HomeMy WebLinkAbout06-28-16 APPROVED 07-12-16Design Review Subcommittee
of the Elgin Heritage Commission
June 28, 2016
Minutes
The meeting of the Design Review Subcommittee was called to order at 6:04 p.m. in the City
Council Chambers (Located on the 2nd floor of City Hall) by Chairman Wiedmeyer.
MEMBERS PRESENT:
John Roberson, Dennis Roxworthy, Scott Savel, and John Wiedmeyer
MEMBERS ABSENT:
Lynne Diamond, Rebecca Hunter and Bill Ristow
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation; and Cindy Walden, DRSC Secretary
APPROVAL OF MINUTES:
Motion made by Committee Member Roxworthy to approve the minutes of June 14, 2016, as
submitted.
The motion was seconded by Committee Member Savel.
The motion passed unanimously.
RECOGNIZE OTHER PERSONS PRESENT:
Brian Daley— LP Corporation
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
582 Park Street — Installation of balustrade and stair handrails
103 S Gifford St— Recladding of free - standing kindergarten classroom structure
323 Wellington Ave — Reconstruction of front porch stairs and handrails
352 Prairie St — Residing with cedar; installation of missing architectural elements
ITEMS TABLED:
103 S Gifford St — Recladding of free - standing kindergarten classroom structure; due to non -
representation.
Design Review Subcommittee — June 28, 2016
Page 2 of 10
NEW BUSINESS:
582 Park St — Installation of balustrade and stair handrails
The applicant has submitted an application for a Certificate of Appropriateness to restore or
replace the following:
1. Complete restoration of missing features at front porch
a. Installation of goose -neck railing at stairs
b. Installation of balustrade including the following elements
i. 2 x 2 square spindles
ii. 2 x 4 %: chamfered top and bottom rail with %" cove molding to run full
length of handrail installed on both sides of spindles
c. Installation of 1x4 tongue and groove composite decking
Installation of porch columns and curved roof above porch was approved by the Design Review
Subcommittee on April 28, 2015.
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
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 facade,
if the porch floor is made of wood.
G. Should have trellises made of wood, if trellises are appropriate.
Design Review Subcommittee — June 28, 2016
Page 3 of 10
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.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted and with the
following conditions:
1. That the decorative porch elements shall be restored rather than replaced. Elements
beyond repair, shall follow conditions below.
2. The handrail shall have a 2x4 top rail with chamfered edges, %" cove, 2x2 square,
decorative 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" above finished floor.
3. If the stairs are proposed to be reconstructed, the 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 flooring shall be 1x4 tongue and groove and installed perpendicular to the house.
Pressure treated wood or composite material (recommended) is acceptable.
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. The skirting shall
have a 1x8 vertical board directly beneath the columns and at the corners of the porch
skirting with a 1x4 bottom rimboard and a top rimboard to match the size of the existing
1x6 or 1x8.
6. All front porch details shall match the attached drawing.
7. All front and rear porch details shall be primed and painted.
Jim Langenberg (owner) was present for tonight's COA discussion:
Porch constructed in 1992. Two concrete piers to the east. Decking of porch needs to be done
too. Request for composite material for longevity. Curved section of handrail will need to be
done by a contractor. Skirting is very good shape.
Design Review Subcommittee —June 28, 20] 6
Page 4 of 10
Spindle may have been square, difficult to tell from original photo. Turned or square spindles
would be appropriate. Commission would prefer gooseneck railings, however a straight
handrail would be appropriate for the style of the house. Gooseneck design with square
spindles would look best. Spindles and handrail to be a hard wood material (treated lumber,
cedar, cypress, etc).
Motion made by Committee Member Roberson to approve with staff comments and the
following amendments: 1) gooseneck railing not required (option to install gooseneck railing
system should homeowner decided to move forward, design to be approved by staff),
2) serpentine railing for front staircase, 3) composite tongue and groove flooring.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
103 S Gifford St — Recladding of free - standing kindergarten classroom structure
Motion made by Committee Member Savel to approve table request due to non - representation.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
323 Wellington Ave — Reconstruction of front porch stairs and handrails
Per staff, this item was withdrawn by the applicant (Todd Payne)
352 Prairie St — Residing with cedar; installation of missing architectural elements
The applicant has submitted an application for a Certificate of Appropriateness for the
following:
1. Reconstruction of Prairie Street porch;
2. Removal of substitute siding;
3. Restoration of original siding or installation of fiber cement siding dependent on original
siding condition;
4. Restoration of side (Chapel Street) and rear porch;
5. Tear -off and reroof with reconstruction of Prairie Street dormer
The existing siding is of a substitute material and not original to the home. The applicant has
indicated their interest in removal of the substitute siding and replacement with fiber cement
board.
Design Review Subcommittee — June 28, 2016
Page 5 of 10
Staff conducted a site assessment on May 18, 2016. At that time, the condition of the windows,
porches and siding were assessed. Restoration of the windows is not proposed at this time.
Staff performed a quick assessment of the siding and found that that the original siding appears
to have been removed when the substitute siding was installed on the property.
However, staff has advised the applicant that the Design Guidelines permit the installation of
new siding (wood or fiber cement) over the entire building only if more than 50% of the original
siding is missing, damaged and beyond repair. Staff has advised the applicant that once the
non - original siding is removed any architectural features that can be restored as per the
building's shadow lines will be required.
Somewhere between 1913 and 1950, the original 1 -story wrap around porch was removed and
a small two story side porch (Chapel Street) was constructed as well as a full width, two story
porch located on Prairie Street. An older image found in Steve Stroud's "There Used to Be;' Vol.
2, shows the small, two -story side porch and the full width, two story porch in what may have
been its original design when the porches were built (1913- 1950).
To note, the applicant's submitted porch design is similar to an approved concept design that
was reviewed by the Design Review Subcommittee on July 27, 2010. However, the applicant is
unable to complete the 2010 proposed wrap around porch, but noted that this is a possibility in
the future.
Applicant noted that the concrete stairs and landings at the side porch (Chapel Street) and front
porch (Prairie Street) will remain.
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 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.
Design Review Subcommittee — June 28, 2016
Page 6 of 10
Should not be removed if original to the dwelling
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.
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.
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
Design Review Subcommittee —June 28, 2016
Page 7 of 10
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.
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.
Design Review Subcommittee — June 28, 2016
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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.
Should be performed cautiously when removing paint through heat plates or heat
guns to avoid unnecessary damage to the wood through charring or fire.
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, unless
decking is greater than 39 inches in height from grade, than guard rail shall be 36 inches
in height from decking (second floor balconies).
2. The top and bottom rails shall be 2x4 with chamfered corners to allow for water runoff.
The handrail shall have a'% 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 6 "x6" newel posts with square
hipped caps. The top of the handrail should end in the columns on either side of the
stair.
5. New columns shall be square 6 "x6" with simple trim detail at top and bottom.
6. The new porch decking (found at rear porch and second floor balconies) 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 (at rear porch near garage), 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 match submitted architectural drawings.
9. All porch details shall be primed and painted.
Siding
1. Upon removal of the substitute siding, Staff shall be consulted to conduct a condition
assessment and make a determination as to the percentage of damaged siding.
2. If more than 50% of the original siding appears to be damaged, than replacement siding
in cedar or fiber cement board siding shall be installed on the entire house with proper
trim around windows, corner boards, base boards, fascia boards and soffits under roof
overhangs meeting the following requirements:
a. The exposure of the exterior siding is no more than 4% -inch exposure.
Design Review Subcommittee — June 28, 2016
Page 9 of 10
b. Window trim be no less than 4 inches, with a top board and drip cap in a detail
approved by staff.
c. Corner boards are no less than 4 inches wide.
d. Base boards /water table be no less than 8 inches wide with a drip edge installed.
The water table with drip edge shall be constructed to run around the entire
building.
e. All missing window hoods to match shadows must be installed
3. If less than 50% of the original siding appears to be damaged, than the existing siding
shall be preserved /rehabilitated with the following requirements:
a. Damaged siding shall be repaired, epoxy preferred
b. Nail holes must be patched with putty, epoxy preferred
c. New siding shall be installed only as necessary with replacements in kind to
match the original siding profile and exposure
d. All replacement wood material shall be clear (no knots), cedar preferred and
installed smooth side out
e. All missing window hoods to match shadows must be installed
f. Appropriate trim boards shall be repaired or installed as necessary at the corners
and around doors and windows, which includes but not limited to the corner
boards and front window caps.
Siding shall be sanded, primed and painted.
Salomon Brito, Jr (owner) was present for tonight's COA discussion:
Owner has requested to install an operable window on the south elevation on the upper lever.
Commission felt window would be allowable if centered over lower door.
Really wide sheating boards proposed (18 ").
Motion made by Committee Member Savel to approve with staff comments and the following
amendments: 1) upper operable window to be no wider than % - % of the existing upper
windows height and window width to be determined by staff, 2) corner boards 5/4 x 6" to be
installed (padded if needed) to set proud of siding, 3) tear drop molding or % rounds on outer
edges of corner boards.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
OTHER BUSINESS
LP Smart Siding Presentation
Brian Daley (Market Development Manager) explained LP's Smart Siding began in 1996. It is an
engineered wood product which is available is smooth or textured finishes in a variety of widths
and lengths. Although the back of the products looks like OSB (Oriented strand board), they are
Design Review Subcommittee — June 28, 2016
Page 10 of 10
not constructed the same manner. LP Smart Siding is made from hard woods, were as OSB is
made from soft woods.
Manufacturer has many stipulations that are required not to void warranty of product.
Samples were left for commissioners to perform their own testing of cutting, treatment of
edges, etc.
ADDITIONAL STAFF COMMENTS:
None
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Savel.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 8:47 p.m.
Respectful y submitted,
Cindy A. tWld n Approved:
Design Review Subcommittee Secretary July 12, 2016