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HomeMy WebLinkAboutDRSC 05-24-16 approved 06-14-16Design Review Subcommittee of the Elgin Heritage Commission May 24, 2016 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 Vice - Chairman Roberson. MEMBERS PRESENT: Lynne Diamond, Rebecca Hunter, John Roberson, Dennis Roxworthy, and Scott Savel MEMBERS ABSENT: Bill Ristow and John Wiedmeyer 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 55 S Liberty Street — 2nd floor stairway to be repaired 413 Douglas Avenue — Window Replacement 400 Arlington Avenue — Installation of two dormers APPROVAL OF MINUTES: No minutes were presented for review. ITEMS TABLED: None Design Review Subcommittee — May 24, 2016 Page 2 of 7 NEW BUSINESS: 55 S Liberty Street — 2nd floor stairway to be repaired The applicant has submitted an application for a Certificate of Appropriateness to repair and add more appropriate architectural elements to exterior stair that leads up to the 2nd floor apartment. 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 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. Design Review Subcommittee — May 24, 2016 Page 3 of 7 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. 2nd floor stair elements (balusters, handrails, bottom rails, and newel posts) shall match the submitted specifications. 2. The top and bottom rails shall be sloped /chamfered. 3. Baluster spacing shall be a maximum of 2.5 inches. 4. All exterior second floor stair details shall be primed and painted. Kathy Klink (owner) was present for tonight's COA discussion: Owner prefers the Victorian spindle design. Other exterior railings on the property: Black metal on top of garage to swimming pool to the east. Pool is not visible from the street. Base at bottom of proposed staircase replacement can be constructed of wood or PVC. Must leave space from decking to bottom of railing. Stairs may be require raisers by Code to be enclosed, not sure. Staff will discuss with Plan Examiner for determination. Motion made by Committee Member Savel to approve as with staff comments and the following: 1) add chamfered cap to post before placement of ball; 2) ball to be 4.5 -5" diameter (no oval design); and 3) bottom base (height to be determined by staff) to have a chamfered edge. The motion was seconded by Committee Member Roxworthy. The motion passed unanimously. 413 Douglas Avenue — Window replacement The applicant has submitted a Certificate of Appropriateness request to replace all of the second floor and attic windows due to issues with energy efficiency (air infiltration) and the presence of lead paint. The applicant has proposed to install the following: 1. 3 attic, casement windows to be replaced with twin double -hung windows at each location. At the west elevation, the proposed window will be of wood and the north and south elevations, the proposed windows will be aluminum -clad; 2. 1, second floor bathroom window at the north elevation proposed to be replaced with aluminum -clad; Design Review Subcommittee— May 24, 2016 Page 4 of 7 3. 1, second floor laundry room window at the north elevation proposed to be replaced with aluminum -clad; 4. 3, second floor bedroom windows at the east elevation proposed to be replaced with aluminum -clad; 5. 1, second floor bedroom window at the south elevation proposed to be replaced with aluminum -clad; 6. 4, second floor bedroom windows at the west elevation proposed to be replaced with wood. To note, the applicant is also proposing to replace the fixed windows found at the closets (both at east elevation) and the fixed windows found at second floor bedroom at the west elevation (2) with awning windows to provide more ventilation in these spaces. Staff conducted a site inspection on May 11, 2016. At that time, Staff assessed the window condition and determined that the windows were in good to fair condition. The attic windows found at the north, south and west elevations are not original to the home and are in poor condition. The south, bedroom window is not original to the home. The window is a Jeld -wen insert window. The applicant noted that they are planning on restoring the rope and balances at this location. The applicant has submitted three replacement cost estimates for review. 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. 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 — May 24, 2016 Page 5 of 7 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 does not recommend approval of the Certificate of Appropriateness as submitted. Staff would recommend approval if the following conditions are met: 1. All 2nd floor window replacements to be in -kind. The replacement windows must fit the window opening, match the existing windows' material (wood), profile, design, and dimensions. 2. Window glass shall not be tinted. Staff cannot recommend approval of design of the front (west facade) 2 "d story, fixed windows nor the east closet, fixed windows as the proposed design (awning) does not meet the design requirements of the Elgin Design Guideline Manual for replacement windows (replacement to be in- kind). Should the Design Review Subcommittee approve the proposed awning windows at these locations, then staff would recommend the following: 1. That the windows match the existing in material, profile, design, size and must fit original window openings. 2. Window glass shall not be tinted. Paul Haske (owner) was present for tonight's COA discussion: Addition on south elevation was installed in the 1960's. Total of 13 windows to be replaced. Northside is bath & laundry room, which would be replaced with aluminum clad exterior. Lead abatement is the principal reason for replacement by the homeowner. DRSC has no jurisdiction regarding lead abatement. Lead paint can be removed, windows repaired. Typically new construction windows are not used. Should be done with sash replacement window (saving existing exterior trim). Tempered glass is allowable. Wood windows must meet the window profile requirements (sills, stiles, meeting rails, and bottom stool). No bid was submitted for restoration. Aluminum clad alter the original structure "visual" appearance. Finger jointed replacement wood windows are known to fail quickly. Decorative trim and hoods need to repaired or replaced in kind; requiring a separate COA approval. Design Review Subcommittee — May 24, 2016 Page 6 of 7 Fixed attic windows could be replaced with awning style windows, meeting the same profile as the existing windows. Withdrawal: Applicant withdrew the request for aluminum cladding. All window replacements would be solid wood windows. Motion made by Committee Member Diamond to approve with staff comments and the following: 1) Awning windows to match profile; 2a) All wood windows to match, sash, profile, meeting rails, styles within 1/8" (staff to review final details), b) Stools must be "one' solid piece of wood. No finger joints; and 3) exterior trim to match original ghost /shadows, if any are found. The motion was seconded by Committee Member Savel. The motion passed unanimously. 400 Arlington Avenue — Installation of two dormers The applicant has submitted a Certificate of Appropriateness to install two (2) dormers located on the south elevation of the house. The proposed dormers are designed to borrow elements found on the existing, east elevation dormer. The dormer design and height has been proposed to accommodate Code requirements for an interior renovation project that was constructed without permits in the attic by the previous owner. Elgin Design Guideline Manual Specifications Dormers F. should be over skylights in highly visible portions of the roof. G. should be constructed as two gables and a connector, if larger in volume. H. should not occupy more than fifty percent of the slope of the roof of which is being constructed and should be trimmed out in the style of the house. They should be designed and located for as not to detract from the character of the roof. Staff Recommendation Although the proposed design does not align completely with the height of the original, east elevation dormer, Staff has consulted with the Plans Examiner and given the nature of the project and Code requirements, the proposed height of the dormer is the only option. Therefore, staff recommends approval of the COA with the following condition: 1. The dormer casement windows shall have a simulated meeting rail to be affixed on the exterior and the interior of the window to mimic that of a double -hung found throughout the home. Liz & Shepherd Kirk (owners) and Rick Browne (architect) were present for tonight's COA discussion: Design Review Subcommittee — May 24, 2016 Page 7 of 7 Stairs and windows required for egress. Work was done by prior owner without permits. There are 1920 style bungalows that do not have meeting rails on their windows. Applicant willing to have single dormer on each side of the roof to give symmetry. Alignment would be done using the lower windows on each side, not the length of the structure. Large dormer over front porch was considered, but it is over a porch which is unheated and would require additional floor supports too. Committee members also acknowledged the removing the original dormer would not be favorable by the committee. Front dormer should remain as is. Motion made by Committee Member Savel to approve with staff comments and with the following conditions: 1) casement window with faux meeting rail; 2) larger matching dormers on each side (north and south). Dormer to be centered over south elevation (as shown) and north elevation (over the double hung windows next to the interior staircase). The motion was seconded by Committee Member Diamond. 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 Savel. The motion passed unanimously. The meeting of the Design Review Subcommittee was adjourned at 7:40 p.m. Respectfully submitted, i Cindy A. n Approved: Design Ri al Subcommittee Secretary