HomeMy WebLinkAbout2010 Design Review Subcommitee (8) Minutes
Design Review Subcommittee
of the Elgin Heritage Commission
June 22, 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:
Bill Briska, Betsy Couture, Pat Miller, Dennis Roxworthy, Steve Stroud and John Wiedmeyer
MEMBERS ABSENT:
Paul Durrenberger
CITY STAFF PRESENT:
Sarosh Saher, Senior Planner; and Cindy Walden, DRS Secretary
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
625 N Spring Street—Restore Porch (4-27-10)
320 N Spring Street—Final side porch layout (5-11-10)
433 Division Street—Rear addition (5-28-10)
306 Bent Street— Install vinyl shed (6-8-10)
New Business
327 W Chicago Street—Replace basement windows and all cedar shakes
506 St Charles Street—Replace two windows
268-270 Douglas Avenue—Install garbage dumpster
372 N Spring Street—Install decorative rail
323 Lake Street—Install window hoods and restore front porch
217 Michigan Street—Replace windows, porch, and missing architectural details
221 Michigan Street—Replace windows, porch, and missing architectural details
248 Michigan Street—Replace windows and missing architectural features
OTHERS PRESENT:
Holly Wiedmeyer
APPROVAL OF MINUTES:
No minutes were provided to the committee members for review.
ITEMS TABLED:
306 Bent St—Owner to review other options for shed location on zoning lot.
327 W Chicago St—Site visit by committee members to see condition of shingles/siding.
217 Michigan St—Additional details for front door and porch design.
Design Review Subcommittee—June 22, 2010
Page 2 of 19
OLD BUSINESS:
Al)
Motion made by Commissioner Wiedmeyer 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 Roxworthy.
The motion passed unanimously.
625 N Spring Street—Restore Porch
THIS ITEM WAS TABLED ON APRIL 27 FOR ADDITIONAL INFORMATION.
The owner has submitted an application for a Certificate of Appropriateness to remove the front
porch. This item received preliminary approval but was tabled for the final design of the new
porch. Staff has worked with the owners to design an Italianate inspired porch. While the
footprint does not exactly match the earliest Sanborn map of the house, the owners feel that the
porch is appropriate for the time period of the house.
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.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness with the following conditions:
1. The removal of the porch is a temporary one year approval. The new porch must begin
construction within one year.
2. Any portion of the house exposed during demolition is repaired as needed and painted.
*****
Abraham Miller (owner): Agree with staff recommendations. Was concerned at first about the
Design Review Subcommittee—June 22, 2010
Page 3 of 19
low railings,but now I am okay with the railings.
P.Miller: Roof of porch is of the Italianate style and should have a larger overhang. Overhang
should be at least one foot from the supports.
Owner: Okay with changing the depth of the roof.
Stroud: This is for the demolition of the existing porch, with a future porch details will need to
be approved by the committee.
Wiedmeyer: What will be there until the replacement porch is installed?
Owner: Temporary wood steps in have access to/from the house.
Saher: The dirt should be maintained surrounding the base of the steps.
Motion made by Commissioner Miller to approve as submitted for concept (pg G1, G2 & G3).
The motion was seconded by Commissioner Briska.
The motion passed unanimously.
320 N Spring Street—Final side porch layout
THIS ITEM WAS TABLED AT THE MAY 11,2010 MEETING FOR ADDITIONAL INFORMATION.
The owner has submitted an application for a Certificate of Appropriateness to replace the
existing deck(9' x 4'11") on the south side of the building. This deck was originally approved
as a porch. It was reviewed and approved by Zoning and Subdivision Hearing Board for a
variation of the side and rear yard setbacks and DRSC in 2000. However, the porch was never
completed.
The owner received preliminary approval to expand the porch to be 16.5' long but retain the 5'
depth. Staff has worked with the owner to design a porch that compliments the front porch of
the house. The balustrade, columns,brackets, and box beam would all match the front porch.
The skirting has been modified slightly and the dentils have been removed.
Additionally,the owner would like to remove the side door (not original) and replace it with two
24" French doors. These doors were salvaged from another Italianate home. They would be
placed in the same location as the existing door.
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).
Design Review Subcommittee—June 22, 2010
Page 4ofl9
F. should have wood tongue and groove flooring running perpendicular to the facade, 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.
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 as submitted.
*****
Krissy Palermo(owner): The wider staircase on exhibit G1 is requested.
Briska: Need details for the steps, handrail and newel post to be submitted.
Saher: Handrails will go with the design selected.
Miller: Don't understand how the roof will intersect with the house, with the garage being so
close.
Owner: The porch roof will be slightly above the existing back roof.
Miller: Could split the double base so it does not touch the garage wall. The overhang does not
seem to be the same as the front porch.
Sarosh: It seems to be more proportional to the bay window overhang; not the front porch.
Miller: Overhang should match the same depth of the front.
Briska: Why French door with square windows?
Owner: Doors are from Glencoe which was an Italianate home. Seven matching doors were
obtained, along with both interior and exterior trim.
Wiedmeyer: The trim on the exterior will need to match the house trim.
Design Review Subcommittee—June 22, 2010
Page 5of19
Motion made by Commissioner Roxworthy to approve as amended: 1-stairs and railing details to
be submitted to committee for approval; 2-column split; 3-overhang to match; trim to match
door.
The motion was seconded by Commissioner Couture.
The motion passed unanimously.
433 Division Street—Rear addition (5-28-10)
THIS ITEM WAS TABLED AT THE MAY 28TH MEETING FOR ADDITIONAL INFORMATION.
The contractor has submitted an application for a Certificate of Appropriateness to replace the
rear room with a screened porch. Basedon comments from the subcommittee members at the
previous meeting, the screened porch has been revised to compliment the style of the house.
Elgin Design Guideline Manual Specifications:
Residential Additions
A. should be located at the rear of dwellings, not on the front or readily visible areas of the
sides of dwellings.
B. should be secondary(smaller and simpler) than the original dwelling in scale, design, and
placement.
C. should be of a compatible design in keeping with the original dwelling's design, roof
shape,materials, color, and location of window, door, and cornice heights, etc.
D. should impact the exterior walls of the original dwelling as minimally as possible. When
building additions use existing door and window openings for connecting the addition to
the dwelling.
E. should be constructed to avoid extensive removal or loss of historic materials and to not
damage or destroy significant original architectural features.
F. should not imitate an earlier historic style or architectural period. For example, a ca. 1880
Queen Anne style rear porch addition would not be appropriate for a 1920s
Craftsman/Bungalow house.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted.
*****
Wiedmeyer: Did they do enough? There were more details in the sketches shown before.
Miller: Square post is too plain. Need to chamfer the outside edges.
Dan Marshall (Architect): Trying to keep design more simple than the front porch.
Saher: The chamfer of the post should end where the screen divide.
Wiedmeyer: Decorate trim should be added to the doors too.
Mike Howell (Contractor): Can modify the stock door with decorative trim.
Motion made by Commissioner Roxworthy to approve as amended: 1-chamfer posts to where
the screen divides; 2-detail trim to match the screen door.
The motion was seconded by Commissioner Wiedmeyer.
The motion passed unanimously.
Design Review Subcommittee—June 22, 2010
Page 6 of 19
4,
306 Bent Street—Install vinyl shed (6-8-10)
THIS ITEM WAS TABLED AT THE JUNE 8TH MEETING FOR LACK OF OWNER REPRESENTATION
The owner has submitted an application for a Certificate of Appropriateness to allow a vinyl
shed installed without a permit or a COA to remain on the property. The shed is located at the
rear of the property but no plat of survey was submitted to determine exact location.
Additionally,the property is a corner lot, allowing full view of the shed. The shed is pre-
fabricated,vinyl construction.
Elgin Design Guideline Manual Specifications:
Accessory Structures
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 be in designs that are more appropriate for use with traditionally designed
structures, if prefabricated sheds are proposed to be used.
Staff Recommendation:
Staff does not recommend approval of the Certificate of Appropriateness as submitted.
Staff would recommend approval of the Certificate of Appropriateness with the following
conditions:
1. Plat of survey is provided and approved confirming the shed meets all the requirements
of the zoning ordinance.
2. The shed is replaced with a wood structure.
*:****
Tim Ramseyer(owner): This is a rental property. I agree the shed style does not match the
house, but it is meant to be temporary only for storage of lawn equipment. I may move it to 411
Wellington in the future.
Miller: The lot does go way back into the"woody" area of this lot. Could you possibly move it
Design Review Subcommittee—June 22, 2010
Page 7 of 19
back further?
Owner: Propose to table this item for now. Will "stake the area" and return for approval.
Motion made by Commissioner Roxworthy to table COA for owner to return with potential new
location on zoning.
The motion was seconded by Commissioner Couture.
The motion passed unanimously.
NEW BUSINESS:
327 W Chicago Street—Replace basement windows and all cedar shakes
The owner has submitted an application for a Certificate of Appropriateness to replace all (8)
basement windows and all cedar shakes on the building.
The owner has received a grant to repair the windows but the basement windows are beyond
repair. They are located below grade and severe deterioration has occurred on the frames and
sills. Staff suggests a tempered window with aluminum-cladding on the outside, wood on the
inside to prevent repeat deterioration.
The owner also 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.
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. 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. 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.
r
Design Review Subcommittee—June 22, 2010
Page 8of19
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.
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.
Staff would recommend approval of the Certificate of Appropriateness with the following
conditions:
1. Basement windows match the original in size and design (three divided lites).
2. Basement windows are aluminum-clad wood windows with tempered glass.
Cedar shake siding is repaired and replaced only where needed.
*****
Note: Sandra Tsonis(co-owner)was also present for tonight's discussion.
Chris Tsonis (owner): One area was hit by a car before we moved in. Not sure where the
aluminum clad windows came from on the report. We want to install solid wood windows,
including the frames.
Miller: Would not use resistant wood.
Wiedmeyer: Treated wood is necessary to be used,because cedar or red wood would not be
good. Kiln dried wood can be found too.
Chris (Owner): Online I have found windows with rot resistant wood. Red wood cedar shingles
to be used on the house. Have been able to find 6"-8"reveal shingles. However I would like to
maintain the existing 5"-6" reveal. Each of the larger shingles will have to be size to size.
Briska: You want to remove all the house shingles? Not just the portions that are bad?
Chris (owner): Will never be able to match them exactly. Lots of splintering too, if you look
closely. Corners are rotted and will need to be redone. Photo shown (Row 15 negative #11)
front lower left is the dining room. Area about `9x5' you can walk up and push the wall thru.
The wood will not hold. There's no oil in the wood and they are extremely brittle.
Briska: Agree with taking them off,but reinstall what can be saved.
Chris (owner): Changing the whole house to make them match. Nails are rotted off. Shingles
are splintering. Soap, wax, etc has not helped.
Saher: Will you keep the curve of the upper window (as shown on photo—Exhibit D)?
Chris (owner): No change planned.
Wiedmeyer: Have seen houses redone incorrectly. Shingles should be square cut, square
bottom too.
Design Review Subcommittee—June 22, 2010
Page 9 of 19
Chris (owner): The shingles proposed are not roofing shingles.
frk Wiedmeyer: The shingles look to be in good shape on the two sides I've seen from the street.
Chris (owner): Will I cause more damage by scraping&painting? My wife has done research
independently of me, and we both feel the damage will be increased by scraping &painting.
Wiedmeyer: There are oils you can put into the shingles.
Chris (owner): John, you are aware of the cost to add oils. We would not be able to finance the
scraping, painting and adding oils. Large cost just to see if the shingles can be saved.
Miller: Seventy five year life span would not apply to exposed wood.
Chris (owner): Up until 3 years ago, the house was bare. The city required the painting to be
done. Now the house is all white.
Stroud: Building permit research has been done for many of houses in Elgin. I've been amazed
how few house"walls"have required replacement of wood shingles.
Roxworthy: Did staff(Fritz-Williams) find this is over 50% damaged? I suggest a site visit for
this property for committee members to view the condition up close.
Briska: Until you take them down, you might not be able to tell how many shingles are bad.
Motion#1 made by Commissioner Roxworthy to approve as basement window replacement as
amended (solid wood).
The motion was seconded by Commissioner Briska.
The motion passed unanimously.
Motion #2 made by Commissioner Briska to approve as submitted (complete replacement).
The motion was seconded by Commissioner Roxworthy.
The motion denied (3-3).
Yeas: Couture, Briska and Stroud
Nays: Miller, Roxworthy and Wiedmeyer
Appeal process was stated to homeowner by S.Saher.
A future site visit is to be arranged by J.Fritz-Williams for committee members.
506 St Charles Street—Replace two windows
The owner has submitted an application for a Certificate of Appropriateness to replace two
windows on the house. The owner states that the garage window and one window on the back of
the house will be replaced. Staff investigated the conditions of the existing windows from the
exterior of the building. No rotten wood or deteriorated sashes were observed. Paint is peeling
and some glazing has worn away.
Elgin Design Guideline Manual Specifications:
Windows
A. 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
Design Review Subcommittee—June 22, 2010
Page 10 of 19
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.
E. Vinyl extruded windows are not permitted for use in historic districts.
F. 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 does not recommend approval of the Certificate of Appropriateness as submitted.
Staff would recommend approval of the Certificate of Appropriateness with the following
conditions:
Windows are repaired as needed.
****X
Stroud: Exhibit D photos shows there may be more than peeling paint.
Roxworthy: House is more or less from the 50's era. Garage window looks shot,but probably
could be repaired. House looks like it needs to be repainted too.
Wiedmeyer: The garage window photo is just a corner. It could be repaired.
Miller: The gray color is not bad wood; its' missing paint. Window should be repaired.
Stroud: Need to be completely striped,reglazed,primed and painted.
Slyester Jakubas (contractor): Replacement windows would be wood with aluminum clad.
Motion made by Commissioner Roxworthy approve as submitted (complete replacement).
The motion was seconded by Commissioner Wiedmeyer.
The motion denied unanimously.
Appeal process was stated to homeowner by S.Saher.
268-270 Douglas Avenue—Install garbage dumpster
The owner has submitted a Certificate of Appropriateness to build a dumpster enclosure at the
rear of the property. The dumpster enclosure was shown on the landscape plans previously
approved by the subcommittee,however, no details were provided regarding materials and
design. The owner states the enclosure will be constructed with wood fencing, dog-eared style,
and six feet tall. The enclosure will have gates on the front and be painted.
Elgin Design Guideline Manual Specifications:
Garbage Collectors
A. should be located at the rear of the building and be screened from the street view with
shrubbery and fencing. '
Design Review Subcommittee—June 22, 2010
Page 11 of 19
Staff Recommendation:
Staff recommends approval of the COA with the following conditions:
Drawings of the dumpster enclosure are submitted to staff prior to construction to confirm the
details match the requirements of the guidelines.
*****
Saher: Fence to be a 6' "dog ear" style.
Dan Mahmudi (owner): The 6' fence was required for the parking lot.
Briska: Are you about ready to asphalt the back? Will the foundation of the dumpster enclosure
be concrete?
Miller: If galvanized posts are used, they could be covered at the top with hollowed out caps.
Owner: Need to use galvanized posts for the strength. I am agreeable to installing a caps on
each post.
Motion made by Commissioner Couture to approve as amended (galvanized posts inside the
structure with wood caps).
The motion was seconded by Commissioner Roxworthy.
The motion passed unanimously.
372 N Spring Street—Install decorative rail
The owner has submitted an application for a Certificate of Appropriateness to install decorative
handrails at two locations on the building. The first location is over the front door and also over
the one story enclosed porch on the north side of the building. The building was probably an
Italianate home when first constructed but has been altered over the years. The decorative
railings are appropriate for an Italianate home.
Elgin Design Guideline Manual Specifications:
Garbage Collectors
A. should be located at the rear of the building and be screened from the street view with
shrubbery and fencing.
Staff Recommendation:
Staff recommends approval of the COA with the following conditions:
1. Drawings of the dumpster enclosure are submitted to staff prior to construction to
confirm the details match the requirements of the guidelines.
*****
Wiedmeyer: Example shown from 11 Rugby would be too heavy. Rugby is a bit larger.
Briska: Details are actually not that large.
Miller: No physical or photo evidence. Adding details would not be appropriate.
Saher: House is more of a Greek Revival style.
Miller: The characterists are not in place.
Stroud: Wrought iron would be better.
Wiedmeyer: Agree, wrought iron would be better suited.
Saher: Why add to the house?
Joaquin Cornejo (owner): Would like to finish the porch on the side too.
Design Review Subcommittee—June 22, 2010
Page 12 of 19
Saher: you might want to see if you actually want the upper railing.
Miller: Early Sanborn maps are showing a porch across the front and very narrow. That tells us
the small porch did not exist originally on the house.
Owner: House was built in 1871.
COA was withdrawn by the applicant.
323 Lake Street—Install window hoods and restore front porch
The owner has submitted an application for a Certificate of Appropriateness to restore the front
porch and replace the window trim. Staff has provided drawings of a new front porch based on
other vernacular style homes in the area. The door would remain but a transom would be added
to re-establish the original proportions. The classic inspired pilasters and entablature would be
removed. Flat 1x4 trim would be added around the door and a canopy would be added. The
newel posts, stairs, skirting and balustrade would be replaced in wood to compliment the house
style. The porch floor will be Azek decking, tongue and groove, perpendicular to the house.
The windows were altered in size when replaced several years ago. To accommodate this
change, the trim was narrowed and replaced with inferior wood. The replacement trim is rotten
and now needs to be replaced again. Staff is recommending the owner widen the trim to return
to the original proportions. Also, a simply cove molding and flat cap could be added as a
window hood. All windows on the north and west façade should be redone.
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 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 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.
Design Review Subcommittee—June 22, 2010
Page 13 of 19
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.
Architectural Details and Features
A. should not be added unless there is physical, pictorial, or historical evidence that such
features were original to the house or consistent with the style which would allow them to
be added to the house. These features should match the original in materials, scale,
location, proportions, form, and detailing.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted.
*****
Agustin Figueroa (owner): Window trim will be installed too.
Miller: Will you be cutting into the siding? Porch steps/treads must have traditional details
completed too (bullnose, overhang, etc).
Wiedmeyer: Need to add a two by dimension to give the sill projection. A 2 inch cove with a
cap too.
Roxworthy: Are you bumping out the window trim at the top and bottom?
Saher: Trim to widen out/flare at the top and bottom (similar to house on corner of Division
and Charming—two houses north of Channing). Gap at the door will need to be butted to the
trim.
Owner: Door is not going to be replaced.
Saher: Siding will need to be replaced along the door.
Motion made by Commissioner Roxworthy to approve as amended (1-sill projection; 2-two inch
cove with cap; 3-top and bottom to be wider/flared.
The motion was seconded by Commissioner Wiedmeyer.
The motion passed unanimously.
217 Michigan Street—Replace windows, porch, and missing architectural details
The contractor has submitted a certificate of appropriateness to replace the windows,
architectural details, front doors, and restore the front porch. Most of the windows on the
property were not original, others were damaged beyond repair. The contractor will replace all
windows to match the original openings. The new windows will be aluminum-clad wood
windows with two over two muntins.
Removing the substitute siding has revealed the shadows of the original window hoods. These
will be replaced to match. Staff has provided a photo of the window hoods that will be
replicated (Exhibit G1).
Design Review Subcommittee—June 22, 2010
Page 14 of 19
Removing the substitute siding revealed that the home originally had a double door entry. Two
doors will be reinstalled. Staff has provided an appropriate door for consideration (Exhibit G2).
The front porch has been substantially altered over the years. Staff has worked to design an
appropriate porch. As designed, the existing roof and box beam will stay. At this time, the
owner is looking for preliminary approval of the design so far and suggestions for restoring the
first level of the porch (Exhibit G3-G4).
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. 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. 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.
Architectural Details and Features
A. should not be added unless there is physical,pictorial, or historical evidence that such
features were original to the house or consistent with the style which would allow them to
be added to the house. These features should match the original in materials, scale,
location, proportions, form, and detailing.
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.
Porches
A. should be maintained in their original design with original materials and detailing.
°I)
Design Review Subcommittee—June 22, 2010
Page 15 of 19
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.
Staff Recommendation:
Staff recommends approval of the certificate of appropriateness for the windows, doors, and
architectural details as submitted.
*****
Saher: Door PM3-06 would be best suited for the style of the two double doors.
rok Steve Rosborough (contractor): None of the windows are arched. One window found when
the siding was removed.
Miller: Question regarding the trim. The photo in exhibit D shows there were shadows.
Will the shadows be matched?
Contractor: Yes.
Saher: A narrow window will be needed.
Miller: Actually, a shorter window is needed.
Saher: Center bracket will be longer. Amendment to staff comments to remove replicating G1
(arch) vs Straight hood). Brackets on each side will be the same. The center bracket will need to
be adjusted.
Miller: A triangle pediment would be better, with no brackets.
Saher: The existing photo shows 6 columns. Proposal is for only 4 columns. Are you changing
any of columns?
Contractor: Posts/columns are not being changed out.
Miller: Should have even spacing between the posts.
Saher: If posts are moved you will not have enough support below.
Miller: Porch would look better with only 4 posts.
Motion #1 made by Commissioner Roxworthy to table doors and porch design for additional
details.
The motion was seconded by Commissioner Briska.
The motion passed unanimously.
Motion #2 made by Commissioner Roxworthy approve as amended window replacement: 1-Flat
top 2 over 2; 2-triangle pediment with no brackets; 3-match shadows.
Design Review Subcommittee—June 22, 2010
Page 16 of 19
The motion was seconded by Commissioner Wiedmeyer.
The motion passed unanimously.
221 Michigan Street—Replace windows,porch, and missing architectural details
The contractor has submitted a Certificate of Appropriateness to replace the vinyl windows,
door, restore the missing bay window, other architectural details and front porch.
The existing windows are vinyl replacement windows. They have broken seals, cracked glass,
and cannot be repaired. The contractor is proposing to replace the windows with aluminum-clad
wood windows. The existing front door is not appropriate and not original. Staff has proposed
an appropriate door for consideration (Exhibit G 1)
Removing the substitute siding has revealed the shadows of missing architectural details
including the bay window that was shown in a photograph from the 1960's. The contractor
wishes to restore these missing elements. Using the shadow marks, staff has researched existing
homes for a comparable design. Staff believes the design of the window hood, bay window, and
porch should match 256 Division Street exactly. The only difference being the stairs would
approach the porch from the side rather than the front (Exhibit G2).
Elgin Design Guideline Manual Specifications:
Architectural Details and Features
A. should not be added unless there is physical, pictorial, or historical evidence that such
features were original to the house or consistent with the style which would allow them to
be added to the house. These features should match the original in materials, scale,
location, proportions, form, and detailing.
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.
Porches
A. should be repaired or replaced to match the original in design,materials, scale, and
placement.
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.
Design Review Subcommittee—June 22, 2010
Page 17 of 19
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.
Windows
A. 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.
B. Vinyl extruded windows are not permitted for use in historic districts.
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.
*****
Saher: The top sash will be arched. Top member of window will be slightly curved by the trim.
Miller: Interior will be rectangular and the outside will be arched?
Steve Rosborough (contractor): Yes.
Saher: The upper window is centered with the roof and not the bay window.
Stroud: Rope corners,keystone and upper brackets will give more definition.
Miller: The bay window and porch windows are all one structure.
Wiedmeyer: Top is rectangular.
Contractor: Agree to construct the roof as one section. The door had a transom; and will be put
back in too. Railing will go to the landing. Balance of stairs are located between the retaining
wall.
Motion made by Commissioner Wiedmeyer to approve as amended: 1-door to be model
PM3-09 with lite; 2-replicate G-3 details (photo of 256 Division) with segment arch and details
of windows (rope corners, keystone and brackets).
The motion was seconded by Commissioner Roxworthy.
The motion passed unanimously.
Design Review Subcommittee—June 22, 2010
Page 18 of 19
248 Michigan Street—Replace windows and missing architectural features
The contractor has submitted a Certificate of Appropriateness to replace the vinyl windows,
door, and restore the missing architectural details.
The existing windows are vinyl replacement windows. They have broken seals, cracked glass,
and cannot be repaired. Additionally,the sizes of the windows have been altered. The
contractor is proposing to replace the windows with aluminum-clad wood windows. The new
windows will match the original opening sizes and shall be two over two. The existing front
door is not appropriate and not original. Staff has proposed an appropriate door for consideration
(Exhibit G 1)
Removing the substitute siding has revealed the shadows of missing architectural details
including the canopy over the front door. The contractor wishes to restore these missing
elements. Using the shadow marks, the contractor and staff believe that 248 Michigan is the
same house as 242 Michigan. All details will be replaced to match the sister house next door.
Elgin Design Guideline Manual Specifications:
Architectural Details and Features
A. should not be added unless there is physical,pictorial, or historical evidence that such
features were original to the house or consistent with the style which would allow them to
be added to the house. These features should match the original in materials, scale,
location,proportions, form, and detailing.
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. 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.
B. Vinyl extruded windows are not permitted for use in historic districts.
Design Review Subcommittee—June 22, 2010
Page 19 of 19
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.
****x
Saher: Canopy shown on exhibit D3 shows plywood above the door.
Steve Rosborough (contractor): A glass transom window will be installed there.
Motion made by Commissioner Roxworthy to approve as submitted; with the addition of the
glass transom window below the canopy.
The motion was seconded by Commissioner Wiedmeyer.
The motion passed unanimously.
CORRESPONDENCE:
COA Log
No discussion.
Complaint Log
No discussion.
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Committee Member Comments/Questions:
#1 - 32 River Bluff- basement windows; staff was advised the basement windows are leaded
cane. Owner has been requesting quotes for replacement of windows due to rot at sill.
#2—Fence Discussion—Briska indicated the Heritage Commission will look into a fence
committee to language, styles and practicality.
ADJOURNMENT:
Motion to adjourn was made by Commissioner Roxworthy.
The motion was seconded by Commissioner Wiedmeyer.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 8:30 p.m.
Respectfully submitted,
Cindy A alden Approved:
Design Review Subcommittee Secretary IV, mod v
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