HomeMy WebLinkAbout08-25-15 - approved 09-22-15Design Review Subcommittee
of the Elgin Heritage Commission
August 25, 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, Bill Ristow (6:03), John Roberson, Dennis Roxworthy, Scott Savel, and John
Wiedmeyer
MEMBERS ABSENT:
None
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation; and Cindy Walden, DRSC Secretary
RECOGNIZE OTHER PERSONS PRESENT:
Dan Miller
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
358 S Liberty St — Demolition of residential home for proposed economic use
445 DuPage St — Reconstruction of porch handrails and stairs.
APPROVAL OF MINUTES:
Motion made by Committee Member Roxworthy to approve the minutes of July 28, 2015, and
August 11, 2015 as submitted.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
ITEMS TABLED:
None
Design Review Subcommittee — August 25, 2015
Page 2 of 5
NEW BUSINESS:
358 S Liberty St — Demolition of residential home for proposed economic use
The applicant has submitted an application for a Certificate of Appropriateness to demolish the
existing building on the property and use the land as a parking area for the adjacent business.
The interior of the home was damaged by a fire in 2014. Staff performed a site assessment of
the property on June 19, 2015 and found that there were some salvageable interior features;
however, the majority of the interior features were beyond repair.
The Owner also owns the adjacent commercial property at 535 Villa Street and is proposing to
use the property at 358 S. Liberty Street as a parking lot to create additional parking spaces for
their tenants and customers. Currently, there is minimal parking for 535 Villa Street.
At this time, the Owner is only submitting an application for demolition of the existing
structure. The proposed design of the parking area is still in design development.
Elgin Design Guideline Manual Specifications:
GUIDELINES FOR DEMOLITION
A. Demolition of any original feature or part of a pre -1945 building should be avoided.
B. Demolition of a building which contributes to the historic or architectural significance of
the locally designated districts should not occur, unless:
1. An emergency condition exists and the public safety and welfare required 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.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted. However, staff
has the following comments and recommendations:
1. Make the property available to neighborhood preservation groups such as the Gifford Park
Association (GPA) to salvage architectural elements of the structure.
Alfredo Sanchez (owner) and Juan (spokesperson) was present for tonight's COA discussion:
This residential property adjoins a commercial structure (535 Villa Street) which comprises of
upper floor dwellings and a main floor commercial use. The garage on the adjoining
commercial site may at some point be requested to be demolished too, but is not currently
being proposed.
Design Review Subcommittee— August 25, 20] 5
Page 3 of 5
Based on the information submitted, staff believes the reconstruction is beyond economic
salvage ability. Windows are vinyl material. Some interior features such as the staircase (newel
post, balustrade, etc.), doors, and various areas of trim boards maybe worthy of salvage.
Commission recommends staff work with the property owner to determine if salvage can be
allowed.
Motion #1 made by Committee Member Savel to approve as submitted.
The motion was seconded by Committee Member Roxworthy.
The motion passed 5 -0 -1 (Abstain: Roberson).
Motion #2 made by Committee Member Savel to grant staff the allowance to demo the
adjoining commercial property garage at 535 Villa Street.
The motion was seconded by Committee Member Ristow.
The motion passed 5 -0 -1 (Abstain: Roberson).
445 DuPage St — Reconstruction of porch handrails and stairs
The applicant has submitted a Certificate of Appropriateness (COA) to reconstruct the
property's North porch stairs and handrails. The COA application has been filed as a corrective
action to the following violations:
1. North porch stairs and handrail installation without a COA.
The current north porch handrails, stairs and skirting do not follow the Elgin Historic District
Guidelines and are inappropriate for the style of the house.
To note, the porch is not original to the house. The 1897 and 1903 Sanborn maps do not show a
porch. However, the porch is historic as it was added between 1903 and 1913.
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.
Design Review Subcommittee — August 25, 2015
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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 handrail height shall be no more than 30 inches above finished floor.
2. The handrail shall have a 2x4 top rail with chamfered edges, %" cove, 2x2 square, balusters
to match existing in style, with a maximum of 3" on center. That the bottom rail is a 2x4
with chamfered edges, installed 2" AFF.
3. That the stair treads shall be 5/4" x 12 (recommended) or 2x12 and bull -nosed on 3 sides
and overhang the risers a minimum of 1 ". Pressure treated wood or composite material is
acceptable. When using pressure treated wood for the stair treads, paint every side to deter
any future cupping of the board. Use 3 -4 deck screws (ceramic coated preferable) to adhere
board to framing.
4. The porch skirting may be reconstructed with care taken to ensure that the porch floor
overhangs the skirting frame board by no less than 1 inch.
5. The porch skirting shall be 1x4 vertical boards spaced with 1 inch gap between each board.
6. The top rim board at the skirting shall be a 1x6 or 1x8 and the bottom rim board shall be a
1x4 or 1x6.
7. The handrails down the stairs should end in a round newel post, topped with a post cap
(decorative ball). The top of the handrail should end in the base of the columns on either
side of the stairs.
8. The round newel posts shall be 6x6 and located on top of the bottom stair tread.
Design Review Subcommittee — August 25, 2015
Page 5 of 5
9. All porch details shall match the attached drawing.
10. All porch details shall be primed and painted.
Maggie and Wes McDaniel (owner) was present for tonight's COA discussion:
Porch was constructed 1903 -1913 per Sanborn maps. Homeowner indicated the stringer was
weak.
Guard rail at 28 ". Handrail should meet at the top of the box. Newel post can be fiberglass
(hollow). Skirting under steps to be added, along with corner boards, etc.
Motion made by Committee Member Ristow to approve with staff comments and the following
requirements: 1) %" cove molding under stair trend on 3 sides. 2) 2x2 (actual 1 % x
balustrade with square corners. 3) Top and bottom rail 2x4 (cedar or treated lumber). 4) Cap
to be at top of newel post with a ball on top of the cap. 5) Round newel post can be made of
fiberglass material (hollow). 6) Skirting boards are 1x4. Top trim board 1x8 (to match riser).
Bottom trim board 1x4. Vertical board 1x6 at post and inside corner of (alongside of house).
No vertical trim on inside corner by the steps; too short /small for trim detailing.
The motion was seconded by Committee Member Roxworthy.
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 6:57 p.m.
Re!
Cin
Design Review Subcommittee Secretary
Approved:
September 22, 2015