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HomeMy WebLinkAboutDRSC 06-13-17 - approved 06-27-17Design Review Subcommittee of the Elgin Heritage Commission June 13, 2017 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: Lynne Diamond, Rebecca Hunter, Bill Ristow, John Roberson, Scott Savel, and John Wiedmeyer MEMBERS ABSENT: Dennis Roxworthy CITY STAFF PRESENT: Christen Sundquist, Historic Preservation; and Cindy Walden, DRSC Secretary APPROVAL OF MINUTES: Motion made by Committee Member Savel to approve the minutes of May 23, 2017, as amended (Page 3 molding and 2x's; Page 7 per illustration by applicant, Page 9 post dimensions and cap design details). The motion was seconded by Committee Member Hunter. The motion passed 4 -0 -2 (Abstain: Diamond & Savel). RECOGNIZE OTHER PERSONS PRESENT: Pat Miller PROPERTIES ON AGENDA FOR DISCUSSION: Old Business None New Business 126 Hill Avenue — Rehabilitation of front and side porches 27 Hill Avenue — Reconstruction of front stairs and handrails 132 Hill Avenue — Reconstruction of front porch handrails. 103 S. Gifford Street — Replacement windows on accessory structure 506 St. Charles Street — Demolition of attached garage; construction of detached garage 327 DuPage Street — Construction of garage 226 Villa Street — Installation of new windows 427 -429 Fulton Street — Replacement of original garage doors (withdrawn prior to meeting) ITEMS TABLED: None Design Review Subcommittee — June 13, 2017 Page 2 of 18 NEW BUSINESS: 126 Hill Avenue — Rehabilitation of front and side porches The applicant has submitted an application for a Certificate of Appropriateness to rehabilitate the front and side porches. Many of the original features at the front are not original. The applicant is proposing to borrow details found on the home to reconstruct appropriately styled columns, brackets and details. Although the side porch is not original (installed sometime after the 1950s as it is not shown on the 1950 Sanborn Map), the applicant is proposing to keep the porch and install appropriate architectural features that borrow elements from the front porch and the home. The flooring of the side porch 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 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 railing should be in line with the window sill level, if present, and no greater than 30 inches in height. Design Review Subcommittee — June 13, 2017 Page 3 of 18 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. The handrail shall have a 1 %" x 5" top rail with chamfered edges, %" cove, 2 %" x 2 %" decorative balusters, with a maximum spacing of 2.5 ". That the bottom rail is a 1 %" x 5" with chamfered edges, installed 2" above finished floor. 2. That the newel posts are added to the bottom of the stairs and shall be a 6x6 with chamfered edges, and a finial to match the finial found at the front elevation of the home. 3. The columns shall be 6x6 with chamfered edges, capital and brackets to match elements found on the home. The columns shall match the engaged column found at the front porch. 4. All front and side porch details shall match the attached renderings. 5. All front and side porch details shall be primed and painted. 6. That all other details meet the Design Review Subcommittee's recommendations. Dan Miller (representative for owner) was present for tonight's COA discussion. Mockup bracket and spindle for front porch was presented to commission. Alignment of porch column and concrete stoop is not the same. Staff's illustration indicates an extension of the handrail to an additional newel post prior to the stairs. Pendant element on the house was used to determine newel post cap design. Side porch box beam was suggested to follow the plane of the roof. Commission agreed for staff to make final design details on site. Column and newel posts will have chamfered edges. Motion made by Committee Member Savel to approve with staff recommendations and by the following requirements: staff to approve final details on site for side porch. The motion was seconded by Committee Member Hunter. The motion passed unanimously. Design Review Subcommittee — June 13, 2017 Page 4 of 18 27 Hill Avenue — Reconstruction of front stairs and handrails The applicant has submitted an application for a Certificate of Appropriateness to reconstruct the front porch stairs and handrails. The current front steps are in poor condition, covered in carpet and have ornamental metal handrails at either side of the porch. Since the owner is proposing to rebuild the existing stairs, per building code, a landing must be installed. To note, the porch was enclosed sometime after the 1950s as it is still open per the Sanborn Fire Insurance Maps. 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. 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. Design Review Subcommittee — June 13, 2017 Page 5 of 18 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 shall have a 2x4 top rail with chamfered edges, W cove, 2x2 square balusters, with a maximum spacing of 2.5 ". That the bottom rail is a 2x4 with chamfered edges, installed 2" above finished floor. 2. That the stair treads shall 5/4" x 12 (recommended) 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 with porch /deck enamel to deter any future cupping of the board. Use 3 -4 deck screws (ceramic coated preferable) to adhere board to framing. 3. The flooring at the landing shall be 1x4 tongue and groove and installed perpendicular to the house. Pressure treated wood or composite material (recommended) is acceptable. 4. That the newel posts are added to the bottom of the stairs and shall be a 6x6 newel post with a 1x base wrap, and 1x top wrap topped with a post cap (no ball cap but a standard post cap to match design of base of columns at enclosed front porch.) 5. All front porch details shall match the attached drawing. 6. All front porch details shall be primed and painted. 7. That all other details meet the Design Review Subcommittee's recommendations. Andrew Cuming (owner) and Derek Cole (contractor — TNT Restoration) were present for tonight's COA discussion: Recommendation for newel post design by staff (noted in red on the drawing provided in the agenda packet), which was agreeable to both owner and contractor. Skirt framing needs to be added against foundation. All framing to set proud of the skirting. Motion made by Committee Member Roberson to approve with staff recommendations and the following requirements: 1) newel post design (noted in red on drawing, and 2) skirt framing (1x6) against foundation wall, all framing to set proud of skirting. The motion was seconded by Committee Member Ristow. The motion passed unanimously. Design Review Subcommittee — June 13, 2017 Page 6 of 18 132 Hill Avenue — Reconstruction of front porch handrails. The applicant has submitted an application for a Certificate of Appropriateness to reconstruct the front porch handrails. The COA application has been filed as a corrective action to the following violations: 1. Removal of existing metal handrails and installation of wood handrails without a COA and Building Permit. The front porch has been altered several times since the building was constructed, however, originally when the building was built there was a front stoop at the general location of where the current front stoop is located. The stoop roof at the front and side porch were installed in 1959 along with the metal handrails. The applicant is proposing to install metal handrails that will match the design of the existing side porch handrails for overall design continuity with the mid - century stoop roofs. The applicant is also looking at replacing their side porch handrails located at the north elevation to match the existing design as the handrails are in poor condition. 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. 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. Design Review Subcommittee — June 13, 2017 Page 7 of 18 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 as the front and side porch elements have gained significance over time (over 50 years old). As we have evidence of the design of the handrails original to the 1959 canopies, they should be replicated to match the design that was installed in 1959. Juan Campos (owner) was present for tonight's COA discussion: Several commissioners indicated the metal railings would seem inappropriate, even though the porch roofs were installed in the 1950's. Due to the overall massive size of the front porch, bulkier railings were expressed to be more appropriate. Additionally, concern was expressed regarding the size of the front roof possibly needing additional supports (columns). The guy wire /chains in the photo images appeared to be slack, not providing support. Staff stated the type of cantilever roof design has gained historic value (greater than 50 years), and columns would then be inappropriate for roof style. Commission would like to see a porch design with columns and railings for consideration. Owner is will to install either metal railings or wood columns with railing system. Willing to work with staff and commission to resolve code violation issue. Motion made by Committee Member Ristow to table the COA until the next meeting for design considerations of porch with column and railings vs metal railings only. The motion was seconded by Committee Member Hunter. The motion passed unanimously. Design Review Subcommittee — June 13, 2017 Page 8of18 103 S. Gifford Street — Replacement windows on accessory structure The applicant has submitted an application for a Certificate of Appropriateness to replace the existing windows throughout the gabled, secondary structure (the larger of the two separate buildings) located at the south end of the property. The structure is part of St. Mary's Catholic Church /School complex and currently houses the kindergarten classrooms. The building was built between 1950 and 1973 and is considered a non - contributing secondary structure. The existing building exterior consists of hardboard panel siding. Many of the doors that are not in use have been covered over with a similar material. The applicant is proposing to install either Andersen 100 Series — Fibrex windows or Jeld -Wen aluminum -clad wood windows throughout the building. The applicant stated their concerns with cost as the Andersen 100 Series is more affordable than the Jeld -Wen aluminum -clad wood windows. The applicant noted their concerns due to comfort and safety of the existing building and would like to complete the following improvements on the building before the school is in session in August. 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. G. screens and /or storms should be wood or baked -on or anodized aluminum and fit within the window frames. Design Review Subcommittee — June 13, 2017 Page 9 of 18 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 cannot recommend approval of the Andersen 100 Series as the material, Fibrex, does not meet the Historic District Guidelines. Staff would recommend approval of the Jeld -Wen Aluminum -Clad Wood Window as submitted and with the following conditions: 1. All proposed windows shall be installed to fit the existing window openings. 2. Window glass shall not be tinted. However, the secondary structure is listed as non - contributing in the survey of the Elgin Historic District. The Design Review Subcommittee has approved the use of alternate materials for windows on non - contributing buildings in the past, dependent on the situation. Should the Design Review Subcommittee approve the proposed Andersen 100 Series window, staff would then recommend the following: 1. All proposed windows shall be installed to fit the existing window openings. 2. Window glass shall not be tinted. Barbara Colandrea and Marshall Spangler (representatives of St. Mary's Catholic Church /School) were present for tonight's COA discussion: First class was held in this temporary structure in 1964. Construction drawings for a principal building addition have been drawn up, however funding has not been available for construction. The Anderson Fiberex window is a type of plastic window. Product was recently presented to committee. That representative indicated only Anderson will be allowed to install these windows. Cost difference between the two windows is significant ($298 vs $598 per window). Commission did acknowledge pricing is typically conducive of quality of product. Concern expressed by the committee of setting a precedence for the newer (Fiberex) type window. Examples of "case by case" exceptions were given of other types of projects throughout the districts that were granted exceptions from the Design Review Guidelines due to specific factors of the their project and site /property features. Commission agreed this is an example of a case by case scenario. The building is a secondary structure on property. Structure is temporary in design /construction. Window replacements would have very limited visibility from the street view. Additionally, religious groups are not allowed to request grant dollars for rehabilitation projects. Design Review Subcommittee — June 13, 2017 Page 10 of 18 Motion made by Committee Member Diamond to approve either window presented with staff recommendations based on this building be deemed a temporary structure, non - contributing to the historic district with limited visibility from the street view; with the following requirements: sash and trim to match as closely as possible to existing. The motion was seconded by Committee Member Savel. The motion passed unanimously. 506 St. Charles Street — Demolition of attached garage; construction of detached garage The applicant has submitted an application for a Certificate of Appropriateness to demolish their attached garage (original to the home) and reconstruct a 24' x 24' detached garage at the rear of the property. The applicant noted that their current garage only accommodates one car and only enough space to park one car in the driveway. They'd like more room to store two cars in a garage that will borrow design elements from the existing single garage. The original window on the garage will also be retained and reinstalled in the new proposed garage. The siding will be smooth fiber cement board siding with 4" to 4 %" exposure. The home was built in the 1970s and considered a non - contributing building to the significance of the area. The existing siding on the home is vinyl. To stay with the overall consistency of the rest of the home, the applicant is proposing to install vinyl at the area where the garage will be removed. Lastly, the cupola on the garage was removed sometime between 2012 and present. 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. Secondary Buildings: Garages, Sheds, Other Outbuildings A. Should be smaller in scale than the dwelling; clearly secondary in nature. Design Review Subcommittee — June 13, 2017 Page 11 of 18 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. I. 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. 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 particleboard, gyp board, or pressboard. These materials generally do not possess textures or designs which closely match original wood siding. However, if Design Review Subcommittee — June 13, 2017 Page 12 of 18 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. Staff Recommendation: Staff recommends approval of the request to construct the new garage, due to its age and non- conforming status, if the following conditions are met: Garage 1. That the proposed garage siding material will be clear cedar (no knots) and installed smooth side out or fiber cement board siding (smooth) in a profile and exposure to match the house's existing exposure. 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 shall match the slope of the home's roof slope. 4. That the eaves shall be enclosed but not be boxed and shall extend a minimum of 12 inches away from the garage wall. 5. The frieze board shall match the same size as found on the existing garage. The frieze board shall be painted. 6. That the cupola shall be proportional /enlarged (at least 4' -0" in width) to accommodate the new size of the garage. The cupola shall borrow design elements from the design of the cupola found in the 2012 photograph. 7. That all other details match the submitted drawings. 8. That all other details meet the Design Review Subcommittee's recommendations. Siding on home 1. The siding shall be weaved (every 3 "courses /boards" may align) into the existing siding to conceal seams of the location of the existing garage. The wall shall not look like a garage was once there. 2. The siding must match the color of the existing siding on the home. If the whole north elevation is to be replaced with new siding, it shall be in white to match the siding on the rest of the home. Design Review Subcommittee — June 13, 2017 Page 13 of 18 3. Siding shall match the existing siding in kind (material, exposure, profile, etc.) Sylwester Jakubas (owner) and Daniel Sampiller (contractor) were present for tonight's COA discussion: House is noncontributing to historic district. The garage roof pitch will match the house. Copula should be incorporated into the garage design, but on a larger scale due to the increase of garage size. On the north elevation of house where the garage is removed, the existing doorway will remain. White vinyl siding will be installed to match the other three elevations. Motion made by Committee Member Diamond to approve with staff recommendations and the following requirements: cupola size to be increased per staff illustration. The motion was seconded by Committee Member Ristow. The motion passed unanimously. 327 DuPage Street — Construction of garage The applicant has submitted an application for a Certificate of Appropriateness to construct a one -car garage on the property as the property currently does not have a garage. The proposed 24'x 17' -6" garage will be located towards the rear of the property and includes the following: wood frame construction, smooth cedar cladding — no knots, mansard roof to match the roof on the existing home, one arched raised paneled overhead door, and paneled service door (door to match design found at the side porch door). The garage will have dentils that wrap around the entire garage to match details found on the home as well as arched dormers and arched wood windows to match in size, design (divided lites) as found on the existing home. Dependent on location of the garage on the property, the garage may need to be reduced in size to 22' as accessory structures must be at least 4' -0" away from primary structures and 3' -0" away from the property line per zoning code. A portion of the garage will be "cut" angled at the south west corner to be able to push the garage back as far as possible, however, the mansard roof will retain its shape and may extend past the 3' -0" set back as long as it does not cross the property line. Elgin Design Guideline Manual Specifications: 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. Design Review Subcommittee — June 13, 2017 Page 14 of 18 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. I. 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 construct 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. 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 shall be a mansard roof to match the same pitch /design as found on the existing home. 4. That the eaves shall be enclosed but not be boxed and shall extend a minimum of 12 inches away from the garage wall. Soffit shall match in kind found on the existing home. 5. The windows found at the dormers shall be arched and match the windows in kind found on the existing home. 6. That dentils be installed around the entire garage to match the size and spacing of the dentils found on the existing home. 7. All other details match the submitted drawings. 8. That all other details meet the Design Review Subcommittee's recommendations. Frank Adame (owner) was present for tonight's COA discussion: Owner indicated his slight increase of overall size from 17'6 "x24' to 20'x24'. Design Review Subcommittee — June 13, 2017 Page 15 of 18 Committee wanted to ensure the garage /secondary structure is not too fancy. Garage should be simple in detailing, not a smaller replication of the house. Owner indicated the bell skirt/curve of the mansard roof will be replicated from the house. Crown molding and dentils will be added to garage. Roof pitch is slight, but allows run off. One mansard style garage is known to be in Elgin near Barrett & Percy. However it is not known if it was constructed there or moved to that location. Motion made by Committee Member Savel to approve with staff recommendations and by the following requirements: 1) bell skirt of roof to be incorporated, 2) east elevation to have two windows installed, other elevations allowance for single window only if desired by owner, 3) crown molding to match house detail, and 4) dentils are optional. The motion was seconded by Committee Member Hunter. The motion passed unanimously. 226 Villa Street — Installation of new windows The applicant has submitted a Certificate of Appropriateness request to replace all existing windows on the home and installation of new windows at some areas where windows have been bricked in. The applicant proposed to install aluminum clad wood, double -hung, 1/1 windows. The applicant is proposing to reopen several windows that have been bricked in over the years and install new windows that fit the masonry open. However, they are proposing windows that do not follow the arch of the masonry open but traditional windows with an arched insert panel. There are several windows that will remain bricked in due to the proposed layout of the interior. 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 Design Review Subcommittee — June 13, 2017 Page 16 of 18 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. Vinyl extruded windows are not permitted for use in historic districts. E. 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. F. screens and /or storms should be wood or baked -on or anodized aluminum and fit within the window frames. G. 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 Certificate of Appropriateness as submitted and with the following conditions: 1. That all windows shall be 1/1 double -hung, aluminum clad wood and must fit original window openings. 2. Brick molds must be installed and shall be 2 inches in width. Brick molds should have a traditional /historic profile versus modern brickmold. Required egress windows shall be a casement window with a simulated meeting rail (meeting rail placed on the exterior and interior of the window, a spacer may be added as well). This is to ensure that the brick mold remains and makes all the windows consistent with design. 4. The windows shall be arched to follow the existing segmental masonry arch. 5. Window glass shall not be tinted. 6. All other details match the submitted drawings. 7. That all other details meet the Design Review Subcommittee's recommendations. Eduardo Ordaz (owner) and Alex Ordaz (owner's son) were present for tonight's COA discussion: Bay window should not be installed with two double hung windows. Bay needs to have a large fixed lower glass and upper transom window. Side windows are very narrow and a double hung maybe impossible to obtain. Casement style window maybe required for light and ventilation. Total of six (6) bricked up windows are to be opened up and new windows installed. Some of the upper windows would not be opened all the way, due to safety. Commissioners have seen both arched windows and rectangular windows with trim detailing installed in brick structures with brick arches. The trim detailing is what makes the arch window design look appropriate. A bad example of trim detailing is found at 211 Michigan. Design Review Subcommittee — June 13, 2017 Page 17 of 18 Suggestion of one mockup window on the rear elevation with trim detail to be installed for staff review and approval prior to other windows openings being done. Owner was agreeable to this option since the windows are custom sizing. Motion made by Committee Member Savel to approve with staff recommendations and the following requirements: 1) one square top window with trim (setting proud) to be installed on rear elevation for staff approval, prior to additional arched window openings being installed, 2) medium size sash and rails — historic district standard dimensions, 3) bay window with transom and larger lower fixed glass, 4) side bay windows in casement style, only if double hung design is not obtainable. The motion was seconded by Committee Member Roberson. The motion passed unanimously. 427 -429 Fulton Street — Replacement of original garage doors The applicant has submitted an application for a Certificate of Appropriateness to replace three, (3) original wooden swing garage doors with new steel raised panel doors. The applicant stated that they would like to install raised panel doors for ease of their tenants. Staff noted to the applicant that the garage is listed as a contributing secondary structure to the historic significance of the Elgin Historic District and that per our Historic District Guidelines, original materials, if in good condition, shall be maintained /retained. Staff completed a site assessment of the garage doors on June 9, 2017 and found that they were in overall good condition. The garage was constructed between 1913 and 1950 per the Sanborn Maps. The garage is visible from the public way. Elgin Design Guideline Manual Specifications: Garages, Carriage Houses and Outbuildings A. Should be preserved and maintained. Original features should be repaired to match the original. B. Should not be moved or relocated to another part of the lot, if original to the property. Garage Doors A. Should be maintained to the greatest extent possible, but may be retrofitted with modern hardware and custom garage door openers. If the original doors are missing or too deteriorated to repair, they should be replaced with new doors that fit the original opening and are appropriate to the design of construction of the garage. B. Should be raised panel designs, with solid core, if proposed to be in metal designs. Flush design doors (without raised panels) unless retrofitted to look like traditional doors and hollow core metal doors should be avoided when possible. Design Review Subcommittee — June 13, 2017 Page 18 of 18 C. If windows are necessary, they should be simple in design with clear glass. Muntins in a simple design may also be used. The use of ornamental stained glass and openings in decorative shapes such as sunbursts and oval designs are not permitted. D. Should have painted metal panel doors to match the house in color appropriate to the period of the house. Staff Recommendation: Staff does not recommend approval of the application as submitted as the original garage doors are in good condition. This item was withdrawn by the applicant. ADDITIONAL STAFF COMMENTS: None CORRESPONDENCE: None ADJOURNMENT: Motion to adjourn was made by Committee Member Roberson The motion was seconded by Committee Member Diamond. The motion passed unanimously. The meeting of the Design Review Subcommittee was adjourned at 7:52 p.m. Respectfully s bmit d, Cindy alden Design Review Subcommittee Secretary Approved: