HomeMy WebLinkAbout2010 Design Review Subcommitee (10) Minutes
Design Review Subcommittee
of the Elgin Heritage Commission
July 27, 2010
The meeting of the Design Review Subcommittee was called to order at 6:02 p.m. in the City
Council Chambers (Located on the 2nd floor of City Hall) by Chairman Stroud.
MEMBERS PRESENT:
Betsy Couture, Paul Durrenberger(6:11), Pat Miller, Dennis Roxworthy, Steve Stroud and John
Wiedmeyer
MEMBERS ABSENT:
Bill Briska
CITY STAFF PRESENT:
Jennifer Fritz-Williams, Historic Preservation Planner; and Cindy Walden, DRSC Secretary
r PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
327 W Chicago Street—Replace all shingles on house (6.22.10)
155 N Channing Street—Replace handrails and steps on front porch (7.13.10)
117 Hinsdell Place—Replace five windows (7.13.10)
165 S Gifford Street- Remove front porch (7.13.10)
New Business
352 Prairie Street—New columns, handrails, and stairs
314 Prairie Street—Install a new front door
165 S Gifford Street—Exterior rehabilitation
73 S Geneva Street—Replace handrails
162 Summit Street—Exterior rehabilitation
222 Villa Street—Exterior rehabilitation
463 E Chicago Street—Exterior rehabilitation
457 E Chicago Street—Exterior rehabilitation
OTHERS PRESENT:
Holly Wiedmeyer
APPROVAL OF MINUTES:
Motion made by Commissioner Roxworthy to approve the minutes of May 11, 2010, with an
amendment of address on pg.4 (Couture: Douglas and Slade); approve the minutes of May 25,
2010, with an amendment to name on pg.1 (Others Present: Tejes); approve as submitted the
Design Review Subcommittee—July 27, 2010
Page 2 of 23
minutes for both June 8, 2010, and July 13, 2010.
The motion w4s seconded by Commissioner Couture.
The motion passed unanimously.
ITEMS TABLED:
None
OLD BUSINESS:
Motion made by Commissioner Roxworthy to un-table items D1, D2, D3 and D4 for discussion
(representatives for the properties in attendance for tonight's meeting).
The motion was seconded by Commissioner Wiedmeyer.
The motion passed unanimously.
327 W Chicago Street—Replace all shingles on house (6.22.10)
THIS ITEM WAS TABLED AT THE JUNE 22 MEETING FOR A SITE VISIT
The owners would like to replace all the cedar shakes on the house. The owner received a grant
to repair/replace rotten wood on the house as well as scraping and painting the whole house. The
owners have been told by some contractors that scraping the cedar shakes is too costly and have
recommended the siding be removed and replaced. While some shingles are missing, it appears
from the ground that less than 50% of the shingles are damaged to the point of replacement.
4111)
A site visit was conducted on July 13th by all the subcommittee members to determine the
condition of the existing shingles. It was noted by several members that the existing shingles are
all uniform in width as well as thickness. This would be very hard to replicate today. Also, a
portion on the west side had been replaced recently. The new shakes are obviously not of the
same quality as the original.
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.
Staff Recommendation:
Staff does not recommend approval of the Certificate of Appropriateness as submitted.
Design Review Subcommittee—July 27, 2010
Page 3 of 23
Staff would recommend approval of the Certificate of Appropriateness with the following
condition: .
Cedar shake siding is repaired and replaced only where needed to match the original.
*****
Sandra Tsonis (owner) was present for discussion.
Stroud: Number of reasons to maintain shingles there. Striping and repainting will take time,
however the existing shingles are better than new shingles.
Wiedmeyer: Shingle paint removal should be done by properly with chemical.
Roxworthy: If any shingles need replacement, staff needs to approve the material proposed.
Motion made by Commissioner Roxworthy to approve as amended by staff; with staff approval
of material to be used for the few shingles that may need replacement.
The motion was seconded by Commissioner Wiedmeyer.
The motion passed unanimously(5-0).
(Durrenberger—abstained)
155 N Channing Street—Replace handrails and steps on front porch (7.13.10)
THIS ITEM WAS TABLED AT TE JULY 13T71 MEETING DUE TO NON-REPRESENTATION.
The owner has submitted an application for a Certificate of Appropriateness to replace the
handrails on the front porch and both steps. Staff has provided two options for the homeowner
and the DRSC to consider. Originally, the front porch was proposed to be lined with a flower
box and no railings at the steps. Staff is proposing to install a flower box as designed in Exhibit
G1. Or, the homeowner may choose to install handrails to match the ones suggested for the
stairs on either end (Exhibit G2).
Elgin Design Guideline Manual Specifications:
Porches
A. should be maintained in their original design with original materials and detailing.
B. should have steps of the same material as the porch floor(e.g. porches with wood floors
should also have steps made of wood, not concrete or brick).
C. should have wood tongue and groove flooring running perpendicular to the façade, if the
porch floor is made of wood.
Porch Columns and Railing
A. should be preserved and maintained. Where repair is required, use materials to match the
original in dimensions and detailing.
B. should be rebuilt in historic designs if the original columns and railings have been
removed or replaced.
C. should have new balusters for the railing, if required. Porch balusters (also called
spindles) should be appropriate for the building's style and period. The height of the
railing should be in line with the window sill level, if present, and no greater than 30
inches in height.
Porch Staircase and Steps
A. should be retained in their original location and configuration, if original to the property.
Wood and concrete steps should be repaired with materials to match the original.
Design Review Subcommittee—July 27, 2010
Page 4 of 23
B. should be replaced with wood rather than brick or concrete, if the porch floor is made of
wood. 411)
C. should have their tread constructed in either 5/4x12 or 2x12 lumber. The ends of the
treads should be bull-nosed and overhang the riser by no less than 1 inch.
D. should have newel posts and balusters, treads and risers, to match original porch
construction.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness with the following condition:
The owners and DRSC agree on one handrail option.
Owner Maria Aguinaga was present for meeting;brought Martha Martinez for translating.
Fritz-Williams: Decking will be 30" from grade. Handrails are required by code. Staff has
given the homeowner the options of the planting box or railing around the deck.
Martinez (translator): Flower box is pretty,but the handrail seems low. Concern of
grandchildren falling off deck.
Fritz-Williams: Planters will be needed between the columns.
Martinez: What about drainage?
Stroud: Small holes in the front to drain the planter box. The planter box should be installed
slightly past the edge of the deck.
Miller: Liner should be installed in the bottom of the planter box too.
Roxworthy: Very unique Sears house.
Fritz-Williams: Treads are 2x12.
Motion made by Commissioner Roxworthy to approve as amended: 1-planter boxes shown on
G l; and 2-handrail shown on G2.
The motion was seconded by Commissioner Wiedmeyer.
The motion passed unanimously.
117 Hinsdell Place—Replace five windows (7.13.10)
THIS ITEM WAS TABLED AT TE JULY 13TH MEETING DUE TO NON-REPRESENTATION.
Kane County"Get the Lead Out' program has submitted an application for a Certificate of
Appropriateness to replace five windows on the second floor of this multi-unit residence. The
children in this unit tested high for lead poisoning. Four of the windows are not original, only
the casement dormer window is believed to be original. Three non-original windows will be
replaced with pairs of double hung, aluminum-clad wood windows. One non-original double
hung window (east side) will have the sashes replaced with aluminum clad wood double hung.
The casement window will be replaced with another casement, aluminum clad wood.
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. 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 Review Subcommittee—July 27, 2010
Page 5 of 23
design. Windows clad in aluminum or baked-on aluminum are acceptable as replacement
windows for iise 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.
C. 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.
D. 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 as submitted.
*****
Fritz-Williams: Casement window is not visible from the street.
Wiedmeyer: The double hung windows are 1 over 1?
Jenny Grobe (Kane County, Get the Lead Out): Yes.
Motion made by Commissioner Wiedmeyer to approve as submitted.
The motion was seconded by Commissioner Roxworthy.
The motion passed unanimously.
165 S Gifford Street-Remove front porch (7.13.10)
THIS ITEM WAS TABLED AT THE JULY 13TH MEETING DUE TO A LACK OF QUORUM.
The owner has submitted an application for a Certificate of Appropriateness to remove the front
porch. The owners would like to investigate the area around the existing porch for evidence of
the original details on the house. The current porch, while consistent with the Sanborn maps in
size, has been altered.
Elgin Design Guideline Manual Specifications:
Porches
A. should be maintained in their original design with original materials and detailing.
B. should be repaired or replaced to match the original in design, materials, scale, and
placement.
C. should not be removed if original to the dwelling.
Staff Recommendation:
Staff does not recommend approval of the Certificate of Appropriateness as submitted.
Design Review Subcommittee—July 27, 2010
Page 6 of 23
Staff would recommend approval of the Certificate of Appropriateness with the following
condition:
The owners have one year to submit plans for the new porch based on the evidence
uncovered.
*****
P.Miller: Recused herself from voting, due to ownership of property.
No discussion by committee members.
Motion made by Commissioner Couture to approve with staff recommendation of 1 year to
submit plans for committee review.
The motion was seconded by Commissioner Roxworthy.
The motion passed unanimously(5-0).
Miller abstained.
NEW BUSINESS:
352 Prairie Street—New columns, handrails, and stairs
The owner has submitted an application for a Certificate of Appropriateness for concept approval
on a porch. The property is currently in the deconversion program. The substitute siding will be
removed and porches restored next year. Per the Sanborn maps, the porch originally wrapped
around the south and west sides and was one story. The owner would like to wrap the porch
around again but keep the second floor walkouts on the south and west sides.
411)
Elgin Design Guideline Manual Specifications:
Porches
A. should be maintained in their original design with original materials and detailing.
B. should be repaired or replaced to match the original in design, materials, scale, and
placement.
C. should be screened only if the structural framework for the screen panels is minimal and
the open appearance of the porch is maintained. Screen panels should be placed behind
the original features such as columns or railings and should not hide decorative details or
result in the removal of original porch materials.
D. should have steps of the same material as the porch floor (e.g. porches with wood floors
should also have steps made of wood, not concrete or brick).
E. should have poured concrete steps if the porch, patio or terrace floor is made of concrete
(see section on Porch Steps).
F. should have wood tongue and groove flooring running perpendicular to the façade, if the
porch floor is made of wood.
G. should have trellises made of wood, if trellises are appropriate.
H. should be filled in as traditional for the type and style of the house, or with decorative
wood framed skirting, vertical slats, or lattice panels, if open areas in the foundation
exist.
I. should not be removed if original to the dwelling.
J. should not be enclosed with wood, glass, or other materials which would alter the porch's
open appearance.
Design Review Subcommittee—July 27, 2010
Page 7 of 23
Porch Columns and Railings
A. should be preserved and maintained. Where repair is required, use materials to match the
original in dimensions and detailing.
B. should be rebuilt in historic designs if the original columns and railings have been
removed or replaced.
C. should have new balusters for the railing, if required. Porch balusters (also called
spindles) should be appropriate for the building's style and period. The height of the
railing should be in line with the window sill level, if present, and no greater than 30
inches in height.
Porch Staircases and Steps
A. should be retained in their original location and configuration, if original to the property.
Wood and concrete steps should be repaired with materials to match the original.
B. should be replaced with wood rather than brick or concrete, if the porch floor is made of
wood.
C. should have their tread constructed in either 5/4x12 or 2x12 lumber. The ends of the
treads should be bull-nosed and overhang the riser by no less than 1 inch.
D. should have newel posts and balusters, treads and risers, to match original porch
construction.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness with the following condition:
Final drawings are submitted with all details after the siding is removed.
*****
Donald Eilken (owner): Would like to amend the COA regarding the 2nd floor walkout on the
South elevation only.
Fritz-Williams: Will the dormer go away?
Eilken: Yes. The door will go away too on the 2nd floor. Just a solid wall would remain. On
the 1St floor, the door would shift to the placement of the last window opening.
Miller: How high is the 2nd story railing?
Fritz-Williams: Rail is 2'8", code requires this height as a minimum (32").
Miller: Typically it is less prominent. Balustrade at my house is only about 16", this height
would be double that.
Eilken: The 2nd story center door would be moved over the window area.
Miller: Installation of 2 over 2 windows is more compatible with this style house.
Fritz-Williams: Once the siding is removed, you may find more details regarding the door,
window sizes; along with the placement.
Stroud: Large project being taken on. Sometimes walls are put up over the existing wood
floors. Due to changes, this is a concept only. Back in the era, the railings and windows would
get shorter as the structure became higher.
Miller: The only way to help the 2nd floor not to look so heavy, would be to build without a
walkout.
Couture: The concept seems like a great improvement.
Roxworthy: Really like the lower level porch.
Motion made by Commissioner Roxworthy to approve as concept only. Drawings must be
submitted prior to any work being completed.
Design Review Subcommittee—July 27, 2010
Page 8 of 23
The motion was seconded by Commissioner Wiedmeyer. 415
The motion passed unanimogsly. -
314 Prairie Street—Install a new front door
The owner has submitted an application for a Certificate of Appropriateness to replace the front
door. The door was replaced without a permit or a COA. The new front door is steel with four
panels and a half moon lite.
Elgin Design Guideline Manual Specifications:
Doors and Door Features
A. should be replaced with new doors appropriate for the style and period of the dwelling.
Replacement doors should be similar in design to the original in style, glazing (type of
glass and area) and lights (pane configuration). Wood or solid core fiberglass is
acceptable materials for use in replacement doors.
B. should involve glazing in clear etched or beveled glass as appropriate to the style of the
house, if applicable.
C. should not be removed or altered. The original size of the door opening should not be
enlarged, reduced, or shortened in height.
D. should not be replaced by doors with new designs, especially those at the front entrance
or at side entrances which are readily visible from the street.
Staff Recommendation:
Staff does not recommend approval as submitted since the design and material are not
appropriate.
Staff would recommend approval of the Certificate of Appropriateness with the following
condition:
1. The door is smooth fiberglass or wood.
2. The door design matches Exhibit G (or similar).
* *
Fritz-Williams: Design and material installed is not appropriate for house.
James Crivolio (owner): Installed model #225. Original door was an interior door. This is my
first home. The door was bought for safety issues.
Stroud: House is an example of a mid-20's bungalow. Need to maintain the style and look of
the bungalow. Several books out for colors, landscaping, etc. When the wrong style door is
installed, it takes away from the house.
Owner: If I find a door to match the photo (appx 1/2 lite with 2 panels below); would that be
okay to install?
Couture: Is the door shorter?
Owner: Would like to get a door with the appropriate style, preferably made of fiberglass.
Fritz-Williams: Salvage door is possible too. Door shown on Exhibit G#122 is smooth
fiberglass.
Miller: Issue being a fiberglass is color. White trim was a varnished oak several owners ago.
Concern with white trim on a bungalow.
Design Review Subcommittee—July 27, 2010
Page 9 of 23
Wiedmeyer: There is an oak stain possible. Propose fiberglass door be non-smooth.
Miller: It looks like there is a fill in board. Door should fit entire opening. The to,rm door will
need to be a full view or match the panels.
Owner: How long do I have to get these changes done? We need the screen door for
ventilation.
Fritz-Williams: Staff can approve a full view door over the counter.
Stroud: Screen door will need to be replaced.
Motion made by Commissioner Roxworthy to approve as amended; two options: 1-material to
be solid oak or fiberglass, 2- style#122 from Exhibit G.
The motion was seconded by Commissioner Wiedmeyer.
The motion passed unanimously.
165 S Gifford Street—Exterior rehabilitation
Project Background:
The owner has submitted an application for a Certificate of Appropriateness to restore the
exterior of the property. Items to be addressed include:
1. Removing an addition at the rear of the house.
2. Removing an addition to the garage.
3. Replacing the two rear doors.
4. Install a new door where evidence exist that it was removed.
5. Remove non-original window on second floor north side.
6. Replace 2 non-original windows with appropriate ones.
Elgin Design Guideline Manual Specifications:
Demolition
A. should be avoided of any original feature or part of a pre-1945 building.
B. should not occur, unless:
1. An emergency condition exists and the public safety and welfare requires the
removal of the building or structure;
2. A building does not contribute to the historical or architectural character of the
districts and its removal will improve the appearance of the districts; or
3. The denial of the demolition will result in an Economic Hardship on the applicant
as determined by Chapter 20.10 of Title 20 of the Elgin Municipal Code—"Elgin
Historic Preservation Ordinance."
4. The denial of the demolition will impede rehabilitation, or redevelopment of the
site, and/or adjacent properties from substantially improving the aesthetic,
architectural or economic value of the affected properties and surrounding area.
Doors and Door Features
A. should be replaced with new doors appropriate for the style and period of the dwelling.
Replacement doors should be similar in design to the original in style, glazing (type of
glass and area) and lights (pane configuration). Wood or solid core fiberglass is
acceptable materials for use in replacement doors.
r
Design Review Subcommittee—July 27, 2010
Page 10 of 23
B. should be constructed of solid wood panels, such as the four-panel Homestead or
Italianate design may be used on the front if appropriate to the styleQf the house.
C. should involve glazing in clear etched or beveled glass as appropriate to the style of the
house, if applicable.
D. should not be removed or altered. The original size of the door opening should not be
enlarged, reduced, or shortened in height.
E. should not be replaced by doors with new designs, especially those at the front entrance
or at side entrances which are readily visible from the street.
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. 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 as submitted.
*****
P.Miller: Recused herself from voting, due to ownership of property.
P.Miller: If you take the addition off the back there are three doors. 1- access for the basement,
2-from inside to the basement and 3- entry into the kitchen. Door on the right will stay where it
is at. The other door will be moved due to the kitchen design. Basement access will be both
from inside and outside of the house. Hard to tell what was original. We may find more as we
take it apart.
Fritz-Williams: Garage details?
P.Miller: Part of the garage was left intact. The 20" addition to the front of the garage will be
taken down and the garage opening will be put back to the original opening size.
Dan Miller (owner): Prior owner had an oversized truck. Height and length of garage was done
to fit truck inside.
Fritz-Williams: Will need to submit a COA to replace the gutters.
Motion made by Commissioner Roxworthy to approve as submitted.
The motion was seconded by Commissioner Durrenberger.
The motion passed unanimously(5-0).
Miller abstained.
73 S Geneva St/302 Fulton St—Replace handrails
The contractor has submitted an application for a Certificate of Appropriateness to restore the
balustrade on the west side of the property. The current handrail was installed without a permit
or a COA. The COA to leave the balustrade as installed was denied on June 8, 2010. The
contractor states he will provide drawings at the meeting. Staff has prepared one suggestion for
the subcommittee's consideration.
Design Review Subcommittee—July 27, 2010
Page 11 of 23
Elgin Design Guideline Manual Specifications:
Porgy,Columns and Railings
A. should be preserved and maintained. Where repair is required, use materials to match the
original in dimensions and detailing.
B. should be rebuilt in historic designs if the original columns and railings have been
removed or replaced.
C. should have new balusters for the railing, if required. Porch balusters (also called
spindles) should be appropriate for the building's style and period. The height of the
railing should be in line with the window sill level, if present, and no greater than 30
inches in height.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness with the following condition:
The DRSC approves a railing design similar to Exhibit G.
****>'
Dan Miller(contractor): Very difficult to design; many designs were considered for this project.
Fritz-Williams: Design is copied from 318 South Street.
P.Miller: Is there a height requested?
Fritz-Williams: Porch is about 8' from grade. For liability,the 36"railing should be used.
P.Miller: Was unable to come up with a "stick and ball"design higher than 24". If stick and
ball at 24" is installed, a metal pipe could be installed and painted to match the house.
Fritz-Williams: You don't get the prospective of 8' height due to the grade.
P.Miller: The 36"height will look"odd".
Stroud: Exhibit G2 would be okay. Otherwise the photo of 318 South St could be considered
with a rail.
D.Miller: This opening is only 27" in width; several models were made.
Fritz-Williams: If you take the horizontal boards up to 4", it would make it appear shorter.
Wiedmeyer: Prefer to see a cove molding instead of the 1/4 round.
D.Miller: Agree. The cove molding would make the railing look more appropriate.
Motion made by Commissioner Roxworthy to approve as amended: Cove molding instead of
the % round.
The motion was seconded by Commissioner Durrenberger.
The motion passed unanimously.
162 Summit Street—Exterior rehabilitation
The owner has submitted an application for a Certificate of Appropriateness to rehabilitate the
exterior of the property. Work to be done includes:
1. Replace all three exterior doors.
2. Replace twelve window sashes.
3. Replace two windows in kitchen with shorter windows.
4. Install dormer on east side to match dormer on west side.
5. Install new column and handrail on side porch.
6. Install new wood stoop on front porch.
7. Install new handrail on rear stoop.
Design Review Subcommittee—July 27, 2010
Page 12 of 23
8. Install garage doors.
_9__.Install_driveway_.
10. Replace bulkhead doors.
Elgin Design Guideline Manual Specifications:
Doors and Door Features
A. should be replaced with new doors appropriate for the style and period of the dwelling.
Replacement doors should be similar in design to the original in style, glazing (type of
glass and area) and lights (pane configuration). Wood or solid core fiberglass is
acceptable materials for use in replacement doors.
B. should be constructed of solid wood panels, such as the four-panel Homestead or
Italianate design may be used on the front if appropriate to the style of the house.
C. should involve glazing in clear etched or beveled glass as appropriate to the style of the
house, if applicable.
D. should not be removed or altered. The original size of the door opening should not be
enlarged, reduced, or shortened in height.
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. 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.
C. 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.
Dormers
A. should be over skylights in highly visible portions of the roof.
B. should be constructed as two gables and a connector, if larger in volume.
C. should not occupy more than fifty percent of the slope of the roof of which is being
constructed and should be trimmed out in the style of the house. They should be
designed and located for as not to detract from the character of the roof.
Porches
A. should be maintained in their original design with original materials and detailing.
B. should be repaired or replaced to match the original in design, materials, scale, and
placement.
C. should have steps of the same material as the porch floor(e.g. porches with wood floors
should also have steps made of wood, not concrete or brick).
D. should have wood tongue and groove flooring running perpendicular to the facade, if the
porch floor is made of wood.
Design Review Subcommittee—July 27, 2010
Page 13 of 23
ro- E. should have trellises made of wood, if trellises are appropriate.
F. should not be removed if original to the dwelling.
Porch Columns and Railings
A. should be rebuilt in historic designs if the original columns and railings have been
removed or replaced.
B. should have new balusters for the railing, if required. Porch balusters (also called
spindles) should be appropriate for the building's style and period. The height of the
railing should be in line with the window sill level, if present, and no greater than 30
inches in height.
Porch Staircases and Steps
A. should be retained in their original location and configuration, if original to the property.
Wood and concrete steps should be repaired with materials to match the original.
B. should be replaced with wood rather than brick or concrete, if the porch floor is made of
wood.
C. should have their tread constructed in either 5/4x12 or 2x12 lumber. The ends of the
treads should be bull-nosed and overhang the riser by no less than 1 inch.
Garage Doors
A. should be maintained to the greatest extent possible, but may be retrofitted with modern
hardware and custom garage door openers. If the original doors are missing or too
deteriorated to repair, they should be replaced with new doors that fit the original opening
and are appropriate to the design and period of construction of the garage.
B. should be raised panel designs, with a solid core, if proposed to be in metal designs.
Flush design doors (without raised panels) unless retrofitted to look like traditional doors
and hollow core metal doors should be avoided when possible.
C. should have windows simple in design with clear glass, if windows are necessary.
Muntins in a simple design may also be used. The use of ornamental stained glass and
openings in decorative shapes such as sunbursts and oval designs are not permitted.
D. should have painted metal panel doors to match the house in a color appropriate to the
period of the house.
Driveways
A. should be of brick, concrete, or concrete tracks (narrow strips) if it is a new or
replacement driveway in the front or side yards. Asphalt or textured concrete designed to
look like brick pavers are also appropriate materials. Gravel driveways are discouraged
because gravel migrates and is difficult to maintain. If approved, gravel driveways
should have proper edging in brick, stone, concrete, or metal installed.
B. should have their parking areas located behind the front building line and be screened
with hedges, shrubs, or fences where noticeable from the street. The width of driveways
in front of the building line should not exceed ten feet. In width, sidewalks should not be
constructed adjacent to the driveway and should be distinguished by a landscaped barrier.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted.
****
Owner(City of Elgin)represented by staff member—Fritz-Williams.
Doors:
Fritz-Williams: All wood doors with 2 vertical and 1 horizontal and tempered glass lite.
Design Review Subcommittee—July 27, 2010
Page 14 of 23
Front Porch:
_Strau& The_front elevation_ta have a stoop, not a porch? -
Fritz-Williams: Yes, a stoop with wood decking perpendicular to the house. No handrail.
Side Porch:
Miller: Side porch baluster shown as square. I feel they should be turned to a 45 degrees angle.
Otherwise is will be more of a prairie style.
Roxworthy: Within this neighborhood you will see some with turned angled balusters,however
there a lot of straight rails too.
Miller: Straight is not the appropriate design.
Wiedmeyer: Difference is spacing. These are shown with only 3 Y2" on center.
Durrenberger: The proposed rail doesn't seem to right. Turned spindles would be most
appropriate.
Miller: Durrenberger's comment has merit. The spindles would need some mass.
Fritz-Williams: Railing is only 24" high.
Durrenberger: Stock spindles would not work.
Fritz-Williams: The turned part would only be about 14" due to the block.
Miller: The design from N Channing could be modified with the top &bottom rail.
Durrenberger: The rear porch railings would be okay as square.
Wiedmeyer: Design at 457 E Chicago is turned with a ball at the bottom. Scaled down to size
would like nice.
Stroud: Number of houses in SWAN area to give a better idea of what is needed.
Fritz-Williams: Do you want me to send it to everyone or staff approve? Will send copy to all
to reference.
Architectural Features:
Stroud: Will the missing architectural details be put back?
Fritz-Williams: Water table, drip cap, gable ornament, pendent (teardrop) to be put in place.
Windows:
Fritz-Williams: The two in the kitchen will be shorter, for modern counter designs.
Garage Doors:
Fritz-Williams: The doors were originally 6 over 3 vertical recessed panels. The closest
modern door is with 3 vertical panels and Madison windows; plain simple design. Color to be
almond.
Roxworthy: Four spades straps?
Courter: Not for the 8 over window panel.
Driveway:
Fritz-Williams: Currently stops at the dining room window. Extension will give access to
garage and allow off-street parking for 2 vehicles. Material to be asphalt.
Motion made by Commissioner Durrenberger to approve as amended: 1-4x4 turned spindles,
and 2- garage door to have 6 lites over 3 vertical panels (staff to check with Coplay products).
The motion was seconded by Commissioner Roxworthy.
The motion passed unanimously.
222 Villa Street—Exterior rehabilitation
The owner has submitted an application for a Certificate of Appropriateness to rehabilitate the
exterior of the property. Work to be done includes: 411)
Design Review Subcommittee—July 27, 2010
Page 15 of 23
1. Replace two rear doors.
2. Install 23 new windows
a. 10 non-original windows on second floor.
b. 8 basement windows.
c. Replace (2) non-original kitchen windows (new size).
d. Replace two doors at rear with windows.
e. Add one window on second floor rear.
3. Remove rear egress stairs.
4. Restore parade porch at rear.
5. Install dormer at rear, third floor.
6. Build a new garage.
Elgin Design Guideline Manual Specifications:
Doors and Door Features
A. should be replaced with new doors appropriate for the style and period of the dwelling.
Replacement doors should be similar in design to the original in style, glazing (type of
glass and area) and lights (pane configuration). Wood or solid core fiberglass is
acceptable materials for use in replacement doors.
B. should be constructed of solid wood panels, such as the four-panel Homestead or
Italianate design may be used on the front if appropriate to the style of the house.
C. should involve glazing in clear etched or beveled glass as appropriate to the style of the
house, if applicable.
D. should not be removed or altered. The original size of the door opening should not be
enlarged, reduced, or shortened in height.
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. 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.
C. 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.
Dormers
A. should be over skylights in highly visible portions of the roof.
B. should be constructed as two gables and a connector, if larger in volume.
C. should not occupy more than fifty percent of the slope of the roof of which is being
constructed and should be trimmed out in the style of the house. They should be
designed and located for as not to detract from the character of the roof.
Design Review Subcommittee—July 27, 2010
Page 16 of 23
Porch Columns and Railings
_._ . . _. A. .._ ..should be rebuilt_in_historic designs if the original columns aaadjailings have been
removed or replaced.
B. should have new balusters for the railing, if required. Porch balusters (also called
spindles) should be appropriate for the building's style and period. The height of the
railing should be in line with the window sill level, if present, and no greater than 30
inches in height.
Garages
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.
Driveways
A. should be of brick, concrete, or concrete tracks (narrow strips) if it is a new or
replacement driveway in the front or side yards. Asphalt or textured concrete designed to
look like brick pavers are also appropriate materials. Gravel driveways are discouraged
because gravel migrates and is difficult to maintain. If approved, gravel driveways
should have proper edging in brick, stone, concrete, or metal installed.
B. should have their parking areas located behind the front building line and be screened
with hedges, shrubs, or fences where noticeable from the street. The width of driveways
in front of the building line should not exceed ten feet. In width, sidewalks should not be
constructed adjacent to the driveway and should be distinguished by a landscaped barrier.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted.
Owner(City of Elgin)represented by staff member—Fritz-Williams.
Basement Windows:
Fritz-Williams: Basement is below grade. Windows badly deteriorated. Replacement with
Design Review Subcommittee—July 27, 2010
Page 17 of 23
wood windows.
Window to be moved—North Elevation:
Fritz-Williams: Exhibit G5 shows the existing window placement, which is not original,
inappropriately sized and placed.
Miller: Style?
Fritz-Williams: Will also have the curved details. Windows will have a narrower trim design.
Miller: Front gable window to be replaced?
Fritz-Williams: No. Existing will remain. Notes indicate replaced in 1938, when the unit was
added to the 2nd floor.
Egress Stairway:
Fritz-Williams: Egress stairway will be removed completely. Exhibits G6 & G7 show a small
balcony will be installed,just off the master bedroom. Balcony will not be visible to the street.
Miller: Post details or are they proposed as square?
Fritz-Williams: Chamfered 6x6 posts.
Dormer— West Elevation:
Fritz-Williams: The new dormer will match the existing shed dormer.
Architectural Features:
Fritz-Williams: Water table, drip cap and diamond window details will be completed.
Garage:
Fritz-Williams: There is a pad there large enough for a 3 car garage. However, only a 2 car
garage is being proposed.
Roxworthy: What is the roof pitch?
Fritz-Williams: Pitch for the new garage will match the house.
Roxworthy: Size of garage?
Fritz-Williams: Total of 561 square feet(25.5' wide x 22' deep). Due to grade change, a 24"
retaining wall will be needed.
Motion made by Commissioner Wiedmeyer to approve as submitted.
The motion was seconded by Commissioner Durrenberger.
The motion passed unanimously.
Additional comment:
Miller: Would like to recommend the 6' high fence be moved to the back of the building or
eliminated from the site.
463 E Chicago Street—Exterior rehabilitation
The owner has submitted an application for a Certificate of Appropriateness to rehabilitate the
exterior of the property. Work to be done includes:
1. Replace single front door with double entry doors.
2. Replace two doors at rear with windows.
3. Install 4 new windows
a. Remove picture window and replace with 2 double hung windows.
b. Replace/relocate two kitchen windows on east side at rear.
4. Remove 2 Windows on west side.
a. One window to become door to side porch.
Design Review Subcommittee—July 27, 2010
Page 18 of 23
b. One non-original window to be removed and re-sided.
5. Remove rear egress stairs. - e
6. Restore front porch.
7. Enlarge dormer at rear.
8. New bulkhead door.
9. Build a side porch.
10. New garage doors.
Elgin Design Guideline Manual Specifications:
Doors and Door Features
A. should be replaced with new doors appropriate for the style and period of the dwelling.
Replacement doors should be similar in design to the original in style, glazing (type of
glass and area) and lights (pane configuration). Wood or solid core fiberglass is
acceptable materials for use in replacement doors.
B. should be constructed of solid wood panels, such as the four-panel Homestead or
Italianate design may be used on the front if appropriate to the style of the house.
C. should involve glazing in clear etched or beveled glass as appropriate to the style of the
house, if applicable.
D. should not be removed or altered. The original size of the door opening should not be
enlarged,reduced, or shortened in height.
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. 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.
C. 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.
Dormers
A. should be over skylights in highly visible portions of the roof.
B. should be constructed as two gables and a connector, if larger in volume.
C. should not occupy more than fifty percent of the slope of the roof of which is being
constructed and should be trimmed out in the style of the house. They should be
designed and located for as not to detract from the character of the roof.
Porches
A. should be maintained in their original design with original materials and detailing.
411,
Design Review Subcommittee—July 27, 2010
Page 19 of 23
B. should be repaired or replaced to match the original in design, materials, scale, and
placement. �.
C. should have steps of the same material as the porch floor(e.g. porches with wood floors
should also have steps made of wood, not concrete or brick).
D. should have wood tongue and groove flooring running perpendicular to the façade, if the
porch floor is made of wood.
E. should be filled in as traditional for the type and style of the house, or with decorative
wood framed skirting, vertical slats, or lattice panels, if open areas in the foundation
exist.
Porch Columns and Railings
A. should be rebuilt in historic designs if the original columns and railings have been
removed or replaced.
B. should have new balusters for the railing, if required. Porch balusters (also called
spindles) should be appropriate for the building's style and period. The height of the
railing should be in line with the window sill level, if present, and no greater than 30
inches in height.
Porch Staircases and Steps
A. should be retained in their original location and configuration, if original to the property.
Wood and concrete steps should be repaired with materials to match the original.
B. should be replaced with wood rather than brick or concrete, if the porch floor is made of
wood.
C. should have their tread constructed in either 5/4x12 or 2x12 lumber. The ends of the
treads should be bull-nosed and overhang the riser by no less than 1 inch.
D. should have newel posts and balusters, treads and risers, to match original porch
construction.
Garage Doors
A. should be maintained to the greatest extent possible, but may be retrofitted with modern
hardware and custom garage door openers. If the original doors are missing or too
deteriorated to repair, they should be replaced with new doors that fit the original opening
and are appropriate to the design and period of construction of the garage.
B. should be raised panel designs, with a solid core, if proposed to be in metal designs.
Flush design doors (without raised panels) unless retrofitted to look like traditional doors
and hollow core metal doors should be avoided when possible.
C. should have windows simple in design with clear glass, if windows are necessary.
Muntins in a simple design may also be used. The use of ornamental stained glass and
openings in decorative shapes such as sunbursts and oval designs are not permitted.
D. should have painted metal panel doors to match the house in a color appropriate to the
period of the house.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted.
*****
Owner(City of Elgin)represented by staff member—Fritz-Williams.
Fritz-Williams: Clarification of drawings: 1- Kitchen windows are not centered (Exhibit G5);
2-Rear elevation there are two doors (one upper and one lower right) to be taken out and window
installed with matching hood details(Exhibit G4); 3- The lower rear door will been relocated to
Design Review Subcommittee—July 27, 2010
Page 20 of 23
the side for an additional entrance(Exhibit G3)where a window was previously.
Staff change recommended thathe porch be moved to the back to the existing door; and leave ..
the existing window on the side.
Couture: Great idea! Leave the original window in place.
Fritz-Williams: Non-original feature would be on the rear of the house.
Front Porch:
Fritz-Williams: Newel post '/2 way across and at the stairs. Railing shown at 34" height.
Miller: Is the existing existing roof staying? It will need the railing to be reduced.
Frtiz-Williams: Scale back to 24". Columns will be as narrow as possible.
Wiedmeyer: Should not have a double frame. Possible cut out for skirting?
Fritz-Williams: Cut out design could be done.
Miller: Cut out would be preferred.
Brackets:
Fritz-Williams: Details for brackets will match the bay details.
Garage Door:
Fritz-Williams: Same door as 165 Summit St. This will be a two car garage with siding.
Fence:
Fritz-Williams: All existing fence to be removed (see exhibit G1). Lots of concrete, and quite
a few dead trees.
Dormer—rear elevation:
Couture: It looks really small on the photo.
Fritz-Williams: It is not visible. The existing dormer is damaged. This will line up with the
kitchen wall, and not be seen.
Motion made by Commissioner Couture to approve as amended: 1- Porch skirting to have cut
out design (no tulips), railing to be 24" in height; 2-Move porch from side to rear elevation,
thereby keeping existing the original window and door.
The motion was seconded by Commissioner Wiedmeyer.
The motion passed unanimously.
457 E Chicago Street—Exterior rehabilitation
The owner has submitted an application for a Certificate of Appropriateness to rehabilitate the
exterior of the property. Work to be done includes:
1. Remove two additions at the rear of the building.
2. Install two doors at rear of property.
3. Replace 8 windows
4. Remove window at the rear, second floor.
5. Restore front porch.
6. Restore side porch.
7. Build a rear porch.
Elgin Design Guideline Manual Specifications:
Demolition
A. should be avoided of any original feature or part of a pre-1945 building.
B. should not occur,unless:
Design Review Subcommittee—July 27, 2010
Page 21 of 23
1. An emergency condition exists and the public safety and welfare requires the
renwn al of the building or structure;
2. A building does not contribute to the historical or architectural character of the
districts and its removal will improve the appearance of the districts; or
3. The denial of the demolition will result in an Economic Hardship on the applicant
as determined by Chapter 20.10 of Title 20 of the Elgin Municipal Code—"Elgin
Historic Preservation Ordinance."
4. The denial of the demolition will impede rehabilitation, or redevelopment of the
site, and/or adjacent properties from substantially improving the aesthetic,
architectural or economic value of the affected properties and surrounding area.
Doors and Door Features
A. should be replaced with new doors appropriate for the style and period of the dwelling.
Replacement doors should be similar in design to the original in style, glazing (type of
glass and area) and lights (pane configuration). Wood or solid core fiberglass is
acceptable materials for use in replacement doors.
B. should be constructed of solid wood panels, such as the four-panel Homestead or
Italianate design may be used on the front if appropriate to the style of the house.
C. should involve glazing in clear etched or beveled glass as appropriate to the style of the
house, if applicable.
D. should not be removed or altered. The original size of the door opening should not be
enlarged, reduced, or shortened in height.
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. 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.
C. 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.
Porches
A. should be maintained in their original design with original materials and detailing.
B. should be repaired or replaced to match the original in design, materials, scale, and
placement.
C. should have steps of the same material as the porch floor (e.g. porches with wood floors
should also have steps made of wood, not concrete or brick).
D. should have wood tongue and groove flooring running perpendicular to the façade, if the
porch floor is made of wood.
r
Design Review Subcommittee—July 27, 2010
Page 22 of 23
E. should be filled in as traditional for the type and style of the house, or with decorative
weed framed skirting, vertical slats, or lattice panels, if open areas in the foundation
exist.
Porch Columns and Railings
A. should be rebuilt in historic designs if the original columns and railings have been
removed or replaced.
B. should have new balusters for the railing, if required. Porch balusters (also called
spindles) should be appropriate for the building's style and period. The height of the
railing should be in line with the window sill level, if present, and no greater than 30
inches in height.
Porch Staircases and Steps
A. should be retained in their original location and configuration, if original to the property.
Wood and concrete steps should be repaired with materials to match the original.
B. should be replaced with wood rather than brick or concrete, if the porch floor is made of
wood.
C. should have their tread constructed in either 514x12 or 2x12 lumber. The ends of the
treads should be bull-nosed and overhang the riser by no less than 1 inch.
D. should have newel posts and balusters, treads and risers, to match original porch
construction.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted.
*****
Owner(City of Elgin)represented by staff member—Fritz-Williams.
Doors:
Miller: What material?
Fritz-Williams: Not sure if new or used. Comments say they are being relocated.
Rear Additions:
Fritz-Williams: Two additions at the rear of the building to be removed. Original structure has
plenty of square footage. Sometime around 1913 the additions were put on. Since they are not
original and they take up a lot of the rear yard, removal is being requested.
Front Porch:
Fritz-Williams: One original column from 1913 remains and will be replicated. House was
original two stories in the front.
Miller: It appears the base height of the existing small porch is being matched.
Fritz-Williams: Will ensure height is not greater; although the dimensions are not given on the
drawings.
Roxworthy: Cut outs should be done to the skirting; but not the same as the house next door.
Side Porch:
Fritz-Williams: Sanborn map of 1 913 indicates the porch wrapped in a giant "L"thru the
1950's. Propose to match existing foot print (past the bay). Columns will have to match too.
Rear Porch/Deck:
Fritz-Williams: Reference exhibit G6), can the roof details be removed due to cost?
Miller: The roof should be lower,but not eliminated. Prefer to see the area covered.
Stroud: Mansard style roof would be appropriate.
Design Review Subcommittee—July 27, 2010
Page 23 of 23
Fritz-Williams: Rail is shown at 36". Rear of house and non-visible from the street. Skirting
needed, but no cut out detailing, due to location. �.
Miller: Does the roof need to come back since it is on the rear of the house?
Roxworthy: No. It's completely hidden from view.
Miller: Recommend the roof be a similar height to the north side roof.
Windows:
Fritz-Williams: Original portion of the building are curved design. The addition of 1913, all
windows have square corners.
South Elevation:
Fritz-Williams: There are 4 openings to be closed up, 2 on the 1st floor and 2 on the 2nd floor.
Two are doorways that are being relocated. Two are windows to give symmetry
Garage:
Fritz-Williams: Currently there is no garage on site. Although the plans indicate a garage, it is
not part of the current scope of work being requested. A separate COA with complete building
details would need to be submitted for committee review.
Motion made by Commissioner Roxworthy to approve as amended: 1-side porch details to
match front porch; 2-skirting with cut outs for front and side porches; 3-rear roof to be modified;
and 4-rear handrail to be lowered to 30".
The motion was seconded by Commissioner Durrenberger.
The motion passed unanimously.
CORRESPONDENCE:
COA Log
No discussion.
Complaint Log
No discussion.
ADJOURNMENT:
Motion to adjourn was made by Commissioner Durrenburger.
The motion was seconded by Commissioner Wiedmeyer.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 8:40 p.m.
Respectfully submitted,
Cindy A. alden Approved:
Design Review Subcommittee Secretary g.-,2 0//