HomeMy WebLinkAbout05-12-15 - approved 06-09-15Design Review Subcommittee
of the Elgin Heritage Commission
May 12, 2015
Minutes
The meeting of the Design Review Subcommittee was called to order at 6:01 p.m. in the City
Council Chambers (Located on the 2nd floor of City Hall) by Chairman Wiedmeyer.
MEMBERS PRESENT:
Rebecca Hunter, John Roberson, Scott Savel, and John Wiedmeyer
MEMBERS ABSENT:
Bill Ristow, Dennis Roxworthy
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation and Cindy Walden, DRSC Secretary
RECOGNIZE OTHER PERSONS PRESENT:
Dan Miller and Holly Mack
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
73 Villa Street — rehabilitation of front stoop
278 Villa Place — corrective measure of rear deck
463 -65 St. Charles St — Rehabilitation of exterior
724 N Spring St— Installation of skylights
APPROVAL OF MINUTES:
No minutes were presented for consideration.
ITEMS TABLED:
278 Villa Place — Tabled due to non - representation
NEW BUSINESS:
73 Villa Street — rehabilitation of front stoop
The applicant has submitted an application for a Certificate of Appropriateness to construct a
new porch and stairs.
Design Review Subcommittee— May 12, 2015
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The applicant is proposing to extend width of stairs to match the width of the existing concrete
sidewalk. They have also indicated that there will be a 3' deep landing at the top of the stairs.
To note, the entrance swings inward.
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 fagade,
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 Railing
A. Should be preserved and maintained. Where repair is required, use materials to
match the original in dimensions and detailing.
B. Should be rebuilt in historic designs if the original columns and railings have been
removed or replaced
C. Should have new balusters for the railing, if required. Porch balusters (also called
spindles) should be appropriate for the building's style and period. The height of the
railing should be in line with the window sill level, if present, and no greater than 30
inches in height.
Porch 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 5/412 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.
Design Review Subcommittee — May 12, 2015
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Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted and with the
following conditions:
1. The handrail shall have a 2x6, ripped down to 4 %" with beveled top rail; %" cove molding
at each side of balusters; 3x3 (2'/: x 2 A actual size) square, decorative balusters, with a
maximum of 3" on center. That the bottom rail is a 2x6, ripped down to 4 %:" with
chamfered edges, installed 2" AFF.
2. That the handrail height is no more than 30" maximum AFF.
3. That the stair treads shall be 5/4" x 12 (recommended) or 2 x 12 and bull -nosed on 3 sides
and overhang the risers a minimum of 1 ". Douglas fir, pressure treated wood or
composite material is acceptable.
4. That the newel posts are located on and attached to the bottom stair tread.
5. That the newel posts shall be 6x6 with pummeled edges and capped with ball cap.
6. The flooring shall be 1x4 tongue and groove and installed perpendicular to the house.
Douglas fir, pressure treated wood or composite material (recommended) is acceptable.
7. All porch details shall be primed and painted.
Anna & Amner Baez (owners) were present for tonight's COA discussion:
The exterior door swings in; building code does not require landing at doorway when the door
swings into the building.
Spindles will be 3x3 (2 %" actual dimensions).
Motion made by Committee Member Roberson to approve as submitted, with staff comments.
The motion was seconded by Committee Member Savel.
The motion passed unanimously.
278 Villa Place — corrective measure of rear deck
The applicant has submitted a Certificate of Appropriateness (COA) to reconstruct the
property's two porches. The COA application has been filed as a corrective action to the
following violations:
1. Front and rear porch installation without a COA.
The existing porches constructed at both the front and rear of the building, do not conform to
the Guidelines. Staff has advised the applicant that the existing front and rear porch will need
to be replaced with a simple porch design that conforms to the Guidelines.
No representation for the property was present for tonight's COA discussion.
Motion made by Committee Member Hunter to approve as table the COA request.
The motion was seconded by Committee Member Savel.
The motion passed unanimously.
Design Review Subcommittee — May 12, 2015
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463 -465 St. Charles St — Rehabilitation of exterior
The applicant has submitted an application for a Certificate of Appropriateness for the
following:
1. The front, side and rear porch will be restored and rehabilitated.
2. Construction of new, rear second floor porch and egress stairs.
3. New wood windows and exterior doors are proposed.
a. The first floor, west elevation picture window as well as the first floor south
elevation picture window will be restored. The second floor, south elevation
picture window will be replaced to match existing picture window exactly.
b. The second floor, west elevation picture window is not original, and is proposed
to be replaced with (2) double hung, wood windows within the rough opening
size.
4. Deteriorated areas of the siding will be patched and repaired.
5. The roof will be replaced with architectural shingles.
6. Deteriorated areas of the exterior trim boards will be repaired.
7. The exterior will be painted.
Staff, Commissioner Savel and Commissioner Wiedmeyer conducted a site assessment on May
7, 2015. At that time, the condition of the windows, porch and siding were assessed.
The condition of the windows were found to be in fair condition. All of the windows have
several layers of paint and a few have missing ropes and glass that will need to be re- glazed.
Although the windows were not beyond repair, it was determined that the repair costs will
exceed the cost of replacement. Rather than repair, because of cost differences between repair
and replacement, the applicant has requested approval to replace all of the indicated windows,
with exception of the two picture windows, on the entire building. The applicant has proposed
window replacements to match existing in size and profile.
The porches were in varying degrees of deterioration but repairable. There were indications
( "ghosting') of missing decorative porch elements found on the siding and columns. The
applicant intends to reproduce and install those elements to the existing porches.
The original exterior siding was also found to be in varying conditions. The siding found at the
west elevation was in overall good condition, whereas the following elevations had several
areas of deterioration throughout. The applicant has indicated their interest in removal of the
existing siding and replacing with cement board. The applicant also intends to restore or
replicate the decorative, fish scale shingles.
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
Design Review Subcommittee — May 12, 2015
Page 5 of 11
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 fa4ade, 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 Railing
A. Should be preserved and maintained. Where repair is required, use materials to match
the original in dimensions and detailing.
B. Should be rebuilt in historic designs if the original columns and railings have been
removed or replaced
C. Should have new balusters for the railing, if required. Porch balusters (also called
spindles) should be appropriate for the building's style and period. The height of the
railing should be in line with the window sill level, if present, and no greater than 30
inches in height.
Porch 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.
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
Design Review Subcommittee — May 12, 2015
Page 6 of 11
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.
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.
Roofs
A. Should be retained in their original shape and pitch, with original features (such as
cresting, chimneys, finals, cupolas, etc.), and, if possible, with original roof materials.
B. Should be re- roofed with substitute materials such as asphalt or fiberglass shingles if the
original materials are no longer present or if the retention of the original roof material is
not economically feasible.
C. Should be in appropriate colors such as dark grey, black, brown or shades of dark red;
red or green may also be appropriate for Craftsman /Bungalow period dwellings for new
asphalt or fiberglass shingled roofs.
Design Review Subcommittee — May 12, 2015
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D. Should have sawn cedar shingles added only after a complete tear -off of the existing
roof materials is completed. This is necessary to provide adequate ventilation and
proper drying of the roof during wet conditions.
E. Should have soldered metal panels added as the surface material, if the roof is flat. If
not readily visible, rolled composition or EPDM (rolled rubber) roofing materials are
acceptable.
F. Should have proper water -tight flashing at junctions between roofs and walls, around
chimneys, skylights, vent pipes, and in valleys and hips where two planes of a roof meet.
Metal flashing should be used instead of the application of caulking material or
bituminous coating, which can deteriorate due to weathering and allow moisture
damage
G. Should not have new dormers, roof decks, balconies or other additions introduced on
fronts of dwellings. These types of additions may be added on the rear or sides of
dwellings where not readily visible.
H. Should not have split cedar shakes, in most cases.
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:
a. the existing damaged siding materials are removed prior to the installation of
substitute materials;
b. Vinyl material is not permissible. Rather, cement board is and should be
smooth without knots and be accented with trim
c. 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.
Design Review Subcommittee— May 12, 2015
Page 8 of 11
However, if no trim or surrounds exist then new wood trim in the form of fascia,
corner boards, base boards, molding and windows should be installed.
Substitute materials should match the dimensions of the original wood siding as
closely as possible. The cement board should abut the wood trim and be caulked to
prevent moisture damage.
Paint Removal and Surface Preparation
A. Should be performed by manual scraping or by using appropriate chemical removers. A
paint shaver may be used, but with caution so as to avoid removal of wood siding.
B. Should be performed cautiously when removing paint through heat plates or heat guns
to avoid unnecessary damage to the wood through charring or fire.
C. Should not be removed by abrasive techniques such as sand or water blasting since this
can damage the wood and introduce moisture into the building.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted and with the
following conditions:
Porch
1. The porch guard rail height should be no greater than 30 inches from the deck.
2. The top and bottom rails should be 2x4 with chamfered corners to allow for water runoff.
The handrail shall have a3/4 cove molding to run the length of handrail at each side of
balusters.
3. The balusters should be no less than 2x2 spaced no greater than 2.5 inches apart.
4. The handrails down the stairs should end in a square newel posts with pummeled edges,
topped with a ball cap. The top of the handrail should end in the columns on either side of
the stair.
5. The porch skirting may be reconstructed as proposed with care taken to ensure that the
porch floor overhangs the skirting frame board by no less than 1 inch.
6. The flooring shall be 1x4 tongue and groove and installed perpendicular to the house.
Douglas fir, pressure treated wood or composite material (recommended) is acceptable.
7. If the stairs are proposed to be reconstructed, the treads should be 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. 3/ inch cove molding may be installed under each tread.
8. All porch details shall be primed and painted.
Windows
1. The window replacements must fit the original window openings and match the profile of
the existing windows.
Siding
1. Siding shall be repaired rather than replaced. If the removal of the siding is approved, staff
recommends that the Design Review Subcommittee recommend the use of cement board
to match same size and detailing as what is existing.
Travis Juracek (Habitat for Humanity representative) and Eric Pepa (architect) were present
for tonight's COA discussion:
This building would have two units; side by side. Each unit will have 1s` and 2nd floor areas.
Design Review Subcommittee — May 12, 2015
Page 9 of 1 1
Front porch has "ghosting" of brackets.
Windows:
• #17 — large picture window will be restored, not replaced
• #14 & # 24— intended to be saved, if possible
• #27 - large picture window to be replaced with two double hung windows
• At the back of the house, would like to have the window (size of #22) centered above
the lower window. Windows on the back of the house how evidence of being
shortened. Pulleys removed, pockets have been enclosed.
• #7 #18 #19 — windows were increased in size due to ventilation, light and egress
requirements. Width is increased approximately 3 1/2" - 4 ".
• All attic windows are requested to be made the size 22" x40" for uniformity.
• #8 to be removed completely, located on the first floor
Window Trim /Hood:
Shadow lines found over the windows above I" floor windows; will replicate details
found.
Motion #1 made by Committee Member Savel to approve as submitted with the following
amendments: 1) #7, #18 & #19 window opening to be increased a maximum of 4" per window;
2) Attic windows to be same size (22" x 40 "); and 3) window #20 & #21 (back of house) to
match window dimension of window #22, and the windows are to stack vertically above lower
windows.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
Doors:
Currently 5 doors on the property. Proposing fiberglass on front, steel on rear.
Two rear doors and a basement door.
Motion #2 made by Committee Member Roberson to approve doors as submitted.
The motion was seconded by Committee Member Savel.
The motion passed unanimously.
Siding:
• Bell skirting, flowery details under windows.
• North elevation siding is in good condition; will patch and repair with all primed finger
jointed cedar.
• East, West and South elevation to be hardy board with 4" exposure.
• Gables to match existing.
Motion #3 made by Committee Member Savel to approve as follows: 1) siding per the siding
comments made by commission (noted above); and 2) match window crown molding, and
sawtooth dentals to match "ghost' markings found (similar to 315 Jewett St).
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
Design Review Subcommittee — May 12, 2015
Page 10 of 11
Porches:
Front columns are to be original turned posts from the house.
Front left side (northwest) porch handrail proposed for 30 "; which must meet all city
requirements for this allowance.
Rear (SE corner) porch turned columns will be new.
Detail of brackets and frieze designs are not finalized.
Need to stabilize the stairs and porch structures to allow project to move forward.
Motion #4 made by Committee Member Savel to approve as porches as follows: 1) structure
and placement of stairs; and 2) return to committee for consideration of details of the frieze,
brackets, corbels, stick & ball design.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
724 N Spring St — Installation of skylights
The applicant has submitted an application for a Certificate of Appropriateness to install (2)
Velux Fixed skylights, non - opening, to allow light into attic space intending as an additional
room.
The only light entering space is through the south and east existing dormers.
The rough opening size for skylight (1) size is 21" x 45 W and the rough opening size for skylight
(2) is proposed to be 30" x 45 3/."
Skylights placed in proposed locations will be visible from the street.
Elgin Design Guideline Manual Specifications:
Roof Skylights, Vents and Dormers
Skylights
A. Should be preserved, if original to the house
B. Should be flat or flush with the roofline, not convex or "bubble" designs
C. Should have ridge treatment in ridge roll and balls on end on cedar roofs
D. Should not be added where they would be visible from the street. Skylights should be
placed at rear roof lines or behind gables and dormers
Staff Recommendation:
Staff cannot recommend approval of the application as submitted, since the skylights are visible
from the street and do not meet the requirements of the Elgin Design Guideline Manual for
Landmarks and Historic Districts.
If the skylights are approved as proposed, staff recommends that the Design Review
Subcommittee recommend not to install skylight 1 and only install skylight 2. Skylight 2 would
be less visible from the street because it is located behind a dormer.
EZZZZ3
Design Review Subcommittee — May 12, 2015
Page 11 of 1 I
David Clark (owner) was present for tonight's COA discussion:
Wanting to make the attic space into living space. Skylite is fixed glass and a low profile design.
A skylight on the south elevation would allow the most sunlight.
House at 815 N Spring Street has a skylight already. No idea if installed prior to the historic
district commencement.
Commissioners noted their preference to install a dormer on the elevation and increase the size
of the existing dormer on the north.
Motion made by Committee Member Savel to approve one (1) low profile style skylight to be
installed only on the south elevation; staff to approval final skylight dimension not to exceed
30" x 45 % ".
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
ADDITIONAL STAFF COMMENTS:
None
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Hunter.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 7:30 p.m.
Respectfully submitted,
Cindy A. Walden Approved:
Design Review Subcommittee Secretary June 9, 2013