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HomeMy WebLinkAboutDRSC 09-12-17 - approved 10-10-17Design Review Subcommittee of the Elgin Heritage Commission September 12, 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: Rebecca Hunter, Bill Ristow, John Roberson, Dennis Roxworthy, and John Wiedmeyer MEMBERS ABSENT: Lynne Diamond and Scott Savel CITY STAFF PRESENT: Christen Sundquist, Historic Preservation; and Cindy Walden, DRSC Secretary APPROVAL OF MINUTES: Motion made by Committee Member Ristow to approve the minutes of August 22, 2017, with an amendment to page 3 (treated lumber – dry kilned). The motion was seconded by Committee Member Roxworthy. The motion passed 4-0-1 (Abstain: Hunter). RECOGNIZE OTHER PERSONS PRESENT: Brian Anderson, Commissioner for Elgin Heritage Commission PROPERTIES ON AGENDA FOR DISCUSSION: Old Business 163 Hill Avenue - Fence installation New Business 411 Arlington Avenue - Replace vinyl windows with aluminum clad wood windows 715 Brook Street - Remove rear deck, construct side porch to match elements on front porch 277 Lessenden Place - Removal of one window; Reduce size of one window; replace side door 273 N Spring Street - Restoration of existing house; new garage 277 N Spring Street - Construction of a new house; new garage ITEMS TABLED: None Design Review Subcommittee – September 12, 2017 Page 2 of 22 OLD BUSINESS: Motion made by Committee Member Roberson to un-table items E1 for discussion (representatives for the properties in attendance for tonight’s meeting). The motion was seconded by Committee Member Hunter. The motion passed unanimously. 163 Hill Avenue - Fence installation The property owner has submitted a Certificate of Appropriateness (COA) to replace the existing wood picket fence along the north rear and side yard with a 5’-0” wood fence (4’-0” high solid with 1’ high lattice work). The applicant stated that the new fence will match the neighbor’s fence (159 Hill Avenue) that was installed in 2002 on the Southeast portion of the property. The applicant also noted that they would prefer not to stain or paint the fence for consistency as the fence separating their yard and 159 Hill Avenue is also not painted. To note, the current, picket fence is 4’-0” in height and extends past the rear corner of the home 21’-0”. Elgin Design Guideline Manual Specifications: Fences A. Should be proportionate to the house and the design should be compatible with the character of the building and district. B. Should be painted white or a trim color related to the house, never left to weather or given a stain finish. C. Of cat iron or other material of original design should be preserved. D. Of cast iron may be added to buildings constructed in the late 19 th and early 20th century. Cast iron fences are generally not appropriate for dwellings built after 1920. E. If placed along common property lines should not be placed against another fence - double line fencing is not permitted. F. Should have posts that are set a minimum of 30 inches below grade and no more than eight feet apart. G. If wood, be of cedar, redwood or pressure treated pine, cypress or other rot resistant wood. H. That has a decorative gate or arbors must be submitted with a drawing complete with dimensions. Fences in Front Yards I. Should be no higher than 36 inches with posts being slightly higher and having caps. J. Should have pickets no wider than four inches with spacing between boards a minimum of one inch up to the width of the board depending on the design of the fence Design Review Subcommittee – September 12, 2017 Page 3 of 22 K. If applicable to the layout, should have a minimum of corner posts, end posts, and gate posts which are slightly taller than the fence and five to ten inches thick with a cap and finial. Line posts can be visible and decorative to compliment the main posts or e hidden behind the picket design. Fences which cross a driveway or walkway should have gate posts. Gates should be designed to swing onto the walkway or driveway, not onto the public sidewalk. Fences in Rear Yard L. Built for privacy should not extend beyond the rear yard beginning at the back corner of the house. M. Built for privacy should have a minimum of gate post, corner post, and end posts which are five to ten inches wide and taller than the pickets. N. Can be constructed in the same low fence design found in the front yard. O. Of wood boards or planks for privacy should be located in rear yards and be no taller than six feet. Boards should be no more than six inches wide. P. Privacy fences of flat boards with flat tops in a single row are most appropriate for the historic districts. Vertical boards topped with lattice or picket are also appropriate as privacy fences. Staff Recommendation: Staff cannot recommend approval as the height (5’-0”) in the side yard does not meet the Historic District Guidelines. However, should the Design Review Subcommittee approve the proposed, staff would then recommend the following: 1. The fence shall be no higher than 5’-0” at the side yard with 1’-0” of the fence as lattice. 2. The fence shall match the style found at 159 Hill Avenue. ***** Mike Burns (property owner) was present for tonight’s COA discussion: Current fence sits lower than the northern neighbor’s fence. Motion made by Committee Member Ristow to approve the COA as submitted with staff recommendations. The motion was seconded by Committee Member Roxworthy. The motion was approved unanimously (5-0). NEW BUSINESS: 411 Arlington Avenue - Replace vinyl windows with aluminum clad wood windows The applicant has submitted a Certificate of Appropriateness request to replace five (5) vinyl windows found at the north, east and west elevations – second floor with aluminum clad wood, double-hung, 1/1 windows. The applicant is proposing to install Casco, double-hung replacement kit windows and will borrow design elements (replication of central window casing/mullion from the second floor Design Review Subcommittee – September 12, 2017 Page 4 of 22 window-west elevation at 409 Arlington Avenue. 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. 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 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. At the paired windows, central casing shall be installed all the way through the opening creating two separate windows versus one whole unit. 3. Window glass shall not be tinted. 4. All other details match the submitted specifications. 5. That all other details meet the Design Review Subcommittee’s recommendations. ***** Ismael Espinosa (property owner) and Jose Espinosa (son/translator) were present for tonight’s COA discussion: Design Review Subcommittee – September 12, 2017 Page 5 of 22 Interior window trim is still present. Applicant is aware of the requirements and is willing to install middle casing/mullions for the “paired” windows. Motion made by Committee Member Roxworthy to approve the COA as submitted with staff recommendations. The motion was seconded by Committee Member Roberson. The motion was approved unanimously (5-0). 715 Brook Street - Remove rear deck, construct side porch to match elements on front porch The applicant has submitted a Certificate of Appropriateness (COA) to remove the existing rear deck at the north elevation and replace it with a deck with details that match the front porch elements. The existing deck is approximately 8’ x 14’ and will be reduced to approximately 4’ x 8’. The deck is visible from the public way but will be less so due to the reduction in size and the existing fence. Elements including the newel posts, spindles, handrails will match those found at the front porch. The decking proposed will be 5/4” x 5.5” treated decking to extend past skirting at least 1 inch. The stairs are also proposed to be split tread made of 5/4” treated wood. The skirting proposed is simple 1x4 vertical boards spaced 1 inch apart installed behind the a 6 inch top rimboard, and 4 inch bottom rimboard. The skirting will also have 8” cornerboards. 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 façade, 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 – September 12, 2017 Page 6 of 22 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 5/4x12 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: Rear Porch 1. All rear porch elements to match design details found at the front porch including design and size of newel posts, handrails, and balustrade. 2. That the stair treads may be split treads of treated 5/4” lumber to extend past riser 1 inch or they may 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 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 shall be 5/4” by 5 ½” treated decking. 4. Skirting shall be 1x4 vertical slats spaced 1” apart with a top rimboard of 1x6 or 1x8 with a bottom rimboard of 1x4 and a 1x8 cornerboards. 5. That all other details match the attached rendering. All rear porch details shall be primed and painted. ***** Tammy Zielke (property owner) was present for tonight’s COA discussion: 1x6 top rimboard is appropriate due to decking being so close to the grade. Design Review Subcommittee – September 12, 2017 Page 7 of 22 Motion made by Committee Member Hunter to approve the COA as submitted with staff recommendations. The motion was seconded by Committee Member Ristow. The motion was approved unanimously (5-0). 277 Lessenden Place - Removal of one window; Reduce size of one window; replace side door The applicant has submitted a Certificate of Appropriateness (COA) to raise the existing, first floor kitchen sill at the south elevation to align with the adjacent kitchen window sill and installation of a new, aluminum-clad wood insert window. The applicant is also seeking approval for the removal of an existing double-hung window located at the kitchen off of the rear porch. The applicant noted that they are remodeling the home and to maximize the efficiency of the kitchen, they are proposing to raise the south elevation window and remove the west elevation window at the rear porch. The porch window will be covered with clear cedar, no knots to match the existing siding in kind. The new, shortened window will keep the historic casing and raise the sill to the height of the adjacent window sill. The windows that are proposed to be removed will be used to repair the existing windows in the house. Although the rear porch is visible from the public way, the proposed work is not. The applicant is also proposing to install a new exterior door at the rear porch as the existing is an interior door. 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). C. Which are not original should not be added to primary facades or t o 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 Design Review Subcommittee – September 12, 2017 Page 8 of 22 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. 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 recommends approval of the Certificate of Appropriateness as submitted and with the following conditions: 6. That the proposed new kitchen window shall be 1/1 double-hung, wood or aluminum- clad wood and shall fit the width of the original window opening. 7. Window glass shall not be tinted but glass can be obscured at this location. 8. The kitchen window sill must align with the adjacent kitchen window. 9. The sill to be relocated, if in good condition, shall be retained and reinstalled at proposed location. If sill is beyond repair, a new sill shall be recreated to match the original in size, design and profile. 10. The siding to cover over the window opening at the rear porch shall weave into the existing siding. It shall be clear cedar, no knots to match the same exposure, size and design as the existing siding. The new proposed door shall be either wood or of smooth fiberglass with four panels (2 lites over 2 panels or 4 panels-no glass). ***** Kirk Hodge (property owner) was present for tonight’s COA discussion: Committee expressed the larger “shorter” window on the left, should be reduced to match the size on the right (for uniformity). The window could be in stalled to match the other window on the same elevation. Committee acknowledged the windows are on the rear of the house and are not visible from a public right of way. Committee agreed, replacement door with or with glass panel is appropriate. Motion made by Committee Member Roberson to approve the COA as submitted with staff recommends, amended by the following committee’s requirements: 1) Staff to approve window width (on rear of house) to match in size or leave window width as is. The motion was seconded by Committee Member Ristow. The motion was approved unanimously (5-0). Design Review Subcommittee – September 12, 2017 Page 9 of 22 273 N Spring Street - Restoration of existing house; new garage The applicant has submitted a Certificate of Appropriateness (COA) for full rehabilitation of 273 N. Spring Street. This includes removal of the substitute siding, restoring the original siding underneath and recreating missing architectural features; construction of new front and side porch; restoration of existing windows; installation of new casement windows to meet egress at bedroom locations; installation of new windows at select areas. The COA is also proposing construction of a new garage. This project is being completed in conjunction with 277 N. Spring Street which includes modifying the parcel lines to allow for a driveway and garage on both lots. At this time, the existing substitute siding has not been removed. However, when work begins on the home, staff will require an inspection when the substitute siding is removed to assess the condition of the original siding and any missing architectural features including but not limited to the window hoods, bed molding, crown molding, corner boards, drip edge at water table and front porch elements. The adjacent home at 269 N. Spring Street is similar in style to 273 N. Spring Street and was used as a basis for the design at the front porch stoop roof and brackets. Windows located at bedroom locations found at the north elevation, second floor are proposed to be replaced with casement, egress windows with simulated meeting rails and divided lites. This includes replacing two original windows and removal of a small, fixed window and enlarging the window opening to match the size and details as the adjacent windows. The windows located at the mudroom are proposed to be removed and replaced with two double- hung windows to match the same design, size and style as the original windows. At the south elevation, the windows at the first floor will be restored, however, a small double - hung window at the rear will be removed to allow for a more functional kitchen. The second floor window located at the stairs will also be relocated to accommodate the proposed interior modifications. A small fixed window at the second floor at this elevation is also proposed to be removed due to a closet being installed at this location. At the east elevation, a new double-hung window is proposed to be installed at the second floor to match the details found at the existing windows along with two side-by-side double hung windows at the first floor off of the kitchen. An existing fixed window at the mudroom is proposed to be removed and the exterior access to the basement as well. The new garage is proposed to be 20’ x 24’ and will borrow design elements from the existing home including the pitch of the roof (8/12), window and door design and will be constructed out of hardiboard. Design Review Subcommittee – September 12, 2017 Page 10 of 22 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 o f concrete (see section on Porch Steps). F. Should have wood tongue and groove flooring running perpendicular to the façade, 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. 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. 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 Design Review Subcommittee – September 12, 2017 Page 11 of 22 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. 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 . B. Should be performed cautiously when removing paint through heat plates or heat guns to avoid unnecessary damage to the wood through charring or fire. C. 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. 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). Design Review Subcommittee – September 12, 2017 Page 12 of 22 D. 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. 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 recommends approval of the Certificate of Appropriateness as submitted and with the following conditions: Siding - OPTION 1 1. Upon removal of the siding, that Staff be consulted to conduct a condition assessment and make a determination as to the percentage of damaged siding. 2. If less than 50% is damaged than the existing siding shall be preserved/rehabilitated. 3. Damaged siding shall be repaired, epoxy preferred. 4. Nail holes must be patched with putty, epoxy preferred. 5. Spot replacement with new siding (clear cedar – no knots) shall be installed only as necessary with replacements-in-kind to match the original siding profile and exposure. 6. All replacement wood material shall be clear (no knots), cedar preferred and installed smooth side out. 7. Missing architectural features including but not limited to; window hoods, bed molding, corner boards, drip edge at water table, crown molding, brackets, beadboard etc. shall be recreated to match shadows and similar designs that are appropriate for this style of home. 8. All deteriorated elements that are beyond repair shall match the existing in kind. 9. Siding shall be sanded, primed and painted. Design Review Subcommittee – September 12, 2017 Page 13 of 22 Siding - OPTION 2 1. Upon removal of the siding, that Staff 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, replacement siding in a profile to match the original siding in exposure, and size is acceptable. 3. The replacement siding may be clear cedar, no knots (preferred) installed smooth side out or fiber cement board siding (smooth – no wood grain). 4. All new elements to be prepped, primed and painted. Front Porch 1. The handrail shall have a 2x4 top rail with chamfered edges, ¾” cove molding placed on either side of spindle or ¾”coved sub-rail, 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. 2. That the stair treads shall 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 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. That the newel posts are added to the bottom of the stairs, at existing location. 4. That the newel posts shall be 6x6 topped with a ball cap. 5. The flooring shall be 1x4 tongue and groove and installed perpendicular to the house. Pressure treated wood or composite material (recommended) is acceptable. 6. The skirting shall 1x4 vertical boards with 1” gap between boards placed behind the 1x6 or 1x8 top rimboard and 1x4 bottom rimboard. A 1x8 cornerboard shall be installed as well as a 1x4 vertical frame board to abut against the house to sit flush with the top and bottom rimboard. 7. The front porch stoop roof shall be hipped with crown molding, box beam and a beadboard ceiling. Proposed bracket design to have final approval by staff. 8. All front porch details shall match the attached drawing. 9. All front porch details shall be primed and painted. Side Porch 1. The handrail shall have a 2x4 top rail with chamfered edges, ¾” cove molding placed on either side of spindle or ¾”coved sub-rail, 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. 2. That the stair treads shall 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 eve ry 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. That the newel posts are added to the bottom of the stairs, at existing location. 4. That the newel posts shall be 6x6 topped with a ball cap. 5. The flooring shall be 1x4 tongue and groove and installed perpendicular to the house. Pressure treated wood or composite material (recommended) is acceptable. Design Review Subcommittee – September 12, 2017 Page 14 of 22 6. The skirting shall 1x4 vertical boards with 1” gap between boards placed behind the 1x6 or 1x8 top rimboard and 1x4 bottom rimboard. A 1x8 cornerboard shall be installed as well as a 1x4 vertical frame board to abut against the house to sit flush with the top and bottom rimboard. 7. All side porch details shall match the attached drawing. 8. All side porch details shall be primed and painted. Windows 1. The casement windows (wood or aluminum-clad wood) will be designed with a horizontal simulated meeting rail and simulated divided lites (installed on the exterior and inter ior of the glazing) and shall maintain the existing opening size and existing trim. 2. The remaining windows on the home that are proposed to be new shall be 1/1 double -hung and must match in kind to the existing windows with simulated divided lites (2 over 2 ) and shall be trimmed out in a manner similar to the existing windows on the house. 3. Window glass shall not be tinted. 4. All other windows shall be restored (scraped, painted, new ropes/reattach to weights, weather stripping, etc.). Garage 1. That the proposed garage siding material will be fiber cement board and installed smooth side out (no wood grain) 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 house colors. 3. That the garage roof matches the house in slope and form (8:12 pitch, front gable). 4. That the eaves shall be enclosed but not be boxed to match eaves of existing house and shall extend a minimum of 12 inches away from the garage wall. 5. That the frieze board dimensions match existing house. The frieze board shall be painted. 6. All other details to match the submitted drawings and the Design Review Subcommittee’s recommendations. General Note All other details to match the attached drawings. ***** Mike Spillane (Spillane & Sons) was present for tonight’s COA discussion: Mr. Spillane believes there is no siding on the rear elevation. Once the asphalt siding is removed the true profile (if any) will be known. This wall will be part of the mud room. The side staircase currently located off the north elevation of the house will be moved to the east elevation. The area is currently part of an interior closet. Existing northern doorway will be sided and the new doorway opening will allow for straighter driveway from the street, along the house, towards the new garage. Garage size discrepancy noted (site plan 20’x20’ vs staff report and drawings indicate 20’x24’). Site plan is stated in error. Garage to be constructed is proposed as 20’x24’. Additionally, the driveway will comply with the 3’ interior setback required by zoning. Design Review Subcommittee – September 12, 2017 Page 15 of 22 Rather than one wide overhead garage door (not typical for historic district), two smaller insulated overhead garage doors will be installed with stamped raised panels. Commission noted the service door of the new garage faces into the rear yard of the lot. Service door is not visible from a street yard. Motion made by Committee Member Roxworthy to approve the COA as submitted with staff recommendations and amended by committee comments as follows: 1) side door moved to rear elevation, 2) opening of side door to be filled in with new siding being “weaved in”, and 3) applicant must return to commission if more than 50% of the house siding is missing or beyond repair. The motion was seconded by Committee Member Roberson. The motion was approved unanimously (5-0). 277 N Spring Street - Construction of a new house; new garage The applicant has submitted a Certificate of Appropriateness (COA) for development of the vacant property with a new single family home, garage and fence. The property is a corner lot bordered by N. Spring Street and Franklin Boulevard. The previous building was demolished in 2007 by the city after approval was granted by the Elgin Heritage Commission. This project is being completed in conjunction with 273 N. Spring Street which includes modifying the parcel lines to allow for a driveway and garage on both lots. The new home borrows elements from the American Foursquare style. The home will be set back on the lot in keeping with the location of the homes adjacent to it. The size is also proportional to the neighborhood. The new garage is proposed to be 20’ x 24’ and will borrow design elements from the existing home including the pitch of the roof (8/12), window and door design and will be constructed out of hardiboard. A 36” high fence is also being proposed around what would be considered the rear yard. Elgin Design Guideline Manual Specifications: New Construction A. should maintain, not disrupt, the existing pattern of surrounding historic buildings along the street by being similar in: 1. Shape. Variations of asymmetrical, rectangular, and square forms are most appropriate for the locally designated districts; 2. Scale (height and width). New construction should not vary more than one-half story from the predominate building height typical of dwellings along a block. In most blocks of the designated districts this would require new construction to be no more then two-and-one-half stories; Design Review Subcommittee – September 12, 2017 Page 16 of 22 3. Orientation to the street. Most dwellings in Elgin's locally designated districts have their primary facades and main entrances oriented towards the street and this characteristic should be maintained in any new construction; 4. Roof shape and pitch. Roof slope ratio for new construction should be a minimum of 6:12 to a maximum of 12:12 (6:12 refers to six inches of rise to 12 inches of run in measuring slopes). Roof forms of gable and hipped variations are more common on most blocks than roof forms which are flat, mansard, or gambrel forms; 5. Placement on the lot. Front and side yard setbacks should respect the setbacks found along the block on which the building is sited. 6. Location and proportion of porches, entrances, and divisional bays. Porches should have roof forms of gable, hipped or shed design and at least cover the entrance. Porches extending partially or fully across the front of the building are recommended. Porches should have columns and railings with balusters that are traditional in design and compatible with the overall character of the building. 7. Location and proportion of windows. New window openings should be rectangular in shape. Window proportions on the main facade should not exceed three-to-one in the height/width ratio or be any less than two-to-one in the height/width ratio (two- to-one proportions are preferred). No horizontal sash, casement, or awning type windows should be placed on the fronts of buildings. Special window types (i.e. oriel, bay, stained, beveled glass) may be considered when compatible with the new structure's design as well as the surrounding area; 8. Foundation height. Height of foundations should generally be similar to foundation heights in the area. Foundation heights can increase along the sides or at the rear of a building if necessary to follow slope contours. No slab foundations or at-grade foundations should be utilized on the fronts or readily visible sides of buildings; 9. Porch height and depth. Porch heights and depths should be consistent with those of adjacent dwellings; 10. Material and material color. Foundations: Most historic dwelling foundations are of stone or cast concrete and new construction should continue the appearance of these foundation materials. Poured concrete, concrete block, and split faced concrete are acceptable foundation materials. Stucco or other finishes are recommended to provide a textured surface. Brick Dwellings: If the new construction is of brick, the brick should closely match typical mortar and brick color tones found in the locally designated districts and along the block. White or light mortars provide too much contrast with typical dark brick colors and should be avoided. Frame Dwellings: If the new construction is of frame, the preferred exterior material is wood or a material which is similar to original materials in the area like clapboard, shingle, stucco, etc. The use of cement board siding, or similar materials is acceptable if it meets size recommendations and proper construction detailing of traditional siding materials. If wood siding is used; its exposure should reflect the Design Review Subcommittee – September 12, 2017 Page 17 of 22 exposure of traditional wood siding. Windows: Wood construction is preferred for windows. However, the use of aluminum clad windows is also acceptable as long as they are sized to be compatible with historic window openings. The use of dark tinted windows, reflective glass and coatings for windows is discouraged on readily visible sides of buildings. 11. Details and texture. The details and textures of building materials should be applied in a manner consistent with traditional construction methods and compatible with surrounding structures; B. Replications. Replications are new buildings which closely imitate historic dwellings typically found in the historic district. Replications are acceptable if the y are consistent with historic dwellings in their overall form and plan, porch design and placement, window and door treatments, roof forms, and architectural details. It is important for replications to be identified as new constructio n through the use of signs, or plaques prominently displayed on the front of the building. Replication of specific structure 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. 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. Design Review Subcommittee – September 12, 2017 Page 18 of 22 Fences A. Should be proportionate to the house and the design should be compatible with the character of the building and district. B. Should be painted white or a trim color related to the house, never left to weather or given a stain finish. C. Of cat iron or other material of original design should be preserved. D. Of cast iron may be added to buildings constructed in the late 19 th and early 20th century. Cast iron fences are generally not appropriate for dwellings built after 1920. E. If placed along common property lines should not be placed against another fence - double line fencing is not permitted. F. Should have posts that are set a minimum of 30 inches below grade and no more than eight feet apart. G. If wood, be of cedar, redwood or pressure treated pine, cypress or other rot resistant wood. H. That has a decorative gate or arbors must be submitted with a drawing complete with dimensions. Fences in Front Yards A. Should be no higher than 36 inches with posts being slightly higher and having caps. B. Should have pickets no wider than four inches with spacing between boards a minimum of one inch up to the width of the board depending on the design of the fence C. If applicable to the layout, should have a minimum of corner posts, end posts, and gate posts which are slightly taller than the fence and five to ten inches thick with a cap and finial. Line posts can be visible and decorative to compliment the main post s or e hidden behind the picket design. Fences which cross a driveway or walkway should have gate posts. Gates should be designed to swing onto the walkway or driveway, not onto the public sidewalk. Fences in Rear Yard A. Built for privacy should not extend beyond the rear yard beginning at the back corner of the house. B. Built for privacy should have a minimum of gate post, corner post, and end posts which are five to ten inches wide and taller than the pickets. C. Can be constructed in the same low fence design found in the front yard. D. Of wood boards or planks for privacy should be located in rear yards and be no taller than six feet. Boards should be no more than six inches wide. E. Privacy fences of flat boards with flat tops in a single row are most appropriate for the historic districts. Vertical boards topped with lattice or picket are also appropriate as privacy fences. Staff Recommendation: Staff recommends approval of the Certificate of Appropriateness as submitted and with the following conditions: Design Review Subcommittee – September 12, 2017 Page 19 of 22 Siding 1. Replacement siding shall be in cedar or fiber-cement board and 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 5 inch exposure. If using fiber-cement board, this siding shall be installed smooth side out (no feaux wood grain) with the same specifications as above. b. Corner boards are no less than 5 inches wide (use of 5/4” x 6” to be cut down to 1”x5”). c. 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. d. Siding shall be prepped, primed and painted. Windows 1. The windows shall include the following: a. Window shall be a wood or aluminum-clad wood, three and four-over-one double-hung window. The dimensions of the window including meeting rail width, styles and top and bottom rail shall be close to the attached sketch dimensions b. Window trim/casing shall be no less than 4 inches with a top board the same size or 1 inch max taller than the casing. c. The window hood/drip cap shall be of an appropriate design/crown molding approved by staff. d. The proposed windows shall have a sill that extends past the casing by at least 1 inch. Installation of an apron is optional e. The muntins (Grilles) shall be installed on the exterior and interior of the window (simulated divided lites); a spacer may be installed in between the glass as well. f. Window glass shall not be tinted Roof 1. The roof shall include the following: a. Architectural shingles shall be installed b. The soffits shall be beadboard installed perpendicular to the home c. The fascia can be proposed to be flat or with crown molding. If flat, then a K- style gutter shall be installed around the perimeter. If proposed to have a fascia with crown molding, then half-round gutters are more appropriate. d. Gutter hangers shall be installed beneath the roofing material. Porch 1. The roof shall include the following: a. The handrail shall have a 2x4 top rail with chamfered edges, ¾” cove moldings installed on either side of spindle or a ¾” coved sub-rail installed beneath top rail, 2x2 square, balusters/spindles, with a maximum of 3” on center. That th e bottom rail is a 2x4 with chamfered edges, installed 2” above finished floor. b. That the stair treads shall 5/4” x 12, bull-nosed on 3 sides and overhang the risers a minimum of 1”. Pressure treated wood or composite material is Design Review Subcommittee – September 12, 2017 Page 20 of 22 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. c. That the newel posts are added to the bottom of the stairs. d. That the newel posts shall be 6x6 posts topped with pyramidal cap. e. Porch columns shall be wood or fiberglass (acceptable) with a capital, a bead and base as shown in the submitted drawings. f. The flooring shall be 1x4 tongue and groove and installed perpendicular to the house. Pressure treated wood or composite material (recommended) is acceptable. g. The porch skirting shall include a 1x8 (match the size of the water table board) top rimboard with 1x4 vertical skirting boards placed behind the top and bottom rimboard, spaced 1 inch apart and a 1x4 bottom rimboard installed 1 inch above grade. 1x8 vertical frame boards shall be installed beneath newel posts and be flush with the top and bottom rimboards. h. All porch details shall be primed and painted. Garage 1. That the proposed garage siding material shall be fiber cement board and installed smooth side out (no wood grain) in a profile and exposure. Vinyl siding or Lauren Pruss Smart siding is not be permitted. 2. The siding shall have a 5” exposure to match house siding exposure. 3. That the siding and trim is to be painted a color to match or complement the house colors. 1x 4 shall be used on corner boards and door casing. 4. The service door shall have a 1x4 casing and also have a 1x2 drip cap at the head casing. The door may be steel, the design to match the style of the home and be approved by staff. 5. That the garage roof matches the house in slope and form (hipped), but be no less than a 6:12 slope. 6. That the eaves shall be enclosed but not boxed to match eaves of house. 7. The header trim above the garage door shall be 1x6 or 1x8 with a 1x2 drip cap. 8. Overhead garage door shall have 1x4 casing and a 1x2 drip cap at the head casing. The door shall be of a similar style to the home. 9. Garage shall be primed and painted to match house. Fence 1. The dog ear pickets shall be 1x4. 2. All fence elements to be painted white or a complimentary color to the home. General Note All other details to match the attached drawings. ***** Mike Spillane (Spillane & Sons) was present for tonight’s COA discussion: House style proposed is typical for the neighborhood. Both overhang (12”) and siding profile dimensions were discussed. Garage overhand of 12” is appropriate. Design Review Subcommittee – September 12, 2017 Page 21 of 22 Garage size discrepancy noted (site plan 20’x20’ vs staff report an d drawings indicate 20’x24’). Site plan is stated in error. Garage to be constructed is proposed as 20’x24’. Rather than one wide overhead garage door (not typical for historic district), two smaller insulated overhead garage doors will be installed with stamped raised panels. On the front elevation, a vertical mullion (approximately 4” width) need to separate the lower level set of double hung windows. Site plan indicates front porch steps on north end of porch, elevation illustration indicates fr ont porch staircase on south end of porch. Applicant indicated the porch entrance confirmed the staircase will be to the southern portion of the porch. Additionally, the porch skirting will be square (horizontal and perpetual to grade), not diagonal as illustrated. Service walk discussed. No requirement by committee. Committee indicated the 6” fence width is not appropriate to the historic district. Pickets should be no greater than 4” in width. Motion made by Committee Member Ristow to approve the COA as submitted with staff recommendations and amended by the following committee comments: 1) 2nd floor roof overhang to be increased from 12” to 24”, and dormer is to have a 12” overhang, 2) 2nd floor “set of double hung windows” to be reduced to only one double hung window (if light & vent requirement is meet for room), and moved to align (close as possible) over the front door for symmetry, 3) main level of house to have a maximum 4” siding profile, 4) 1x6 header with rake moldings and capped with aluminum, 5) porch skirting to be square (not diagonal as present), 6) fence with picket width not to exceed 4”, and maximum of two 2x4 horizontal boards. The motion was seconded by Committee Member Roxworthy. The motion was approved unanimously (5-0). ADDITIONAL STAFF COMMENTS: 421 N Spring Street – work in progress looks really nice. 459 N Spring Street – roof has been removed (previous fire damage) Fire Barn – 150th Anniversary - Saturday, September 16th from 11a-3p. Presentation at 1p. House Walk – Approximately 2,000 tickets. Videos provided outside the homes were very beneficial to keep the lines moving. Design Review Subcommittee – September 12, 2017 Page 22 of 22 CORRESPONDENCE: None ADJOURNMENT: Motion to adjourn was made by Committee Member Roxworthy. The motion was seconded by Committee Member Hunter. The motion passed unanimously. The meeting of the Design Review Subcommittee was adjourned at 7:45 p.m. Respectfully submitted, Cindy A. Walden Approved: Design Review Subcommittee Secretary October 10, 2017