HomeMy WebLinkAbout02/11/2014M Design Review Subcommittee Design Review Subcommittee
Of the Elgin Heritage Commission
February 11, 2014
The meeting of the Design Review Subcommittee was called to order at 6:04 p.m. in the City
Council Chambers (Located on the 2nd floor of City Hall) by Chairman Stroud.
MEMBERS PRESENT:
Steve Stroud,William Briska, John Roberson, Dennis Roxworthy, Scott Savel, Pat Segel, and
John Wiedmeyer
MEMBERS ABSENT:
CITY STAFF PRESENT:
Amy Munro, Historic Preservation & Grants Planner
RECOGNIZE OTHER PERSONS PRESENT:
Dan Miller
PROPERTIES ON AGENDA FOR DISCUSSION:
OLD BUSINESS
NEW BUSINESS
1. 515 Douglas Ave. - Install Siding
2. 432 Division St.—Install Windows
3. 564 Douglas Ave.—Install Windows
4. 733 Douglas Ave.—Reconstruct Garage
5. 931 Douglas Ave.—Install Windows
APPROVAL OF MINUTES:
A motion was made by Commissioner Roxworthy to approve the minutes from the Design
Review Subcommittee meetings held on November 26, 2013, December 10, 2013, and January
14, 2014.
The motion was seconded by Commissioner Wiedmeyer and passed unanimously.
ITEMS TABLED:
The following items were tabled due lack of property owner representation:
1. 109 Hill Ave.—Reconstruct Garage (Tabled 12-10-13)
2. 559 Wellington Ave.—Reconstruct front porch (Tabled 12-10-13)
3. 398 Bent St.—Reconstruct garage (Tabled 11-26-13)
Design Review Subcommittee—February 11, 2014
Page 2 of 12
Motion made by Committee Member Savel table the three items.The motion was seconded
by Committee Member Commissioner Roxworthy.
The motion passed unanimously.
OLD BUSINESS:
None.
NEW BUSINESS:
515 Douglas Ave. - Install Siding
Project Background:
The applicant has submitted a Certificate of Appropriateness (COA)to rehabilitate the siding on
the house.The house is clad with vinyl siding.The applicant has requested approval to remove
the siding and to replace the siding with new fiber cement siding.
Staff has advised the applicant that the Design Guidelines permit the installation of new siding
over the entire building only if more than 50%of the siding is damaged and beyond repair.
Once removed, Staff has also advised the applicant that any architectural features that can be
restored as per the building's shadow lines will be required. Staff has further advised the
applicant of the city's substitute siding removal grant program as well as eligibility for the 2014
historic rehabilitation grants.
Elgin Design Guideline Manual Specifications:
Wood Siding
A. Should be repaired rather than replaced, if original. If replacement is necessary,
wood siding and shingles should be replaced with new cement board or shingles to
match the original in size, placement, and design. Wood that has been concealed
beneath synthetic sidings such as aluminum, asbestos, or vinyl should be repaired
and the synthetic sidings removed. Following the removal of synthetic sidings, the
original siding should be repaired to match the original, caulked and painted. If the
"ghosts" or outlines of decorative missing features are revealed,these should
generally be replicated and reinstalled. If these features are not replaced, they
should be recorded through photographs or drawings for future replication.
B. Should be insulated if the addition of the insulation does not result in alterations to
the siding. The creation of plugs or holes for blown-in insulation is not acceptable.
C. Should have original asbestos shingles kept stained or painted. If asbestos shingle
siding is deteriorated or poses a health hazard, it may be removed and replaced with
wood or other substitute siding. Removal of asbestos siding should follow
hazardous material guidelines.
Design Review Subcommittee—February 11, 2014
Page 3 of 12
D. Should not be concealed beneath synthetic materials such as vinyl, Masonite, or
aluminum, if original. Original siding should also not be concealed beneath wood-
based materials such as particleboard, gyp board, or pressboard. These materials
generally do not possess textures or designs which closely match original wood
siding. However, if more than 50%of the original siding material is damaged beyond
repair, or missing, substitute materials may be applied if the following conditions are
met:
• the existing damaged siding materials are removed prior to the installation of
substitute materials;
• Vinyl material is not permissible. Rather, cement board is and should be smooth
without knots and be accented with trim
• Finger jointed board stock is acceptable, however, natural continuous board
stock is preferable for use as siding.
The application of these materials must not result in the concealment of or removal of original
decorative detailing or trim including window and door surrounds. However, if no trim or
surrounds exist then new wood trim in the form of fascia, corner boards, base boards, molding
and windows should be installed.
Substitute materials should match the dimensions of the original wood siding as closely as
possible. The cement board should abut the wood trim and be caulked to prevent moisture
damage.
Staff Recommendation:
Staff recommends the approval of the COA for the removal of the vinyl siding as submitted and
with the following conditions:
Option 1
1. Upon removal of the siding, that Staff be consulted to conduct a condition assessment
and make a determination as to the percentage of damaged siding.
2. If more than 50%appears to be damaged, that replacement siding in a profile to match
the existing wood siding be installed.
Option 2
1. Upon removal of the siding, that Staff be consulted to conduct a condition assessment
and make a determination as to the percentage of damaged siding.
2. If less than 50% is damaged than the existing siding shall be preserved/rehabilitated.
3. Damaged siding shall be repaired, epoxy preferred
4. Nail holes must be patched with putty, epoxy preferred.
5. New siding shall be installed only as necessary with replacements-in-kind to match the
original siding profile and exposure.
Design Review Subcommittee—February 11, 2014
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6. All replacement wood material shall be clear(no knots), cedar preferred and installed
smooth side out.
7. All missing window hoods to match shadows must be installed.
8. Appropriate trim boards shall be repaired or installed as necessary at the corners and
around doors and windows, which includes but is not limited to the corner boards and
front window caps.
9. Siding shall be sanded, primed and painted.
The property's representative,Jairo Gomez, was present to address questions of the
Subcommittee. Mr. Gomez explained that his parents, the property owners, are in the process
of reviewing their options for an insurance claim for hail damage to their exterior siding. Before
accepting the claim, Mr. Gomez is seeking DRSC recommendations as they assess the costs
associated with the repair versus the replacement of the siding. The Gomez's preference is to
replace the siding with fiber cement board.
The Subcommittee advised Mr. Gomez as to the Guidelines' requirements regarding the
replacement of the original siding only if over 50%is damaged and beyond repair. Additionally,
Commissioners advised Mr. Gomez that evidence of architectural features as provided by the
building's shadow lines will need to be restored, which may result in additional expenses.
Mr. Gomez inquired as to whether he would be permitted to remove a portion of the aluminum
siding to reveal the condition of the original siding.The Subcommittee recommended that this
would be permissible as long as only a small portion is removed from the rear elevation's upper
level of the second story. Local resident, Dan Miller, offered to assist Mr. Gomez in his effort to
evaluate the siding. The Subcommittee also recommended that Mr. Gomez withdraw the COA
until the property owners make a final determination as to the siding replacement project.
Mr. Gomez withdrew his COA request and will contact staff upon such time as the property
owners make a decision.
432 Division St.—Install Windows
Project Background:
The property owner has submitted a Certificate of Appropriateness to replace nineteen vinyl
windows located on the house. The applicant has indicated that only two of the building's
windows will remain (a laundry room window and small bathroom window located on the
building's upper level). The property owner recently purchased the house and as part of the
transfer agreement, is in the process of correcting a code violation for windows that were
installed without a COA. The property owner has requested approval to install white aluminum
clad wood, double-hung windows.
Design Review Subcommittee—February 11, 2014
Page 5 of 12
Staff conducted a site inspection on February 7, 2014. At that time, staff observed that the
enclosed front porch on the building still possesses two original windows(double-hung, 4/1
vertical divided lights).
Elgin Design Guideline Manual Specifications:
Windows
A. Which are original should be preserved in their original location, size, and design
and with their original materials and numbers of panes (glass lights).
B. Which are not original should not be added to primary facades or to secondary facades
where readily visible.
C. Should be repaired rather than replaced, but if replacement is necessary, the
recommended replacement should be in-kind to match the originals in material and
design. Windows clad in aluminum or baked-on aluminum are acceptable as
replacement windows for use throughout the structure. Factors to be considered in
determining whether the severity of deterioration of windows requires replacement
shall include but not be limited to the following factors: damage, excessive weathering,
loss of soundness or integrity of the wood, deterioration due to rot or insect attack, and
cost to repair. As to the factor of the cost to repair windows, a particular window may
be permitted to be replaced rather than repaired if the estimated cost to repair the
windows is more than the estimated cost of the purchase and installation of appropriate
replacement windows.
D. Which are original of steel or aluminum should be repaired with materials to match the
original. If repair is not feasible, replacement should be with new windows to match the
original as closely as possible in materials and dimensions. Aluminum extruded windows
are an acceptable replacement substitute for original steel sash windows, as long as
their size, shape and profile match the original windows.
E. Vinyl extruded windows are not permitted for use in historic districts.
F. Which are new should not have snap-on or flush muntins.True divided muntins are
preferred over these types of muntins which do not have the same appearance as
historic windows. New muntins which are an integral part of the window sash and
installed on both sides of the glass are preferable to snap-on simple grilles.
G. screens and/or storms should be wood or baked-on or anodized aluminum and fit
within the window frames.
H. that are approved for replacement may be fitted with new double-paned Low-E glass
that will improve the energy conservation on the interior. Only low-e glass that does not
contain a tint should be used.
Staff Recommendation:
The Design Guidelines recommend that additions to buildings be compatible with the historic
design of a building, but also differentiated from the original section of a building.The
building's enclosed front porch is not original to the building.The house's front circa 1950's
porch enclosure (as identified by the 2008 Survey) possessed windows with a 4/1 light pattern
which differed from the original section (circa 1882) of the house's 1/1 double-hung windows.
Design Review Subcommittee—February 11, 2014
Page 6 of 12
Although the light pattern was different, the vertical divided light pattern complements the
house's narrow double-hung window openings.Therefore, Staff recommends approval of the
Certificate of Appropriateness with the following condition for the windows located on the
building's front addition:
1. That the windows located on the building's first level addition be replaced with wood
windows to match the addition's existing wood windows' profiles in dimension and
design, double-hung, 4/1 vertical divided lights. Alternatively, if wood windows are not a
viable option,that the replacement windows be aluminum clad wood windows to
match the existing addition windows' profile.
The property's representative,Jon Soderstrom was present to address questions of the
Subcommittee. Mr. Soderstrom expressed the property owners willingness to comply with the
DRSC's recommendations.
The Subcommittee inquired about the existing original windows. Mr. Soderstrom confirmed
that in addition to the porch entry way window observed by staff, two additional windows
remain. The Subcommittee also inquired about the enclosed porch and Mr. Soderstrom
confirmed that the porch now functions as an extension of the living room.
Motion made by Commissioner Wiedmeyer to approve the project as per staff's
recommendations.The motion was seconded by Commissioner Roxworthy.
The motion passed unanimously.
564 Douglas Ave.—Install Windows
Project Background:
The property owner has submitted an application for a Certificate of Appropriateness(COA) to
replace the vinyl windows. A recent purchaser of the property, the owner installed the vinyl
windows without a COA. On January 17, 2014, a stop work order was issued by Code
Enforcement. At that time, Code advised of corrective actions to address the window
installation without a COA violation and also advised the contractor that the original windows
needed to be stored until the Design Review Subcommittee's review of the project. Also, at that
time, it was discovered that the front door had been replaced.The contractor was advised that
the original front door needed to be retrieved and re-installed.
On January 315t, Staff conducted a site visit and evaluated the building's original wood
windows.The windows appeared to be in good condition. Staff has advised the applicant that
vinyl windows are not permitted by the Design Guidelines.The applicant has requested
approval for the installation of aluminum clad wood windows as a corrective action to the vinyl
window installation. In discussions with the property owner and contractor, Staff
Design Review Subcommittee—February 11, 2014
Page 7 of 12
recommended that the windows be repaired and that the property owner obtain estimates for
window repair and the aluminum clad wood window replacement.
Elgin Design Guideline Manual Specifications:
Windows
A. Which are original should be preserved in their original location, size, and design
and with their original materials and numbers of panes (glass lights).
B. Which are not original should not be added to primary facades or to secondary facades
where readily visible.
C. Should be repaired rather than replaced, but if replacement is necessary,the
recommended replacement should be in-kind to match the originals in material and
design. Windows clad in aluminum or baked-on aluminum are acceptable as
replacement windows for use throughout the structure. Factors to be considered in
determining whether the severity of deterioration of windows requires replacement
shall include but not be limited to the following factors: damage, excessive weathering,
loss of soundness or integrity of the wood, deterioration due to rot or insect attack, and
cost to repair. As to the factor of the cost to repair windows, a particular window may
be permitted to be replaced rather than repaired if the estimated cost to repair the
windows is more than the estimated cost of the purchase and installation of appropriate
replacement windows.
D. Which are original of steel or aluminum should be repaired with materials to match the
original. If repair is not feasible, replacement should be with new windows to match the
original as closely as possible in materials and dimensions.Aluminum extruded windows
are an acceptable replacement substitute for original steel sash windows, as long as
their size, shape and profile match the original windows.
E. Vinyl extruded windows are not permitted for use in historic districts.
F. Which are new should not have snap-on or flush muntins.True divided muntins are
preferred over these types of muntins which do not have the same appearance as
historic windows. New muntins which are an integral part of the window sash and
installed on both sides of the glass are preferable to snap-on simple grilles.
G. screens and/or storms should be wood or baked-on or anodized aluminum and fit
within the window frames.
H. that are approved for replacement may be fitted with new double-paned Low-E glass
that will improve the energy conservation on the interior. Only low-e glass that does not
contain a tint should be used.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness with the following condition:
1. That the cost estimates be obtained for the window repair vs. aluminum clad wood
replacement windows.
2. If the repair estimate is higher than the replacement costs, that the applicant
provide specifications for staff approval for aluminum clad wood, double-hung (1/1)
Design Review Subcommittee—February 11, 2014
Page 8 of 12
windows to fit the existing opening and with a profile to match the size, design, and
shape of the original wood windows.
3. That the original front door is re-installed.
The property's representative, Robert Kopp, was present to address questions of the
Subcommittee. The installation of the vinyl windows and front door without a COA was an
oversight of the contractor who is no longer associated with the project. As a corrective action,
Mr. Kopp has requested permission to install aluminum clad wood windows and to replace the
front door.
Discussion took place regarding the condition of the windows. Ms. Munro confirmed that the
windows are in good condition. The Commission inquired as to the property owner's
willingness to repair the windows. Mr. Kopp confirmed that the property owner's preference is
to install new windows.
Motion made by Commissioner Wiedmeyer to approve the project as per the applicant's
request for aluminum clad wood windows. The motion was seconded by Commissioner
Roxworthy. A roll call vote was taken with 1—yes (Segel) and 5 nays (Briska, Roxworthy,
Roberson, Savel, Wiedmeyer. The motion failed thereby denying the request.
Ms. Munro explained the appeals process. Mr. Kopp inquired as to window repair contractor
suggestions. Ms. Munro will email Mr. Kopp the list of contractors (not endorsed by the city)
on file with the city.
Additionally, the front door was replaced without a COA permit. File records indicate that the
former door did not meet the Guidelines. Ms. Munro advised the Subcommittee that an
original door is on the side entrance and recommended that the new front door reflect this
design. The Subcommittee suggested that the new front door be administratively approved.
Motion made by Commissioner Wiedmeyer to approve the front door installation
administratively.The motion was seconded by Commissioner Roxworthy.The motion passed
unanimously.
733 Douglas Ave.—Reconstruct Garage
Project Background:
The applicant has submitted an application for a Certificate of Appropriateness to construct a
new garage. The proposed gable-roof garage will replace the existing pyramidal roof garage.
The proposed garage dimensions show an increase in area and height. This project is a 2013
Historic Architectural Rehabilitation grant project.
Elgin Design Guideline Manual Specifications:
Secondary Buildings:Garages,Sheds,Other Outbuildings
Design Review Subcommittee—February 11, 2014
Page 9 of 12
A. Should be smaller in scale than the dwelling; clearly secondary in
nature.
B. Should be simple in design but reflecting the general character of
the associated dwelling. For example, use gable roof forms if the
dwelling has a gable roof, hipped roof forms if the dwelling has a
hipped roof etc.
C. Should be built at traditional locations for outbuildings in the locally
designated districts.These include at rear lot lines, adjacent to
alleys, and at the back side of a dwelling;
D. Should be compatible in design, shape, materials, and roof shape to
the associated dwelling;
E. Should be of an exterior material to match the associated dwelling
such as clapboard, stucco, or brick. However, if not readily visible
from the street, secondary buildings may have exterior substitute
siding materials such as cement fiber board with appropriate trim
and exposure and cementitious materials.
F. Should be of traditional materials if readily visible. For garages,
wood paneled doors are more appropriate than paneled doors of
vinyl, aluminum, or steel. Wood paneled overhead roll-up doors are
widely available and are appropriate for new garages. For two car
garages the use of two single doors instead of one larger double
door is more appropriate for use in a historic district. However, one
double is unacceptable for garages of less than twenty-two feet.
G. Should have windows in the garage doors are recommended, but
windows may not be appropriate in every case for garage doors.
H. Should have raised panel steel doors are acceptable and should be
painted to match the house and set off the relief of the panels.
Should be in designs that are more appropriate for use with
traditionally designed structures, if prefabricated sheds are proposed
to be used.
J. Should not be constructed of rough sawn cedar with knots.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted and with the
following condition:
1. That the newel post caps are 4 x 4 wrapped lx square design with cove molding and a
pyramidal cap.
In order to represent the property owner, Commissioner Roberson recused himself from the
meeting discussion, and provided an overview of the project.
Design Review Subcommittee—February 11, 2014
Page 10 of 12
Subcommittee discussion took place.The west elevation drawings should be revised to include
a center window on the lower building section as well as window and door caps. Additionally,
as a city grant funded project, the proposed fiber cement siding material does not meet the
grant program guidelines. Mr. Roberson confirmed that the siding will be wood in a profile to
match the house.
Motion made by Commissioner Wiedmeyer to approve the project with the amendments as
stated above and with staff recommendations.The motion was seconded by Commissioner
Roxworthy.The motion passed 6-0 with one abstention (Commissioner Roberson).
931 Douglas Ave.—Install Windows
Project Background:
The property owner has submitted an application for a Certificate of Appropriateness (COA) to
replace the wood windows located on the upper level of the house. Eventually, the property
owner intends to replace the remaining windows.The property owner's has proposed
Andersen Woodwright wood windows to match the existing windows' profiles in design and
color. Although the existing windows are in good condition, the property owner has identified
maintenance and energy efficiency as the primary reasons for their replacement. Specifically,
the property owner has expressed concerns related to air infiltration and sash operability.
On January 29th, Staff conducted a site visit and confirmed that the windows are in excellent
condition.The property owner has expressed a preference for replacing the windows, but is
also open to suggestions from the DRSC with regard to repair options that would address
energy efficiency concerns.
At the time of Staff's site inspection, the property owner advised staff that the existing wood
storm windows were installed by him approximately twenty-eight years ago.
Elgin Design Guideline Manual Specifications:
Windows
A. Which are original should be preserved in their original location, size, and design
and with their original materials and numbers of panes (glass lights).
B. Which are not original should not be added to primary facades or to secondary facades
where readily visible.
C. Should be repaired rather than replaced, but if replacement is necessary,the
recommended replacement should be in-kind to match the originals in material and
design. Windows clad in aluminum or baked-on aluminum are acceptable as
replacement windows for use throughout the structure. Factors to be considered in
determining whether the severity of deterioration of windows requires replacement
shall include but not be limited to the following factors: damage, excessive weathering,
loss of soundness or integrity of the wood, deterioration due to rot or insect attack, and
cost to repair. As to the factor of the cost to repair windows, a particular window may
Design Review Subcommittee—February 11, 2014
Page 11 of 12
be permitted to be replaced rather than repaired if the estimated cost to repair the
windows is more than the estimated cost of the purchase and installation of appropriate
replacement windows.
D. Which are original of steel or aluminum should be repaired with materials to match the
original. If repair is not feasible, replacement should be with new windows to match the
original as closely as possible in materials and dimensions. Aluminum extruded windows
are an acceptable replacement substitute for original steel sash windows, as long as
their size, shape and profile match the original windows.
E. Vinyl extruded windows are not permitted for use in historic districts.
F. Which are new should not have snap-on or flush muntins.True divided muntins are
preferred over these types of muntins which do not have the same appearance as
historic windows. New muntins which are an integral part of the window sash and
installed on both sides of the glass are preferable to snap-on simple grilles.
G. screens and/or storms should be wood or baked-on or anodized aluminum and fit
within the window frames.
H. that are approved for replacement may be fitted with new double-paned Low-E glass
that will improve the energy conservation on the interior. Only low-e glass that does not
contain a tint should be used.
Staff Recommendation:
The Subcommittee has authorized staff to provide administrative approval on a case by case
basis. With regard to the subject COA request, due to the "Significant" historic district survey
rating, and the excellent condition of the windows as well as the property owner's questions
regarding energy efficiency, and the Guidelines' emphasis on preservation, Staff would
recommend approval as submitted if the following conditions are met:
1. That rehabilitation suggestions to address the property owner's air infiltration and
window operation concerns are provided to the property owner for consideration.
2. In the event that energy retrofits for the windows are more costly than replacement,
that the window replacements fit the existing window openings and match the existing
windows' profiles which includes details such as size, design, dimension, and material.
********
Ms. Munro presented concerns expressed by the property owner regarding the energy
efficiency and maintenance benefits of new windows. The property owner was unable to
attend the meeting due to a scheduling conflict with being out of town. The property owner is
open to consider retrofitting the existing windows and requested that staff present the
proposed project to the Subcommittee for window retrofitting suggestions. The Subcommittee
suggested ideas related to assuring that the windows fit well, storm windows, weather
stripping, storm windows, and making the upper window sash immoveable. Commissioner
Savel expressed a willingness to meet on site with the property owner. Ms. Munro will
coordinate a site inspection with the property owner.
Design Review Subcommittee—February 11, 2014
Page 12 of 12
No action taken.
OTHER:
Chairman Stroud shared historic photographs of Elgin homes. Commissioners commented on
significant details on each property. Staff shared a database as per the presentation which
reflected the Commissioners' comments pertaining to significant architectural features on each
building. Staff requested that Commissioners provide feedback on the database as it is a work
in progress and will need to be refined as to how to best meet the Commission, Staff and public
needs for design review.
STAFF COMMENTS:
CORRESPONDENCE:
None.
ADJOURNMENT:
Motion to adjourn was made by Commissioner Briska.
The motion was seconded by Commissioner Roxworthy.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 8:02 p.m.
Respectfully submitted,
Amy Munro Approved: March 4, 2014
Historic Preservation &Grants Planner