Loading...
HomeMy WebLinkAbout08-11-15 approved 08-25-15Design Review Subcommittee of the Elgin Heritage Commission August 11, 2015 Minutes The meeting of the Design Review Subcommittee was called to order at 6:02 p.m. in the City Council Chambers (Located on the 2nd floor of City Hall) by Chairman Wiedmeyer. MEMBERS PRESENT: Rebecca Hunter, John Roberson, Dennis Roxworthy, Scott Savel, and John Wiedmeyer MEMBERS ABSENT: Bill Ristow CITY STAFF PRESENT: Christen Sundquist, Historic Preservation; and Cindy Walden, DRSC Secretary RECOGNIZE OTHER PERSONS PRESENT: None PROPERTIES ON AGENDA FOR DISCUSSION: Old Business None New Business 480 Regent Street APPROVAL OF MINUTES: No minutes were presented for consideration. ITEMS TABLED: None NEW BUSINESS: 480 Regent Street — Various Exterior Rehabilitations The applicant has submitted a Certificate of Appropriateness (COA) for general restoration and rehabilitation including: 1. Repair and paint existing siding 2. Remove and replace deteriorated concrete stoop and sidewalk. The stoop and sidewalk will match in size, detail and location as the existing. Design Review Subcommittee — August 11, 2015 Page 2 of 6 3. Replace side sun porch's vertical siding with 8" wood, horizontal lap siding to match the existing siding on home 4. Repair all windows in home and install aluminum storm windows at all double -hung window locations 5. Replace two front picture windows with true divided light windows to match historic photograph. 6. Remove window and air conditioning unit from west elevation and cover opening with siding to match the existing siding on home. Staff conducted a site assessment on July 1, 2015. Staff found that the original wood siding was in good condition with only minor areas of deterioration found at the roof line and on the sides of the front dormers. The vertical siding at the side porch was found to be in poor condition. Staff also assessed the windows throughout the house and found they were in good condition. The applicant indicated that they will be restoring the windows and will be installing baked -on aluminum storm windows at all the double -hung window locations. The front picture windows are non - original features. The applicant specified that they will be replacing the windows with true - divided light, aluminum clad wood windows that will match the historic photograph. The applicant stated that they will be enclosing the window opening found at the second floor, west elevation as they are splitting the second floor bedroom into two rooms. An interior wall will be located at the location of the existing opening. The opening will be covered with siding that matches in size and profile and staggers into the existing siding. The applicant has also indicated that they will be restoring all exterior doors. The front, concrete stoop was found to be in overall good condition with slight deterioration found at the north corner of the stoop. This area exhibits a spall caused by the corroded handrail. Staff explained to the applicant that original materials must be retained and restored if they are not beyond repair. The sidewalk leading up to the home is in poor condition. 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. Design Review Subcommittee —August 11, 2015 Page 3 of 6 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 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. 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 Design Review Subcommittee — August U, 2015 Page 4 of 6 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. Porches A. Should be maintained in their original design with original materials and detailing. B. Should be repaired or replaced to match the original design, materials, scale and replacement 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 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 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 no less than 1 inch. D. Should have newel posts and balusters, treads and risers, to match original porch construction. Screen, Storm and Security Windows Design Review Subcommittee — August 11, 2015 Page 5 of 6 A. Should coincide at the original meeting rail, if a sash window is uneven. B. Should be correctly sized to fit the window opening including round arched windows C. Should be wood or baked -on or anodized aluminum and fit within the window frames, not overlap the frames. Screen window panels should be full view design or have the meeting rail match that of the window behind it. D. Should be sized and shaped to fit the window opening. Round arched window openings should be preserved and not closed off with wood panels in new storm windows. E. Should preferably be of wood but aluminum full -view design and with baked -on enamel or anodized finish in dark colors are also acceptable. F. Should be full -view design or with the central meeting rail at the same location as the historic window. G. Should have built -in lower screens, if triple track. Staff Recommendation: Staff recommends the approval of the COA as submitted and with the following conditions: 1. The shutters shall be removed and not replaced as they are non - original features to the home. 2. The concrete stoop shall be retained and repaired as it is an original feature to the home and is in overall good condition. If the front stoop is approved as proposed, staff recommends that the Design Review Subcommittee recommend the stoop to match the existing in size, reveal, and detail. Ryan Spillane (owner's son) was present for tonight's COA discussion: House is being renovated to sell. Ryan brought images of the front stoop to show the deterioration of the foundation under the right (east side). Would prefer to remove and replace the existing front stoop with same profiles and details. Railing would be removed, sent out for powder coating and then reinstalled. Commissioners agreed that with the spalling of the porch floor, left corner missing and foundation failing in a few places that a repair would not uphold the need. Replacement should be completed. Windows proposed for front picture windows are simulated divided lites. Muntins /rails are 1 % ". Although the dimension sounds large, the 1950's photo clearly shows large /wider than usual muntins. Shutters on the entire house should be removed, as they extend beyond the height of the glass panes. Shutters are not seen in the 1950's photo. Removal of shutters will provide a must cleaned look to the house. Air conditioning unit in the upper western bedroom could be removed and siding staggered in to the wall. However, commissioners expressed concerns for required building code for light and egress. By dividing the room into two rooms, the overall window area is reduced. Design Review Subcommittee — August 11, 2015 Page 6 of 6 Additionally, commission would prefer to see two double hung windows added to the west elevation to mirror the window placement of the east side 2nd floor. Window style, and trim details to match the east elevation windows. Motion made by Committee Member Savel to approve as amended: 1) Concrete sidewalk, stoop and threshold to be replaced in kind, same profile, existing railing to be reinstalled with bolts of sunk into the new concrete; 2) Sun porch siding to be clear smooth cedar (8" exposure) to match the house profile, inside corners to have a 1 Y4" trim board, outside corners match existing (if any), frieze board replacement (if needed) to match existing in kind, window trim to be replaced in kind and profile; 3) Two front picture windows will each have 24 simulated divided lites, brick mold to match existing windows; 4) 2 "d floor west elevation to have two new solid wood or wood with aluminum clad windows with 6 over 6 lites, trim /profile to mimic details and profile of east elevation windows. Medium rail width to be used (2" side & top, and 3" on bottom). Muntins to match as dimension of east windows as close as possible. The motion was seconded by Committee Member Hunter. The motion passed unanimously. ADDITIONAL STAFF COMMENTS: None CORRESPONDENCE: None ADJOURNMENT: Motion to adjourn was made by Committee Member Roberson. The motion was seconded by Committee Member Roxworthy. The motion passed unanimously. The meeting of the Design Review Subcommittee was adjourned at 6:40 p.m. Respectfully submitted, �Q 1 YNVIM aj --b Cindy A. Wa n Approved: Design Review Subcommittee Secretary August 25, 2015