Loading...
HomeMy WebLinkAbout2011 Design Review Subcommittee Design Review Subcommittee of the Elgin Heritage Commission July 26, 2011 The meeting of the Design Review Subcommittee was called to order at 6:00 p.m. in the City Council Chambers (Located on the 2nd floor of City Hall) by Chairman Stroud. MEMBERS PRESENT: Betsy Couture, Pat Miller, Bill Ristow, John Roberson, Dennis Roxworthy, Steve Stroud and John Wiedmeyer MEMBERS ABSENT: Bill Briska CITY STAFF PRESENT: Jennifer Fritz-Williams, Historic Preservation Planner; and Cindy Walden, DRS Secretary RECOGNIZE OTHER PERSONS PRESENT: None PROPERTIES ON AGENDA FOR DISCUSSION: Old Business None New Business None APPROVAL OF MINUTES: Motion made by Committee Member Roberson to approve the minutes of July 12, 2011, as amended (pg. 3 abstained-Roberson); and (pg. 8 Miller: Also, a 5 panel door; one horizontal panel in the middle with two vertical panels above and two vertical panels below). The motion was seconded by Committee Member Roxworthy. The motion passed unanimously. ITEMS TABLED: None OLD BUSINESS: None Design Review Subcommittee—July 26, 2011 Page 2 of 11 NEW BUSINESS: 218 Villa Street—Replace handrails on front porch The owner has submitted an application for a Certificate of Appropriateness to install a handrail on the front porch and steps. The work was completed without a COA/permit. The old handrail was a mixture of interior balusters and deck-type 2x2's and 2x4's. The railing as installed does not the requirements of the guidelines. The top and bottom rail are pre- fabricated pressure-treated railing pieces that are too small in profile to be appropriate for this style of house. At a minimum,the top and bottom handrails should be switched out to match Exhibit F. Additionally,the 2x2 spindles should be closer together, 4" O.C. maximum, or replaced with 3x3 turned spindles placed 4" O.C. Elgin Design Guideline Manual Specifications: Porch Columns and Handrails 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 conditions: 1. DRSC confirms final spindle design (turned versus 2x2) 2. Railing height is lowered to 30" A.F.F. ***** Fritz-Williams: Free classical design will allow same as 364 Bent St. Miller: How are we dealing with the stair width? Amy Hutchinson (Weststar Industries/owner): We did not touch the stair railing. The guardrail was done by us. Our insurance will not allow the railing to be lowered. Because of this porch railing, our insurance is reviewing all of our properties. A copy of the letter from the insurance company was submitted to staff, regarding the railing height. Agree the bottom rail should not be upside down. The insurance company requires us to have the railing be installed to Code requirements. Miller: The rail can be installed at the Historic District hailing height; with a metal pipe installed above. Fritz-Williams: Code requirement is 34-36" high. Roxworthy: If we allow this property to install a rail at 36" in the historic district, we would be setting a precedent for other properties. Hutchinson: Thought the top rail was built okay. Fritz-Williams: Needs to be the 2x2; which is larger then what was installed. Design Review Subcommittee—July 26, 2011 Page 3 of 11 Hutchinson: After the work was completed; we were told the railing was not right. Fritz-Williams: If the insurance company will agree to the metal rail 35.5"; the top rail could be installed at 31.5". This will comply with Code for height and maximum 4" spacing too. Similar to the metal pipe at 258 Douglas Ave. Miller: Not much extra expense with installing the pipe. The spindles can be reused. Couture: Is this a rental property or homeownership? This property is in the historic district. Fritz-Williams: This is a rental property, and must be licensed with the city. Wiedmeyer: Putting the railing at 30" and the pipe 4" above would be best. Then the next owner could remove the pipe if they wanted to be more historically accurate. Roberson: I discussed with the railing requirements prior to construction (as an outside architectural consultant). Stroud: We could approve a "concept only" for the railing at 30" top rail. Hutchinson: The committee needs to know there is a "property owner" within the historic district who is representing themselves as someone who "makes decisions" for the historic district. Copies of emails received from the "property owner" was left for staff's records. Motion made by Committee Member Wiedmeyer to approve as submitted; with the following amendment by the applicant: bottom rail to be flipped (chamfered side up). The motion was seconded by Committee Member Roxworthy. A roll-call vote was completed. The motion failed 0-6-1. Nay: Couture, Miller, Ristow, Roxworthy, Wiedmeyer, Stroud Abstain: Roberson The appeal process was explained to the applicant and the contractor. In addition, a letter of denial will be sent to the applicant containing the appeal process. 467 E Chicago Street— Replace front steps The contractor has submitted an application for a Certificate of Appropriateness to replace the front steps. I could find no permits for when the work was completed but it is not original or appropriate. The new steps will be wood framing with 1x4 tongu n groove decking on the landing perpendicular to the steps. The treads and risers will be 2x6 composite boards (split treads). Elgin Design Guideline Manual Specifications: 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. Design Review Subcommittee—July 26, 2011 Page 4 of 11 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. ***** Wiedmeyer: Is the wing wall being worked on? John Anderson (contractor): Will need to stabilize; not planning on replacing. Wiedmeyer: The steps need to be equal in height. Roberson: Probably five steps will need needed. Miller: Treads to be wood or composite material? One piece or split? Fritz-Williams: There will be two 2x6 boards. Same split tread design approved before at 37 N Porter St. Miller: I feel each tread should be one piece, not two boards. Roxworthy: Better to not have a seam. Wiedmeyer: A 2x12 board will cup/curve. Two boards with small split between is best solution for water drainage. Stroud: Agree; cupping will occur with the 2x12. Fritz-Williams: Because of the wing wall, the treads will not be seen from the street. Roxworthy: Yes, I too have used 2x12 and had the "cupping" installed upside down. Stroud: We have 2x12 treads and the boards are cracking. Ristow: Two 2x6 will be better suited due to the cupping problem. Miller: Doweling the 2x6's together would be another option. Cedar tone decking is 1 1/8" thick. The space between would have the water drip down Anderson: Stringer will be used for the stairs Stroud: If gapped alittle,then gravel will be needed underneath the stairs. If 2x12 is used, weep holes would be needed. Either way is okay. Wiedmeyer: Question for the applicant/contractor: Which do you prefer? Anderson: Two 2x6 boards. Motion made by Committee Member Wiedmeyer to approve as submitted. The motion was seconded by Committee Member Roxworthy. The motion passed 6-1. Yea: Couture, Ristow, Roberson, Roxworthy, Wiedmeyer, Stroud Nay: Miller 430 Prairie Street— Replace concrete retaining wall The contractor has submitted an application for a Certificate of Appropriateness to replace the west retaining wall. The current wall is poured concrete and crumbling severely. The new wall will also be poured concrete only 6" farther to the east. • Design Review Subcommittee—July 26, 2011 Page 5 of 11 Elgin Design Guideline Manual Specifications: Retaining Walls A. should be preserved and maintained, if original to the dwelling (or built before 1945). B. should be of poured concrete (not concrete blocks) or in stone designs such as cut stone, random rubble, coursed rubble, or cobblestones. Retaining walls of brick are less appropriate but may be constructed. If constructed of artificial or cultured stone, textures, colors and random designs should replicate natural stone. If located in front yards, the walls should be constructed using up to two courses and an additional cap course, not to exceed twenty inches in height. C. should not be removed or replaced with new materials, if built before 1945. D. should not be built on the fronts of dwellings, if constructed of timbers or railroad ties. Staff Recommendation: Staff recommends approval of the Certificate of Appropriateness as submitted. Wiedmeyer: Will it look the same? Christopher Skelnick(owner): Wall will be shifted six inches to the east. Wiedmeyer: Smooth wall? If using concrete forms, the markings will be left behind. Probably will need parging at the connections. Skelnick: I heard solid and hollow sounds along the existing well. Wiedmeyer: Prefer the wall be a smooth appearance. Skelnick: The walls are to smooth. That is my preference too. Roberson: How tall? Skelnick: Varies from 1'6" to 4' in height. Drainage system will be installed in the new wall. Existing wall has dirt along the entire height, with no way for water to drain away from the concrete. Motion made by Committee Member Ristow to approve as amended (smooth parging). The motion was seconded by Committee Member Wiedmeyer. The motion passed unanimously. 565 Wellington Avenue— Replace windows and front canopy The owner has submitted an application for a Certificate of Appropriateness to replace five windows,the south porch door and the canopy over the front door. Also there is a vague note to install aluminum soffit and fascia at the canopy. Currently, the windows to be replaced are vinyl. I could find no record of when this work was done but the Inventory Sheet (Exhibit D) notes that the windows were vinyl when the district was created. The south porch door is proposed to be replaced with a six panel door. The current door is not original and was installed after the district was created without a COA. However, a six panel door is not appropriate for this style of house. Design Review Subcommittee—July 26, 2011 Page 6 of 11 The canopy over the door is a significant original feature that remains mostly unaltered. The brackets are in good condition and require only minor maintenance (epoxy repair, scrape and 445 paint). The roof may have been leaking over the years causing deterioration of the roof framing. Several pieces of the fascia are missing or replaced with inappropriate material. Elgin Design Guideline Manual Specifications: Windows A. which are original should be preserved in their original location, size, and design and with their original materials and numbers of panes (glass lights). B. which are not original should not be added to primary facades or to secondary facades where readily visible. C. should be repaired rather than replaced, but if replacement is necessary, the recommended replacement should be in-kind to match the originals in material and design. Windows clad in aluminum or baked-on aluminum are acceptable as replacement windows for use throughout the structure. Factors to be considered in determining whether the severity of deterioration of windows requires replacement shall include but not be limited to the following factors: damage, excessive weathering, loss of soundness or integrity of the wood, deterioration due to rot or insect attack, and cost to repair. As to the factor of the cost to repair windows, a particular window may be permitted to be replaced rather than repaired if the estimated cost to repair the windows is more than the estimated cost of the purchase and installation of appropriate replacement windows. D. which are original of steel or aluminum should be repaired with materials to match the original. If repair is not feasible, replacement should be with new windows to match the original as closely as possible in materials and dimensions. Aluminum extruded windows are an acceptable replacement substitute for original steel sash windows, as long as their size, shape and profile match the original windows. E. Vinyl extruded windows are not permitted for use in historic districts. F. which are new should not have snap-on or flush muntins. True divided muntins are preferred over these types of muntins which do not have the same appearance as historic windows. New muntins which are an integral part of the window sash and installed on both sides of the glass are preferable to snap-on simple grilles. G. screens and/or storms should be wood or baked-on or anodized aluminum and fit within the window frames. H. that are approved for replacement may be fitted with new double-paned Low-E glass that will improve the energy conservation on the interior. Only low-e glass that does not contain a tint should be used. 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. • • Design Review Subcommittee—July 26, 2011 Page 7 of 11 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 only involve artificial materials such as "lexan" or other acrylic based materials, if applicable. E. should not be removed or altered.The original size of the door opening should not be enlarged, reduced, or shortened in height. F. 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. G. should not be added at locations where they did not originally exist. If needed to meet safety codes or to enhance the use of a property, doors should be added at the rear or sides of dwellings where they would not be readily visible. Architectural Details and Features A. should be repaired rather than replaced. B. should not be removed or altered if original to the building. C. should not be covered or concealed with vinyl, aluminum or other substitute material. D. 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 does not recommend approval as submitted. Staff would recommend approval with the following conditions: 1. The new windows fit the existing openings. 2. The new windows are wood or aluminum-clad wood, double-hung, one over one. 3. The new door fits the existing opening. 4. The new door is wood or smooth fiberglass. 5. The new door has four panels or two panels below one glass lite. 6. The canopy brackets are repaired and remain. 7. The roof may be replaced. 8. The fascia is replaced to match the original trim details. 9. No aluminum is used to cover up the fascia or soffit. Stroud: Not putting gutter on the front on the porch? Patricia DeGeorge(owner): Want to tear off the canopy. Actually, wanted to put a canvas awning across the entire front, but the historic district does not allow it. Stroud: Part of reason the rot happens on the canopy is the water backs up in the gutter. DeGeorge: Porch does not seem to be original. Front bracket has holes in it on the ends of the brackets. Miller: There would have been a decorative element from the end of the bracket. Design Review Subcommittee—July 26, 2011 Page 8 of 11 Stroud: Might be able to find a photo the porch details Roxworthy: Looks like an upside down finial. DeGeorge: Contractor wants to make all the same boards. Wiedmeyer: Looks like an aluminum soffit. Fritz-Williams: Screws are rusting. Aluminum was pieced together. Roberson: The side with three windows is the main house? Roxworthy: If the aluminum soffit was removed, it might have good boards under it. DeGeorge: This is my house, and I want to improve it with aluminum. I have done other work to improve the property too. Want to reduce the amount of heat brought in by the sunlight. There is no shade on that side. Miller: Interior shutters or sun blocking curtains could be used. Stroud: An awning over the two individual windows and a canopy over the doorway on the front elevation would be appropriate. Also, if you take the aluminum down, it will need to be repaired if less than 50%damaged. DeGeorge: Who decides if it is 50% damaged? Stroud: Staff will make that determination. DeGeorge: Contractor wants to replace canopy. Fritz-Williams: Canopy is in overall good shape. The brackets will need to stay; roof could be replaced. DeGeorge: The three windows are rotting. Miller: Trim board between them needed? T-11? Fritz-Williams: Staff recommends the original window openings per the 1997 historic district photo; no larger and no smaller. Wiedmeyer: Regarding the door replacement; with or without glass? DeGeorge: No glass. Roberson: Then a four panel should be installed; 2 over 2 vertical panels. Motion made by Committee Member Wiedmeyer to approve with staff recommenations. The motion was seconded by Committee Member Couture. The motion passed unanimously. 432 S Liberty Street—Reside house The owner has submitted an application for a Certificate of Appropriateness to replace the original siding. This property is the recipient of an architectural grant to remove the asphalt/masonite board siding. As the owner began work at the back of the house, he found no siding underneath. Staff investigated the opening and found the lath and a few plaster keys under the substitute siding. The owner wishes to replace the siding with cedar clapboards instead of stucco. Cedar siding is an appropriate material for this style of house as long as the corners are mitered and the reveal is approximately 2 1/2". Design Review Subcommittee—July 26, 2011 Page 9 of 11 Elgin Design Guideline Manual Specifications: Wood Siding A. should be repaired rather than replaced, if original. If replacement is necessary, wood siding and shingles should be replaced with new cement board or shingles to match the original in size, placement, and design. Wood that has been concealed beneath synthetic sidings such as aluminum, asbestos, or vinyl should be repaired and the synthetic sidings removed. Following the removal of synthetic sidings the original siding should be repaired to match the original, caulked and painted. If the "ghosts" or outlines of decorative missing features are revealed,these should generally be replicated and reinstalled. If these features are not replaced they should be recorded through photographs or drawings for future replication. B. should be insulated if the addition of the insulation does not result in alterations to the siding. The creation of plugs or holes for blown-in insulation is not acceptable. C. should have original asbestos shingles kept stained or painted. If asbestos shingle siding is deteriorated or poses a health hazard, it may be removed and replaced with wood or other substitute siding. Removal of asbestos siding should follow hazardous material guidelines. D. should not be concealed beneath synthetic materials such as vinyl, masonite, or aluminum, if original. Original siding should also not be concealed beneath wood based materials such as particle board, gyp board, or press board. These materials generally do not possess textures or designs which closely match original wood siding. However, if more than 50%of the original siding material is damaged beyond repair, or missing, substitute materials may be applied if the following conditions are met: o the existing damaged siding materials are removed prior to the installation of substitute materials; o Vinyl material is not permissible. Rather, cement board is and should be smooth without knots and be accented with trim o Finger jointed board stock is acceptable, however, natural continuous board stock is preferable for use as siding. o The application of these materials must not result in the concealment of or removal of original decorative detailing or trim including window and door surrounds. However, if no trim or surrounds exist then new wood trim in the form of fascia, corner boards, base boards, molding and windows should be installed; o Substitute materials should match the dimensions of the original wood siding as closely as possible. The cement board should abut the wood trim and be caulked to prevent moisture damage. Staff Recommendation: Staff recommends approval of the Certificate of Appropriateness with the following conditions: 1. The siding is cedar, clear, installed smooth side out. 2. The siding has a 2 %" reveal. 3. The corners are mitered. Design Review Subcommittee—July 26, 2011 Page 10 of 11 4. All wood is primed and painted. ***** 41111) Jose Moreno's son (Jose) was present to translate tonight's discussion. Fritz-Williams: Similar to other houses (170 Lincoln and 376 S Liberty). Miller: All four sides are to be replaced? Fritz-Williams: Yes. Roxworthy: Are they removing the lathe boards? Fritz-Williams: Could install cedar siding over the lathe. Wiedmeyer: Currently trim is aluminum. Fritz-Williams: All brown Masonite boards will be taken down. Roxwothy: Is the framing sticking out past the window trim. Fritz-Williams: Yes. Roxwothy: Usually a channel is used to bring it out from the Masonite. Roberson: When siding is mitered, it needs to be wood. Wiedmeyer: Yes, it should be wood. In addition, as the front is exposed if there are any details found,the siding should not be installed to cover the details. It should be left exposed. Jose Moreno(owner via translator): Does the color matter? Fritz-Williams:Yes, since this is grant funded, the color will need to be submitted to staff for approval. Wiedmeyer: Does the applicant understand the conditions required for approval. Jose Moreno(owner via translator): Yes. I Motion made by Committee Member Roxworthy to approve with staff recommendation; in addition, staff to approve any exposed details found on front porch. The motion was seconded by Committee Member Wiedmeyer. The motion passed unanimously. CORRESPONDENCE: Roberson: NHS is putting together a work day in September for NENA. Additional information is being determined; exact date, locations, and project description. ADJOURNMENT: Motion to adjourn was made by Committee Member Roberson. The motion was seconded by Committee Member Ristow. The motion passed unanimously. The meeting of the Design Review Subcommittee was adjourned at 7:33 p.m. I Design Review Subcommittee—July 26, 2011 Page 11 of 11 Respectfully submitted, Cindy A. Walden Approved: Design Review Subcommittee Secretary erk r