HomeMy WebLinkAbout2011 Design Review Subcommittee (7) F
Design Review Subcommittee
of the Elgin Heritage Commission
October 25, 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, John Roberson, Dennis Roxworthy, Steve Stroud and John Wiedmeyer
MEMBERS ABSENT:
Bill Briska and Bill Ristow
CITY STAFF PRESENT:
Sarosh Saher, Senior Planner
RECOGNIZE OTHER PERSONS PRESENT:
None
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APPROVAL OF MINUTES:
Motion made by Committee Member Roberson to approve the minutes of August 23, 2011, as
submitted.
The motion was seconded by Committee Member Couture.
The motion passed unanimously.
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
439 Park Street—Repairs to house: windows, soffit; repairs to garage: overhead doors, service
door, siding, roof(09.27.11)
New Business
421 Douglas Avenue—replace front handrail on house
489 North Street—replace siding on house
150 River Bluff Road —Discuss porch details, and replacement windows
ITEMS TABLED:
1. 439 Park Street—issue of the roof overhang,tabled until more details can be brought to
the subcommittee.
2. 489 North Street—tabled until siding is removed to reveal the features/evidence of
removed features that need to be reinstalled.
Design Review Subcommittee—October 25, 2011
Page 2 of 13
OLD BUSINESS:
Motion made by Committee Member Wiedmeyer to remove from the table item El for
discussion (representative for the property is in attendance for tonight's meeting).
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
439 Park Street—Repairs to house: windows, soffit; repairs to garage: overhead doors, service
door, siding, roof(09.27.11)
The application was first brought before the Design Review Subcommittee on September 27,2011.
At that time, the following items were discussed, some of which were approved, and some
continued to the October 25, 2011 meeting.
1. Replace retaining wall along front of house
Status: original wall removed. Replacement not installed.
Decision:Approved with conditions.
2. Paint exterior of house
Status: not begun
Decision: Referred to staff for administrative approval.
3. Repair soffit on south side of house
Status: not begun
Decision:Approved to be carried out only where the aluminum is missing.
4. Replace all windows with new wood windows
Status: not begun
Decision: Continued to October 25, 2011 meeting.
5. Replace two overhead garage doors
Status: One of two doors replaced
Decision: Continued to October 25, 2011 meeting.
6. Repair or replace 2nd garage soffit and siding
Status:work begun, sheathing installed, siding not installed on westerly garage.
7. Decision: Referred to staff for administrative approval.
8. Repair roof
Status: not begun
Decision: Referred to staff for administrative approval.
9. Repair side entry porches
Status: Side entry porch has fascia replaced.
Decision: Continued to October 25, 2011 meeting.
Additional items:
10. Rear Door Closed off
Status: completed.
11. New garage addition
Status: Garage addition rebuilt,framing, sheathing and new roof in place,yet to be clad.
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Design Review Subcommittee—October 25, 2011
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Items for consideration at this meeting.
1. Replace all windows with new wood windows:
Staff had the opportunity to inspect the existing windows on the house. The windows were
in good condition. There was very little deterioration to the wood. In most cases sash
chains/ropes and weights were in place, and not much work was required to keep them
continued working condition. Staff recommended to the applicant that the windows be
repaired and new sash locks installed where missing. Applicant has agreed to repair all
windows.
Additionally, staff noted that the storm windows were considerably deteriorated, badly
fitting, or had missing panels, and recommended that they be replaced. Applicant intends
to replace them with aluminum storm windows factory finished in a light color.
2. Rebuild garage addition, including garage doors:
The applicant has indicated that the garage addition was reconstructed in early September
following a removal of the existing addition that was severely deteriorated. The applicant
did not obtain permits for the reconstruction of the garage.
To date,the framing, roof and sheathing, and a new garage door is installed. The applicant
is requesting approval of the garage addition as constructed, and has indicated that he will
clad the addition in a material recommended by the Subcommittee.
3. Repair side entry porches:
The fascia on the side entry porches has been replaced. The applicant is requesting
approval of the work as completed.
4. Rear Door Closed off:
A rear door to the house was closed off using the blocks that were removed from the
retaining wall. The applicant is requesting approval of the work as completed.
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.
Design Review Subcommittee—October 25, 2011
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D. which are original of steel or aluminum should be repaired with materials to match the 4115
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.
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.
Garages
A. should be preserved and maintained. Original features should be repaired to match the
original.
B. should not be moved or relocated to another part of the lot, if original to the property.
Garage Doors
C. 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.
D. 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.
E. If windows are necessary,they should be simple in design with clear glass. 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.
Design Review Subcommittee—October 25, 2011
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F. should have painted metal panel doors to match the house in a color appropriate to the
period of the house.
Doors and Door Features
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.
Staff Recommendation:
The recommendation of staff on each item is as follows:
1. Repair all windows on house
Recommendation:Approval to repair windows with the following conditions
a. Allow for sash locks to be installed
b. Sash chains/ropes and weights to be repaired or reinstalled where missing
c. New aluminum storm windows to be installed on building, custom sized to fit the
openings.
2. Garage addition as built, replacement of two overhead garage doors
Recommendation: The garage addition is constructed, pending exterior cladding and final
fascia detail. One of two doors has been replaced.
a. The door does not conform to the requirements of the guidelines. Staff recommends
that the door be removed, and replaced with a door in keeping with the requirements
of the guidelines.
b. The roof of the garage is constructed in a manner where it appears secondary to the
original structure, and staff therefore recommends approval.
c. The fascia on the front elevation is constructed as a continuous band across the original
and addition. There is no break in the continuity. Staff recommends that the fascia be
redesigned to provide for that break in the continuity to create a visual difference
between the original and addition.
d. Cladding on the addition should be in a material that is compatible with the original
garage cladding. The original cladding is stucco containing a limestone aggregate. The
existing stucco is damaged in a number of locations. Replicating the finish may not be
possible. Staff recommends new cladding be in stucco, painted to match the color of
the existing stucco.
3. Repair side entry porches
Recommendation: Fascia has been installed. Staff recommends that fascia be properly
installed with necessary soffit, primed and painted.
Antonio (Tony) Lopez (owner) and his wife were present at the meeting. Discussion regarding
the garage—should we allow the window to remain as is, or should we consider installing
windows on the side of the garage similar to the 2 windows located inside the garage.
Design Review Subcommittee—October 25, 2011
Page 6 of 13
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A. The following items were discussed regarding the garage and made a part of the motion
that followed.
1. Soffit: Remove soffit return. Run it across to the new garage addition, with beadboard.
2. Reface the north face of the garage in stucco.
3. The frieze board should be duplicated and run around the garage.
4. Two new windows should be installed on the west elevation of the garage.
5. The doors and windows should be trimmed out like that on the original garage.
6. A K-style gutter should be installed along the front of the garage at a minimum.
7. The garage door should be a raised panel door.
Motion made by Committee Member Roxworthy to approve with the conditions outlined
above.
The motion was seconded by Committee Member Wiedmeyer.
The motion passed unanimously.
B. On the request to allow the blocked in rear entry door to the structure to remain,the
members of the subcommittee indicated that the doo should have been closed of and
designed as a false door rather than blocking it off with the hollow core concrete block
obtained from the retaining wall along the front of the house.
Motion made by Committee Member Wiedmeyer to approve as constructed per the request of
the applicant.
The motion was seconded by Committee Member Roxworthy.
The motion was unanimously denied.
C. On the request to approve the roof overhang,the members determined that there was
insufficient information provided to them and recommended that it be continued at a
future meeting when the applicant would produce the information.
NEW BUSINESS:
421 Douglas Avenue—replace front handrail on house
The property owner has submitted a Certificate of Appropriateness to replace the front stoop
railings on the house. The railings on the house were wrought iron and had deteriorated at the
base and had to be removed.
The property owner originally requested to replace them with a railing of similar material and
design. However, staff informed her that the material and design were not appropriate for the
style of the house and proposed a railing in wood.
Design Review Subcommittee—October 25, 2011
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The house originally had a full-width porch that wrapped around to the south side of the house,
and extended past the north elevation of the house. The property owner is not proposing to
replace the porch in its original configuration, rather simply reinstall a railing to comply with the
building code safety standards.
Staff has provided the property owner with railing details that would complement the house,
but not represent that they were original to the house.
Elgin Design Guideline Manual Specifications:
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 windowsill level, if present, and no greater than 30 inches in height.
Staff Recommendation:
1. Staff recommends approval of the request to replace the railing in wood, in a design
that is complementary to the house. The details have been provided to the property
owner.
Anastacia Rios(owner):
Miller: bolt the newel post to the riser of the step so that it will not touch the ground.
Eliminate the newel post against the building. The post cap should be pitched.
Motion made by Committee Member Roxworthy to approve as submitted with the
recommendation of Committee member Miller.
The motion was seconded by Committee Member Wiedmeyer.
The motion passed unanimously.
489 North Street—replace siding on house
The property owner has submitted an application for a Certificate of Appropriateness (COA)to
replace the exterior aluminum siding on the house.
The house is currently completely clad in aluminum siding. The siding is deteriorated and needs
to be replaced. The applicant proposes using cement board siding as a substitute siding
material.
At this time, staff has had the opportunity to only look at smaller portions of the building
underneath the existing aluminum siding. The areas contain either plywood sheathing, or the
Design Review Subcommittee—October 25, 2011
Page 8 of 13
original underlayment of the main building. Only one portion of the addition to the rear shows
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a drop siding cross section. Additionally, there are elements of a hollow-core concrete block
porch on the east elevation of the building in the form of a pilaster, concrete balustrade, and
foundation. Finally, staff is unable to determine whether the configuration of windows is
original to the house, and whether there are additional windows that were concealed when the
aluminum siding was installed.
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 particleboard, gyp board, or pressboard. These materials generally do
not possess textures or designs which closely match original wood siding. However, if
more than 50%of the original siding material is damaged beyond repair, or missing,
substitute materials may be applied if the following conditions are met:
• the existing damaged siding materials are removed prior to the installation of
substitute materials;
• Vinyl material is not permissible. Rather, cement board is and should be smooth
without knots and be accented with trim
• Finger jointed board stock is acceptable; however, natural continuous board
stock is preferable for use as siding.
The application of these materials must not result in the concealment of or removal of original
decorative detailing or trim including window and door surrounds. However, if no trim or
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Design Review Subcommittee—October 25, 2011
Page 9 of 13
surrounds exist then new wood trim in the form of fascia, corner boards, baseboards, molding
and windows should be installed.
Substitute materials should match the dimensions of the original wood siding as closely as
possible. The cement board should abut the wood trim and be caulked to prevent moisture
damage.
Staff Recommendation:
Staff recommends approval of the request to remove the aluminum siding with the following
conditions:
a. The applicant inform staff on removal of the siding to examine and document the
condition of the house including—existence of original siding, configuration of
original openings, shadows and evidence of trim and ornamental features that were
removed.
b. The applicant return to the Design Review Subcommittee to request approval to
construct and install the missing features, openings and siding to be reinstated in
accordance with the guidelines.
c. If the original siding is deteriorated more than 50%, or missing, then approval of the
installation of new cement board siding according to the details approved by the
Design Review Subcommittee.
The contractor for the project—Tony Greco of Greco Construction was present (applicant):
Discussion took place on the fact that the siding was not removed.
Saher: advised the property owner to be aware that once siding was removed, that features, or
evidence of removed features would be revealed that would need to be reinstated on the
building, and could prove more costly that what was anticipated.
Mr. Greco: has advised the property owner on this issue, but is also assured that the insurance
company will pay for the reinstallation of siding with the features that need to be installed.
The subcommittee recommended that the item be tabled until the siding is removed to reveal
the features that need to be reinstated.
No motion for approval was made.
150 River Bluff Road— Discuss porch details, and replacement windows
THIS ITEM RECEIVED CONCEPT APPROVAL ON MAY24, 2011, and approval on June 14, 2011.
May 24, 2011 approval:
• All the brick on the front is replaced so you cannot see where the old brick and new brick
differ. The corners could be stitched in with the existing side brick.
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Design Review Subcommittee—October 25, 2011
Page 10 of 13
• Because of a concern that the replacement brick proposed is shorter than the original, the
Subcommittee recommended that the brick be the same size so that the placement and
cuts match the original.
• All replacement trim features (cove molding, bed molding, brick mold, etc) have the same
dimensions and profile as the original pieces. Since today's lumber is slightly smaller in size
than historical lumber and this could cause the replacement trim to appear too slight for
the mass of the structure.
June 14, 2011 approval:
Approval for replacement of brick, brick molding, columns, shutters and windows per the
following conditions;
1. The porch roof and trim is not vinyl, but wood or a composite material like Azek.
2. All muntins, including the sidelights and transom are SDL(interior and exterior with
spacer)
3. Door#2 is the front door.
4. Issuance of the COA pending submission of construction documents.
Project Background:
The contractor has submitted an application for a Certificate of Appropriateness to continue
discussion on the rehabilitation of the structure following the car crash that significantly
damaged the front of the building.
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The contractor wishes to conceptually discuss and receive approval for details on the porch,
and replacement of windows that were damaged. The contractor intends to bring drawings of
the porch and specifications of the windows to the meeting.
Elgin Design Guideline Manual Specifications:
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.
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 not be removed or altered. The original size of the door opening should not be
enlarged, reduced, or shortened in height.
Design Review Subcommittee—October 25, 2011
Page 11 of 13
elk C. 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.
Masonry
A. should be preserved and maintained, if original
B. should be repaired carefully to match the original brickwork and mortar, using hand
tools, not electric power saws,to remove mortar, if repairs are necessary.
C. should have repointing (fixing the mortar between the bricks) that matches the original
brick and mortar regarding width, depth, color, raking profile, composition, and texture.
Repointing should never be done with Portland cement or other hard mortars unless
these mortar compounds are original to the dwelling. For most pre-1920 dwellings, use
soft mortars to match the original composition. If the original composition cannot be
determined, use a historic compound such as one part lime and two parts sand.
D. should not be coated with silicone-based water sealants. Water sealants or water
repellents generally have the affect of keeping interior moisture from evaporating
through the walls and thereby damaging the brick.
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 not be removed if original to the dwelling.
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. Vinyl extruded windows are not permitted for use in historic districts.
D. 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.
Design Review Subcommittee—October 25, 2011
Page 12 of 13
E. screens and/or storms should be wood or baked-on or anodized aluminum and fit 415
within the window frames.
F. 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 conceptual discussion of the materials and details per the following
conditions:
1. The applicant produce drawings and specifications before the Design Review
Subcommittee for discussion.
2. Issuance of the COA pending submission of construction documents.
3. All details must match the original as closely as possible.
Greg Doherty(contractor for property owner):
The neighbors to the west, Mr. and Mrs. Levine also attended the meeting to comment and
listen in on the discussion.
Chairman Stroud asked if the surrounding property owners, the Levine's, had any comment.
They stated that they were at the meeting to find out the status of the reconstruction of the
building, as they had observed that work had come to a stand still in the past month and
wanted to find out why. The indicated their dissatisfaction at the rate at which work was being
completed and hoped that the project would have been completed sooner.
The contractor produced drawings of the features that were proposed to be discussed at the
meeting. The following conditions were additionally placed on the work proposed:
1. Change the standing seam metal roof over the front porch to a flat seam metal roof.
2. The point at which the porch overhand meets the wall should contain step flashing to
follow the joints of the brick.
3. The window above the porch (2nd floor) should be trimmed out in brick molding as
approved by the subcommittee.
Motion made by Committee Member Wiedmeyer to approve as submitted, with the additional
conditions mentioned above.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
Additional Staff Comments:
1. 432 South Liberty Street—Committee Member Wiedmeyer indicated that he had been
following the progress if the work following his demonstration to the property owner on
how to remove and install the wood siding in the correct manner. He stated that the
work was being completed properly.
Design Review Subcommittee—October 25, 2011
Page 13 of 13
2. 115 N Porter Street:the property owners, Ms. Maria Garcia and Ms. Miriam Angel
attended the meeting and asked the commission members about grants. They were
directed to staff of the community development department to look into rehab grants
funded by the CDBG program.
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Wiedmeyer.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 8:10 p.m.
Respectfully submitted,
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Sarosh Saher Approved:
Staff Liaison, Design Review Subcommittee December 13, 2011
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