Loading...
HomeMy WebLinkAbout07-14-15 DRSCDesign Review Subcommittee of the Elgin Heritage Commission July 14, 2015 Minutes 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 Wiedmeyer. MEMBERS PRESENT: Rebecca Hunter, John Roberson, Dennis Roxworthy, Scott Savel, and John Wiedmeyer MEMBERS ABSENT: Bill Ristow CITY STAFF PRESENT: Sarosh Saher, Senior Planner; and Cindy Walden, DRSC Secretary RECOGNIZE OTHER PERSONS PRESENT: Dan Miller, Ms. Quindell PROPERTIES ON AGENDA FOR DISCUSSION: Old Business None New Business 1. 806 W Highland Avenue — Reconstruction of decorative balusters at Juliet balcony 2. 125 Hilton Place — Replacement of three windows with new Jeld -wen aluminum clad wood windows 3. 821 N Spring Street — reconstruction of enclosed porch 4. 70 S. Chapel Street— replace existing, non - original stairs back to original length, rehabilitate porch back to original (based on historic photograph /drawings) 5. 450 Arlington Avenue — installation of privacy fence 6. 463 -465 St Charles Street — Submittal of porch details 7. 612 N Spring Street— Removal of front picture windows and replacement with two double - hung wood windows 8. 712 Brook Street — demolition of existing garage, construction of new garage APPROVAL OF MINUTES: Motion made by Committee Member Roxworthy to approve the DRSC minutes of June 9, 2015, with the following word amendments: 1) pg. 5 "contractor" for "owner', pg. 5 "insulation" for "installation "; pg 6. "may" for "shall "; and the 2015 Historic Rehabilitation Grant Application / Grant Subcommittee meeting of May 12, 2015, as submitted. The motion was seconded by Committee Member Savel. The motion passed unanimously. Design Review Subcommittee —July 14, 2015 Page 2 of 15 ITEMS TABLED: None OLD BUSINESS: None NEW BUSINESS: 806 W Highland Avenue — Reconstruction of decorative balusters at Juliet balcony The owner has submitted an application for a Certificate of Appropriateness to restore the handrail on the Juliet balcony. The owner is proposing to use the same spindles used for their porch restoration at the Juliet balcony on the east elevation. The spindles will be 22 inches high. The owner has indicated that this will only be decorative and will not be used as a balcony. Elgin Design Guideline Manual Specifications: 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. Staff Recommendation: Staff recommends approval of the Certificate of Appropriateness as submitted. Dann & Nancy Farquher (owners) and Dan Miller (contractor) were present for tonight's COA discussion: Juliet porch will be decorative element only; no person will be allowed on the Juliet porch. Extra spindles from the lower porch will be used for the Juliet porch. Railing goes around the column; there is about 7'/:" distance from the column to the outer edge of the existing Juliet porch. Unusual railing design, since typically railings meet up at the column. Old photograph proves the railing goes around the column and does not abut to the column in any fashion. Porch column and lower decorative supports appears to be original. Motion made by Committee Member Saval to approve as submitted. The motion was seconded by Committee Member Hunter. The motion passed unanimously. 125 Hilton Place — Replacement of three windows with new Jeld -wen aluminum clad wood windows The property owner has submitted a Certificate of Appropriateness (COA) to replace 3 windows. The windows include the front, second floor window; the north elevation, second Design Review Subcommittee — July 14, 2015 Page 3 of 15 floor double -hung window; and the west elevation, first floor, double -hung window near the bay window. Staff conducted a site inspection on June 12, 2015. At that time, Staff assessed the window condition and determined that the windows were in fair to poor condition. The first and second floor, west elevation (front) windows are missing their ropes and therefore, do not open properly. The north elevation, second floor double -hung window's glazing is cracked and was found to be in the worst condition comparatively to the other two windows at the west elevation. The window sill at the west (front) elevation, second floor window was found to be beyond repair. It should be noted that replacement windows were approved for the first, second floor and basement at the Design Review Subcommittee's meeting held on October 9, 2006 but work was never completed. The only window that was replaced is the second floor, south elevation double -hung window. It was replaced with an aluminum clad wood window. The owner has already bought the replacement windows and indicated that they are non- refundable. The replacement windows are Jeld -wen, double -hung, aluminum clad wood windows that match the window opening sizes and profiles. 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. Design Review Subcommittee — July 14, 2015 Page 4 of 15 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. Staff Recommendation: Staff recommends approval of the application with the following conditions: Based upon the recent site inspection, its non - contributing status and the previous Design Review Sub - Committee approval, Staff would recommend approval for window replacement of 3 windows. 1. The deteriorated front sill shall be replaced with treated wood, primed and painted and match the existing size and profile of the existing sill. Ebelin Tapia and Erika Solana (sisters /owners) were present for tonight's COA discussion: The new windows are to fit the existing window opening. Discussion /comments made to support the replacement of the windows included: Prior windows approved for replacement in 2006, although only one was installed at that time. Pictures provided of the sash and sill conditions of the upper front window. Staff's comments in the report regarding the condition of the three windows to be replaced. Motion made by Committee Member Roxworthy to approve with staff comments, and committee's conditions as follow: 1) Sill of upper west window to be replace (staff to approve design), 2) Trim around the windows are to be retained. If deteriorated beyond repair, the trim is to be replaced in kind and profile. The motion was seconded by Committee Member Hunter. The motion passed unanimously. 821 N Spring Street — reconstruction of enclosed porch The applicant has submitted an application for a Certificate of Appropriateness to completely reconstruct enclosed porch as the original porch was damaged due to a vehicular accident. Before the accident, this area was used as an additional room. The proposed enclosed porch will have design details typical of that era of house and will have elements that if the applicant were to ever want to open up the porch, the elements (double - hung windows and door) could be removed while keeping the overall design of the porch intact. To note, the porch is not original to the house. The 1913 Sanborn map does not show a porch. However, the porch was added between 1913 -1950 as the 1950 Sanborn map shows a porch and a northern addition to the home. Elgin Design Guideline Manual Specifications: Porches A. Should be maintained in their original design with original materials and detailing Design Review Subcommittee — July 14, 2015 Page 5 of 15 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 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 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. Staff Recommendation: Staff recommends approval of the Certificate of Appropriateness as submitted and with the following conditions: 1. The porch shall have the same footprint as the existing porch. 2. That the decorative porch elements shall match the submitted drawings. 3. All porch details shall be primed and painted. 4. The handrail height shall be no more than 30 inches above finished floor. 5. The double -hung windows shall be wood or aluminum clad wood windows. 6. The entrance door shall have one lite with two raised panels below with a material of wood or solid core fiberglass. Design Review Subcommittee — July 14, 2015 Page 6 of 15 7. The proposed storm door shall be a full lite door. Alva and Teo Ravadan (daughter and son -in -law of owner), Tom Fend (Architect) and James Probeck and Ron Ploof (QCI- contractors) were present for tonight's COA discussion: Siding to be cedar shake shingle installed in a random pattern, similar to the asbestos siding on the main portion of the house. Porch was recently removed due to life safety issues. The porch is a 3 season room with windows that can be removed if a future owner would prefer an open porch instead of a closed porch. There are both a screen door and a standard door from the steps to inside the porch. Bullnosed treads to be installed are 5/4 x 12. Exterior steps and landing: tongue and groove 1x4 decking installed perpendicular to the building; and balusters to be 2x2 (1'/: actual dimension) with 2'/:" spacing. Motion made by Committee Member Roxworthy to approve with staff comments and the following amendments: 1) landing to be 1x4 tongue and groove decking installed perpendicular to the building (wood or composite material); and 2) balusters to be 2x2 (1 %: actual dimension) with 2 %:" spacing. The motion was seconded by Committee Member Roberson. The motion passed unanimously. 70 S. Chapel Street — replace existing, non - original stairs back to original length, rehabilitate porch back to original (based on historic photograph /drawings) The applicant has submitted an application for a Certificate of Appropriateness to replace existing, non - original stairs back to original length, rehabilitate porch back to original design based on historic photograph and drawings. The following work was approved at the August 23, 2011 Design Review Subcommittee meeting. This work was approved for the previous owner. 1. Replace front stairs and handrails a. Stairs to match original width b. Relocate existing columns to original position c. Railing to be curved with turned spindles 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 Design Review Subcommittee — July 14, 2015 Page 7 of 15 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 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 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. Staff Recommendation: Staff recommends approval of the Certificate of Appropriateness as submitted and with the following conditions: 1. That the decorative porch elements shall match the submitted drawings. 2. All porch details shall be primed and painted. 3. The handrail height shall be no more than 30 inches above finished floor. Oscar Jimenez (owner) was present for tonight's COA discussion: This house is a HUGE project. Homeowner was praised by the commission and audience members for the work done so far and commended the owner on his proposed work too. Design Review Subcommittee — July 14, 2015 Page 8 of 15 Columns have already been moved to the appropriate locations on the porch. Older photos indicate the siding goes all the way down to the floor on each column. Mr. Jimenez intends to replicate the photo images. Staircase will be closed off by the knee walls. Raisers will be installed to close in the steps. Treads are quite long and quite wide. Recommendation to use two 2x8 boards cut to expose equal tread width, including a 11/4" bullnose overhang. Tread depth (12 " -14 ") will need to be reviewed and approved by staff. The spacing between the two tread boards should equal dimension of each exposed board. Knee wall to be constructed with clear cedar siding. Profile of 2 %" (approx.) to match the profile of the porch siding. Staff will have to work with home owner on width of knee wall and the handrail above the knee wall. Motion made by Committee Member Hunter to approve with staff comments and the following amendments: 1) split tread (two 2x8's cut to equal widths) with 1'/0" overhang with bullnose. Staff as approve depth of tread (commission suggested appx. 12 -14 "); 2) repair porch flooring in kind; 3) handrail of 4'/:" top rail with %" cove molding below, 2 %" chamfered or bevel bottom rail (staff to approve profile of both rails); and 4) knee wall to be constructed of clear 2 %" profile cedar siding, smooth side as exterior. Staff is to determine width of knee walls and design of required caps. The motion was seconded by Committee Member Roberson. The motion passed unanimously. 450 Arlington Avenue — installation of privacy fence The applicant has submitted an application for a Certificate of Appropriateness to install a new privacy fence on the east and northwest side of the house. The home is a corner lot. The applicant is proposing to install a 6' -0" privacy fence in the street yards. If the fence is installed in the location per the guidelines, the area would not be useable. Elgin Design Guideline Manual Specifications: Fences A. Should be proportionate to the house and the design should be compatible with the character of the building and district. B. Should be painted white or a trim color related to the house, never left to weather or given a stain finish. C. Of cast iron or other material of original design should be preserved. D. Of cast iron may be added to buildings constructed in the late 191h and early 20th century. Cast iron fences are generally not appropriate for dwellings built after 1920. E. If placed along common property lines should not be placed against another fence - double line fencing is not permitted. F. Should have posts that are set a minimum of 30 inches below grade and no more than eight feet apart. Design Review Subcommittee — July 14, 2015 Page 9 of 15 G. If wood, be of cedar, redwood or pressure treated pine, cypress or other rot resistant wood. H. That has a decorative gate or arbors must be submitted with a drawing complete with dimensions. Fences in Front Yards I. Should be no higher than 36 inches with the posts being slightly higher and having caps J. Should have pickets no wider than four inches with spacing between boards a minimum of one inch up to the width of the board depending on the design of the fence. K. If applicable to the layout, should have a minimum of corner posts end posts and gate posts which are slightly taller than the fence and five to ten inches thick with a cap and finial. Line posts can be visible and decorative to compliment the main posts or be hidden behind the picket design. Fences which cross a driveway or walkway should have gate posts. Gates should be designed to swing onto the private walkway or driveway, not onto the public sidewalk. Fences in Rear Yards L. Built for privacy should not extend beyond the rear yard beginning at the back corner of the house. M. Built for privacy should have a minimum of gate post, corner post, and end posts which are five to ten inches wide and taller than the pickets. N. Can be constructed in the same low fence design found in the front yard O. Of wood boards or planks for privacy should be located in rear yards and be no taller than six feet. Boards should be no more than six inches wide. P. Privacy fences of flat boards with flat tops in a single row are most appropriate for the historic districts. Vertical boards topped with lattice or picket are also appropriate as privacy fences. Staff Recommendation: Staff cannot recommend approval of the application as submitted, since the height of the fence in the front and side yards do not meet the height requirements of the Elgin Design Guideline Manual for Landmarks and Historic Districts. If the height of the fence is approved as proposed, staff recommends that the Design Review Subcommittee recommend the following. 1. The fencing shall be a maximum of 6' -0" high. 2. The fencing shall be painted to match the trim of the house. 3. The fence shall be of cedar, redwood or pressure treated pine, cypress or other rot resistant wood. 4. Landscape material (shrubs including evergreens for year -round screening) to be planted in front of the fencing to screen it. Denise and Nicholas Rossberg (owners) were present for tonight's COA discussion: Homeowners explained that a large tree and basement window between the NW corner of the house and NE garage needed to be considered for the placement of the fence. They wanted to have access to open their back door and allow their large dogs access to their yard. They also noted the tree is very closely located to the existing concrete patio /driveway area. Design Review Subcommittee — July 14, 2015 Page 10 of 15 Homeowners proposed a fence design of 5' high vertical boards, topped by a 1' high vertical of 2x2 boards. The metal posts of the gates would be wrapped in wood. Motion made by Committee Member Savel to approve as amended by the homeowners: fence design of 5' high vertical boards, topped by a 1' high vertical of 2x2 boards. The metal posts of the gates would be wrapped in wood. The motion was seconded by Committee Member Roxworthy. The motion passed unanimously. 463 -465 St. Charles Street — Submittal of porch details The submitted Certificate of Appropriateness was approved at the May 12, 2015 with the Design Details regarding balusters and frieze to be approved by the Design Review Sub- committee at a later date (see updated submitted drawings for detailing). 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 Design Review Subcommittee — July 14, 2015 Page 11 of 15 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. Travis Juracek (Habitat for Humanity Representative) was present for tonight's COA discussion: Habitat has been working on the project by removing the back porch as previously approved by the committee. Upper back railing will be 36" height. If a letter can be obtained from the future homeowner, the lower railing height would be only 30 ". Habitat would like to install a simple pattern in the skirting for the various porches. A repeating centered pattern containing diamond shapes alternating one diamond, then two diamonds, then one diamond, etc. Skirting will be block framed as usually with upper, lower, side boards, with a vertical board to continue to cover the columns. Hand railing is a ladder style, with less than 4" opening. Not sure where to connect the handrail to the posts. Drawings indicate handrail would end above the round portion of the post, where the railing ends directly into the round portion of the post. Commission the column could be removed and raised from the bottom to allow the railing and handrail to end below the round portion of the post. Ghost /outlines of prior brackets for the porch can be seen and need to be replicated. Motion made by Committee Member Save; to approve as amended: 1) staff to approve handrail height and connection to the column /post; 2) skirting detail /design to be approved by staff prior to installation; and 3) corbels and brackets to match shadow lines for the front left and front right porches only. Staff to approve corbel and bracket designs. The motion was seconded by Committee Member Roxworthy. The motion passed unanimously. Design Review Subcommittee — July 14, 2015 Page 12 of 15 612 N. Spring Street — Removal of front picture windows and replacement with two double - hung wood windows The applicant has submitted an application for a Certificate of Appropriateness to remove existing first floor, front picture window and replace with two double hung, Marvin wood windows that will be centered and are more appropriate for the time period of which the house was built (1875). The applicant has also indicated that the window hoods will match existing hood details and the height of the proposed sill will be at the height of the proposed porch handrail height (approved at the April 28, 2015 Design Review Subcommittee meeting). 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. Design Review Subcommittee — July 14, 2015 Page 13 of 15 Staff Recommendation: Staff recommends approval of the application as submitted, as the proposed changes /repairs to the structure will further enhance its architectural character. Renate Adams (owner) and Dan Miller (contractor) were present for tonight's COA discussion: Commission expressed that with the realignment of the porch columns, the double hung windows will look more appropriate. Need to replicate existing window trim details. Motion made by Committee Member Roxworthy to approve as amended: 1) Top and bottom trim to match horizontal lines of siding; and 2) match existing window trim details. The motion was seconded by Committee Member Hunter. The motion passed 4 -0 -1. (Abstain: Savel) 712 Brook Street — demolition of existing garage, construction of new garage The applicant has submitted an application for a Certificate of Appropriateness to demolish the existing garage and construct a new garage in the same location. The existing concrete driveway will remain. Staff completed a site inspection of the carriage house on July 9, 2015 and determined that the materials and structure have been altered. Although not beyond repair, the building is in fair to poor condition. The property received a code violation pertaining to the garage in 2013. At that time, the Owner was notified to repair or demolish the existing garage. The proposed garage will include the following: wood construction, gabled roof to match roof shape of associated dwelling, paneled overhead door, and paneled service door. The applicant is the recipient of a 2013 75/25 grant award for the construction of a new garage. Elgin Design Guideline Manual Specifications: Guidelines for Demolition A. Should be avoided of any original feature or part of a pre -1945 building. B. should not occur, unless: 1. An emergency condition exists and the public safety and welfare requires the removal of the building or structure; 2. A building does not contribute to the historical or architectural character of the districts and its removal will improve the appearance of the districts; or 3. The denial of the demolition will result in an Economic Hardship on the applicant as determined by Chapter 20.10 of Title 20 of the Elgin Municipal Code — "Elgin Historic Preservation Ordinance." 4. The denial of the demolition will impede rehabilitation, or redevelopment of the site, and /or adjacent properties from substantially improving the aesthetic, architectural or economic value of the affected properties and surrounding area. Design Review Subcommittee — July 14, 2015 Page 14 of 15 Secondary Buildings: Garages, Sheds, Other Outbuildings A. Should be smaller in scale than the dwelling; clearly secondary in nature. B. Should be simple in design but reflecting the general character of the associated dwelling. For example, use gable roof forms if the dwelling has a gable roof, hipped roof forms if the dwelling has a hipped roof etc. C. Should be built at traditional locations for outbuildings in the locally designated districts. These include at rear lot lines, adjacent to alleys, and at the back side of a dwelling; D. Should be compatible in design, shape, materials, and roof shape to the associated dwelling; E. Should be of an exterior material to match the associated dwelling such as clapboard, stucco, or brick. However, if not readily visible from the street, secondary buildings may have exterior substitute siding materials such as cement fiber board with appropriate trim and exposure and cementitious materials. F. Should be of traditional materials if readily visible. For garages, wood paneled doors are more appropriate than paneled doors of vinyl, aluminum, or steel. Wood paneled overhead roll -up doors are widely available and are appropriate for new garages. For two car garages the use of two single doors instead of one larger double door is more appropriate for use in a historic district. However, one double is unacceptable for garages of less than twenty -two feet. G. Should have windows in the garage doors are recommended, but windows may not be appropriate in every case for garage doors. H. Should have raised panel steel doors are acceptable and should be painted to match the house and set off the relief of the panels. 1. Should be in designs that are more appropriate for use with traditionally designed structures, if prefabricated sheds are proposed to be used. J. Should not be constructed of rough sawn cedar with knots. Staff Recommendation: Staff recommends approval of the request to demolish the carriage house as it meets the standard B1— existence of an emergency condition on the property Staff would recommend approval of the new garage if the following conditions are met: 1. That the proposed garage siding material will be clear cedar (no knots) and installed smooth side out in a profile and exposure to match the house's existing wood siding. Fiber cement board siding is also acceptable as the garage will be placed further back on the site and difficult to see from the public way. 2. That the siding and trim is to be painted a color to match or complement the existing house colors. 3. That the garage roof matches the house in slope and form. 4. That the eaves shall not be boxed but shall be open to match eaves of existing house. Design Review Subcommittee — July 14, 2015 Page 15 of 15 5. That the frieze board dimensions match existing house. The frieze board shall be a minimum of 8" (not to exceed 10 ") to match house. The frieze board shall be painted. 6. That all other details meet the Design Review Subcommittee's recommendations. Michelle Anderson (owner) was present for tonight's COA discussion: Several details regarding the proposed garage were discussed. Pitch of roof to match house roof pitch. Gutters are not required with this style of roof. Window is not required on the building structure or within the overhead door. Hardy board is an acceptable construction material. Commissioners also indicated a "heavier" top board was needed above the overhead door. Top board should be either: a) 8" high flat board across the entire width, or b) an angled board with dimensions of 4" at each end, increasing in height to a peak of 10" at the center of overhead door opening. Motion made by Committee Member Roxworthy to approve with staffs comments as amended: 1) board above the overhead garage door to be installed as one of the two options listed above; 2) man door and overhead door to have 4" flat trim molding; 3) man door can have either 4 or 6 vertical panels; 4) 1x8 frieze board; 5) windows are not required on the overhead door; and 6) hardy board with profile /exposure to match house (4 -4 % "). The motion was seconded by Committee Member Savel. The motion passed unanimously. ADDITIONAL STAFF COMMENTS: CORRESPONDENCE: None ADJOURNMENT: Motion to adjourn was made by Committee Member Roberson. The motion was seconded by Committee Member Savel. The motion passed unanimously. The meeting of the Design Review Subcommittee was adjourned at 8:15 p.m. Respectfully-,submitted, Cindy A. ald n Approved: Design Review Subcommittee Secretary July 28, 2015