projects must include photographs of each window/door/siding affected by the project and detailed close up of condition Applications will not be processed if the required photographs and/or documentation are not included. 3 PayPal $20.00 11/03/2025 Transaction ID 30H12429GX641530D Any documentation submitted to this office cannot be returned to the applicant. Project Type - List:Demolition Site Plan or Aerial View of Proposed Project Location(s): 3.95 MB Structural Drawings/Architectural Drawings: 3.76 MB 4 Photographs: 3.82 MB 3.76 MB 2.95 MB 3.53 MB 5 Payment Invoice ID # INV-000208 Payment Method Pay via Card or PayPal 6