HomeMy WebLinkAbout2019 Heritage Commission Design Review Agendas & Minutes 2019 MEETING SCHEDULE
Elgin Heritage Commission
Design Review Subcommittee
The Elgin Heritage Commission holds its Regular Meetings on the 1st Tuesday of each month
at 7:00 p.m., City Council Chambers, second floor, North Tower of the Elgin Municipal Building.
The Design Review Subcommittee are held on the 2nd and 4th Tuesday's of every month
at 6:00 p.m.,City Council Chambers, second floor,North Tower of the Elgin Municipal Building.
First Tuesday Second Tuesday Fourth Tuesday
Heritage Commission Design Review Design Review
Regular Meeting Subcommittee Subcommittee
7:00 p.m. 6:00 p.m. 6:00 p.m.
January 8** No Meeting** January 22 **
February 5 February 12 No Meeting **
March 5 March 12 March 26
April 2 April 9 April 23
No meeting * May 14 May 28
June 4 June 11 June 25
No meeting**** July 9 July 23
August 6 August 13 August 27
September 3 September 10 September 24
October 1 October 8 October 22
November 5 November 12 November 26
No meeting * December 10 No meeting **
* Heritage Commission meetings will not be held in May and December; due to special events.
**Due to New Year's Day landing on the first Tuesday of the month, Heritage Commission will
meet on the 2nd Tuesday in January with the Design Review Subcommittee meeting on the 4`h
Tuesday.
**** Due to the first Tuesday meeting in July being near a holiday, the July Heritage Commission
meeting will not be held unless multiple agenda items are brought forth for review. The Heritage
Commission will approve to hold a meeting in July and determine a meeting date at their regular
scheduled meeting in June.
** Design Review Subcommittee will not meet on the 2nd Tuesday in January, or the 4`h
Tuesday in February or December unless multiple agenda items are brought forth for review.
Each meeting is subject to change of location. The agenda will reflect the location for the current meeting.
Note: COA applications and supporting information for Design Review Subcommittee meetings need to
be submitted at least ten days prior to the meeting.
Contact Person: Christen Sundquist
Historic Preservation Planner
(847)931-6004
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Notice of Cancellation of Meeting
Elgin Heritage Commission
Design Review Subcommittee
For the regularly scheduled meeting for
January 22, 2019
The regularly scheduled meeting of Tuesday, January 22, 2019, has been canceled due winter
r. weather advisory forecasted for today.
Our next meeting will be our regularly scheduled meeting date of February 12, 2019, at 6:00 p.m.,
Second Floor, City Council Chambers, North Wing, City Hall, 150 Dexter Court, Elgin, IL 60120.
Should you have any questions regarding the posting of this cancellation notice, please contact
the staff liaison Christen Sundquist at 847-931-6004 or the committee secretary Cindy Walden at
847-931-6776.
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Elgin Heritage Commission
Design Review Subcommittee
Tuesday, February 12, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
1. December 11, 2018
D. Recognize Persons Present
E. Old Business
F. New Business
1. 71 S. Gifford Street—Demolition of structure; Reconstruction of New House
2. 506 St. Charles Street—Replacement Windows
3. 55 N. Liberty Street—Request to maintain replacement siding
4. 423 E. Chicago Street—Replacement Windows
G. Other
1. Term limits reached
H. Tabled Items
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 (TDD (847) 931-5616)
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
Design Review Subcommittee
of the Elgin Heritage Commission
February 12, 2019
Minutes
The meeting of the Design Review Subcommittee was called to order at 6:03 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, Scott Savel, and John
Wiedmeyer
MEMBERS ABSENT:
None
CITY STAFF PRESENT:
Dave Waden, Senior Planner; Denise Momodu, Associate Planner and Cindy Walden, DRSC Secretary
APPROVAL OF MINUTES:
Motion made by Committee Member Savel to approve the minutes of December 11, 2018, as
amended (clarification of details on pages 13, 14 and 15).
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
1. 71 S Gifford Street—Demolition of structure; Reconstruction of New House
2. 506 St Charles Street—Replacement Windows
3. 55 N Liberty Street—Request to maintain replacement siding
4. 423 E Chicago Street—Replacement Windows
ITEMS TABLED:
1. 55 N Liberty St, due to non-representation.
2. 423 E Chicago St, due to contractor wanting to get owners option of how to proceed after
receiving comments from commissioners.
Design Review Subcommittee—February 12, 2019
Page 2 of 13
NEW BUSINESS:
71 S Gifford Street—Demolition of structure; reconstruction of new house
The applicant has submitted a Certificate of Appropriateness (COA) request to demolish the
existing structure at 71 S. Gifford Street and to construct a new single family structure that is in
keeping with the historic district guidelines.
The existing building was built between 1913 and 1950 according to the Sanborn Fire Insurance
Maps. The property has been vacant since 2014 and proper maintenance was not performed.
Elgin Design Guideline Manual Specifications:
Demolition
A. should be avoided of any original feature or part of a pre-1945 historic 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
el- 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.
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.
Design Review Subcommittee—February 12, 2019
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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.
Doors and Door Features
A. should be replaced with new doors appropriate for the style and period of the dwelling.
Replacement doors should be similar in design to the original in style,glazing (type of
glass and area) and lights (pane configuration). Wood or solid core fiberglass are
acceptable materials for use in replacement doors.
B. should be constructed of solid wood panels, such as the four-panel Homestead or
Italianate design may be used on the front if appropriate to the style of the house.
C. should involve glazing in clear etched or beveled glass as appropriate to the style of the
house, if applicable.
D. should only involve artificial materials such as "lexan" or other acrylic based materials, if
applicable.
E. should not be removed or altered.The original size of the door opening should not be
renlarged, reduced, or shortened in height.
F. should not be replaced by doors with new designs, especially those at the front
entrance or at side entrances which are readily visible from the street.
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.
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.
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Design Review Subcommittee—February 12, 2019
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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 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,
Design Review Subcommittee—February 12, 2019
Page 5 of 13
rreflective 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 they 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 construction through the use of signs, or plaques
prominently displayed on the front of the building. Replication of specific structures
within the immediate vicinity is discouraged.
Staff Recommendation:
Demolition
Staff does recommend demolition due to the condition of the existing structure and the length
of time the property has sat vacant.
New Construction
Staff recommends approval with the following conditions:
1. A sign or plaque shall be installed on the front elevation of the new building noting the
date of construction.
Exterior Cladding
1. CLAPBOARD: Siding shall be in clear% x 6 beveled cedar (no knots) 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 4 inch—4 1/4 inch exposure,
installed smooth side out.
b. Corner boards are to be 4 inches in width and shall sit proud of the siding.
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. Windows shall be a wood or aluminum-clad wood to match as close as possible historic
dimensions including a 3"-3 %2" bottom rail height, 1%" meeting rail height, 2" —2 %"
stile width and 2" —2 X"top rail height.
a. 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.
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Design Review Subcommittee—February 12, 2019
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b. Window glass shall not be tinted.
c. Window trim/casing (sides and header) shall be 4" in width.The window header
casing shall be equal to this size or 1 inch maximum taller than the width of the
vertical casing(4").
d. The window hood/drip cap shall be of an appropriate design/crown molding to
be approved by staff. Examples (drawings or mockups) shall be submitted to
staff.
e. The proposed windows shall have a sub-sill that extends past the casing by at
least 1 inch.The sills shall have a minimum of a 5 degree slope; 7 degree slope is
preferred. Sills shall be created from rot resistant wood (kiln dry wood preferred)
and be 1"/2" thick at the exposed front edge.
f. Paired windows shall be framed separately with a 3 %2" wide mullion between
the two windows.
g. Sashes shall be set into/recessed in the window casing not to sit flush with the
casing.
Doors
1. Front and side door design shall match those submitted on the elevation drawings(one
lite over two vertical panels).
2. All doors shall either be wood or of smooth fiberglass.
3. Similar design details in regards to the trim, window hoods (crown molding)found at
the doors.
r 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. Smooth
MDO soffits may be acceptable dependent on style of the building.
c. The fascia can be proposed to be flat or with crown molding, dependent on the
design. 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 shall be
installed.
d. The fascia at the front porch shall have crown molding and half-round gutters
shall be installed at this location. Half-round gutters shall be a maximum of 6
inches in diameter, and colored to match paint scheme of fascia and crown
molding.
e. Gutter hangers shall be installed beneath the roof shingles.
f. The roof overhangs shall be at least 12 inches.
Porch
1. The porch shall include the following:
a. Porch columns shall be rot resistant wood or smooth fiberglass (acceptable).
b. Round Columns: shall have a diameter of 8 inches with a Doric capital and a
base.
c. The top and bottom rail shall be 2 x 4 with 3/4" cove molding installed beneath
top rail and at either side of spindles to run entire length of handrail (match
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Design Review Subcommittee—February 12, 2019
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staff's sketch).There shall be 2x2 square spindles with sharp corners and shall be
installed with a maximum of 2" spacing between spindles.The bottom rail shall
be installed 3 inches above the porch floor.
i. Handrail height shall align with the top of the first floor window sills.
d. All porch details shall be primed and painted and use rot resistant wood.
***All other details shall match the submitted drawings.
***See additional staff recommendations in red in submitted drawings.
*****
Ed Eichele (contractor), David Widick(architect) Kevin Wright (owner)was present for
tonight's COA discussion:
General comments from the applicant/architect: Original structure had a Gambrel roof style.
Proposed structure will have Gable roof. Fishscales have been added to the facade on the
dormers, would like to use cement board if allowed. Interior ceiling on first floor is roughly 9
feet in height. Rather than dropping the window height, would like to add a transom window
above the main door. Intention is to keep the front wall along Gifford and basement
(foundation).
Commission agreed the structure meets the requirements of#1 and#4 for demolition.
Gifford, Fulton and side elevation returns on flat soffit, typically following the roof line.
Motion made by Committee Member Roxworthy to approve with staff recommendations and
the following requirements: 1) gables to have crown moulding(31/2- 4"), 2) bed moulding on
friezeboard. 3) back/rear porch to have guard rail (match other porches)from house to post
(east/west), 4)fishscaling can be in cedar or cement board; 5)finger jointing allowed for clear
smooth cedar siding; 6) if bay window is not installed, project must return to DRSC for
comments/consideration; 7)transom window to be installed above the main entrance. Must
be clear glass, with allowance to stencil/etch address if desired by applicant).
The motion was seconded by Committee Member Ristow.
The motion passed unanimously.
506 St Charles Street—Replacement windows
The applicant has submitted a Certificate of Appropriateness application to replace four double-
hung windows,two on the side of the house, one window on the front elevation, and one at
the rear with aluminum-clad wood casement windows.
Applicant stated that the windows exhibit mold, cracked glass and will not open.
The property is listed due to non-contributing due to age (48 years old).
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Design Review Subcommittee—February 12, 2019
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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. Repair is preferable to replacement, but if replaced the recommended replacement
should be in-kind to match the original window profile in material and design.
D. The replacement of a building's original wood or steel windows will be deemed
acceptable if the replacement in-kind is as close of a match as possible to the original
window's material, profile, and configuration. "Replacement-in-kind" windows are
windows that closely match the original window material and form (style, dimension,
texture, and detailing).
Wood replacement windows for original or non-original windows will also be considered
provided that the proposed window profile will continue to complement the historic
character of the building and district.
Replacement windows will be considered upon consideration of a submitted photo of
the existing window or a drawing which identifies the dimensions of the existing sash
and as applicable, muntins, mullions, transoms, and any other window details is
submitted. A manufacturer's specification or standard cut sheet with the replacement
window details will also be required prior to window replacement approval.
The replacement of just the sash with new sash installed to fit the existing frame rather
than the replacement of an entire window is recommended and preferred. Window
openings may not be modified to accommodate a replacement window.
E. 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.
F. Which are original of steel or aluminum should be repaired with materials to match the
original. If repair is not feasible, replacement should be with new windows to match the
original as closely as possible in materials and dimensions. Aluminum extruded windows
are an acceptable replacement substitute for original steel sash windows, as long as
their size, shape and profile match the original windows.
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Design Review Subcommittee—February 12, 2019
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G. Vinyl extruded windows are not permitted for use on structures that are determined to
be significant or contributing to the overall character of the historic district or landmark.
On structures determined to be non-contributing by virtue of vintage or date of
construction outside of the period of significance of the historic district in which they
are located,the installation of replacement windows will be allowed provided that:
a. The replacement windows are of a material appropriate to the time period or
architectural style of the building, and
b. The replacement windows are built to match the size of the opening, the original
window configuration, and to the greatest extent possible, the profile and detail
appropriate to the style of the building.
H. 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. Muntins that
are permanently affixed to the exterior of the window glass may also be permitted.
I. Screens and/or storms should be wood or baked-on or anodized aluminum and fit
within the window frames.
J. 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 has no recommendations at this time.
Iwona and Sylwester Jakubas (owners) was present for tonight's COA discussion:
Applicants indicated house was built in 1957. The windows are rotting, smelly and very leaky.
Would prefer the casement crank style windows, rather than the current double hung design.
Commission indicated the repair estimate seems extremely high, and considerably higher than
double hung replacements.
Structure is greater than 50 years in age. Casement style windows are not typical/customary
style for the historic districts. Double hung windows are appropriate to the house.
Photos presented clearly shown the windows were in need of replacement. Commission
indicated the casement windows proposed would not be approved. However, homeowners
could be approved with appropriate style double hung windows. Solid wood windows or wood
interior with aluminum clad exterior would be allowed. Code requires screens on windows.
The sash, stile and meeting bar would need to meet the customary/correct dimensions. Staff to
provide the homeowner with the window sketch to get a "QUOTES".
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Design Review Subcommittee—February 12, 2019
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Homeowner would be required to provide staff with quote and window details and illustration
to ensure all components meet standards (2-2 1/2" top rail, 3-3 1/2" bottom rail, 1 1.4" meeting
railing and 2-2 1/4" side/stile).
Homeowners amended their COA to install appropriate double hung style windows.
Motion made by Committee Member Ristow to approve the amended COA to install double
hung windows (two over two, with simulated divided lites with horizontal mutton bar in both
top and bottom sash). Homeowner must submit quote(s)to staff for final COA approval of style
and dimensions of sash, stile and meeting rail.
The motion was seconded by Committee Member Savel.
The motion passed unanimously.
55 N Liberty Street—Request to maintain replacement siding
No representation.
Motion made by Committee Member Savel to table the COA request until the March 12, 2019,
DRSC meeting.
The motion passed unanimously.
423 E Chicago Street—Replacement windows
The applicant has submitted a Certificate of Appropriateness application to replace the
following nine windows with fiberglass-clad exterior wood windows (Marvin Integrity):
➢ 2 double-hung windows and 1 picture window facing E. Chicago Street;
➢ 1 double-hung window along the east side of unit;
➢ 4 double-hung windows along the west side of the building;
➢ 1 double-hung window at the rear of the building.
The stained glass transom above the picture window will be re-installed.
The applicant stated that the windows are rotting, glass is broken and has faulty hardware.
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.
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Design Review Subcommittee—February 12, 2019
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C. Repair is preferable to replacement, but if replaced the recommended replacement
should be in-kind to match the original window profile in material and design.
D. The replacement of a building's original wood or steel windows will be deemed
acceptable if the replacement in-kind is as close of a match as possible to the original
window's material, profile, and configuration. "Replacement-in-kind" windows are
windows that closely match the original window material and form (style, dimension,
texture, and detailing).
Wood replacement windows for original or non-original windows will also be considered
provided that the proposed window profile will continue to complement the historic
character of the building and district.
Replacement windows will be considered upon consideration of a submitted photo of
the existing window or a drawing which identifies the dimensions of the existing sash
and as applicable, muntins, mullions,transoms, and any other window details is
submitted. A manufacturer's specification or standard cut sheet with the replacement
window details will also be required prior to window replacement approval.
The replacement of just the sash with new sash installed to fit the existing frame rather
than the replacement of an entire window is recommended and preferred. Window
openings may not be modified to accommodate a replacement window.
E. 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.
F. Which are original of steel or aluminum should be repaired with materials to match the
original. If repair is not feasible, replacement should be with new windows to match the
original as closely as possible in materials and dimensions.Aluminum extruded windows
are an acceptable replacement substitute for original steel sash windows, as long as
their size, shape and profile match the original windows.
G. Vinyl extruded windows are not permitted for use on structures that are determined to
be significant or contributing to the overall character of the historic district or landmark.
On structures determined to be non-contributing by virtue of vintage or date of
construction outside of the period of significance of the historic district in which they
are located,the installation of replacement windows will be allowed provided that:
H. The replacement windows are of a material appropriate to the time period or
architectural style of the building, and
Design Review Subcommittee—February 12, 2019
Page 12 of 13
I. The replacement windows are built to match the size of the opening,the original
window configuration, and to the greatest extent possible,the profile and detail
appropriate to the style of the building.
J. 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. Muntins that
are permanently affixed to the exterior of the window glass may also be permitted.
K. Screens and/or storms should be wood or baked-on or anodized aluminum and fit
within the window frames.
L. 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 has no recommendations at this time.
*****
Rick Herdna (contractor)was present for tonight's COA discussion:
Sash replacement is recommended by the contractor. Two different styles (Integrity and
Windsor) of windows being suggested for the project.
Notes by commission:
Integrity window does not meet the guideline standards—vinyl material.
Windsor window does not meet the guideline standards—top rail is greater than 2%".
Trim is not to be wrapped.
Interior inspection of window is needed. Photos provided indicate windows are in good
condition. For replacement windows to be considered, the window must fit the existing
window opening without padding. Muttons, stiles and rails must meet historic district standard
measurements(2-2%"top rail, 3-3 %" bottom rail, 1/2" meeting railing and 2-2 %" side/stile).
Contractor needs time to discuss the window comments/options with his client.
For clarification, applicant needs to provide images of building elevation indicating which
windows are to be replaced.
Motion made by Committee Member Savel to table the COA request until the March 12, 2019,
DRSC meeting.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
Design Review Subcommittee—February 12, 2019
Page 13 of 13
r
ADDITIONAL STAFF COMMENTS:
Term limits have been provided by the city clerk's office. John Roberson will reach his six (6)
year term limit in May 2019. The city clerk's office indicated all commissioners who have
reached their term limit we be recognized for their service on March 20, 2019. Details to
follow.
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Savel.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 7:16 p.m.
Respectfully submitted,
&/).a.1%'/-a•
Cindy A. Walden Approved:
Design Review Subcommittee Secretary March 26, 2019
r
Elgin Heritage Commission
Design Review Subcommittee
Tuesday, March 12, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
1. February 12, 2019
D. Recognize Persons Present
E. Old Business
1. 55 N. Liberty St—Request to maintain replacement siding (tabled on 02-12-19)
F. New Business
1. 134 N. Porter St—Replacement of nine (9)vinyl windows
rik 2. 903 Cedar Ave—Replacement of existing fence
G. Other
H. Tabled Items
1. 423 E. Chicago St—Replacement Windows (02-12-19)
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616}
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
r
Design Review Subcommittee
of the Elgin Heritage Commission
March 12, 2019
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,Scott Savel, and John
Wiedmeyer
MEMBERS ABSENT:
None
CITY STAFF PRESENT:
Dave Waden, Senior Planner; Denise Momodu, Associate Planner and Cindy Walden, DRSC Secretary
APPROVAL OF MINUTES:
No minutes were presented for approval (minutes were inadvertently left out of website
elk agenda packet by staff). February 12, 2019 minutes will be present at the next DRSC meeting.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
55 N Liberty St—Request to maintain replacement siding (tabled on 02-12-19)
New Business
134 N Porter St—Replacement of nine (9) vinyl windows
903 Cedar Ave—Replacement of existing fence
ITEMS TABLED:
55 N Liberty St—To allow time for on-site meeting with homeowner, staff and commissioner(s)
to complete a detailed listing of work need to comply with design guidelines.
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Design Review Subcommittee—March 12, 2019
Page 2 of 11
OLD BUSINESS:
Motion made by Committee Member Roxworthy to un-table items El for discussion
(representatives for the properties in attendance for tonight's meeting).
The motion was seconded by Committee Member Savel.
The motion passed unanimously.
55 N Liberty St—Request to maintain replacement siding (tabled on 02-12-19)
The applicant has submitted a Certificate of Appropriateness (COA)to maintain the installation
of knotty cedar siding and trim.
The owners received a permit on November 7, 2017 to spot replace deteriorated wood to
match the existing in kind. It was noted that any new material must be clear cedar and must
match the original in size and design and must be primed and painted.The areas of spot
replacement were indicated at the tower and the porch elements.
On October 31, 2018, staff sent out a notice of work without a COA letter to the owner
indicating that additional work that was not indicated on the 2017 permit was conducted
without prior approval.The area of work that was completed without a COA was at the south
addition and the tower had removal of decorative shingles that did not match what was once
there.
On November 11, 2018, the owner came in to update their permit to indicate that they will
remove the knotty cedar and install 1/2 x 6 beveled clear cedar—no knots at the south addition
and the fish scaling at the tower must match what was originally there.
On December 13, 2018, staff issued a stop work order on the property as additional work was
completed without prior approval which included full removal of the siding at the north and
east elevations and full removal of the trim at these locations as well. It was also found that
architectural details such as crown molding, bedmolding, and soffits were removed or covered
up with new material. In addition, the siding sits proud of the cornerboards (unworkmanlike),
and the tear drop dowel at the corners do not match the original in design.
Staff conducted a site assessment on January 4, 2019 and noted to the owner all of the items
that were completed without a permit and that do not meet the historic district guidelines. At
that time, it was again, reminded to them that any work completed on the exterior needs prior
approval before any materials are purchased and work beginning. If additional work needed to
be added to the scope the owner needed to get that approval from staff or by the Design
Review Subcommittee.
Staff stated that the owner will have to go before the Design Review Subcommittee to seek
approval to maintain the siding as installed.
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Design Review Subcommittee—March 12, 2019
Page 3 of 11
Elgin Design Guideline Manual Specifications:
Wood Siding
A. Should be repaired rather than replaced, if original. If replacement is necessary, wood
siding and shingles should be replaced with new cement board or shingles to match the
original in size, placement, and design. Wood that has been concealed beneath
synthetic sidings such as aluminum, asbestos, or vinyl should be repaired and the
synthetic sidings removed. Following the removal of synthetic sidings the original siding
should be repaired to match the original, caulked and painted. If the "ghosts" or outlines
of decorative missing features are revealed,these should generally be replicated and
reinstalled. If these features are not replaced they should be recorded through
photographs or drawings for future replication.
B. Should be insulated if the addition of the insulation does not result in alterations to the
siding.The creation of plugs or holes for blown-in insulation is not acceptable.
C. Should have original asbestos shingles kept stained or painted. If asbestos shingle
siding is deteriorated or poses a health hazard, it may be removed and replaced with
wood or other substitute siding. Removal of asbestos siding should follow hazardous
material guidelines.
D. Should not be concealed beneath synthetic materials such as vinyl, masonite, or
aluminum, if original. Original siding should also not be concealed beneath wood based
materials such as particle board, gyp board, or press board.These materials generally
do not possess textures or designs which closely match original wood siding. However,
if more than 50%of the original siding material is damaged beyond repair, or missing,
substitute materials may be applied if the following conditions are met:
a. the existing damaged siding materials are removed prior to the installation of
substitute materials;
b. Vinyl material is not permissible. Rather, cement board is and should be
smooth without knots and be accented with trim
c. Finger jointed board stock is acceptable, however, natural continuous board
stock is preferable for use as siding.
The application of these materials must not result in the concealment of or removal
of original decorative detailing or trim including window and door surrounds.
However, if no trim or surrounds exist then new wood trim in the form of fascia,
corner boards, base boards, molding and windows should be installed.
Substitute materials should match the dimensions of the original wood siding as
closely as possible.The cement board should abut the wood trim and be caulked to
prevent moisture damage.
Staff Recommendation:
Staff does not recommend approval as the materials, knotty cedar, and the removal and
covering of architectural details do not meet the historic district guidelines.
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Design Review Subcommittee—March 12, 2019
Page 4 of 11
If applicant proposes to alter their Certificate of Appropriateness application to indicate that
they will meet the historic district guidelines, then staff would recommend the following:
Siding
1. Do not remove any additional, original material.
2. Any remaining, original siding shall be repaired with wood epoxy, primed and painted.
3. The knotty cedar siding shall be removed and replaced with clear or finger jointed cedar
(1/2 x 6 clear, beveled)—no knots, with an exposure of 4 1/2" maximum.
4. New siding shall not sit proud of the cornerboards but shall abut into them with 1/4"gap to
the edge of the cornerboard.
5. New Cornerboards shall be installed to match in size and design as found at the original
cornerboards that are still at the front porch.The teardrop dowel detail must match the
original in size and design as close as possible. Original cornerboards that were not
removed previously must be restored and not removed. Piece in new material and blend
it in with the original.
6. Missing or removed architectural features such as the water table-drip edge, corner
boards, crown molding, bedmolding and vergeboard shall be recreated to match original
sizes and material and be installed.
a. Crown molding design/profile shall match what was once there and receive
prior approval before installation.
7. Any new material that is covering historic architectural features must be removed.
a. Specifically noting the material installed at the soffit and fascia
8. All trim and cornerboards shall sit proud of siding.
9. Entire home shall be prepped, primed and painted.
10. All other specifications shall match notes in red that are indicated on the photographs.
Greg Scott and Margaret Jones (propertyowner/representatve) were present for tonight's
COA discussion:
Homeowner indicated they purchased the house and worked on the interior first. Project then
moved to the exterior. Work being done by homeowner and others.
Commission expressed concerns of the various work completed without an approved COA
and/or required building permit. Reminded applicant if working on a project and an issue arises
beyond the scope of an approved COA, then work is to cease until a revised COA is obtained
from city staff. Discussion included: a) siding- rough sawn side out, knots, boards are too
thick, profile too tall, not sitting proud of corner boards, fish scaling replacement with plank
siding, etc., b) decorative molding and details removed, c) other trim and details noted by staff,
d) and continued expansion of work even after numerous communications from staff regarding
work completed needed to be amended to comply with guidelines and finally to ceased all
exterior work.
New smooth clear cedar siding (including finger jointed which is usually already primed) has
been deemed an allowed product within the historic district by the commission if the original
Design Review Subcommittee—March 12, 2019
Page 5 of 11
siding would have been deemed beyond repair by staff and commission.
Due to the numerous elements that need to be addressed, commission suggested that an on-
site meeting be scheduled to include the property owner, staff and one or two commissioners.
Meeting then notate acceptable work, work to modified, etc.
Applicant agreed to arrange meeting with staff(and commissioner(s)) for an on-site meeting.
Motion made by Committee Member Ristow to table item until the April 9, 2019, meeting; to
allow time for on-site meeting and recap.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
C. Walden provided her city business card for applicant's to contact to arrange meeting.
NEW BUSINESS:
134 N Porter St—Replacement of nine (9)vinyl windows
The COA application has been filed as a corrective action of a code enforcement case for the
following violations:
• Installation of nine (9) vinyl windows without a COA and Building Permit.
Applicant originally submitted documentation to replace all nine (9)vinyl windows on the
second story with Jeld-Wen 3500 Series(double-hung wood with aluminum cladding) windows.
Placement of windows are as follows:
➢ 1 single double-hung window, south elevation, east of door (within the kitchen);
➢ 2 double-hung windows, south elevation, eastern portion of elevation (within living
room);
Y 1 double-hung window, east elevation, southern portion of elevation (within living
room);
➢ 2 double-hung windows, east elevation, northern portion of elevation (within a
bedroom);
➢ 1 double-hung window, west elevation, northern portion of elevation (within a
bedroom);
Y 1 double-hung window, west elevation, middle portion of elevation (within the
bathroom);
• 1 double-hung window, west elevation, southern portion of elevation (within the
kitchen).
Please note there are no windows on the north elevation of the house.
C
Design Review Subcommittee—March 12, 2019
Page 6 of 11
Per the documentation and photo within the 2018 code case, the windows were installed
sometime after August 2009. The lower windows were not replaced.
On 03/04/19, a quote for the Jeld-Wen 4500 series windows was submitted; based on the 3500
series window not meeting historic dimension standards for stiles, rails, etc.
However, the applicant has provided a dimensional sketch of the existing lower windows for
the commission's consideration of the Jeld-Win 3500 series windows.
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. Repair is preferable to replacement, but if replaced the recommended replacement
should be in-kind to match the original window profile in material and design.
D. The replacement of a building's original wood or steel windows will be deemed
acceptable if the replacement in-kind is as close of a match as possible to the original
window's material, profile, and configuration. "Replacement-in-kind" windows are
windows that closely match the original window material and form (style, dimension,
texture, and detailing).
Wood replacement windows for original or non-original windows will also be considered
provided that the proposed window profile will continue to complement the historic
character of the building and district.
Replacement windows will be considered upon consideration of a submitted photo of
the existing window or a drawing which identifies the dimensions of the existing sash
and as applicable, muntins, mullions, transoms, and any other window details is
submitted. A manufacturer's specification or standard cut sheet with the replacement
window details will also be required prior to window replacement approval.
The replacement of just the sash with new sash installed to fit the existing frame rather
than the replacement of an entire window is recommended and preferred. Window
openings may not be modified to accommodate a replacement window.
E. 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
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Design Review Subcommittee—March 12, 2019
Page 7 of 11
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.
F. Which are original of steel or aluminum should be repaired with materials to match the
original. If repair is not feasible, replacement should be with new windows to match the
original as closely as possible in materials and dimensions. Aluminum extruded windows
are an acceptable replacement substitute for original steel sash windows, as long as
their size, shape and profile match the original windows.
G. Vinyl extruded windows are not permitted for use on structures that are determined to
be significant or contributing to the overall character of the historic district or landmark.
On structures determined to be non-contributing by virtue of vintage or date of
construction outside of the period of significance of the historic district in which they
are located,the installation of replacement windows will be allowed provided that:
a. The replacement windows are of a material appropriate to the time period or
architectural style of the building, and
b. The replacement windows are built to match the size of the opening, the original
window configuration, and to the greatest extent possible, the profile and detail
appropriate to the style of the building.
H. 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
r installed on both sides of the glass are preferable to snap-on simple grilles. Muntins that
are permanently affixed to the exterior of the window glass may also be permitted.
I. Screens and/or storms should be wood or baked-on or anodized aluminum and fit
within the window frames.
J. 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 has no recommendations at this time.
John Radloff(owner) was present for tonight's COA discussion:
Owner indicated the windows on the main floor are from 1953. Those windows will be
reglazed and painted. (Dimensions were supplied to staff and included in the report.)
Commission explained discussed the differences between the Jeld-Wen 3500 and 4500
windows.
Based on the original windows that would have been installed on the house, commissioners
indicated muttins should not been included in the replacement windows. Removal of this feature
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Design Review Subcommittee—March 12, 2019
Page 8 of 11
would reduce the cost of the 4500 series double hung windows, and return the windows to
appropriate double hung design.
Motion made by Committee Member Ristow to approve with the Jeld-Wen 4500 wood interior
and aluminum clad exterior without muttins (or similar product matching guideline dimensions).
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
903 Cedar Ave—Replacement of existing fence
The applicant has submitted a Certificate of Appropriateness application to replace the existing
trellis fence at the southeast corner of house facing Slade Avenue with a cedar square lattice
fence with pyramidal caps.The section of the fence between the driveway and house will be 6
feet in height and 13 feet in length; and the section running north along the driveway towards
the garage will be 4 feet in height and 12 feet in length. Applicant is not requesting a change in
fence height.
The applicant stated that the fence is in disrepair and needs to be replaced.
Elgin Design Guideline Manual Specifications:
FENCES
General Narrative
Wood picket and board fences were widely used in Elgin's residential areas before 1945 to
separate lots, outline front yards, and enclose domestic animals and pets. Cast iron was also
used in the city's residential areas, however, few original cast iron fences remain standing. In
recent years, chain-link fences have been popular. However, chain-link is a non-historic fence
material and its use is not acceptable.
Traditional fences, built prior to 1945 should be preserved and maintained.The construction of
new fences based upon historic designs and materials is appropriate.
Many Victorian era wooden front yard fences were essentially ornamental, low, open, and
often three feet in height or less. Fence posts were usually thick, often measuring eight inches
square or more. End posts, corner posts and gate posts were often larger than line posts
repeating architectural features from the house.
Guidelines
FENCES
A. should be proportionate to the house and the design should be compatible with the
character of the building and district.
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Design Review Subcommittee—March 12, 2019
Page 9 of 11
B. should be painted white or a trim color related to the house, never left to weather or
given a stain finish.
C. of cast iron or other material of original design should be preserved
D. of cast iron may be added to buildings constructed in the late 19th 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 the 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.
K. if applicable to the layout, should have a minimum of corner posts, end posts and gate
r 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 be
hidden behind the picket design. Fences which cross a driveway or walkway should have
gate posts. Gates should be designed to swing onto the private walkway or driveway,
not onto the public sidewalk.
General Narrative
A fence is a "frame" around a house. Fences and gates are an extension of the architecture of
the house. Fences are often character defining features of a property and should be treated
sensitively. Most of the classic picket and baluster fences built through the 1930's feature a
continuous horizontal bottom board or baseboard, which is seldom part of a modern picket
fence design today.The baseboard is a wooden imitation of a stone base, called a plinth, which
is a feature of many iron and stone fences.The baseboard is an easy way to enhance the design
of a simple picket fence as well as to ad strength.Visually, a baseboard is desirable since it gives
a fence a much more solid, architectural appearance. Chain-link fences are not permitted in the
Historic District. Property owners with existing chain-link fences are encouraged to screen them
with hedges, ivy or other creeping cover or by painting them dark green or black.
Fences on common property lines can have a negative impact on neighboring properties.To
avoid conflicts, any applicants proposing to install a fence along a common lot line should
Design Review Subcommittee—March 12, 2019
Page 10 of 11
contact the owner(s) of property directly abutting the lot line to confirm that the proposed
fence is acceptable.
Fences will be judged on a case by case basis, in terms of design, materials, and location.
Guidelines
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
0. 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.
In addition to a filled out application for a COA, documentation on fences should include:
• A Plat of Survey with property lines, location of house, garage and driveway shown
• Location of proposed gates with their size
• Brochure or picture the of proposed fencing if available
• Drawings with dimensions that represent the proposed final product including:
o Dimensions of the spacing between members (posts, rails, distance between
pickets, height, etc.) Height of fence at front, rear and sides of property
o Material to be used
o Color of fence
• A scaled elevation drawing showing the design of the proposed fencing in relation to the
building
• Photos of the building and site showing the area where the work will occur.
• List neighboring fences if any
• Acceptance letter of abutting property owner where applicable
Staff Recommendation:
Staff has no recommendations at this time.
Rebecca Hunter(owner)was present for tonight's COA discussion:
Owner indicated this would be custom made fence. Proposing the panel/lattice to have 4 inch
square openings made of cedar 1x2's. Existing fence location and height would remain.
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Design Review Subcommittee—March 12, 2019
Page 11 of 11
r
Commission noted the prior panel openings were rectangular in design approximately 4 inches
wide by 6 inches long. Would prefer the elongated design to the square design. Additionally,
treated lumber could be used instead of cedar for both the 4x4 posts and the panel details. Top
rail could be beveled to shed water. Proposed hip cap is appropriate, could add copper top.
Homeowner agreed to modify panel/lattice design to match picture of trellis.
Motion made by Committee Member Savel to approve as amended: 1) treated or cedar
material, 2) elongated panel openings to match original design (appx. 4"x6"), 3) lattice boards
to be 1x2, 4) hip cap (with or without copper top), and 5) option to bevel top board.
The motion was seconded by Committee Member Roxworthy.
The motion passed 5-0-1. (Abstain: Hunter).
ADDITIONAL STAFF COMMENTS:
1. Thank you to John Roberson for his years of dedication to the committee. City council to
recognize committee members who have "termed out", will occur on March 20, 2019.
2. Updates regarding Mayors Award ceremony on May 16, 2019, at 263 DuPage St.
3. Preservation items need to be submitted to staff by March 22nd for the May event flyer.
r
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Savel.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 7:40 p.m.
Respectfully submitted,
Cindy A. Walden Approved:
Design Review Subcommittee Secretary March 26, 2019
r
Elgin Heritage Commission
�"" Design Review Subcommittee
4 Tuesday, March 26, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
1. February 12, 2019
2. March 12, 2019
D. Recognize Persons Present
E. Old Business
None
F. New Business
1. 826 N Spring St—Replacement of one window
2. 162 N Porter St—Replacement of existing handrail on side staircase
G. Other
H. Tabled Items
1. 55 N. Liberty St—Request to maintain replacement siding (tabled on 03-12-19)
2. 423 E. Chicago St—Replacement Windows (02-12-19)
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-56161
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
r
Design Review Subcommittee
of the Elgin Heritage Commission
March 26,2019
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:
Scott Savel
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation; and Cindy Walden, DRSC Secretary
APPROVAL OF MINUTES:
Motion made by Committee Member Roberson to approve the minutes of February 12, 2019
as amended: divided lites with "horizontal" muntin bar; and to approve the minutes of March
eibk 26, 2019, as amended: 1) page 7 based on the windows "that would have been installed on the
house", 2) page 10"4" inch openings, and 3) page 11 "to match picture of trellis"
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
826 N Spring St- Replacement of one window
162 N Porter St- Replacement of existing handrail on side staircase
ITEMS TABLED:
None
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Design Review Subcommittee—March 26, 2019
Page 2 of 6
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NEW BUSINESS:
826 N Spring St- Replacement of one window
Project Background:
The COA application has been filed as a corrective action of a code enforcement case for the
following violations:
• Installation of one (1) window without a COA and Building Permit.
Homeowner replaced one window on the second story of the north side of house (above the
front porch), prior to obtaining a COA and building permit. Homeowner than replaced the vinyl
window with a custom wood window, again without a COA and a building permit. The custom
made window does not meet design standards. Although the sides/stiles are appropriate in
width,the top rail is too tall, the bottom rail is too short, and the meeting rail is off minimally.
Applicant has presented to staff a quote to replace the window with a Jeld-Wen W-4500 wood
window with aluminum cladding to comply with guideline standards.
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. Repair is preferable to replacement, but if replaced the recommended replacement
should be in-kind to match the original window profile in material and design.
D. The replacement of a building's original wood or steel windows will be deemed
acceptable if the replacement in-kind is as close of a match as possible to the original
window's material, profile, and configuration. "Replacement-in-kind" windows are
windows that closely match the original window material and form (style, dimension,
texture, and detailing).
Wood replacement windows for original or non-original windows will also be considered
provided that the proposed window profile will continue to complement the historic
character of the building and district.
Replacement windows will be considered upon consideration of a submitted photo of
the existing window or a drawing which identifies the dimensions of the existing sash
and as applicable, muntins, mullions,transoms, and any other window details is
submitted. A manufacturer's specification or standard cut sheet with the replacement
window details will also be required prior to window replacement approval.
The replacement of just the sash with new sash installed to fit the existing frame rather
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Design Review Subcommittee—March 26, 2019
Page 3 of 6
than the replacement of an entire window is recommended and preferred. Window
openings may not be modified to accommodate a replacement window.
E. 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.
F. Which are original of steel or aluminum should be repaired with materials to match the
original. If repair is not feasible, replacement should be with new windows to match the
original as closely as possible in materials and dimensions. Aluminum extruded windows
are an acceptable replacement substitute for original steel sash windows, as long as
their size, shape and profile match the original windows.
G. Vinyl extruded windows are not permitted for use on structures that are determined to
be significant or contributing to the overall character of the historic district or landmark.
On structures determined to be non-contributing by virtue of vintage or date of
construction outside of the period of significance of the historic district in which they
are located,the installation of replacement windows will be allowed provided that:
a. The replacement windows are of a material appropriate to the time period or
architectural style of the building, and
b. The replacement windows are built to match the size of the opening, the original
window configuration, and to the greatest extent possible, the profile and detail
appropriate to the style of the building.
H. 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. Muntins that
are permanently affixed to the exterior of the window glass may also be permitted.
Screens and/or storms should be wood or baked-on or anodized aluminum and fit
within the window frames.
J. 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 has no recommendations at this time.
Fernando Palomdo (owner)and Fernanda Palomda (daughter/translator) were present for
tonight's COA discussion:
Commissioners indicated the proposed Jeld-Win 4500 series windows are appropriate for a
replacement window, as it meets the historic guidelines, provided the new window fits the
Design Review Subcommittee—March 26, 2019
Page 4 of 6
existing opening.
Motion made by Committee Member Roxworthy to approve as submitted with the
requirements noted above.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
162 N Porter St- Replacement of existing handrail on side staircase
The applicant has submitted an application for a Certificate of Appropriateness to replace
existing handrail on side staircase.The staircase will utilized the front porch handrail and
baluster design that were previously approved at the July 24, 2018 DSRC meeting. Also,the
applicant is requesting to include four by four metal anchors at each post and a one inch by
eight inch cap with three quarter base shoe on top. Lastly, the applicant is proposing a one inch
by eight inch stair riser cap with one inch opening at base.
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
r 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.
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
Design Review Subcommittee—March 26, 2019
Page 5 of 6
[ 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 has no recommendations at this time.
Carlos Flores (Flores Construction -contractor)was present for tonight's COA discussion:
Handrail, guard rail replacement, installed of post cap and ball, and addition of riser boards are
up for discussion tonight.
Building code will dictate requirements of landing(s) attachment to structure.
Top of posts should be chamfered top corners, with 3" ball/cap. Top rail is a 2x6 board cut to a
2x4 with a taper to one inch on both sides. Under the top rail, a stock 1" cove moulding to be
installed, which will leave approximately%" on each side. Bottom rail also needs to be a 2x4
with chamfered edges.
Note: Had the entire staircase been reviewed for replacement, commissioners would require
6x6 posts, wider handrail and a 5" ball/cap.
Motion made by Committee Member Roxworthy to approve as submitted with the following
requirements as noted above.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
ADDITIONAL STAFF COMMENTS:
1) Staff will reach out to property owners of 55 N Liberty St again to obtain a date/time for an
onsite visit by staff and 1-2 commission members, to determine existing conditions and work
required to meet Design Review Guidelines.
2) Reminder: 2019 grant application must be received by Friday, April 26th
Design Review Subcommittee—March 26, 2019
Page 6 of 6
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 6:38 p.m.
Respectfully submitted,
&/6)a,,,o/c-
Cindy A. Walden Approved:
Design Review Subcommittee Secretary 04/23/19
r
C
Notice of Cancellation of Meeting
Elgin Heritage Commission
Design Review Subcommittee
For the regularly scheduled meeting for
April 9, 2019
The regularly scheduled meeting of Tuesday,April 9, 2019, has been canceled due no items being
submitted for committee review.
Our next meeting will be our regularly scheduled meeting date of April 23, 2019, at 6:00 p.m.,
Second Floor, City Council Chambers, North Wing, City Hall, 150 Dexter Court, Elgin, IL 60120.
Should you have any questions regarding the posting of this cancellation notice, please contact
the staff liaison Christen Sundquist at 847-931-6004 or the committee secretary Cindy Walden at
847-931-6776.
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Elgin Heritage Commission
Design Review Subcommittee
Tuesday,April 23, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Moment of Silence— In honor of Steve Stroud (recent passing) for his contributions to this
committee as both a committee member and chairman, and his dedication to Elgin's
historic preservation
D. Approval of Minutes
1. March 26, 2019
E. Recognize Persons Present
F. Old Business
None
G. New Business
1. 18 Warwick PI— North porch repair
2. 706 Douglas Ave— Front, rear and side porch restoration (includes parade porch)
3. 931 Douglas Ave— Replacement of all double hung windows
H. Other
I. Tabled Items
1. 55 N. Liberty St—Request to maintain replacement siding (tabled on 03-12-19)
2. 423 E. Chicago St—Replacement Windows (02-12-19)
J. Staff Comments
K. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616)
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
r
Design Review Subcommittee
of the Elgin Heritage Commission
April 23, 2019
Proposed—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 (6:02), Dennis Roxworthy, Scott Savel, and John
Wiedmeyer
MEMBERS ABSENT:
None
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation; and Cindy Walden, DRSC Secretary
APPROVAL OF MINUTES:
Motion made by Committee Member Hunter to approve the minutes of March 26, 2019, as
amended (page 1: Savel, absent; spelling, "muntin" bar; page 5 remove "true" 2x4 and should
be "1-2" commissioners.
The motion was seconded by Committee Member Roxworthy.
The motion passed 5-0-1 (Abstain: Savel).
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
18 Warwick PI—North porch repair
706 Douglas Ave— Front, rear and side porch restoration (includes parade porch)
931 Douglas Ave—Replacement of all double hung windows
ITEMS TABLED:
None
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Design Review Subcommittee—April 23, 2019
Page 2 of 11
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18 Warwick PI—North porch repair
The property owner has submitted a certificate of appropriateness application to rehabilitate
the front porch. Work consists of constructing new staircase, establish a handrail, and two
newel posts (located on the lowest tread)for access from the east. The request was originally
proposed in 2005.
Additionally, the homeowner is requesting to re-install the original guardrail along the northern
portion of the porch. This section had been removed for restoration of the handrail system,
replacement of missing balusters and to replicate components for the proposed front staircase.
Shadows can be seen of the handrail placement.
All newel posts, railings and balusters will match the existing posts and balusters.
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
dwellings should not be enclosed with wood or glass for additional living space.The screening
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
is maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
the house. If desired, these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
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.
Design Review Subcommittee—April 23, 2019
Page 3 of 11
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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
and railings should be appropriate for the dwelling's architectural style and period; handrail
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height:Traditionally, the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches.This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches, with an
exception for historic properties if the lower height of the porch railing is judged by the building
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code—"Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
A. should be preserved and maintained. Where repair is required, use materials to match
the original in dimensions and detailing.
Design Review Subcommittee—April 23, 2019
Page 4 of 11
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
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
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.
David Jurina (owner)was present for tonight's COA discussion:
Trim details of the newel posts are not shown on all illustrations. Details are to match the
existing trim of the columns/newels. Building code will regulate foundation for step/trends;
commission to discuss newel posts, skirting and railings details.
Motion made by Committee Member Savel to approve with staff recommendations and the
following requirement: All new newel posts to match existing trim details.
The motion was seconded by Committee Member Ristow
The motion passed unanimously.
706 Douglas Ave—Front, rear and side porch repair(includes parade porch)
The two following COA's have been submitted for review. First is the removal of the south
enclosed porch. Second is the removal of metal railing and columns from north, east, west and
south porches,to be restored with open porch design. Homeowner has provided earlier photos
of the structure.
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Design Review Subcommittee—April 23, 2019
Page 5 of 11
Open porch design to be installed on all elevations. The east elevation will also include a
parade porch.
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
dwellings should not be enclosed with wood or glass for additional living space.The screening
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
is maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
the house. If desired, these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding,or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
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.
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Design Review Subcommittee—April 23, 2019
Page 6 of 11
r" 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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
and railings should be appropriate for the dwelling's architectural style and period; handrail
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height:Traditionally,the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches.This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches, with an
exception for historic properties if the lower height of the porch railing is judged by the building
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code—"Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
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.
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Design Review Subcommittee—April 23, 2019
Page 7 of 11
PORCH STAIRCASES AND STEPS
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
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.
Paul &Jean Bednar(owner) and Mike Zimmer(designer) were present for tonight's COA
discussion:
General discussion of overall concept of this project. Amend staff report to reflect "east"
elevation will have the parade porch reinstated. The concrete stairs will remain.
No ghost marks found. Box beam is approximately 7.5" wide. Box is 8x8x12.
Columns to be tapered in design. Top at 6%", flaring to 8" base. Slight overhang of the capital
will be allowed; staff to review final size.
Railing and newel posts: Handrails need to be bulker. Illustration and examples were shown by
staff to the applicant and commission members. Top rail to be attached to the newel post at
the cap of the square base portion, not the column. Rail to be mitred into cap. A ball could be
added to the newel post to match the historic photo, but is not required. Any
amendment/change must be reviewed and approved by staff.
Motion#1 made by Committee Member Savel to allow for the removal of the south porch.
The motion was seconded by Committee Member Ristow.
The motion passed 5-0-1 (Abstain: Savel).
Motion#2 made by Committee Member Roxworthy to approve with staff recommendations
and the following requirements: 1) homeowner optional to install ball cap on newel posts, with
staff's approval of newel post cap design; 2) bulk to be added to handrail, staff to approval
final design details; 3) capitol with slight overhang (maximum %2"), with staff's final approval.
4) Any amendment/change must be reviewed and approved by staff.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
Design Review Subcommittee—April 23, 2019
Page 8 of 11
931 Douglas Ave—Replacement of all double hung windows
The COA application has been filed to replace all the original operable wood windows (7 total)
with new wood and aluminum-clad wood windows (Pella). All stationary windows are to
remain.
Six of the proposed new windows (6-over-1) will be of all wood, and one window (4-over-1) is
proposed to be an aluminum-clad wood window.
A COA was submitted on December 20, 2013 with a proposal to install Andersen Woodwright
wood replacement windows to match the existing windows' profiles in design and color.The
owner stated that maintenance and energy efficiency as the primary reasons for their
replacement.
On January 29, 2014, staff conducted a site visit finding that the windows were in excellent
condition. On March 5, 2014, Commissioner Savel conducted a site inspection of the windows
and consulted with the property owner with options available that would address the owner's
energy efficiency concerns with the windows. The property owner stated his preference to
pursue window replacements-in-kind.
On March 25, 2014, upon review of the applicant's proposed request, Commissioner Savel and
Staff's condition assessment of the windows, and Guidelines recommendation for repair versus
replacement,the Design Review Subcommittee denied the request for replacement. The
property owner appealed to the Heritage Commission.
On June 3, 2014, the Heritage Commission overturned the denial by the Design Review
Subcommittee with the following specifications:
1. Wood window replacements-in-kind must be installed. The replacement windows must
fit the window opening and match the existing windows' profile, design and
dimensions.
2. The applicant must submit detailed window design specifications (i.e. window light
pattern, dimensions, etc.)for staff review and approval prior to being issued a COA
permit.
3. The replacement window glass must not contain any tint.
4. The appellant provides the original windows to an architectural salvage entity.
The property owner was provided an approval for the proposed windows after the hearing,
however,they never came into the Community Development Department to be issued the
permit. Due to the lapse in time (5 years) and for the proposal of different windows (Pella), this
request has come before the Design Review Subcommittee.
At this time,we have not received a cost estimate for repair.
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Design Review Subcommittee—April 23, 2019
Page 9 of 11
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. Repair is preferable to replacement, but if replaced the recommended replacement
should be in-kind to match the original window profile in material and design.
D. The replacement of a building's original wood or steel windows will be deemed
acceptable if the replacement in-kind is as close of a match as possible to the original
window's material, profile, and configuration. "Replacement-in-kind" windows are
windows that closely match the original window material and form (style, dimension,
texture, and detailing).
Wood replacement windows for original or non-original windows will also be considered
provided that the proposed window profile will continue to complement the historic
character of the building and district.
Replacement windows will be considered upon consideration of a submitted photo of
the existing window or a drawing which identifies the dimensions of the existing sash
and as applicable, muntins, mullions, transoms, and any other window details is
submitted. A manufacturer's specification or standard cut sheet with the replacement
window details will also be required prior to window replacement approval.
The replacement of just the sash with new sash installed to fit the existing frame rather
than the replacement of an entire window is recommended and preferred. Window
openings may not be modified to accommodate a replacement window.
E. 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.
F. Which are original of steel or aluminum should be repaired with materials to match the
original. If repair is not feasible, replacement should be with new windows to match the
original as closely as possible in materials and dimensions. Aluminum extruded windows
are an acceptable replacement substitute for original steel sash windows, as long as
their size, shape and profile match the original windows.
G. Vinyl extruded windows are not permitted for use on structures that are determined to
be significant or contributing to the overall character of the historic district or landmark.
Design Review Subcommittee—April 23, 2019
Page l0of11
On structures determined to be non-contributing by virtue of vintage or date of
construction outside of the period of significance of the historic district in which they
are located, the installation of replacement windows will be allowed provided that:
a. The replacement windows are of a material appropriate to the time period or
architectural style of the building, and
b. The replacement windows are built to match the size of the opening, the original
window configuration, and to the greatest extent possible, the profile and detail
appropriate to the style of the building.
H. 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. Muntins that
are permanently affixed to the exterior of the window glass may also be permitted.
I. Screens and/or storms should be wood or baked-on or anodized aluminum and fit
within the window frames.
J. That are approved for replacement may be fitted with new double-paned Low-E glass
that will improve the energy conservation on the interior. Only low-e glass that does not
contain a tint should be used.
Staff Recommendation:
Staff does not recommend approval of the Certificate of Appropriateness as submitted. Staff
would recommend approval if the following conditions are met:
1. Wood window replacements-in-kind must be installed.The replacement windows must
fit the window opening and match the existing windows' profile, design and
dimensions.
2. The applicant must submit detailed window design specifications (i.e. window light
pattern, dimensions, etc.)for staff review and approval prior to being issued a COA
permit.
3. The replacement window glass must not contain any tint.
4. The appellant provides the original windows to an architectural salvage entity.
5. All stationary windows shall remain, not be removed.
Robert Bruskewitz (owner)was present for tonight's COA discussion:
Clarification made by homeowner regarding this request for window replacement. There were
seven (7)windows requested to be replaced in 2014. That work was never completed
(personal decision by the homeowner). The current application was submitted to replace all
non-stationary windows with double hung windows on the 1st and 2nd floors only (quote
indicates a total of 20 windows). Existing fixed windows in the kitchen and sunroom will remain
unchanged. Window trim and crown boards are made of mahogany.
Homeowner has decided not to use the Pella windows. The replacement windows are being
custom ordered from a manufacturer(Creative Millwork) in Aurora. Double glazed, double
(' hung windows will be made of mahogany wood with 1/2 screens.
Design Review Subcommittee—April 23, 2019
Page 11 of 11
r
Staff also mentioned the owner could install storm windows that are installed from inside the
house. Display of such storm window was brought for applicant and commission to see.
Homeowner is not interested in this type of replacement.
Muntins of the simulated divided lights (SDL) are 7/8". All upper sashes will have matching
design, containing 2 horizontal rows with 3 lites per row.
Motion made by Committee Member Savel to approve with staff recommendations and the
following requirements: 1) all original windows to be salvaged (ReStore, GPA, or other similar
agency); 2) new windows are to be constructed of mahogany wood; upper sash muntins for
the simulated divided lights (SDL) are 7/8", containing 2 horizontal rows with 3 windows per
row.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
ADDITIONAL STAFF COMMENTS:
Mayor's Award ceremony on May 7th. Reception at 6:00p.m., awards promptly at 7:00p.m.
Commissioner Ristow indicated he would not be in attendance.
Prior tabled items:
1. 55 N Liberty St—Request to maintain replacement siding (tabled on 03-1249)
2. 423 E Chicago St—Replacement Windows (02-12-19)
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Ristow.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 7:30 p.m.
Respectfully submitted,
Cindy A. Walden Approved:
Design Review Subcommittee Secretary May 4, 2019
r
Elgin Heritage Commission
Design Review Subcommittee
Tuesday, May 14, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
1. April 23, 2019
D. Recognize Persons Present
E. Old Business
1. 55 N. Liberty St— Request to maintain replacement siding (tabled on 03-12-19)
F. New Business
1. 433 Arlington Ave— Installation of new porch stoop
2. 471 Division St— Residing addition; installation of new window; and side door
3. 110 Slade Av— Replacement of garage doors
4. 543-545 E. Chicago Street— Installation of guardrail at rear balcony
5. 222 Villa St— Reconstruction of rear egress stairs
G. Other
H. Tabled Items
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616}
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
e". Design Review Subcommittee
of the Elgin Heritage Commission
May 14, 2019
Minutes
The meeting of the Design Review Subcommittee was called to order at 6:05 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 (6:08) and John Wiedmeyer
MEMBERS ABSENT:
Dennis Roxworthy and Scott Savel
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation; and Cindy Walden, DRSC Secretary
APPROVAL OF MINUTES:
Motion made by Committee Member Hunter to approve the minutes of April 23, 2019, as
amended (page 7 add "be", "to match historic photo", "attachment to newel post..."; page 11
"ReStore", add "horizontal", "muntins of SDL to be 7/8".
The motion was seconded by Committee Member Ristow.
The motion passed unanimously.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
55 N Liberty St—Request to maintain replacement siding (tabled on 03-12-19)
Note: Remained on the table, no representation
New Business
433 Arlington Ave—Installation of new porch stoop
471 Division St—Residing addition; installation of new window; and side door
110 Slade Av— Replacement of garage doors
543-545 E. Chicago Street—Installation of guardrail at rear balcony
222 Villa St—Reconstruction of rear egress stairs
ITEMS TABLED:
471 Division St—Residing addition; installation of new window; and side door, due to
nonrepresentation.
Design Review Subcommittee—May 14, 2019
Page 2 of 11
OLD BUSINESS:
No representation for 55 N Liberty St, therefore the item remained on the table.
NEW BUSINESS:
433 Arlington Ave— Installation of new porch stoop
Project Background:
The applicant has submitted a Certificate of Appropriateness to rehabilitate the front porch
stoop in a similar design found 480 Division Street.The existing stoop is not original to the
home and will be replaced with a hipped roof, turned columns, and decorative balustrade and
stair handrails.
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
dwellings should not be enclosed with wood or glass for additional living space.The screening
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
is maintained. If replacement of porch features is required, use materials to closely match the
roriginal. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
the house. If desired, these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
Guidelines
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
Design Review Subcommittee—May 14, 2019
Page 3 of 11
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.
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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
and railings should be appropriate for the dwelling's architectural style and period; handrail
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height:Traditionally,the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches.This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches, with an
exception for historic properties if the lower height of the porch railing is judged by the building
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code —"Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
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Design Review Subcommittee—May 14, 2019
Page 4 of 11
Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
Guidelines
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
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
Guidelines
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 2x4 top rail with chamfered edges, %" cove, 2x2 turned,
balusters with a maximum of 3" on center.That the bottom rail is a 2 x 4 with
chamfered edges, installed 2" above finished floor.
2. The columns shall be a turned 6x6 with chamfered base wrap.
3. That the newel posts are added to the bottom stair tread.
4. That the newel posts shall be 6x6 with post cap and chamfered base wrap to match
design at columns.
Design Review Subcommittee—May 14, 2019
Page 5 of 11
r5. All new porch materials shall be of rot resistant wood.
6. All front porch details shall be primed and painted.
7. Stoop roof shall be of architectural shingles in a color to match the existing home's roof
color, as close as possible.
8. All front porch details shall match the attached drawing.
Mike (Carpentry with Integrity-contractor)was present for tonight's COA discussion:
Concrete landing to remain.
Porch needs crown and bed moulding under fascia. Bed moulding could be made from PVC
material. Soffit should 8-10". Finial on post has a 5" round ball, totaling 7" in height with base.
Motion made by Committee Member Ristow to approve with staff recommendations and the
following requirements 1) add bed moulding 1.5-1.75" (can be made of PVC), 2) soffit 8-10"
depth, 3) add 3" crown moulding (PVC can be used), 4) drawing details to be used for newel
post, 5) square areas of column: bottom to be 32-34" high, top to be 18-24", with turned
design between, 6) ceiling to be wood bead board, and 7) smooth finish finale.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
r
471 Division St—Residing addition; installation of new window; and side door
*****
Motion made by Committee Member Roberson to table discussion, due to nonrepresentation.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
110 Slade Av—Replacement of garage doors
The applicant has submitted an application for a Certificate of Appropriateness to replace
existing wooden garage doors with new steel doors similar in appearance.
The applicant noted that existing garage doors are deteriorating at the corners of bottom
panels and they have constantly been repairing those areas. In addition, the applicants noted
that doors are extremely heavy and difficult to lift.The applicant noted that these doors were
replaced in 2008.
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Design Review Subcommittee—May 14, 2019
Page 6 of 11
The applicant is proposing a garage door with divided lite windows in the upper panels.The
lower panels will be raised. Per the heritage plaque application and the historic resources
survey,the building is categorized as a Tudor Revival.
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
C. 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.
D. 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.
E. 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.
F. Should have painted metal panel doors to match the house in color appropriate to the
period of the house.
Staff Recommendation:
Staff cannot recommend approval of the application as submitted, since the material of the
existing garage doors is in repairable condition.
However, the existing garage doors are not original to the home. Should the replacement doors
be approved as proposed, staff recommends that the Design Review Subcommittee
recommend the following:
1. That the proposed doors fit the existing garage door openings;
2. The proposed garage doors are painted a color to complement the existing paint
scheme and not left white;
3. That the upper divided glass is of the Thames design which is larger square windows;
4. That the garage door are separated by a structural column to create two doors and not
a single overhead door;
5. That all other details meet the Design Review Subcommittee's recommendations.
Tom&Amelia LeTourneau (owners)were present for tonight's COA discussion:
Original garage door was replaced in 2008. Replaced the springs in this current door only two
years ago.
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Design Review Subcommittee—May 14, 2019
Page 7 of 11
Discussion of various garage details in the neighborhood (windows, door styles, straps, etc.).
Hardware shown (straps) are not appropriate for this style of home.
Motion made by Committee Member Roberson to approve with staff recommendations and
the following requirements: 1) almond color steel door, 2) no exterior straps/hinges and
3) staff to approve lites/muntins prior to the garage door being ordered.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
543-545 E Chicago Street—Installation of guardrail at rear balcony
The applicant has submitted an application for a Certificate of Appropriateness to reinstall a
missing balustrade at the rear porch. This location does have a door that leads out onto the flat
roof.
To note,the balustrade at the balcony must be at least 36 inches high.To note, the balcony will
be visible from Porter Street
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.
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Design Review Subcommittee—May 14, 2019
Page 8 of 11
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:
Porch
1. The handrail shall have a 2 x 4 top rail with chamfered edges and a ball top to top rail,
%" cove, 2x2 square spindles with sharp edges with a maximum of 2.5" apart.That the
bottom rail is a 2 x 4 with chamfered edges, installed 2" above finished floor.
2. That the newel posts shall be 6x6 (4x4 wrapped with lx material) with a lx base and top
wrap and then capped with a 5" diameter ball cap
3. That the new balustrade at the balcony shall be primed and painted.
Carlos Flores (contractor)was present for tonight's COA discussion:
Front of the house has a simple 2x2 rails. Due to balcony, 36" rail is required by building code.
Motion made by Committee Member Ristow to approve with staff recommendations and the
following requirements: 1) Clearance of 31/2" under the bottom rail, 2) Wrap existing 4x4 posts
with standard lx boards, 3) Substitute the ball cap with a beveled cap.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
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Design Review Subcommittee—May 14, 2019
Page 9 of 11
222 Villa St—Reconstruction of rear egress stairs
The property owner has submitted an application for a Certificate of Appropriateness(COA) to
rebuild the rear multi-story porch on the building.
The rear deck and access to the building is proposed to be rebuilt.The structure is not visible
from the street. Due to this,the property owner is proposing a simpler design. The posts will be
6x6 posts with 2x2 balusters. Newel posts will be designed with pyramidal post caps. Details of
the porch reconstruction are included in this packet.
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
rconcrete (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.
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
r
Design Review Subcommittee—May 14, 2019
�
'" Page 10 of 11
t 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. All rear porch details shall match the attached drawing.
2. All rear porch details shall be primed and painted.
Andrew Cumming(property owner) was present for tonight's COA discussion:
Treads will need to be bullnosed.
Motion made by Committee Member Roberson to approve with staff recommendations and
the following requirements: 1)treads to be bullnosed on three sides, and 2) should be a cut
stringer.
rThe motion was seconded by Committee Member Ristow.
The motion passed unanimously.
ADDITIONAL STAFF COMMENTS:
Discussed quorum for next meeting. Two commissioners have already indicated they will be
unavailable on May 28tH
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Ristow.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 7:30 p.m.
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Design Review Subcommittee—May 14, 2019
Page 11 of 11
Respectfully submitted,
Cindy A. Walden Approved:
Design Review Subcommittee Secretary June 11, 2019
r
r
Elgin Heritage Commission
Design Review Subcommittee
Tuesday, May 28, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
1. May 14, 2019
D. Recognize Persons Present
E. Old Business
1. 55 N. Liberty St— Request to maintain replacement siding (tabled on 03-12-19)
2. 471 Division St— Residing addition; installation of new window; and side door
(tabled on 05/14/2019)
F. New Business
1. 603 Wellington Ave — Removal of substitute siding; rehabilitation of exterior
2. 932 Brook St— Installation of an ornamental guardrail at rear balcony
3. 266 Villa St— Rehabilitation of front and side porches
4. 478-480 E. Chicago St—Rehabilitation of front porch
5. 329 Park St—Demolition of existing structure (fire damage); construction of new
home
G. Other
H. Tabled Items
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616}
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
r
Design Review Subcommittee
of the Elgin Heritage Commission
May 28, 2019
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, Scott Savel, and John Wiedmeyer
MEMBERS ABSENT:
John Roberson, Dennis Roxworthy
CITY STAFF PRESENT:
Denise Momodu, Associate Planner
APPROVAL OF MINUTES:
No minutes were presented for approval. May 14, 2019 minutes will be presented at the next
DRSC meeting.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
55 N. Liberty St—Request to maintain replacement siding(tabled on 03/12/19)
471 Division St—Residing addition; installation of new window; and side door (tabled on
05/14/2019)
New Business
603 Wellington Ave— Removal of substitute siding; rehabilitation of exterior
932 Brook St— Installation of an ornamental guardrail at rear balcony
266 Villa St—Rehabilitation of front and side porches
478-480 E. Chicago St—Rehabilitation of front porch
329 Park St—Demolition of existing structure (fire damage); construction of new home
ITEMS TABLED:
55 N. Liberty Street, due to applicant requesting more time to provide quotes regarding
proposed work.
478-480 E. Chicago Street, due to no representation.
Design Review Subcommittee—May 28, 2019
Page 2 of 22
r
OLD BUSINESS:
Motion made by Committee Member Savel to un-table items E2 for discussion (representatives
for the properties in attendance for tonight's meeting).
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
471 Division Street-Residing addition; installation of new window; and side door
The applicant has submitted a Certificate of Appropriateness (COA)for the following work:
1. Reside rear/side enclosed porch stoop with horizontal clapboard siding;
2. Installation of new full-view storm door;
3. Remove west elevation window at enclosed porch stoop;
4. Replace south elevation louvered window at enclosed porch stoop with new aluminum-
clad wood window to match original window dimensions as close as possible;
5. Scrape and paint
The enclosed porch is at the rear and is visible from the public way due to the home's corner lot
location.
rElgin Design Guideline Manual Specifications:
Wood Siding
A. Should be repaired rather than replaced, if original. If replacement is necessary, wood
siding and shingles should be replaced with new cement board or shingles to match the
original in size, placement, and design. Wood that has been concealed beneath
synthetic sidings such as aluminum, asbestos, or vinyl should be repaired and the
synthetic sidings removed. Following the removal of synthetic sidings the original siding
should be repaired to match the original, caulked and painted. If the "ghosts" or outlines
of decorative missing features are revealed, these should generally be replicated and
reinstalled. If these features are not replaced they should be recorded through
photographs or drawings for future replication.
B. Should be insulated if the addition of the insulation does not result in alterations to the
siding. The creation of plugs or holes for blown-in insulation is not acceptable.
C. Should have original asbestos shingles kept stained or painted. If asbestos shingle
siding is deteriorated or poses a health hazard, it may be removed and replaced with
wood or other substitute siding. Removal of asbestos siding should follow hazardous
material guidelines.
D. Should not be concealed beneath synthetic materials such as vinyl, masonite, or
aluminum, if original. Original siding should also not be concealed beneath wood based
materials such as particle board, gyp board, or press board.These materials generally
do not possess textures or designs which closely match original wood siding. However,
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Design Review Subcommittee—May 28, 2019
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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.
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.
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Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted and with the
following conditions:
1. Clear cedar, no knots (1/2 x 6 beveled)or%x 6 beveled finger jointed cedar shall be
installed at this location with the following requirements:
a. The exposure of the exterior siding is no more than 4'A-inch exposure
b. Corner boards are no less than 4 inches wide.
c. Trim and cornerboards shall sit proud of the siding.
d. Friezeboard shall be added to match the size and location of existing
friezeboard at enclosed porch
e. New siding shall be installed smooth side out
f. New wood shall be prepped, primed and painted.
2. Replacement of louvered window with a new aluminum-clad wood window with the
following requirements:
a. Window shall be 1 over 1 double-hung;
b. Trim around window shall match the trim design, size, profile of the window
trim found on the main home;
c. Crown molding (window hood) shall be installed to match the window hood
design, size, profile found at the historic windows on the main home;
d. Window glass shall not be tinted
*****
Joe Becerra (owner)was present for tonight's COA discussion:
The owner stated that there is no room on the left side of the door for any siding, only trim. He
also noted that the door will be% view and not full view.
Motion made by Committee Member Savel to approve with staff recommendations and the
following requirements: 1)Trim/casing will be installed around the entire door leaving no room
to the left of the door for siding; 2)The replacement storm door will be %view and not full
view.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
NEW BUSINESS:
603 Wellington Avenue- Removal of substitute siding; rehabilitation of exterior
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The applicant has submitted a Certificate of Appropriateness (COA) to restore the original siding
on the house and replace any missing architectural features. The house was formerly clad with
aluminum siding.The applicant obtained a COA for the removal with the condition that Staff
conduct a site inspection following the completion of the siding removal.
Staff conducted a site assessment on May 15, 2019. At that time the substitute siding was
removed. It was found that the original siding (clapboards)was in good condition with select
areas in need of replacement. Other missing elements include the window hood/crown
molding; a missing stair window with its trim and crown molding; shortened windows at the
west and north gables- 2nd floor,the drip edge/cap at the water table and the bedmolding
along the friezeboard. All elements to be prepped, primed and painted.
To note,the aluminum soffits were not removed and are proposed to remain.
Elgin Design Guideline Manual Specifications:
Wood Siding
E. 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.
F. 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.
G. 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.
H. 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.
Design Review Subcommittee—May 28, 2019
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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.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted and with the
following conditions:
Siding and Spot Replacement of Architectural Elements
1. Damaged siding shall be repaired, epoxy preferred
2. Nail holes must be patched with putty, epoxy preferred.
3. New siding shall be installed only as necessary with replacements-in-kind (clear cedar, no
knots 1/2 x 6 beveled, smooth side out)to match the original siding profile, size and
details. New siding shall be weaved into the existing siding.
4. All replacement wood material shall be clear (no knots), cedar preferred and installed
smooth side out.
5. All deteriorated trim boards, crown molding, and sills that are beyond repair shall match
the existing in kind (size, profile, design) or match the profiles of ghost lines, if missing.
6. Missing architectural features such as the water table-drip edge, bedmolding at the
friezeboard, and crown molding shall be recreated to match the profiles of ghost lines.
7. Any trim and cornerboard (5/4x4 with tear drop molding at corner) replacement shall sit
proud of siding.
8. Entire home shall be prepped, primed and painted.
Windows
1. North Elevation:the 2nd floor window was installed in a smaller opening than what was
originally built based on evidence after the substitute siding was removed. This window
shall be replaced with the following specifications:
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Design Review Subcommittee—May 28. 2019
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a. Installation of 5/4 x 4 vertical trim, 5/4 x 4 header trim with 3" crown molding
installed above header (see enclosed example of an appropriate crown
molding);
b. Trim to sit proud of siding;
c. Sills shall have a minimum of a 5 degree slope; 7 degree slope is preferred as
long as the exterior appearance of the sill remains as close as possible to the
original sills. Sills to be of treated wood (kiln dry wood preferred)or cedar.
d. Trim and sill shall be installed within the original window opening;
e. Installation of a new wood or aluminum-clad wood window within the original
window opening—window size to be determined based on the remaining size
after the installation of the trim and sill;
f. New window to be 1/1 double-hung,glass shall not be tinted.
2. West Elevation:the 2nd floor window was installed in a smaller opening than what was
originally built based on evidence after the substitute siding was removed.This window
shall be replaced with the following specifications:
a. Installation of 5/4 x 4 vertical trim, 5/4 x 4 header trim with 3" crown molding
installed above header (see enclosed example of an appropriate crown
molding);
b. Trim to sit proud of siding;
c. Sills shall have a minimum of a 5 degree slope; 7 degree slope is preferred as
long as the exterior appearance of the sill remains as close as possible to the
original sills. Sills to be of treated wood (kiln dry wood preferred)or cedar.
d. Trim and sill shall be installed within the original window opening;
e. Installation of a new wood or aluminum-clad wood window within the original
window opening—window size to be determined based on the remaining size
after the installation of the trim and sill;
f. New window to be 1/1 double-hung, glass shall not be tinted.
3. South Elevation:the 2nd floor diamond shape window.
a. If window still exists, this shall be uncovered (remove plywood) and reopened at
the interior;
b. If window does not exist and it has been covered at the interior, installation of a
diamond shaped frame with smooth wood panel (MDO) painted gloss black (to
give an appearance of glass) is acceptable;
c. Window casing still exists and shall remain but decorative molding placed on
top of window casing was removed. This shall be recreated to match
photograph of an example provided by staff;
4. South Elevation Addition: 1st floor window facing west.
a. If space beyond allows for the window opening to be uncovered, see the
following specifications:
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1. New window to be wood or aluminum-clad wood, 1/1 double-hung,
insert window (sash replacement kit);
2. Window glass shall not be tinted;
3. A simple drip cap to be installed above header casing to match profile
of original drip caps found above existing windows throughout the
home;
4. Installation of a new sill with a minimum of a 5 degree slope; 7 degree
slope is preferred as long as the exterior appearance of the sill
remains as close as possible to the original sills. Sills to be of treated
wood (kiln dry wood preferred) or cedar. Sill shall align with the
vertical casing but shall project outward at least 1 inch.
b. If space beyond does not allow for the window opening to be uncovered
(obstruction on interior that cannot be relocated), see the following
specifications:
1. Removal of window trim and sill and installation of clear cedar, no
knots (1/2 x 6 beveled) installed smooth side out at window location
only (approximately 11 rows). The siding shall extend from the
cornerboard of the addition to the house (full length).
*** All other specifications/notes, see following photographs
*****
Miguel Rosas (contractor)was present for tonight's COA discussion:
The contractor stated that they will follow whatever the Design Review Subcommittee's
recommendations. The Commissioners stated that the crown molding should be of rot resistant
wood (pressure treated, cedar, redwood, etc.) and not white pine.They also noted that the
molding at the cornerboards should be quarter-round and not teardrop. All new replacement
wood must be of rot resistant wood.
Motion made by Committee Member Ristow to approve with staff recommendations and the
following requirements: 1) crown molding to be rot resistant wood (pressure treated, cedar,
redwood, etc.); 2) molding on cornerboards to be quarter round, not teardrop and to be of rot
resistant wood .
The motion was seconded by Committee Member Savel.
The motion passed unanimously.
932 Brook Street- Installation of an ornamental guardrail at rear balcony
The applicant has submitted an application for a Certificate of Appropriateness to reinstall a
missing balustrade at the rear balcony.This location does have a door that leads out onto the
flat roof.
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Historically, the balcony balustrade was of wood but this was removed prior to the designation
of the D.C. Cook- Lovell Area Historic District. Instead of wood,the owners are proposing a
simple, black metal guardrail.
To note,the balustrade at the balcony must be at least 36 inches high and is minimally visible
from Brook Street at the south elevation.
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.
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.
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Design Review Subcommittee—May 28, 2019
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Staff Recommendation:
Staff cannot recommend approval as there is no continuity with the proposed design to the
existing metal handrails found at the front and side stoops.
Staff would recommend approval with the following conditions:
1. The guardrail has similar characteristics as the front and side stoop's metal railing which
includes twisted spindles;
2. The guardrail and posts shall be black;
3. The guardrail shall be installed at 36" in height.
4. Posts will be installed at every 6'-0" (length of panel) and be capped with a simple cap;
5. Posts to be cut to 3'-4" in height.
Dale&Patricia Johnson (owners)were present for tonight's COA discussion:
Dale and Patricia stated that they agree with staff's recommendations and will use the twisted
iron spindles.
They had questions regarding the building code and maximum spacing. The commission stated
when the guardrail is installed, a 4 inch sphere should not be able to pass under or through the
guardrail. If the owners find that when they install the guardrail and the bottom rail is greater
than a 4 inch space,that they can mount an iron bar underneath the railing to minimize that
gap.
The Commission also noted that if the owners would like to propose a different design,that this
can be approved by staff.
Motion made by Committee Member Savel to approve with staff recommendations.
The motion was seconded by Committee Member Ristow.
The motion passed unanimously.
266 Villa Street- Rehabilitation of front and side porches
The following Certificate of Appropriateness application has been submitted for review as a
corrective action.
In January 2018, a stop work order was placed on the home as work was being completed on
the front porch and side porch without a permit. This work included removal of original
columns and the installation of new stairs and columns that do not meet the Historic District
Guidelines.The columns were not salvaged.
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A COA was submitted on May 15, 2019 indicated that the front porch and side porch will be
reconstructed to follow the Historic District Guidelines and the columns will match as close as
possible to the original columns.
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
dwellings should not be enclosed with wood or glass for additional living space. The screening
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
is maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
the house. If desired,these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
Guidelines
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.
Design Review Subcommittee—May 28, 2019
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G. should have trellises made of wood, if trellises are appropriate.
H. should be filled in as traditional for the type and style of the house, or with decorative
wood framed skirting,vertical slats, or lattice panels, if open areas in the foundation
exist.
I. should not be removed if original to the dwelling.
J. should not be enclosed with wood,glass, or other materials which would alter the
porch's open appearance.
PORCH COLUMNS AND RAILING
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
and railings should be appropriate for the dwelling's architectural style and period; handrail
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height: Traditionally,the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches. This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches,with an
exception for historic properties if the lower height of the porch railing is judged by the building
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code— "Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
Guidelines
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.
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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
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
Guidelines
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 application as submitted with the following
recommendations:
Front Porch
1. The handrail shall have a 2x4 top rail with chamfered edges, 3/" cove or 34" subrail, 2x2
square balusters with sharp edges, 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.
3. That the newel posts are added to the bottom stair tread.
4. That the newel posts shall be 6x6 square, with a pummeled top edge with 5" diameter
ball cap.
5. The replacement columns shall match the original columns as close as possible. Use
photographic evidence and the submitted architectural drawing to recreate the
columns.
6. The deteriorated porch flooring shall be 1x4 tongue and groove and installed
perpendicular to the house.The porch floor shall extend past the top rimboard by at
Design Review Subcommittee—May 28, 2019
Page 14 of 22
least 1 inch. Pressure treated wood or composite material (recommended) is
acceptable.
7. The guardrail height shall not exceed the existing height and the handrails at the stairs
shall be no great than 30" in height at the nosing of the stair tread.
8. Skirting shall be 1x4 vertical boards spaced 1 inch apart and installed behind a 1x8 top
rimboard and 1x4 bottom rim board. A 1x8 vertical board,to be flush with the top and
bottom rimboards, shall be installed directly underneath the columns and at the corners
of the porch.
9. All front porch details shall be primed and painted.
Side Porch
1. The handrail shall have a 2x4 top rail with chamfered edges, 3/" cove or%" subrail, 2x2
turned, decorative balusters 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.
3. That the newel posts are added to the bottom stair tread.
4. That the newel posts shall be 6x6 square, with a decorative cap.
5. The replacement columns shall match the original columns as close as possible. The
submitted column in the architectural drawings is acceptable with the following
dimensions (18" square top; 36" square bottom to accommodate 34"guardrail height).
6. The deteriorated porch flooring shall be 1x4 tongue and groove and installed
perpendicular to the house. The porch floor shall extend past the top rimboard by at
least 1 inch. Pressure treated wood or composite material (recommended) is
acceptable.
7. Skirting shall be 1x4 vertical boards spaced 1 inch apart and installed behind a 1x8 top
rimboard and 1x4 bottom rim board. A 1x8 vertical board,to be flush with the top and
bottom rimboards, shall be installed directly underneath the columns and at the corners
of the porch.
8. All front porch details shall be primed and painted.
Anisa Catugy(owner)was present for tonight's COA discussion:
The owner stated that she received a permit to reconstruction of the stairs at the front and side
porches. However, her tenant did more work than what was indicated on the permit and so she
wants to correct the work that has been done and was not approved.
She was concerned about cost and the commission members gave her examples of cost saving
measures such as buy a prefabricated column from a manufacturer, such as the one that was in
the packet, and that custom build is not necessary at the side porch. They also stated that for
the front porch columns, if she makes the column into two sections with the base as one
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Design Review Subcommittee—May 28. 2019
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elk
section and the shaft of the column as the other and connected them with a dowel, that this
would help reduce cost versus creating the column as one piece.
The Commissioners stated that they'd like to see the front column base raised from the
proposed 26 inches to 30-32 inches in height and that due to the simplicity of the home, that
square spindles with sharp edges can be installed versus turned spindles.
Motion made by Committee Member Ristow to approve with staff recommendations and the
following requirements: 1) increase square portion of the front porch columns to a 30-32"
height; 2)square spindles with sharp edges may be installed versus turned spindles.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
478-480 E. Chicago Street-Rehabilitation of front porch
No representation.
Motion made by Committee Member Hunter to table the COA request until the June 11, 2019,
DRSC meeting
The motion was seconded by Committee Member Ristow.
(1111. The motion passed unanimously.
329 Park Street- Demolition of existing structure(fire damage); construction of new home
The applicant has submitted a Certificate of Appropriateness (COA) request to demolish the
existing structure at 329 Park Street and to construct a new single family structure that is in
keeping with the historic district guidelines.
The existing building was built around 1882 according to the Historic Resources Survey. In
January of 2019,the home experienced a fire leaving much of the structure beyond repair
except for select exterior details such as eave brackets, the columns at the front porch and
decorative porch pediment ornamentation.
The owners hired Chris Winogradzki Architects to assess the structure and the findings were
that the home was unsafe and not structurally sound citing Criterion 1 and 4 of the Historic
District Guidelines—Demolition.
The proposed structure will follow the design of the previous home by incorporating the
historic columns, brackets and porch gable pediment as well as an overall similar design—gable
front and massing.
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Design Review Subcommittee—May 28, 2019
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Elgin Design Guideline Manual Specifications:
Demolition
A. should be avoided of any original feature or part of a pre-1945 historic 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.
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 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.
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Design Review Subcommittee—May 28, 2019
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Doors and Door Features
A. should be replaced with new doors appropriate for the style and period of the dwelling.
Replacement doors should be similar in design to the original in style, glazing (type of
glass and area) and lights (pane configuration). Wood or solid core fiberglass are
acceptable materials for use in replacement doors.
B. should be constructed of solid wood panels, such as the four-panel Homestead or
Italianate design may be used on the front if appropriate to the style of the house.
C. should involve glazing in clear etched or beveled glass as appropriate to the style of the
house, if applicable.
D. should only involve artificial materials such as "lexan" or other acrylic based materials, if
applicable.
E. should not be removed or altered. The original size of the door opening should not be
enlarged, reduced, or shortened in height.
F. should not be replaced by doors with new designs, especially those at the front
entrance or at side entrances which are readily visible from the street.
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.
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.
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Design Review Subcommittee—May 28, 2019
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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 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
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Design Review Subcommittee—May 28, 2019
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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 they 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 construction through the use of signs, or plaques
prominently displayed on the front of the building. Replication of specific structures
within the immediate vicinity is discouraged.
Staff Recommendation:
Demolition
Staff does recommend demolition due to the condition of the existing structure.
New Construction
Staff recommends approval with the following conditions:
1. A sign or plaque shall be installed on the front elevation of the new building noting the
date of construction.
Exterior Cladding
1. CLAPBOARD: Siding shall be in fiber-cement board (smooth) 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 4 inch—4 1/4 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 and no more than 5 1/2 inches wide
and shall be of the 5/4 smooth HardiTrim to sit proud of the siding.
c. Siding shall be prepped, primed and painted.At least one coat of paint to be
applied to hardiboard and trim.
Windows
1. Windows shall be of aluminum-clad wood to match as close as possible historic
dimensions including a 3"-3 'A" bottom rail height, 1 1/2" meeting rail height, 2"—2%"
stile width and 2"—2 'A"top rail height.
2. Window glass shall not be tinted.
3. Window trim/casing (sides and header) shall be 4 1/2" in width. This is available in the
5/4 Smooth HardiTrim boards. The window header casing shall be equal to this size or 1
inch maximum taller than the width of the vertical casing (5 1/2") in the 5/4 smooth
HardiTrim.
4. Brick mold shall not be used as window casing.
5. Window casing/trim must sit proud of the siding.
6. The window hood/drip cap shall be of an appropriate design to be approved by staff.
Examples (drawings or mockups) shall be submitted to staff.
Design Review Subcommittee— May 28, 2019
Page 20 of 22
7. The proposed windows shall have a sub-sill that extends past the casing by at least 1
inch. The sills shall have a minimum of a 5 degree slope; 7 degree slope is preferred. Sills
shall be created from rot resistant wood (kiln dry wood preferred) and be 1 %"thick at
the exposed front edge.
8. Window aprons shall not be installed.
9. Paired windows shall be framed separately with a 3 %" wide mullion between the two
windows. This includes framing attic dormer windows separately.
10. Sashes shall be set into/recessed into the window casing not to sit flush with the casing.
11. Shutters shall appear as if they are operable and installed over the vertical casing trim
and not to the side of it.
12. Shutters may be of fiberglass. Specifications regarding the design of the shutters shall be
submitted to staff for review.
Doors
1. Door design shall match the markups/comments provided to application on the
elevation drawings. Specifications provided by the door manufacturer shall reflect those
changes and submitted to staff.
2. The doors at the rear and sides of the building shall reflect the comments on the
elevation drawings.
3. All doors shall either be of wood or smooth fiberglass.
4. Similar design details in regards to the trim and window hoods (crown molding or drip
edge) can be found in the above windows specifications for the frame and brick
buildings. However, design details shall be submitted for review to staff(drawings or
[ mockups acceptable).
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 shall be installed.See comments on
submitted drawings.
d. The fascia at the front porch and the first floor "addition" shall have 3 inch crown
molding with half-round gutters, no more than 6 inches in diameter with round
downspouts.
e. Gutter hangers shall be installed beneath the roof shingles.
f. The roof overhangs shall be at least 12 inches.
g. Roof overhangs/soffits shall not be boxed but be perpendicular with the pitch of
the roof.
h. The existing brackets shall be salvaged and reinstalled.
Porch
1. The porch shall include the following:
a. The original Porch columns shall salvaged and reinstalled.
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Design Review Subcommittee—May 28, 2019
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b. Porch ceiling shall be beadboard (3 %2" width or smaller) and must be stained or
painted.
c. The handrail shall have a 2x4 top rail with chamfered edges,3/" cove or 3/"
subrail, 2x2 square balusters with sharp edges,with a maximum of 3" on center.
That the bottom rail is a 2x4 with chamfered edges, installed 2" above finished
floor.
d. The guardrail height shall not exceed the existing height and the handrails at the
stairs shall be no great than 30" in height at the nosing of the stair tread.
e. Handrail height shall align with the top of the first floor window sills (lower sills
to 30 inches above finished floor.
f. All porch details shall be primed and painted and use rot resistant wood.
***All other details to match submitted drawings
***See additional staff recommendations in red in submitted drawings.
*****
Joey&Erik Crist(owners) and Robert Boldyrew (contractor)were present for tonight's COA
discussion:
The owners stated that they are appreciative of all the help from the Design Review
Subcommittee.They stated that they loved their home and so they want a design that reflects
the historic character of the original structure in their new home.They noted that they will
salvage as much original features as possible to be reinstalled on the new home.
They did ask staff to resend the updated drawings that reflect staff's recommendation.
The owners stated that they'd like a more elaborate front door of which the Commissioner's
stated that they can find a design and have staff review the design to ensure that is in keeping
with the guidelines and the style of the home.
The owners stated that they'd like to eventually apply for a Heritage Commission historic
plaque where the wording would state, e.g. "Originally built in 1882, destroyed by fire in 2019,
recreated in 2019."
Motion made by Committee Member Savel to approve demolition of the existing structure with
staff recommendations and the following requirements: 1) salvage as many architectural
features such as brackets, columns,ornamentation, as possible to be reused on the new
structure. If the pieces cannot be reinstalled on the new structure,that the owners make the
architectural pieces available for use to other owners of historic homes.
The motion was seconded by Committee Member Ristow.
The motion passed unanimously.
Motion made by Committee Member Hunter to approve demolition of the existing structure
Design Review Subcommittee— May 28, 2019
Page 22 of 22
rwith staff recommendations and the following requirements: 1) provide staff with proposed
design of front door for review; 2)the front porch shall have wood skirting, not a concrete
foundation; 3)the concrete foundation is to be parged; 4)west elevation: align windows on the
first and second stories for symmetry; 5) if owners would like a fixed, stained glass window at
the stairway—west elevation,they are to provide staff with design for approval; 6) half-round
gutters to be aluminum (colored—baked on or painted); 7) provide design of box base of front
porch columns to staff for review and approval; 8) newel posts are to be in a similar design as
the box base at the front porch columns; 9) provide staff design with profile of window hoods
for review and approval; 10) decorative pediment window hoods at the front elevation are
acceptable, however do not install this decorative hood at the windows at the sides or rear of
the home; 11) reuse existing eave brackets, if possible. Otherwise,try to match design as close
as possible to the existing or if proposing a new design, submit mockup or drawing of proposed
design to staff for review and approval.
The motion was seconded by Committee Member Savel.
The motion passed unanimously.
ADDITIONAL STAFF COMMENTS:
None
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Savel.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 8:05 p.m.
Respectfully submitted,
21«idiL
Denise Momodu Approved:
Associate Planner June 11, 2019
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Elgin Heritage Commission
Design Review Subcommittee
Tuesday,June 11, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda •
1. Call Meeting to Order
2. Roll Call
3. Approval of Minutes
1. May 14, 2019
2. May 28, 2019
4. Recognize Persons Present
5. Old Business
1. 55 N. Liberty St— Request to maintain replacement siding (tabled on 03-12-19)
2. 478-480 E. Chicago St— Rehabilitation of front porch (tabled on 05-28-19)
6. New Business
1. 315 Wellington Avenue— Restoration of original siding, recreation of missing
architectural features
7. Other
8. Tabled Items
1. Staff Comments
2. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616}
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
r
Design Review Subcommittee
of the Elgin Heritage Commission
June 11, 2019
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 (6:30),John Roberson (6:04), Dennis Roxworthy, Scott Savel, and
John Wiedmeyer
MEMBERS ABSENT:
None
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation; and Cindy Walden, DRSC Secretary
APPROVAL OF MINUTES:
Motion made by Committee Member Hunter to approve the minutes of May 14, 2019, as
amended: 1) Page 6 "finial", "Hunter"; 2) Page 9 "Flores".
The motion was seconded by Committee Member Roxworthy.
The motion passed 4-0-1. (Abstain: Savel)
Motion made by Committee Member Savel to approve the minutes of May 28, 2019, as
amended: 1) Page 14 clarification: owner received a permit..., however additional work was
done that exceeded the approved COA/permit.
The motion was seconded by Committee Member Hunter.
The motion passed 3-0-2. (Abstain: Roberson & Roxworthy).
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
55 N Liberty St—Request to maintain replacement siding (tabled on 03-12-19)
478-480 E Chicago St—Rehabilitation of front porch (tabled on 05-28-19)
New Business
315 Wellington Ave— Restoration of original siding, recreation of missing architectural features
ITEMS TABLED:
None
Design Review Subcommittee—June 11, 2019
Page 2 of 15
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OLD BUSINESS:
55 N Liberty St— Request to maintain replacement siding (tabled on 03-12-19)
Motion made by Committee Member Roxworthy to un-table items 5-0 for discussion
(representatives for the properties in attendance for tonight's meeting).
The motion was seconded by Committee Member Savel.
The motion passed unanimously.
The applicant has submitted a Certificate of Appropriateness (COA) to maintain the installation
of knotty cedar siding and trim.
The owners received a permit on November 7, 2017 to spot replace deteriorated wood to
match the existing in kind. It was noted that any new material must be clear cedar and must
match the original in size and design and must be primed and painted.The areas of spot
replacement were indicated at the tower and the porch elements.
On October 31, 2018, staff sent out a notice of work without a COA letter to the owner
indicating that additional work that was not indicated on the 2017 permit was conducted
without prior approval. The area of work that was completed without a COA was at the south
addition and the tower had removal of decorative shingles that did not match what was once
there.
On November 11, 2018, the owner came in to update their permit to indicate that they will
remove the knotty cedar and install % x 6 beveled clear cedar—no knots at the south addition
and the fish scaling at the tower must match what was originally there.
On December 13, 2018, staff issued a stop work order on the property as additional work was
completed without prior approval which included full removal of the siding at the north and
east elevations and full removal of the trim at these locations as well. It was also found that
architectural details such as crown molding, bedmolding, and soffits were removed or covered
up with new material. In addition, the siding sits proud of the cornerboards (unworkmanlike),
and the tear drop dowel at the corners do not match the original in design.
Staff conducted a site assessment on January 4, 2019 and noted to the owner all of the items
that were completed without a permit and that do not meet the historic district guidelines. At
that time, it was again, reminded to them that any work completed on the exterior needs prior
approval before any materials are purchased and work beginning. If additional work needed to
be added to the scope the owner needed to get that approval from staff or by the Design
Review Subcommittee.
Staff stated that the owner will have to go before the Design Review Subcommittee to seek
approval to maintain the siding as installed.
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Design Review Subcommittee—June 11, 2019
Page 3 of 15
rAt the March 12, 2019 Design Review Subcommittee meeting, the representatives for the
property were in attendance to discuss their request to maintain what was already installed. At
that meeting, the commission expressed their concerns of the various work completed without
an approved COA and/or required building permit. The discussion included: a) siding- rough
sawn side out, knots, boards are too thick, profile too tall, not sitting proud of corner boards,
fish scaling replacement with plank siding, etc., b) decorative molding and details removed, c)
other trim and details noted by staff, d) and continued expansion of work even after numerous
communications from staff regarding work completed needed to be amended to comply with
guidelines and finally to ceased all exterior work.
New smooth clear cedar siding (including finger jointed which is usually already primed) has
been deemed an allowed product within the historic district by the commission if the original
siding would have been deemed beyond repair by staff and commission.
Due to the numerous elements that need to be addressed, commission suggested that an on-
site meeting be scheduled to include the property owner, staff and one or two commissioners.
Meeting then notate acceptable work, work to modified, etc.
Applicant agreed to arrange meeting with staff(and commissioner(s)) for an on-site meeting.
On April 15, 2019, staff along with Design Review Chairman Wiedmeyer and Commissioner
r Savel met the owners at the property to assess the work. Their findings concluded that much of
the work used inappropriate material and the work did not match what was previously there.
They discussed those elements and how to correct them with the owner and stated that they
will put together a compliance list of what needs to be corrected and how the home can come
back into conformance with the Historic District Guidelines.
That compliance list is listed under Staff's recommendations.
Elgin Design Guideline Manual Specifications:
Wood Siding
A. Should be repaired rather than replaced, if original. If replacement is necessary, wood
siding and shingles should be replaced with new cement board or shingles to match the
original in size, placement, and design. Wood that has been concealed beneath
synthetic sidings such as aluminum, asbestos, or vinyl should be repaired and the
synthetic sidings removed. Following the removal of synthetic sidings the original siding
should be repaired to match the original, caulked and painted. If the "ghosts" or outlines
of decorative missing features are revealed, these should generally be replicated and
reinstalled. If these features are not replaced they should be recorded through
photographs or drawings for future replication.
B. Should be insulated if the addition of the insulation does not result in alterations to the
siding.The creation of plugs or holes for blown-in insulation is not acceptable.
C. Should have original asbestos shingles kept stained or painted. If asbestos shingle
rsiding is deteriorated or poses a health hazard, it may be removed and replaced with
Design Review Subcommittee—June 11, 2019
Page 4 of 15
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.
Staff Recommendation:
Staff does not recommend approval as the materials, knotty cedar, and the removal and
covering of architectural details do not meet the historic district guidelines.
If applicant proposes to alter their Certificate of Appropriateness application to indicate that
they will meet the historic district guidelines,then staff would recommend the following:
GENERAL NOTES
***SEE ADDITIONAL NOTES AND SPECIFICATIONS ON PHOTOGRAPHS
***ORIGINAL MATERIAL THAT STILL EXISTS SHALL REMAIN AND BE REPAIRED WITH WOOD
EPDXY AND SHALL NOT BE REMOVED
Sidin
1. Do not remove any additional, original material.
2. Any remaining, original siding shall be repaired with wood epoxy, primed and painted.
3. The knotty cedar siding and any new substitute siding shall be removed and replaced
with clear or finger jointed cedar (1/2 x 6 clear, beveled)—no knots, smooth side out
with an exposure of 4%" maximum.
4. New siding shall not sit proud of the cornerboards but shall abut into them with %" gap
to the edge of the cornerboard.
5. Butt edge of siding shall line up with horizontal bottom and tops of window trim.
Design Review Subcommittee—June 11, 2019
Page 5 of 15
6. New cornerboards shall be installed to match in size and design as found at the original
cornerboards that are still at the front porch (true 1" thick x 4" wide).The teardrop
dowel detail must match the original in size and design as close as possible. Original
cornerboards that were not removed previously must be restored and not removed.
Piece in new material and blend it in with the original.
7. Missing or removed architectural features such as the water table-drip edge, corner
boards, crown molding, bedmolding and vergeboard shall be recreated to match original
sizes and material and be installed (design must be approved by staff).
a. Crown molding design/profile shall match what was once there and receive prior
approval before installation (staff shall approve profile before material is
purchased).
b. Bedmolding found under roof of parade porch is to be replicated for the front of
the house
8. Any new material that is covering historic architectural features must be removed.
a. Specifically noting the material installed at the soffit and fascia
9. All trim and cornerboards shall sit proud of siding.
10. Entire home shall be prepped, primed and painted.
Foundation
1. New brick veneer that was installed must be removed or parged over with a mortar
based mixture
North Elevation
1. Entry door (not an approved design) shall be removed and replaced with a 1 lite over 2
panel smooth fiberglass or wood door.
2. Trim around entry door shall not be brick mold but shall be 1x4 trim framing the door
with crown molding placed on top of the head trim (staff shall approve crown molding
before material is purchased).
3. Trim around fixed window shall be replaced with 1x4 trim framing the window at the
sides and header with crown molding placed on top of the head trim. A sill shall be
installed beneath the window with the following specifications:
a. Use 2x material to make up new sill;
b. Needs to extend past window trim by at least 1";
c. Must have 5 degree angle;
d. Must match as close as possible to original window sills found on the home.
4. Water table shall be continuous with cornerboards sitting on top of water table versus
the water table abutting into the cornerboard.
5. Architectural features that were removed including crown molding at the fascia must be
recreated and reinstalled;
6. Remove the new material at soffit and fascia and reinstall with appropriate 1x4
beadboard installed perpendicular to the home and mitered at the corners to match
what was originally there; remove the knotty friezeboard and replace with new cedar—
clear, no knots installed smooth side out and reinstall bedmolding at the junction of
friezeboard and soffit—bed molding to match original, example of original bedmolding
remains on south side gable.
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Design Review Subcommittee—June 11, 2019
Page 6 of 15
South Elevation
1. Entry doors (not an approved design or material) shall be removed and replaced with a
1 lite over 2 panel smooth fiberglass or wood door;
2. Architectural features that were removed including crown molding at the fascia must be
recreated and reinstalled;
3. Remove the new material at soffit and fascia and reinstall with appropriate 1x4
beadboard installed perpendicular to the home and mitered at the corners to match
what was originally there; remove the knotty friezeboard and replace with new cedar—
clear, no knots installed smooth side out and bedmolding at the junction of friezeboard
and soffit to match original;
4. Replaced shingles on first floor need to be removed and replaced with clear#1 fancy cut
with smooth cut to match original shingles in size, design and profile.
5. Picture window specifications:
a. Remove new material and install rot resistant wood to match profile of column
outline found at the west corner of the bay window and the house to recreate
profile (after removal—call Staff to inspect to determine what can be repaired
versus replaced);
b. Remove the new window framing around picture window;
c. Remove sill and replace with rot resistant wood—sill to be pitched 5 degrees;
d. Depth of sill shall be 1 inch projection for pilaster;
e. Remove all new material installed at the base of the window below the sill-
install with rot resistant wood to match what was originally there (use photo
documentation)
East Elevation
1. Siding, soffit and fascia at gable end shall be removed and replaced. See specifications
above under"Siding."
2. Siding at the first floor addition shall remain;
3. As the trim (brick mold) around the window were not removed/replaced they may be
maintained as is;
4. Install drip cap at water table (drip cap shall be larger than what was installed and must
be pitched—staff to approve design); water table shall sit proud of the vertical
beadboard;
5. Remove new brick veneer or parge over brick with mortar based mixture.
West Elevation
1. Architectural features that were removed including crown molding and vergeboard at
the fascia (main home and on porch) must be recreated and reinstalled, fascia must
have %" reveal on inside edge (Typical on all elevations);
2. Remove the new material at soffit and fascia to uncover original soffit. If original
material was removed the beadboard soffit must be reinstalled with 1x4 beadboard
installed perpendicular to the home and mitered at the corners to match what was
originally there; remove the knotty friezeboard and replace with new cedar—clear, no
knots installed smooth side out and reinstall bedmolding at the junction of friezeboard
and soffit, example of original bedmolding remains on south side gable.
3. West tower window to replicate the south tower window-window trim must match
what was there prior to work beginning—match design from photographic evidence
Design Review Subcommittee—June 11, 2019
Page 7 of 15
4. Window trim to match original in size and design. Example can be found on north side
original window trim. Bullseyes shall be reinstalled at proper location at trim of the
central gable window to match historic design found at the original window/trim at the
north elevation.
5. Remove bullsyes at window trim at the tower windows—match the older photographs
6. Fish scaling shall be installed to the bottom of the window sill; then flat bottom shingles
to the left side—fancy cut (half cove) #1 (Blue Label) to match in size—approximate size
51/2- 6" width, staggered at each row when installed;
7. Decorative Shingles, bell curve, and cornerboards shall be recreated and reinstalled to
match the photographs prior to their removal.
Margaret Jones (owner) was present for tonight's COA discussion:
Owner has called several contractors. Many contractors are already booked for 2019, and
others are not responding. She is trying to find a reliable contractor to complete all the work
properly. May need to be done in segments, due to funds available.
Staff reminded the owner that extension requests for both the COA and Code Compliance need
to be submitted by the staff's consideration and must include a timeline of what work will be
done by when.
Staff also noted that work was seen being done on site over the weekend. Crown moulding
was removed from over the porch. Owner indicated that water was coming in thru the porch
roof. The crown moulding removed was to be set aside for future installation.
Owner was informed that an emergency COA could have been requested for such a scenario.
Owner was reminded that any/all exterior work to the structure must be approved via a COA.
Non-emergency COA are processed by staff Monday- Friday from 8:OOam-5:OOpm. If a true
emergency happens after hours, call Christen and leave a voicemail message; then complete
the COA application on the following work day.
Chairman reminded all persons present that a "Permit and/or COA" are to be obtained PRIOR
to exterior work being performed within the historic district.
Motion made by Committee Member Roberson to approve with staff recommendations and
the following requirements: 1) crown moulding removed this past weekend to be held, so it
can be duplicated in the future.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
478-480 E Chicago St— Rehabilitation of front porch (tabled on 05-28-19)
Motion made by Committee Member Roxworthy to un-table items 5-0 for discussion
(representatives for the properties in attendance for tonight's meeting).
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
Design Review Subcommittee—June 11, 2019
Page 8 of 15
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This item was tabled on May 28, 2019 due to no owner representation.
The applicant has submitted a Certificate of Appropriateness (COA) to rehabilitate the front
porch by removing the non-original wrought iron columns and balustrade and installation of
appropriate, decorative turned columns, spindles and balustrade along with new tongue and
groove decking and handrails down the stairs.
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
dwellings should not be enclosed with wood or glass for additional living space. The screening
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
is maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
rthe house. If desired, these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
Guidelines
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).
Design Review Subcommittee—June 11, 2019
Page 9 of 15
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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
and railings should be appropriate for the dwelling's architectural style and period; handrail
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height:Traditionally, the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches. This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches, with an
exception for historic properties if the lower height of the porch railing is judged by the building
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code—"Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
Guidelines
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.
Design Review Subcommittee—June 11, 2019
Page 10 of 15
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
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
Guidelines
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.
rD. Should have newel posts and balusters, treads and risers, to match original porch
construction.
Staff Recommendation:
Staff recommends approval of the application as submitted with the following
recommendations:
1. Use 71-73 Park Row as an example for the design of the front porch.
2. The handrail shall have a 2x4 top rail with chamfered edges, 3/" cove or 3/" subrail, 2x2
decorative turned spindles, with a maximum of 3" on center. That the bottom rail is a
2x4 with chamfered edges, installed 3" above finished floor.
3. The guardrail height shall not exceed the existing height and the handrails at the stairs
shall be no great than 30" in height at the nosing of the stair tread.
4. That the newel posts shall be 6x6 square, with a pummeled top edge with 5" diameter
ball cap. That the newel posts are added to the bottom stair tread.
5. The replacement columns shall be turned with the following specifications: 24" square
top; 32"-34" square bottom.
6. Installation of decorative frieze and brackets (staff to work with applicant on final freize
and bracket design).
7. The deteriorated porch flooring shall be 1x4 tongue and groove and installed
perpendicular to the house.The porch floor shall extend past the top rimboard by at
least 1 inch. Pressure treated wood or composite material (recommended) is
acceptable.
Design Review Subcommittee—June 11, 2019
Page 11 of 15
irk
8. 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.
9. All front porch details shall be primed and painted.
Robert Erickson (owner)was present for tonight's COA discussion:
Mr. Erickson requested information to better understand when exterior work could be
approved over the counter vs considered by the DRSC. Both staff and commission presented
example scenarios.
Owner stated he was working with the GPA for a possible grant to improve his porch. Staff also
presented 50/50 grant information for structures with four or less units within the historic
district. Depending on budget, the next possible grant would be in 2020.
Of the work being proposed, the roof will remain. Posts, handrail, guardrail and upper brackets
will replace the existing metal railing system.
Owner indicted the right outer corner of the porch has slipped off the pier. Decking is in bad
shape and needs replaced. Commissions also spoke of various composite materials that have
411' been approved for use within the historic district for decking and treads.
When asked about window replacement, owner was informed the first intention would be
retain and restore original window. Many methods can be used to improve the R value of
windows without replacing the original wood window. Vinyl windows are prohibited. If a
window is found to be damaged beyond repair, consideration of the replacement window
would need to be solid wood or wood with aluminum clad exterior.
Original skirting on the east and west elevations have more detail than the front elevation.
Committee would recommend the details should be duplicated around the entire porch.
Discussion on the spandrel. The stick design present will allow for stain glass behind the
spandrel to be seen. However, owner could work with staff for alternative design if desired.
An arch design could be considered.
Motion made by Committee Member Savel to approve with staff recommendations and the
following requirements: Skirting details from east &west to be duplicated all on sides, and 2)
staff to approve final design of spandrels.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
Design Review Subcommittee—June 11, 2019
Page 13 of 15
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.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted and with the
following conditions:
Siding and Spot Replacement of Architectural Elements
1. Damaged siding shall be repaired, epoxy preferred
2. Nail holes must be patched with putty, epoxy preferred.
3. New siding shall be installed only as necessary with replacements-in-kind (clear cedar, no
knots 1/2 x 6 beveled, smooth side out) to match the original siding profile, size and
details. New siding shall be weaved into the existing siding.
4. All replacement wood material shall be clear(no knots), cedar preferred and installed
smooth side out.
5. All deteriorated trim boards, crown molding, and sills that are beyond repair shall match
the existing in kind (size, profile, design) or match the profiles of ghost lines, if missing.
6. New wood casing/trim to be of rot resistant wood (pressure treated, cedar, redwood,
etc.) and not of white pine. Match window casing profile to sketch and enclosed images.
7. Missing architectural features such as the window hoods shall be recreated to match the
profiles of ghost lines.
8. Any trim and cornerboard (5/4x4) replacement shall sit proud of siding.
9. Remove aluminum wrapping around all doors and windows.
a) Once the aluminum wrapping is removed, staff will need to assess any additional
missing crown molding/window hood profiles to be recreated.
10. Entire home shall be prepped, primed and painted.
*** All other specifications/notes, see following photographs
*****
Armando Estrada (owner) and family was present for tonight's COA discussion:
Design Review Subcommittee—June 11, 2019
Page 15 of 15
ADDITIONAL STAFF COMMENTS:
Christin will be out the week of 06/17 thru 06/21/19.
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Roberson.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 7:20 p.m.
Respectfully submitted,
• //2 tilea76-
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j.�
Cindy A. Walden Approved: June 25, 2019
Design Review Subcommittee Secretary
r
Elgin Heritage Commission
Design Review Subcommittee
Tuesday,June 25, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
June 11, 2019
D. Recognize Persons Present
E. Old Business
None
F. New Business
1. 108 N Channing Street—Installation of decorative entry arbor at side yard fence
2. 103 S Gifford Street—Removal of existing siding at standalone structure (gable
structure)—south lot with new siding
3. 164 N Gifford Street— Rehabilitation of front porch and rear stoop to borrow design
characteristics from historic photograph and Sanborn map
4. 1028 Douglas Avenue— Installation of missing railing on den and sunroom roof to
match designs from original drawings; Recreate 1st floor shutters to match original
drawing
5. 14-16 S Chapel Street—Brick in existing garage door openings at rear with similar
brick; installation of two egress windows; alter 2nd floor, central windows to be faux
windows
6. 110 N Porter Street—Replace four front porch columns
7. 253 Douglas Avenue—Reconstruction of rear multi-story egress stairs
G. Other
H. Tabled Items
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616}
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
Design Review Subcommittee
of the Elgin Heritage Commission
June 25, 2019
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,John Roberson, Dennis Roxworthy, Scott Savel, and John Wiedmeyer
MEMBERS ABSENT:
Bill Ristow
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation
APPROVAL OF MINUTES:
Motion made by Committee Member Roxworthy to approve the minutes of June 11, 2019, as
amended: 1) Page 11, 4th paragraph "has slipped of"to "has slipped off."
The motion was seconded by Committee Member Roberson.
The motion passed 5-0.
RECOGNIZE OTHER PERSONS PRESENT:
Dan Miller
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
108 N Channing Street—Installation of decorative entry arbor at side yard fence
103 S Gifford Street—Removal of existing siding at standalone structure (gable structure)—
south lot with new siding
164 N Gifford Street—Rehabilitation of front porch and rear stoop to borrow design
characteristics from historic photograph and Sanborn map
1028 Douglas Avenue—Installation of missing railing on den and sunroom roof to match
designs from original drawings; Recreate 1st floor shutters to match original drawing
14-16 S Chapel Street—Brick in existing garage door openings at rear with similar brick;
installation of two egress windows; alter 2nd floor, central windows to be faux windows
110 N Porter Street—Replace four front porch columns
253 Douglas Avenue—Reconstruction of rear multi-story egress stairs
C
Design Review Subcommittee—June 25, 2019
Page 2 of 20
ITEMS TABLED:
None
NEW BUSINESS:
108 N. Channing Street—Installation of decorative entry arbor at side yard fence
The applicant has submitted an application for a Certificate of Appropriateness as a corrective
action for the installation of an arbor at the front fence location without a COA and building
permit.
The owner stated that they needed to replace their side yard fence as it was deteriorated and
over 20 years old. When they did this they wanted to install a decorative entry to their rear
yard and designed the arbor to borrow characteristics from the house and is of wood
construction.The arbor will be painted in colors that match the home.
Elgin Design Guideline Manual Specifications:
Pergolas,Arbors, Gazebos, Fountains,Tree Houses, Ponds and Statuary
A. should be sited in rear yards or side yards.
B. should be of wood construction in designs appropriate for pre-1945 dwellings.Yard
features constructed of materials such as glass, metal or brick can be placed in yards if
situated near the rear of the lot and effectively screened by fencing or landscaping.
C. should not be located in street yards.
Staff Recommendation:
As the arbor design is associated with an existing fence, and although not of a traditional arbor
design, the structure does borrow characteristics from the home and existing gazebo.
Therefore, staff recommends approval of the application as submitted.
Sheila Goff(owner) was present for tonight's COA discussion:
The commission reminded the owner to apply for a Certificate of Appropriateness application
before work beginning and materials purchased.
Despite not receiving a COA/Building Permit before work began, the installation of the arbor
and fence was found to meet the historic district guidelines and does compliment the home.
Motion made by Committee Member Savel to approve the COA as submitted.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
r
Design Review Subcommittee—June 25, 2019
Page 3 of 20
103 S. Gifford Street—Removal of existing siding at standalone structure (gable structure)—
south lot with new siding.
The applicant has submitted an application for a Certificate of Appropriateness to install
hardiboard siding and exterior trim throughout the gabled, secondary structure 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.
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:
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 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
Design Review Subcommittee—June 25, 2019
Page 4 of 20
• 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 as submitted.
Chris Matton (owner representative)and Brendan Rynn (Contractor) were present for
tonight's COA discussion:
The commission stated that the new proposed siding and trim would improve the design and
overall look of the secondary structure.
Motion made by Committee Member Savel to approve the Certificate of Appropriateness
application as submitted.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
164 N.Gifford Street—Rehabilitation of front porch and rear stoop to borrow design
characteristics from historic photograph and Sanborn map
The applicant has submitted an application for a Certificate of Appropriateness to rehabilitate
the front porch with more appropriate architectural features to reflect the style and age of the
home.This includes: installation of appropriate handrails and stairs; installation of a decorative
porch frieze with brackets; west elevation stoop - installing newel posts, handrails and guardrail
to match proposed design elements at the front porch; installation of half-round gutters;
restoration of original windows; restoration of existing storm windows and recreation of storm
windows to match the original storms, where missing; scrape and paint entire home.
The homeowner is would also like to discuss the installation of brackets at the friezeboard and
as this is a proposed grant project, the proposed paint scheme will also need to be discussed.
To note, the front porch and rear stoop, the installation of brackets and paint scheme will be
discussed by Design Review.The other proposed work meets the historic district guidelines and
only needs staff approval.
Design Review Subcommittee—June 25, 2019
Page 5 of 20
r
Background:The home was built around 1873 with a partial length front porch. According to
the 1913 Sanborn Map this porch was enlarged to a full length front porch. In 2005 the porch
still had its full length front porch with the c. 1913 round Doric columns. At that time,the porch
was heavily deteriorated and with funds from a Neighborhood Improvement Grant,the porch
was brought back to its original length, stopping just outside of the central window.The porch
elements were a conjecture of what may have been there given the style of the home including
a simplistic frieze and saw cut balustrade.
Although the design at the time was acceptable, there is other evidence that would suggest a
more decorative porch design.The historic Wilcox Residence (156 N. Porter) is of the similar
design, including the masonry construction, matching decorative window hoods and that it was
original built as an Italianate. Much of the original features have been removed, however,there
is a historic photograph that shows what the design of the original porch elements. It is
recommended by staff that these elements are borrowed from the Wilcox design to be
replicated at 164 N. Gifford.
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
rdwellings should not be enclosed with wood or glass for additional living space.The screening
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
is maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
the house. If desired, these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
Guidelines
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
rik placement.
Design Review Subcommittee—June 25, 2019
Page 6 of 20
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.
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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
and railings should be appropriate for the dwelling's architectural style and period; handrail
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height:Traditionally, the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches. This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches, with an
exception for historic properties if the lower height of the porch railing is judged by the building
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code—"Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
Design Review Subcommittee—June 25, 2019
Page 7 of 20
Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
Guidelines
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
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
Guidelines
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 application as submitted with the following
recommendations:
Paint Scheme
1. Shall consist of three colors.
2. Black shall only be an accent color.
3. White paint color shall be a warm cream color.
r
Design Review Subcommittee—June 25, 2019
Page 8 of 20
Architectural Details
1. The brackets are not installed at the friezeboard or at the oriel/bay window as there is
no evidence that they were once there.
Front Porch
1. The handrail shall have a 2x4 top rail with chamfered edges, 3/" cove or%" coved
subrail, 2x2 square balusters with sharp edges, 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.
3. That the newel posts shall be 6x6 and added to the bottom stair tread to match existing
newel post design with chamfered edges.That the newel posts shall match the
recommended sketch with a decorative cap and shall be constructed out of rot resistant
wood.
4. The deteriorated porch flooring shall be 1x4 tongue and groove and installed
perpendicular to the house.The porch floor shall extend past the top rimboard by at
least 1 inch. Pressure treated wood or composite material (recommended) is
acceptable.
5. The guardrail height shall be installed at the existing guardrail height (approximately 25
inches above the floor)to closely align with the tops of the window sills and the
handrails at the stairs shall be 30" in height at the nosing of the stair tread.
6. Skirting shall be 1x4 vertical boards spaced 1 inch apart and installed behind a 1x6 or
1x8 top rimboard (match height of water table) and 1x4 bottom rim board. A 1x8
vertical board, to be flush with the top and bottom rimboards, shall be installed directly
underneath the columns and at the corners of the porch.
7. If columns remain, they shall have decorative details (brackets, bead) added to them to
match the proposed sketch as close as possible.The columns currently have chamfered
edges with a decorative capital.
8. All other details to match submitted sketches and historic photograph of the Wilcox
Residence.
9. All front porch details shall be primed and painted per the approved paint scheme by
the Design Review Subcommittee.
Rear Stoop
1. The handrail shall have a 2x4 top rail with chamfered edges, 3/" cove or%" coved
subrail, 2x2 square balusters with sharp edges, 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.
3. That the newel posts shall be 6x6 and added to the bottom stair tread to match existing
newel post design with chamfered edges.That the newel posts shall match the
recommended sketch with a decorative cap and shall be constructed out of rot resistant
wood.
Design Review Subcommittee—June 25, 2019
Page 9 of 20
4. The deteriorated porch flooring shall be 1x4 tongue and groove and installed
perpendicular to the house.The porch floor shall extend past the top rimboard by at
least 1 inch. Pressure treated wood or composite material (recommended) is
acceptable.
5. The guardrail height shall be installed at 30 inches in height and the handrails at the
stairs shall be 30" in height at the nosing of the stair tread.
6. Skirting shall be 1x4 vertical boards spaced 1 inch apart and installed behind a 1x6 or
1x8 top rimboard (match height of water table) and 1x4 bottom rim board. A 1x8
vertical board, to be flush with the top and bottom rimboards, shall be installed directly
underneath the columns and at the corners of the porch.
7. All other details to match submitted sketches.
8. All front porch details shall be primed and painted per the approved paint scheme by
the Design Review Subcommittee.
Mark and Marielle Hendricks (owners) were present for tonight's COA discussion:
The commission commended the owners for the work that they were proposing for the home.
The commission discussed the different design and paint schemes and noted their approval in
their motion.
Front Porch
Motion made by Committee Member Roxworthy to approve with staff recommendations and
the following requirement: 1) the top rail shall align with the window sills, approximately 27
inches in height and 2) installation of PVC quarter round at the bases of the newel posts.
The motion was seconded by Committee Member Savel.
The motion passed unanimously.
Rear Stoop
Motion made by Committee Member Hunter to approve with staff recommendations and the
following requirement: 1) installation of PVC quarter round at the bases of the newel posts.
The motion was seconded by Committee Member Savel.
The motion passed unanimously.
Paint Scheme (Project is receiving a grant and therefore, the paint scheme must be approved)
Motion made by Committee Member Roxworthy to approve with staff recommendations and
the following requirement: 1)the paint scheme shall include dark red, deep blue (accent) and
cream (accent). Staff to give final approval of paint colors.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
Brackets
Motion made by Committee Member Roberson to approve the installation of decorative
brackets at the eaves with staff approval of final design.
(11116. The motion was seconded by Committee Member Roxworthy.
The motion failed 2-3 (Nay: Hunter, Savel, Wiedmeyer).
Design Review Subcommittee—June 25, 2019
Page 10 of 20
1028 Douglas Avenue—Installation of missing railing on den and sunroom roof to match
designs from original drawings; Recreate 1st floor shutters to match original drawing
The applicant has submitted an application for a Certificate of Appropriateness to reinstall a
missing balustrade at the rear balcony.This location does have a door that leads out onto the
flat roof.
Historically, the balcony balustrade was of metal (according to the original plans) but this was
removed prior to the designation of the Spring Douglas Historic District. Instead of metal, the
owners are proposing the guardrail to be of wood, but to match the historic design found on
the original elevations.
To note, the balustrade at the balcony must be at least 36 inches high.The balustrade can be
seen from River Bluff Road.
The owner is also proposing to install new shutters to match the design found on the original
elevation drawings; installation of a new full-view, wood storm door; as well as general repairs
to the portico, wood trim and octagon window at the front of the home.
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.
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 25, 2019
/�► Page 11 of 20
B. Should be rebuilt in historic designs if the original columns and railings have been
removed or replaced
C. Should have new balusters for the railing, if required. Porch balusters (also called
spindles) should be appropriate for the building's style and period.The height of the
railing should be in line with the window sill level, if present, and no greater than 30
inches in height.
Staff Recommendation:
Staff recommends approval of the application as submitted, as the proposed changes/repairs to
the structure will further enhance its architectural character.
Nancy Van Acker(owner)and family were present for tonight's COA discussion:
The commission commended the owners for the work that they were proposing for the home.
Motion made by Committee Member Roxworthy to approve with staff recommendations and
the following requirement: 1) color of shutters, if not painted black, shall be approved by staff.
The motion was seconded by Committee Member Hunter.
The motion passed 3-0-2 (Savel and Wiedmeyer abstained).
14-16 S. Chapel Street—Brick in existing garage door openings at rear with similar brick;
installation of two egress windows; alter 2nd floor, central windows to be faux windows.
The applicant submitted a Certificate of Appropriateness request to infill three garage door
openings at the west (rear) elevation with similar brick (size, color).
Also,the application is proposing to install two, aluminum-clad wood egress windows which will
align with the 2nd and 3rd floor windows.
Lastly, the second floor, paired windows are proposed to be converted into feaux windows due
to the interior staircase landing in between the top and bottom sash.The owner stated that this
is a safety hazard and would like to cover the paired windows up at the interior.
The proposed work is not visible from the street.
Elgin Design Guideline Manual Specifications:
Architectural Details
A. Should be repaired rather than replaced.
B. Should not be removed or altered if original to the building
C. Should not be covered or concealed with vinyl, aluminum, or other substitute material.
D. Should not be added unless there is physical, pictorial, or historical evidence that such
features were original to the house or consistent with the style which would allow them
to be added to the house.These features should match the original in materials, scale,
Design Review Subcommittee—June 25, 2019
Page 12 of 20
location, proportions, form, and detailing.
Doors and Door Features
A. Should be replaced with new doors appropriate for the style and period of the dwelling.
Replacement doors should be similar in design to the original in style, glazing (type of
glass and area) and lights (pane configuration). Wood or solid core fiberglass is
acceptable materials for use in replacement doors.
B. Should be constructed of solid wood panels, such as the four-panel Homestead or
Italianate design may be used on the front if appropriate to the style of the house.
C. Should involve glazing in clear etched or beveled glass as appropriate to the style of the
house, if applicable.
D. Should only involve artificial materials such as "Texan" or other acrylic based materials, if
applicable.
E. Should not be removed or altered.The original size of the door opening should not be
enlarged, reduced or shortened in height.
F. Should not be replaced by doors with new designs, especially those at the front
entrance or at side entrances which are readily visible from the street.
G. Should not be added at locations where they did not originally exist. If needed to meet
safety codes or to enhance the use of a property, doors should be added at the rear or
sides of dwellings where they would not be readily visible.
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.
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
ek within the window frames.
G. that are approved for replacement may be fitted with new double-paned Low-E glass
Design Review Subcommittee—June 25, 2019
Page 13 of 20
that will improve the energy conservation on the interior. Only low-e glass that does not
contain a tint should be used.
Wood Siding
A. Should be repaired rather than replaced, if original. If replacement is necessary, wood
siding and shingles should be replaced with new cement board or shingles to match the
original in size, placement, and design. Wood that has been concealed beneath
synthetic sidings such as aluminum, asbestos, or vinyl should be repaired and the
synthetic sidings removed. Following the removal of synthetic sidings the original siding
should be repaired to match the original, caulked and painted. If the "ghosts" or outlines
of decorative missing features are revealed,these should generally be replicated and
reinstalled. If these features are not replaced they should be recorded through
photographs or drawings for future replication.
B. Should be insulated if the addition of the insulation does not result in alterations to the
siding.The creation of plugs or holes for blown-in insulation is not acceptable.
C. Should have original asbestos shingles kept stained or painted. If asbestos shingle
siding is deteriorated or poses a health hazard, it may be removed and replaced with
wood or other substitute siding. Removal of asbestos siding should follow hazardous
material guidelines.
D. Should not be concealed beneath synthetic materials such as vinyl, masonite, or
aluminum, if original. Original siding should also not be concealed beneath wood based
materials such as particle board, gyp board, or press board.These materials generally
do not possess textures or designs which closely match original wood siding. However,
if more than 50%of the original siding material is damaged beyond repair, or missing,
substitute materials may be applied if the following conditions are met:
a. the existing damaged siding materials are removed prior to the installation of
substitute materials;
b. Vinyl material is not permissible. Rather, cement board is and should be
smooth without knots and be accented with trim
c. Finger jointed board stock is acceptable, however, natural continuous board
stock is preferable for use as siding.
The application of these materials must not result in the concealment of or removal of
original decorative detailing or trim including window and door surrounds. However,
if no trim or surrounds exist then new wood trim in the form of fascia, corner
boards, base boards, molding and windows should be installed.
Substitute materials should match the dimensions of the original wood siding as closely
as possible.The cement board should abut the wood trim and be caulked to prevent
moisture damage.
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.
Design Review Subcommittee—June 25, 2019
Page 14 of 20
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.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted and with the
following conditions:
1. Proposed egress windows at the basement shall align with the upper story windows and
shall have brick subsills to match the existing windows.
2. The egress windows shall be 1/1 lite double-hung windows—no grilles.
3. The brick to be used for the infill at the three garage door openings shall be of similar
brick including color and size.The openings shall continue the foundation at the same
height as the existing foundation with parging to blend in with the existing.
That the stair landing windows are not bricked over but instead the window glazing is removed,
while retaining the existing windows and MDO painted gloss black is installed behind the
window.That way, the windows at the interior can be covered but on the exterior they still give
an appearance of windows.
Patrick Mueller(owner) was present for tonight's COA discussion:
rThe commission noted that the proposed work is at the rear of the building, not visible from the
street and discussed that it would not affect the overall design and integrity of the building.
Motion made by Committee Member Roberson to approve with staff recommendations and
the following requirement: 1) the color brick for the infill shall match the existing as close as
possible (cream colored brick).
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
110 N. Porter Street—Replace four front porch columns
The applicant has submitted an application for a Certificate of Appropriateness to replace the
existing round columns with new fiberglass columns.The existing columns are in poor condition
with evidence of rot at the bases.
The columns are not original (were replaced in 2001) and although similar in design to the
original, they did not match what was once there. Originally, the columns didn't have as strong
of a taper as the current columns have and they once had a more detailed Doric capital than
what is shown on the existing columns.
The proposed new columns exhibit a design (slight taper, more historically accurate capital and
base)that is more in keeping with the original columns that were removed in 2001.
Design Review Subcommittee—June 25, 2019
Page 15 of 20
r
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
dwellings should not be enclosed with wood or glass for additional living space.The screening
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
is maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
the house. If desired, these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
Guidelines
A. should be maintained in their original design with original materials and detailing.
B. should be repaired or replaced to match the original in design, materials, scale, and
placement.
C. should be screened only if the structural framework for the screen panels is minimal and
the open appearance of the porch is maintained. Screen panels should be placed behind
the original features such as columns or railings and should not hide decorative details
or result in the removal of original porch materials.
D. should have steps of the same material as the porch floor(e.g. porches with wood floors
should also have steps made of wood, not concrete or brick).
E. should have poured concrete steps if the porch, patio or terrace floor is made of
concrete (see section on Porch Steps).
F. should have wood tongue and groove flooring running perpendicular to the facade, if
the porch floor is made of wood.
G. should have trellises made of wood, if trellises are appropriate.
H. should be filled in as traditional for the type and style of the house, or with decorative
wood framed skirting, vertical slats, or lattice panels, if open areas in the foundation
exist.
Design Review Subcommittee—June 25, 2019
Page 16 of 20
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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
and railings should be appropriate for the dwelling's architectural style and period; handrail
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height:Traditionally, the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches.This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches, with an
exception for historic properties if the lower height of the porch railing is judged by the building
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code—"Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
Guidelines
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.
r
Design Review Subcommittee—June 25, 2019
Page 17 of 20
PORCH STAIRCASES AND STEPS
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
Guidelines
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 application as submitted with the following
recommendations:
1. That the balustrade (top and bottom rails and spindles) is not removed and reattached
to the new proposed columns.
Nevin Bens (contractor)was present for tonight's COA discussion:
The commission agreed that the existing columns were not original and were installed
improperly.They noted that the proposed new, fiberglass columns are a better match to the
original columns that were once there.They stated that if the contractor has to remove the
existing, non-original balustrade, then a new balustrade shall be installed that includes an
appropriate top and bottom rail (Staff to provide to contractor) and 2x2 (1%2"x 11/2" actual)with
sharp corners turned 45 degrees shall be installed. It was also noted that the applique at the 2nd
floor is missing the trim.
Motion made by Committee Member Savel to approve with staff recommendations and the
following requirement: 1) staff to approve guardrail design with the following specifications:
The handrail shall have a 2x6 ripped down to 4"—5" width, beveled, minimum 10 degrees, 3/"
cove or%" coved subrail, 2x2 (1 Y2" x 1%2" actual) square balusters with sharp edges turned 45
degrees, with a maximum of 2" spacing.That the bottom rail is a 2x6 ripped down to 4"—5"
width with chamfered edges, installed 3" above finished floor.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
f
Design Review Subcommittee—June 25, 2019
Page 18 of 20
253 Douglas Avenue—Reconstruction of rear multi-story egress stairs.
The property owner has submitted an application for a Certificate of Appropriateness (COA) to
rebuild the rear multi-story porch on the building.
The rear deck and access to the building is proposed to be rebuilt.The structure is visible from
Kimball Avenue and from the adjacent park.The posts will be 6x6 posts with 2x2 balusters.
Newel posts will be designed with pyramidal post caps.
The applicant will also be installing a new shed roof over the top landing. Details of the porch
reconstruction and porch roof are included in this packet.
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.
r 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.
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 25, 2019
Page 19 of 20
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. All rear porch details shall match the attached drawing.
2. All rear porch details shall be primed and painted.
Jay Cox(architect)was present for tonight's COA discussion:
The commission had only a few comments relating to the design of the rear multistory stairs
which are reflected in the motion.
Motion made by Committee Member Savel to approve with staff recommendations and the
following requirements: 1) installation of a PVC or treated cove molding under the treads
where treads extend past the riser approximately 1%" to include cove. Cove shall be installed
on all 3 sides and be coped at the exposed edges at the return; 2) Risers shall be installed on
the face of the stringers.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
ADDITIONAL STAFF COMMENTS:
None
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 7:26 p.m.
Design Review Subcommittee—June 25, 2019
Page 20 of 20
Respectfully submitted,
Christen Sundquist Approved: 7/9/2019
Community Development Department
r
r
Elgin Heritage Commission
Design Review Subcommittee
Tuesday,July 9, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
June 25, 2019
D. Recognize Persons Present
E. Old Business
None
F. New Business
1. 281 Villa Street—Reconstruction of stairs and handrails at front porch
2. 414 N Spring Street—Construction of a new 2 car garage
3. 444 Villa Street—Removal of rear chimney; recreation of missing architectural
features (siding removal)
4. 920 Brook Street—Alteration of front porch columns, shutters, removal of crown
molding at fascia
5. 480 Park Street—Construction of a new home and garage on vacant lot
6. 272 N Spring Street—Construction of a new home on vacant lot
G. Other
H. Tabled Items
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616}
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
r
Design Review Subcommittee
of the Elgin Heritage Commission
July 9, 2019
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,John Roberson, Dennis Roxworthy, Scott Savel (6:02 p.m.), Bill Ristow and John
Wiedmeyer
MEMBERS ABSENT:
None
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation
APPROVAL OF MINUTES:
Motion made by Committee Member Roberson to approve the minutes of June 25, 2019, as
amended: 1) Page 9, 4th paragraph under Paint Scheme, addition of"Staff has final approval of
paint colors."
The motion was seconded by Committee Member Roxworthy.
The motion passed 5-0-1 (Ristow abstained).
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
281 Villa Street—Reconstruction of stairs and handrails at front porch
414 N Spring Street—Construction of a new 2 car garage
444 Villa Street—Removal of rear chimney; recreation of missing architectural features (siding
removal)
920 Brook Street—Alteration of front porch columns, shutters, removal of crown molding at
fascia
480 Park Street—Construction of a new home and garage on vacant lot
272 N Spring Street—Construction of a new home on vacant lot
ITEMS TABLED:
920 Brook Street due to no representation.
Design Review Subcommittee—July 9, 2019
Page 2 of 21
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NEW BUSINESS:
281 Villa Street—Reconstruction of stairs and handrails at front porch
The applicant has submitted a Certificate of Appropriateness (COA) to reconstruct the front
porch stairs and replace existing metal handrail with wood.
Sometime after 1950,the full width, front porch was enclosed to the design that is there today.
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
dwellings should not be enclosed with wood or glass for additional living space.The screening
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
is maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
the house. If desired, these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
Guidelines
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
rshould also have steps made of wood, not concrete or brick).
Design Review Subcommittee—July 9, 2019
Page 3 of 21
rE. 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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
and railings should be appropriate for the dwelling's architectural style and period; handrail
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
elk
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height:Traditionally, the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches.This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches,with an
exception for historic properties if the lower height of the porch railing is judged by the building
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code—"Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
Guidelines
( A. should be preserved and maintained. Where repair is required, use materials to match
the original in dimensions and detailing.
Design Review Subcommittee—July 9, 2019
Page 4 of 21
trk 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
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
Guidelines
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 application as submitted with the following
recommendations:
1. The handrail shall have a 2x6 ripped down to 4"—5" width, beveled, minimum 10
degrees, %" cove or%" coved subrail, 2x2 (11/2" x 1%" actual) square balusters with
sharp edges, with a maximum of 2" spacing.That the bottom rail is a 2x6 ripped down
to 4"—5"width with chamfered edges, installed 3" 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%". Installation of a 3/" PVC cove or treated
wood cove to be installed under stair tread overhang around all 3 sides and coped at the
ends. Pressure treated wood or composite material is acceptable for the treads. Rot
resistant wood shall be used for the remaining stair construction.
3. That the newel posts shall be 6x6, tapered to match the tapered column and added to
the bottom stair tread.That the newel posts shall match the recommended sketch with
a decorative cap and shall be constructed out of rot resistant wood.
4. All new porch elements to be primed and painted.
Design Review Subcommittee—July 9, 2019
Page 5 of 21
rik
Juan Funes(owner)and family were present for tonight's COA discussion:
The commission had only one comment regarding the proposed work and that was to extend
the stairs slightly so that the handrail would abut into the house versus having to install another
newel post right next to the home.The owner did not have any issues with widening the stairs
for that type of installation.
:Motion made by Committee Member Roxworthy to approve the COA with staff comments and
the following amendments: 1) widen the stairs so that the handrail at the left will abut into the
house.
The motion was seconded by Committee Member Roberson.
The motion passed 5-0-1(Savel abstained).
414 N.Spring Street—Construction of a new 2 car garage
The property owner has submitted a Certificate of Appropriateness application to construct a
new garage on the property as the existing garage is too small to fit a modern sized vehicle.The
proposed, new garage will be located off the alley and borrow characteristics from the house in
its design. The existing garage will be restored and turned into a shed. The access driveway to
the existing garage will be removed from Spring Street.
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.
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.
Design Review Subcommittee—July 9, 2019
Page 6 of 21
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.
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 application as submitted, as the proposed changes/repairs to
the structure will further enhance its architectural character.
Richard and Jill Assad (owners)were present for tonight's COA discussion:
The commission only had a few comments regarding the design details and asked staff to
provide sketches of the details to the owner to update the plans.The owners were agreeable to
the design additions.
Motion made by Committee Member Savel to approve the Certificate of Appropriateness with
the following amendments: 1)The 1x10 fascia shall be decreased to 6 inches with a 3" crown
molding installed on top of the fascia; 2)The header casing/trim at the windows and at the
pedestrian door shall be decreased from 5 inches to 4 inches to match the width of the side
casings/trim and a flat cap shall be installed on top of the header casing; 3)The sill at the
windows shall be out of 2x and pitched 5 degrees and extend past vertical trim 1 inch; 4)At the
east elevation, the first floor windows shall increase in height (top of window to remain at that
location where the bottom of the window is increased).
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
444 Villa Street—Removal of rear chimney; recreation of missing architectural features (siding
removal)
The applicant has submitted a Certificate of Appropriateness (COA) application to restore the
original siding on the house and garage and replace any missing architectural features.The
house and garage were formerly clad with asphalt shingles. The applicant obtained a COA for
the removal with the condition that Staff conduct a site inspection following the completion of
the siding removal.
Staff conducted a site assessment on July 2, 2019.At that time the substitute siding was
removed. It was found that the original siding (clapboards) was in good condition with select
areas in need of replacement. Other missing elements include the window hood/crown
Design Review Subcommittee—July 9, 2019
Page 7 of 21
rmolding, crown molding above the front door and missing quarter round/drip edge at water
table. All elements to be prepped, primed and painted.
The applicant also submitted a Certificate of Appropriateness application to remove the rear
chimney found at the historic addition as they noted that it is no longer being used.To note,
the chimney on the main area of the home will remain.
Elgin Design Guideline Manual Specifications:
Wood Siding
A. Should be repaired rather than replaced, if original. If replacement is necessary, wood
siding and shingles should be replaced with new cement board or shingles to match the
original in size, placement, and design. Wood that has been concealed beneath
synthetic sidings such as aluminum, asbestos, or vinyl should be repaired and the
synthetic sidings removed. Following the removal of synthetic sidings the original siding
should be repaired to match the original, caulked and painted. If the "ghosts"or outlines
of decorative missing features are revealed, these should generally be replicated and
reinstalled. If these features are not replaced they should be recorded through
photographs or drawings for future replication.
B. Should be insulated if the addition of the insulation does not result in alterations to the
siding.The creation of plugs or holes for blown-in insulation is not acceptable.
C. Should have original asbestos shingles kept stained or painted. If asbestos shingle
rsiding 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
eiii. prevent moisture damage.
Design Review Subcommittee—July 9, 2019
Page 8 of 21
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.
Chimneys
A. Should be rebuilt to match the original design if rebuilding is required.
B. Should be cleaned and repointed in accordance with masonry guidelines to match the
original in materials, colors, shape and brick pattern. Chimneys that have been
extensively repointed resulting in mismatched colors and textures may be painted in
brick colors such as dark red or brown.
C. Should have clay, slate or stone caps. Metal caps may be acceptable if they are
minimally visible.
D. Should have proper flashing at the point where they meet the roof
a. Metal flashing should be used instead of the application of caulking material or
bituminous coating, which can deteriorate due to weathering and allow moisture
damage.
b. Metal flashing around a chimney should consist of both the base flashing and the
counter(cap) flashing that should overlap the base at least 4 inches.
c. Flashing should be step flashing, not box flashing.
E. Should have corbelling or minimal detailing, if appropriate.
F. Should be constructed properly, using red brick in traditional dimensions, if applicable.
G. Should involve tie rods incorporating decorative designs appropriate to the house, if
applicable.
H. Should not be removed or altered, if original.
Should not be covered with stucco or other materials.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted and with the
following conditions:
House-Siding and Spot Replacement of Architectural Elements
1. Damaged siding shall be repaired, epoxy preferred
2. Nail holes must be patched with putty, epoxy preferred.
3. New siding shall be installed only as necessary with replacements-in-kind (clear cedar,
no knots 1/2 x 6 beveled, smooth side out) to match the original siding profile, size and
details. New siding shall be weaved into the existing siding.
4. All replacement wood material shall be clear(no knots), cedar preferred and installed
smooth side out.
Design Review Subcommittee—July 9, 2019
Page 9 of 21
5. Missing architectural features such as the window hoods and water table drip edge
shall be recreated to match the profiles of ghost lines.
6. Any crown molding and fascia that is deteriorated/beyond repair shall be replaced with
rot resistant wood to match the existing profile, size, design and thickness of the
existing crown molding and fascia.
7. Remove the wood wrapping at the front door.
8. Front and rear door to be replaced with either a wood door or a smooth fiberglass door
with 1 lite over two panels.
9. Entire home shall be prepped, primed and painted.
Garage-Siding and Spot Replacement of Architectural Elements
1. Damaged siding shall be repaired, epoxy preferred
2. Nail holes must be patched with putty, epoxy preferred.
3. Missing architectural features such as the cornerboards shall be reinstalled to match
the size of the ghost lines (4 inches wide)—5/4"thickness installed at each corner.
4. Entire home shall be prepped, primed and painted.
Chimney
Staff cannot recommend approval of the removal of the rear chimney as the removal does not
meet the historic district guidelines.
i However, if the Design Review Subcommittee approvals the removal of the rear chimney, staff
E would then recommend the following:
1. The chimney at the front of the house shall not be removed.
2. The area where the rear chimney was removed must have matching roof shingles—not
be noticeable where enclosure was made.
Guilebaldo Camargo (owner)was present for tonight's COA discussion:
The commission discussed the missing architectural features from the substitute siding removal
and the decorative design features.They also discussed the rear chimney and stated that as it is
a secondary chimney and minimally visible from the street that the reasoning for its removal is
something that they would consider for approval.
Motion made by Committee Member Ristow to approve with staff recommendations and the
following requirement: 1)The rear chimney may be demolished; 2)the new wood is of rot
resistant wood
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
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Design Review Subcommittee—July 9, 2019
Page 10 of 21
920 Brook Street—Alteration of front porch columns, shutters, removal of crown molding at
fascia
*****
No representation.
Motion made by Committee Member Savel to table the COA request until the July 23, 2019,
DRSC meeting.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
480 Park Street—Construction of a new home and garage on vacant lot
The applicant has submitted a Certificate of Appropriateness (COA) for development of the
vacant property with a new single family home, and garage.The previous non-contributing
multi-unit structure was demolished in 2008 by the city after approval was granted by the Elgin
Heritage Commission.
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(9/12), window and door design and will be constructed
out of hardiboard.
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;
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;
Design Review Subcommittee—July 9, 2019
Page 11 of 21
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 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,
Design Review Subcommittee—July 9, 2019
Page 12 of 21
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 they 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 construction 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.
r
Design Review Subcommittee—July 9, 2019
Page 13 of 21
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted and with the
following conditions:
Sidin
1. 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 4 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.
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. Proposed window hood to be 1x6 with rake molding and drip
cap not to be left as a flat board.
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.
g. Paired windows shall be framed separately with a 3 %" wide mullion between
the two windows.This includes framing the attic dormer windows separately.
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.
e. The main roof overhang shall be 24 inches.
f. The roof overhang at porch may remain.
Design Review Subcommittee—July 9, 2019
Page 14 of 21
g. The roof overhang at dormer shall be increased to 12 inches.
Front Porch
1. The porch shall include the following:
a. The handrail shall have a 2x6 ripped down to 4"—5" width, beveled, minimum
10 degrees, %" cove or%" coved subrail, 2x2 (11/2" x 114" actual) square
balusters with sharp edges, with a maximum of 2" spacing.That the bottom rail
is a 2x6 ripped down to 4"—5" width with chamfered edges, installed 3" above
finished floor.
b. The guardrail and handrail shall be 30 inches in height.
c. 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
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.
d. That the newel posts are added to the bottom of the stairs.
e. That the newel posts shall be a 6 inch diameter, round and tapered with a 51/2"
diameter ball cap and base to match the tapered, round columns.
f. Porch columns shall be wood or fiberglass (acceptable), tapered with a capital, a
bead and base as shown in the submitted drawings.
g. The flooring shall be 1x4 tongue and groove and installed perpendicular to the
house. Pressure treated wood or composite material (recommended) is
acceptable.
h. 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.
i. 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 4" 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. lx 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 (9:12) and form (hipped).
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.
Design Review Subcommittee—July 9, 2019
Page 15 of 21
9. Garage shall be primed and painted to match house.
General Note
1. All other details to match the attached drawings.
Mike Spillane (owner)was present for tonight's COA discussion:
The commission had a few comments regarding the windows, porch details, foundation and
dormer details.The commissioners thanked the owner for all of their hard work in filling the
vacant lots in the historic districts with designs that fit into the neighborhood.
Motion made by Committee Member Roberson to approve with staff recommendations and
the following requirements: 1)West Elevation: lower stair landing window to have sill height be
4'-0" off the landing; 2) North Elevation: Remove paired second floor window and center it on
the paired first floor windows below; 3) East Elevation: Install an additional window at the
second floor towards the rear, to be centered between the two windows on the first floor(the
window would be placed near the closet in the submitted second floor plan; 4) All windows
shall have a the header trim match the same size as the vertical trim, installation of a 2x sill to
extend past the vertical trim 1 inch, and installation of 2" bedmolding and lx chamfered or
rounded over bottom edge of flat cap on top of header to create window hood; 5) Spindle
spacing at the front porch to be 2" maximum or the spacing can be the width of spindle (11/2");
6)The porch skirting shall be either 1x4 vertical skirting boards spaced 1 inch apart or it may be
a square lattice design; 7)The fascia at the dormer shall have a 3%2" crown molding; 8) If the
exposed foundation height is less than 30 inches, then no parging is required. However, if it is
found that the exposed foundation height will be greater than 30 inches, then the foundation
shall be parged with a mortar mixture to provide a monolithic look.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
272 N. Spring Street—Construction of a new home and garage on vacant lot
The applicant has submitted a Certificate of Appropriateness (COA) for development of the
vacant property with a new single family home, and garage.The property is located across from
277 N. Spring Street (new construction) on N. Spring Street.The previous 1890 Gabel Ell
structure was demolished in 2007 (rehab was found to be economically infeasible) by the city
after approval was granted by the Elgin Heritage Commission.
The new home borrows elements from a gable front cottage similar to 844 Brook Street.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.
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Design Review Subcommittee—July 9, 2019
Page 16 of 21
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(12/12), window and door design and will be constructed
out of hardiboard.
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;
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;
Design Review Subcommittee—July 9, 2019
Page 17 of 21
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 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 they 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 construction 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;
Design Review Subcommittee—July 9, 2019
Page 18 of 21
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 Certificate of Appropriateness as submitted and with the
following conditions:
Sidin
1. Siding shall be in cedar or fiber-cement board (smooth side out) 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 4 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:
h. 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
Design Review Subcommittee—July 9, 2019
Page 19 of 21
i. 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.
j. The window hood/drip cap shall be of an appropriate design/crown molding
approved by staff.
k. The proposed windows shall have a sill that extends past the casing by at least 1
inch. Installation of an apron is optional
I. Window glass shall not be tinted
Roof
1. The roof shall include the following:
h. Architectural shingles shall be installed
i. The soffits shall be beadboard installed perpendicular to the home
j. 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.
k. Gutter hangers shall be installed beneath the roofing material.
Porch
1. The roof shall include the following:
a. The handrail shall have a 2x6 ripped down to 4" —5" width, beveled, minimum
10 degrees, %" cove or%" coved subrail, 2x2 (11/2" x 1'A" actual) square
balusters with sharp edges, with a maximum of 2" spacing.That the bottom rail
is a 2x6 ripped down to 4"—5" width with chamfered edges, installed 3" above
finished floor.
b. The guardrail and handrail shall be 30 inches in height.
c. 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
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.
d. That the newel posts are added to the bottom of the stairs.
e. That the newel posts shall be a 6 inch diameter, round and tapered with a 51/2"
diameter ball cap and base to match the tapered, round columns.
f. Porch columns shall be wood or fiberglass (acceptable), tapered with a capital, a
bead and base as shown in the submitted drawings.
g. The flooring shall be 1x4 tongue and groove and installed perpendicular to the
house. Pressure treated wood or composite material (recommended) is
acceptable.
h. 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.
i. All porch details shall be primed and painted.
r
Design Review Subcommittee—July 9, 2019
Page 20 of 21
ti
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 upper gable shall have a similar design as found on the house (decorative, fish scale
shingles).
3. The siding shall have a 4" exposure to match house siding exposure.
4. That the siding and trim is to be painted a color to match or complement the house
colors. lx 4 shall be used on corner boards and door casing.
5. 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.
6. That the garage roof matches the house in slope (12:12) and form (gable).
7. That the eaves shall match the eaves on the house (return—not boxed).
8. The header trim above the overhead garage doors shall be 1x6 or 1x8 with a 1x2 drip
cap at the head casing.
9. Garage shall be primed and painted to match house.
General Note
('' 1. All other details to match the attached drawings.
Mike Spillane (owner)was present for tonight's COA discussion:
The commission had a few comments regarding the windows, porch details, foundation and
garage details.The commissioners thanked the owner for all of their hard work in filling the
vacant lots in the historic districts with designs that fit into the neighborhood.
Motion made by Committee Member Ristow to approve with staff recommendations and the
following requirements: 1)Add north elevation first floor landing window to plan view; 2) Front
elevation fascia shall have 3 %" crown molding; 3) Rear elevation fascia to have 1x4 flatboard at
fascia to provide shadow lines—align with location of crown molding at the front gable; 4) If
there is more than a 4 inch gap under the front elevation, second floor window, carry the siding
all the way through with flashing installed under the siding. If the gap is less than 4 inches,then
a trimboard can be installed where the flashing could be installed under the trimboard; 5)The
porch fascia shall have a 3 %" crown with half-round gutters (painted/colored), gutter to be no
more than 6 inches in diameter with hangers installed under roof shingles; 6) Window caps to
be of crown molding or 2 inch bedmolding with lx chamfered or rounded over bottom edge of
flat cap; 7) Garage shall have 314" crown molding at the front elevation fascia and 1x6 trim to
be installed to give visual separation to the upper and lower portion of the front gable.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
Design Review Subcommittee—July 9, 2019
Page 21 of 21
ADDITIONAL STAFF COMMENTS:
Staff stated that she will be a part of a presentation on solar panels on historic homes on
August 8th as part of the Citizens Utility Board free educational solar power hour. She noted
that she will send the commissioners the information if they'd like to attend.
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Hunter.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 8:18 p.m.
Respectfully submitted,
01111:44" 5d/l1216
Christen Sundquist Approved: 7/23/2019
Community Development Department
Elgin Heritage Commission
Design Review Subcommittee
Tuesday,July 23, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
July 9, 2019
D. Recognize Persons Present
E. Old Business
1. 920 Brook Street—Alteration of front porch columns, shutters, removal of crown
molding at fascia
F. New Business
1. 612 Douglas Avenue— Maintain concrete stoop and stairs, installation of wood
handrails
G. Other
H. Tabled Items
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616}
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
r
Design Review Subcommittee
of the Elgin Heritage Commission
July 23, 2019
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, Dennis Roxworthy, Scott Savel, Bill Ristow and John Wiedmeyer
MEMBERS ABSENT:
Roberson
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation
APPROVAL OF MINUTES:
Motion made by Committee Member Ristow to approve the minutes of July 9, 2019, as
amended: 1) Page 6, Lith paragraph under Motion Made, #3: "The sill at the windows shall be
out of 2x and pitched 5 degrees and shall extend past the vertical trim 1 inch;"2) Page 9, 5th
rik paragraph: change "were" to "was;" 3) Page 15, 2nd paragraph under Motion Made, #1: change
"drop" to "lower" and #4: "...installation of a 2x sill to extend past the vertical trim 1 inch, and
installation of 2 inch bedmolding with a lx chamfered or rounded over bottom edge flat cap on
top of the header...;" 4) Page 20, 3rd paragraph under Motion Made, #6: change sentence to
"...2 inch bed molding built up with a lx chamfered or rounded over bottom edge flat cap."
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
612 Douglas Avenue— Maintain concrete stoop and stairs, installation of wood handrails.
ITEMS TABLED:
612 Douglas Avenue due to owner request as her contractor was unable to attend the meeting.
elk920 Brook Street due to no representation.
F NEW BUSINESS:
Design Review Subcommittee—July 23, 2019
Page 2 of 2
None
ADDITIONAL STAFF COMMENTS:
None from Staff.
Commissioner Savel noted that the committee cannot take absolutes and shall always review
projects on a case-by-case basis. This was in regards to an inquiry due to handrail sizes. The
Commission agreed that using 2x4s would not be appropriate as that stock comes with rounded
edges-corners. However, if a 2x6 is cut and planed to a 3 %" width with sharp corners then that
may be an appropriate size depending on the project and existing, original elements.
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Savel.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 6:21 p.m.
Respectfully submitted,
Christen Sundquist Approved: 8/13/2019
Community Development Department
r
Elgin Heritage Commission
Design Review Subcommittee
Tuesday,August 13, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
July 23, 2019
D. Recognize Persons Present
E. Old Business
1. 920 Brook Street—Alteration of front porch columns, shutters, removal of crown
molding at fascia
2. 612 Douglas Avenue— Maintain concrete stoop and stairs, installation of wood
handrails
rk F. New Business
1. 256 E. Chicago Street— Installation of solar panels
2. 312 Bent Street— Installation of skirting and decking over existing concrete stoop
3. 325 E. Chicago Street— Installation of k-style gutters
4. 500 N. Spring Street— Maintain alteration of windows at south elevation
G. Other
H. Tabled Items
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616)
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
r
Design Review Subcommittee
of the Elgin Heritage Commission
August 13,2019
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:
Scott Savel
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation; and Cindy Walden, DRSC Secretary
APPROVAL OF MINUTES:
Motion made by Committee Member Roxworthy to approve the minutes of July 23, 2019, as
submitted.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
1. 920 Brook St—Alteration of front porch columns, shutters, removal of crown molding at
fascia
2. 612 Douglas Ave—Maintain concrete stoop and stairs, installation of wood handrails
New Business
1. 256 E Chicago St—Installation of solar panels
2. 312 Bent St—Installation of skirting and decking over existing concrete stoop
3. 325 E Chicago St—Installation of k-style gutters
4. 500 N Spring St—Maintain alteration of windows at south elevation
ITEMS TABLED:
None.
Design Review Subcommittee—August 13, 2019
Page 2 of 20
OLD BUSINESS:
Motion made by Committee Member Roxworthy to un-table items El and E2 for discussion
(representatives for the properties in attendance for tonight's meeting).
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
920 Brook St—Alteration of front porch columns, shutters, removal of crown molding at
fascia
This item was tabled at the July 9, 2019 Design Review Subcommittee meeting due to no owner
representation.
The applicant has submitted a Certificate of Appropriateness (COA) as a corrective action for
the following work completed without a COA or building permit:
1. Removal of original columns and guardrail at front porch;
2. Installation of new columns
The applicant is requesting to maintain the work that was already completed as well as
replacement of the original shutters with a modern shutter design; removal of crown molding
at the fascia; and adding a trimboard above the front gable windows.
The applicant was notified on May 16, 2019 that this property is located within the D.C. Cook-
Lovell Area Historic District and that any work completed on the exterior of the property first
must seek approval prior to materials purchased and work beginning.
To note, this building was built in 1954 and surveyed in 1996 and was not yet 50 years old to be
considered a contributing structure to the area.The home is now 65 years old and is considered
historic and a contributing structure and shall be reviewed as such.
The original wrought iron columns and guardrail were significant elements to this home and
were a typical design and material used in 1950s ranch homes.
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
dwellings should not be enclosed with wood or glass for additional living space.The screening
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
is maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
rk
Design Review Subcommittee—August 13, 2019
Page 3 of 20
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
the house. If desired,these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
Guidelines
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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
and railings should be appropriate for the dwelling's architectural style and period; handrail
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Design Review Subcommittee—August 13, 2019
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Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height:Traditionally, the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches.This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches, with an
exception for historic properties if the lower height of the porch railing is judged by the building
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code—"Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
Guidelines
r 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
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
Guidelines
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.
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Design Review Subcommittee—August 13, 2019
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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 does not recommend approval of the Certificate of Appropriateness as submitted. Staff
would recommend approval if the following conditions are met:
1. Wrought Iron columns and guardrail are reinstalled. If the owner does not have the
original columns and guardrail, then a new, decorative metal and guardrail with the
similar design shall be installed;
2. The existing, original shutters are not removed;
3. The crown molding at the fascia is not removed;
4. The proposed trimboard above the gable windows is not installed.
If the Design Review Subcommittee finds that it is unreasonable for the owner to install new
metal columns and guardrail,there is evidence of 1950s ranch homes to have simplistic, 6x6
wood columns (no recessed paneling). An example is included in this packet. Staff would then
recommend the following:
1. Removal of existing wrapped columns and installation of new 6x6 square columns (2) at
the existing location;
2. Due to the height of the south end of the porch, a guardrail will need to be installed.A
simplistic guardrail with the following specifications would be recommended:
a. The rot resistant, wood handrail shall have a 2x6 ripped down to 4" —5" width,
beveled, minimum 10 degrees, 3/" cove or 3/" coved subrail, 2x2 (1%z" x 1 Y2"
actual) square balusters with sharp edges, with a maximum of 2" spacing.That
the bottom rail is a 2x6 ripped down to 4"—5" width with chamfered edges,
installed 3" above finished floor.
3. The existing, original shutters are not removed;
4. The crown molding at the fascia is not removed;
5. The proposed trimboard above the gable windows is not installed.
Alex Fiebig(owner)was present for tonight's COA discussion:
The wrought iron columns are still there, they were wrapped with the wood material. Iron
columns have deteriorated where connected to the concrete stoop/porch.
Guardrail maybe mandated by building code. If required along the driveway, commission needs
to determine for ascetics if the guardrail should also be required along the face of the house
(street side). If no guardrail is required,then columns only would be appropriate.
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Design Review Subcommittee—August 13, 2019
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Owner's preference is to remove the iron columns and install 6x6 smooth posts; which would
be painted.
Commission also discuss the possibility of installing a knee wall along only the driveway side of
the porch.
Motion made by Committee Member Ristow to approve with staff recommendations and the
following requirements: 1- 6x6 smooth painted cedar posts with 1/2 x 3 trim at base, 2- staff to
approve design of a knee wall/guardrail along driveway (if required), and 3- if guardrail is
needed along front of porch, design must return to the committee for review.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
612 Douglas Ave—Maintain concrete stoop and stairs, installation of wood handrails
This request was tabled on July 23, 2019 due to owner's representation (contractor) unable to
attend.
The applicant has submitted a Certificate of Appropriateness (COA) as a corrective action to
work completed at the front porch stoop that went beyond the scope of work indicated on COA
and Permit.
rik
The work that was approved was to repair the existing concrete stairs with a cementitious
coating while retaining the metal handrails (not to be removed). Staff spoke to the contractor
stating that if additional work needed to be done, to contact staff for a review of the new,
proposed work. It was also noted to them that if the handrails were removed and the concrete
could not be repaired, that it would trigger our district guidelines and they would not be able to
install new concrete (not original to the home) and the metal handrails would then have to be
wood in a design that was appropriate for the style of the home.
Staff drove by the property on July 8.2019 and found that additional work was done where a
majority of the concrete stairs and landing was removed along with the metal handrails. A stop
work order was issued to the property.
On July 16, 2019, it was found that the contractor continued to do work despite the stop work
order.Two additional steps were installed/poured and the metal handrail reinstalled.The Code
Compliance Officer contacted the homeowner noting to them of the violation and told them to
come in to speak with the Historic Preservation Planner.
The owner came in on July 17, 2019 stating that they were not aware that the contractor did
not receive approval for the work and is requesting the following:
1. Maintain the existing concrete stairs and stoop;
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Design Review Subcommittee—August 13, 2019
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rik 2. Removal of the metal handrails and installation of wood handrails to match the design
recommended by staff.
To note, historically there was a side porch with a rounded entrance similar to what is seen at
470 E. Chicago Street.This was removed after 1950 according to the Sanborn Fire Insurance
Maps.
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
dwellings should not be enclosed with wood or glass for additional living space.The screening
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
is maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
the house. If desired, these porches may be replaced with porches in keeping with the original
rdesign; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
Guidelines
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).
Design Review Subcommittee—August 13, 2019
Page 8 of 20
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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
and railings should be appropriate for the dwelling's architectural style and period; handrail
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
eentire column.
A note on porch railing height:Traditionally,the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches. This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches, with an
exception for historic properties if the lower height of the porch railing is judged by the building
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code—"Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
Guidelines
D. should be preserved and maintained. Where repair is required, use materials to match
the original in dimensions and detailing.
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Design Review Subcommittee—August 13, 2019
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E. should be rebuilt in historic designs if the original columns and railings have been
removed or replaced.
F. 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
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
Guidelines
E. 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.
F. should be replaced with wood rather than brick or concrete, if the porch floor is made
of wood.
G. 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.
H. Should have newel posts and balusters, treads and risers, to match original porch
construction.
Staff Recommendation:
Staff cannot recommend approval as the work completed does not meet the Historic District
and Landmark Guidelines.
However, if the Design Review Subcommittee approves the concrete landing and stairs may
remain, staff would then recommend the following:
1. The handrail shall have a 2x6 ripped down to 4"—5" width, beveled, minimum 10
degrees with rounded dowel placed on top of beveled piece, %"cove or%" coved
subrail, 2x2 (1'A" x 1 Y2" actual) square balusters with sharp edges and v-bead design,
with a maximum of 4" spacing to follow submitted design based on 470 E. Chicago
Street.That the bottom rail is a 2x6 ripped down to 4"—5" width with chamfered edges
with %" rounded edge subrail installed under bottom rail, installed 3" above finished
floor.
2. That the newel posts shall be 6x6 with pummeled top edge and 5 inch diameter ball cap.
A lx base wrap is to be installed no greater than 6 inches in height.That the newel posts
shall match the recommended sketch and shall be constructed out of rot resistant
/�"� wood.
Design Review Subcommittee—August 13, 2019
Page 10 of 20
3. All new porch elements to be primed and painted.
4. Concrete stairs must meet building code.
Ana Soto (owner),Jose Soto (translator) and Oscar Salzar(contractor) were present for
tonight's COA discussion:
Committee noted the size of the concrete porch had increased in size (width) and possibly by
length too. As installed, the design is inappropriate for the historic district. COA approved by
staff was not followed by the contractor and/or homeowner. Work continued even after the
stop work order was presented to the property. The concrete was poured after the stop work
order was given.
Committee acknowledged that once the existing inappropriate railings were removed, they
were then required to be reconstructed installing a handrail and guardrail in a manner
appropriate by both historic and by building code requirements.
Concrete steps appear to be unequal in riser dimension.
Motion#1 made by Committee Member Roxworthy to approve the reinstallation of the
handrails (as installed).
The motion was seconded by Committee Member Roberson.
eft. A roll call vote was requested.
The motion failed 5-0.
Motion#2 made by Committee Member Roxworthy to approve the concrete porch as
constructed.
The motion was seconded by Committee Member Roberson.
Roll call vote was taken. The motion failed 4-0-1 (abstain: Roxworthy).
Staff provided homeowner and contractor information regarding the appeal process. A
maximum of 10 (ten) business days is allowed for submittal of an appeal to city staff.
Note: Building inspector will be sent out to determine if risers are inappropriate in height.
NEW BUSINESS:
256 E Chicago St—Installation of solar panels
The applicant has submitted an application for a Certificate of Appropriateness to install solar
panels on the flat roof of the east addition and on the east elevation pitched roof on the main
building.
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Design Review Subcommittee—August 13, 2019
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Elgin Design Guideline Manual Specifications:
Solar Panels
A. Should be located on rear sections of the roof, behind dormers or gables or other
areas not visible from the street
B. Should be located at rear yard sor on side facades not readily visible from the street,
if freestanding. If side yard locations are readily visible (such as a corner lot),
freestanding panels may be installed if they are effectively screened by landscaping,
fencing, or lattice panels.
Staff Recommendation:
Staff cannot recommend approval of the installation of the solar panels at the pitched roof
location as it does not meet the Historic District Guidelines.The pitched roof is visible from the
public right-of-way on Chicago Street and Geneva St and Highland Avenue.The pitched roofs
are also visible from Division Street, and Villa Street, though minimal.
Staff would recommend approval for the following:
Flat Roof
1. The solar panels shall not be visible from the public right-of-way. If proposed to be
raised, they must not exceed a height where they can be seen in the line of sight at the
street and sidewalk.
2. The installation of the panels shall not destroy or remove historic material or alter the
roof configuration.
Pitched Roof
1. Installation of panels only at the south roof of the east gable adjacent to the tower, as
this roof is only minimally visible from Villa Street, and on the left side of the side gable
roof that faces Chicago Street as it is partially blocked from view by the gable parapet
and the tower(see aerial of staff recommended location of solar panels).
2. The panels are black in color.
3. The panels have a low profile and are not raised from the roof.
4. The installation of the panels shall not destroy or remove historic material or alter the
roof configuration.
Additional Equipment
1. Any additional equipment that relates to the solar panel system shall not be visible from
the public right-of-way.
2. The location and installation of the equipment shall not destroy or remove historic
material.
Additional Requirements
1. All other requirements shall meet Title 19 of the Elgin Municipal Code entitled "Zoning"
relating to solar energy systems.
Michael Montgomery, Paul Turek, Dennis Leebrick and Paul Scottdale (church members) were
present for tonight's COA discussion:
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Design Review Subcommittee—August 13, 2019
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Asphalt shingle roof was recently installed on the church in a darker color than the prior roof.
Panels proposed are black and will be set very closely to the roof.
Church members stated that by removing even one section of the proposed solar panels, the
building will not make the 100%energy savings.
The green diagram is preferred over the red diagram by staff, due to visibility from street view.
Committee members agreed that some of the panels would be very visible from the street.
Committee discussed the "shingle" design solar products that are currently on the market.
However, the church members indicated this would not be an option, since they just replaced
their roof material in the past few months.
Additionally, the church has updated their A/C units, and replaced over 200 light fixtures with
LED lighting.
Historical notation: This church was impacted by the 1920 Easter tornado. A portion of the
building had been blown down and reconstructed.
Motion made by Committee Member Ristow to approve with staff recommendations (green
diagram for solar panel placement).
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
312 Bent St—Installation of skirting and decking over existing concrete stoop
Project Background:
The applicant has submitted an application for a Certificate of Appropriateness for the
construction of handrails and ramp at the side (west elevation) stoop.
The applicant noted that they have a tenant that needs an accessible entrance and since this
entrance is towards the rear, though visible from the street, it would be the best location for
the ramp.They also are proposing to cover the existing concrete landing and stairs with
composite decking and skirting to give an appearance that the stoop is of wood.
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
Design Review Subcommittee—August 13, 2019
Page 13 of 20
( 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 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 application as submitted with the following
recommendations:
1. The handrail shall have a 2x4" (cut a 2x6 to a 4" width)top rail with chamfered
edges, %" cove or%" subrail, 2x2 square balusters with sharp edges, with a
maximum of 3" on center.That the bottom rail is a 2x4" (cut a 2x6 to a 4"width)
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" with the installation of a %" cove
molding under the overhang of the tread. Pressure treated wood or composite
material is acceptable.
3. Skirting shall have a 1x4 bottom rimboard with 1x4 vertical skirting boards spaced 1
inch apart and installed behind the top and bottom rimboards. A vertical 1x8 shall be
installed beneath newel post and shall sit flush with the top and bottom rimboard.
The Cornerboards at the porch shall wrap around the corner.
4. That the newel posts shall be of wood, 6x6 square with a pyramidal cap (5 inch
diameter ball cap, optional).That the newel posts are added to the bottom stair
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Design Review Subcommittee—August 13, 2019
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Ptread.
5. The stoop flooring shall be 1x4 tongue and groove and installed perpendicular to the
house.The porch floor shall extend past the top rimboard by at least 1 inch.
Pressure treated wood or composite material (recommended) is acceptable.
6. All elements to match renderings and sketches.
7. All front stoop details shall be primed and painted.
Peter Manning(owner)was present for tonight's COA discussion:
House has recently been painted ship gray and new a new roof has also been installed.
Concrete already has a pitch away from the house. With the decking being installed over the
concrete porch, a recommendation was made to paint the existing concrete black, presenting a
shading effect behind the skirting.
Decking should run perpendicular to the building with a width of approximately 5 feet. Three
to four joints will be needed for the length of the deck/ramp, suggested at 12-15" apart for
stability. Lumber touching the ground/concrete needs to be rated for "ground contract".
Motion made by Committee Member Roberson to approve with staff recommendations and •
the following requirements: 1- posts should not have chamfers, 2-concrete to be painted
ellw black, and 3-sharp corners must be on all posts and spindles.
The motion was seconded by Committee Member Ristow.
The motion passed unanimously.
325 E Chicago St—Installation of k-style gutters
The property owner has submitted a Certificate of Appropriateness (COA) to install k-style
gutters on the property.
*****
Project was withdrawn by the homeowner prior to tonight's meeting.
500 N Spring St—Maintain alteration of windows at south elevation
The applicant has submitted an application for a Certificate of Appropriateness as a corrective
action for removal of one (1) window and shortening another window at the south elevation,
and the replacement of the north elevation door with a 6 panel door.
The work was completed without a permit or a Certificate of Appropriateness application.The
applicant noted that the windows were not original and the only original feature was the
window trim and the sill.The applicant also stated that there is a kitchen behind the first floor
f
Design Review Subcommittee—August 13, 2019
Page 15 of 20
window and was a reason for the shortening of that window and at the second floor the
window that was removed was in a closet.
The applicant is requesting to maintain the work that was completed.
Staff reminded the applicant that any work on the exterior of a property that is located within a
historic district must have approval prior to work beginning and materials purchased.
The applicant is also requesting to remove a secondary chimney that is not in use.This chimney
is the cream-colored chimney found at the west gable roof.
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. repair is preferable to replacement, but if replaced the recommended replacement
should be in-kind to match the original window profile in material and design.
D. The replacement of a building's original wood or steel windows will be deemed
acceptable if the replacement in-kind is as close of a match as possible to the original
window's material, profile, and configuration. "Replacement-in-kind" windows are
windows that closely match the original window material and form (style, dimension,
texture, and detailing).
Wood replacement windows for original or non-original windows will also be considered
provided that the proposed window profile will continue to complement the historic
character of the building and district.
Replacement windows will be considered upon consideration of a submitted photo of
the existing window or a drawing which identifies the dimensions of the existing sash
and as applicable, muntins, mullions, transoms, and any other window details is
submitted. A manufacturer's specification or standard cut sheet with the replacement
window details will also be required prior to window replacement approval.
The replacement of just the sash with new sash installed to fit the existing frame rather
than the replacement of an entire window is recommended and preferred. Window
openings may not be modified to accommodate a replacement window.
E. 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
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Design Review Subcommittee—August 13, 2019
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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.
F. which are original of steel or aluminum should be repaired with materials to match the
original. If repair is not feasible, replacement should be with new windows to match the
original as closely as possible in materials and dimensions.Aluminum extruded windows
are an acceptable replacement substitute for original steel sash windows, as long as
their size, shape and profile match the original windows.
G. Vinyl extruded windows are not permitted for use on structures that are determined to
be significant or contributing to the overall character of the historic district or landmark.
On structures determined to be non-contributing by virtue of vintage or date of
construction outside of the period of significance of the historic district in which they
are located,the installation of replacement windows will be allowed provided that:
a. The replacement windows are of a material appropriate to the time period or
architectural style of the building, and
b. The replacement windows are built to match the size of the opening,the original
window configuration, and to the greatest extent possible,the profile and detail
appropriate to the style of the building.
H. 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. Muntins that
are permanently affixed to the exterior of the window glass may also be permitted.
I. screens and/or storms should be wood or baked-on or anodized aluminum and fit
within the window frames.
J. 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.
Doors and Door Features
A. should be replaced with new doors appropriate for the style and period of the dwelling.
Replacement doors should be similar in design to the original in style,glazing (type of
glass and area) and lights (pane configuration). Wood or solid core fiberglass is
acceptable materials for use in replacement doors.
B. Should be constructed of solid wood panels, such as the four-panel Homestead or
Italianate design may be used on the front if appropriate to the style of the house.
C. Should involve glazing in clear etched or beveled glass as appropriate to the style of the
house, if applicable.
D. Should only involve artificial materials such as lexan or other acrylic based materials, if
applicable.
E. Should not be removed or altered.The original size of the door opening should not be
enlarged, reduced, or shortened in height.
Design Review Subcommittee—August 13, 2019
Page 17 of 20
F. Should not be replaced by doors with new designs, especially those at the front
entrance or at side entrances which are readily visible from the street.
G. Should not be added at locations where they did not originally exist. If needed to meet
safety codes, or to enhance the use of a property, doors should be added at the rear or
sides o dwellings where they would not be readily visible.
Chimneys
A. Should be rebuilt to match the original design if rebuilding is required.
B. Should be cleaned and repointed in accordance with masonry guidelines to match
the original in materials, colors, shape and brick pattern. Chimneys that have been
extensively repointed resulting in mismatched colors and textures may be painted in
brick colors such as dark red or brown.
C. Should have clay, slate or stone caps. Metal caps may be acceptable if they are
minimally visible.
D. Should have proper flashing at the point where they meet the roof
a. Metal flashing should be used instead of the application of caulking material or
bituminous coating, which can deteriorate due to weathering and allow moisture
damage.
b. Metal flashing around a chimney should consist of both the base flashing and the
counter(cap)flashing that should overlap the base at least 4 inches.
c. Flashing should be step flashing, not box flashing.
E. Should have corbelling or minimal detailing, if appropriate.
F. Should be constructed properly, using red brick in traditional dimensions, if
applicable.
G. Should involve tie rods incorporating decorative designs appropriate to the house, if
applicable.
H. Should not be removed or altered, if original.
Should not be covered with stucco or other materials.
Staff Recommendation:
Windows
Staff does not recommend approval of maintaining the work as completed as removal of
original material does not meet,the Historic District Guidelines.
However, if the Design Review Subcommittee finds that re-installing the full height window first
floor window at the kitchen and the full height window at the closet unreasonable, then staff
would recommend the following:
First Floor Window
1. Maintain the shortened height at the first floor window, however the sill must match
the sills on the historic windows.
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Design Review Subcommittee—August 13, 2019
Page 18 of 20
a. If the window is to be proposed to be removed, then a new double-hung wood
or aluminum-clad wood window shall match the sizes of the top, bottom and
meeting rails and stiles of the existing historic windows.
Second Floor Window
1. Re-install the 4" window trim and sill and installation of a new double-hung wood or
aluminum-clad wood window that matches the sizes of the top, bottom and meeting
rails and stiles of the existing historic windows.
a. Due to the closet at the interior and the shelving located beyond, staff would
recommend the sill height to align with the sill height of the adjacent (non-
original) window.
Door
Staff does not recommend approval of maintaining the 6 panel door at the north elevation as
the design does not match the style of the home nor the Historic District Guidelines.
Staff would recommend approval for the following:
1. The 6 panel door is removed and a 1 lite over 2 panel smooth, fiberglass door is installed
within the existing door width and height.The glass shall not have any grilles or design.
Chimney
Staff does not recommend approval of removal of the rear chimney as this chimney is highly
visible from Summit Street and is the more historic chimney of the two.
Staff would recommend approval for the following:
1. The chimney is repaired (spot replacement of broken/deteriorated brick with new
cream colored brick to match the existing in kind).
2. Repoint the entire chimney with a Type S or Type N mortar.
3. Cap chimney at the top with a stainless-steel cap painted black or cream.
To note: a chimney needs to breath even if it is not in use so only seal one end as sealing both
will trap moisture inside the chimney and will accelerate the chimney's deterioration.
Rudy (contractor)was present for tonight's discussion.
Upper window:
Drywall installed over the window opening inside the house of a closet.
Committee discussed the removal of the window and installation of shingles/siding instead.
Motion#1 made by Committee Member Hunter to approve the removal of this window with
the following requirements: 1- shingles installed must be removed, 2-square clear#1 shingles
to be squared & rebutted with proper spacing (staff to approve).
The motion was seconded by Committee Member Roxworhty.
The motion passed unanimously.
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Design Review Subcommittee—August 13, 2019
Page 19 of 20
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Lower window:
Design needs to be double hung. Trim to remain. A sill is required and should match the sill
height front window (also within the kitchen). Shingles installed under the window need to be
removed and new square clear#1 shingles to be installed, butted together.
Motion#2 made by Committee Member Ristow to approve the removal of prior window with
the following requirements: 1- new window to be solid wood or solid with aluminum clad
exterior(requires staff approval of window details: height, width, meeting rail, rails, etc.;
2- square clear#1 shingles to be squared & rebutted with proper spacing, 3- sill to be installed
using historic district requirements.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
Chimney:
Contractor indicated the deteriorated chimney is non-functioning and is only found within the
attic area of the home. If repaired, it would have to be taken clear down to the roof line and
rebuilt. If the deteriorated chimney was removed, matching shingles would need to be
installed on the roof.
Second chimney is functioning.
Motion#3 made by Committee Member Roberson to approve the removal of deteriorated
chimney and install matching roof shingles.
The motion was seconded by Committee Member Ristow.
A roll call vote was requested.
The motion passed 4-1 (Nay: Hunter).
Door:
Only the door was changed out. The trim has not been removed.
Motion#4 made by Committee Member Roxworthy to approve a replacement door with staff
comments and the following requirements: 1-trim must set proud of the siding(5/4), and
existing crown molding must remain.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
ADDITIONAL STAFF COMMENTS:
Cemetery walk in September at Bluff City Cemetery. A temporary banner had been requested
on site to advertise the event.
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Design Review Subcommittee—August 13, 2019
Page 20 of 20
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 8:04 p.m.
Respectfully submitted,
&/e)aA6--)--9
C
Cindy A. Walden Approved:
Design Review Subcommittee Secretary August 27, 2019
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Elgin Heritage Commission
Design Review Subcommittee
Tuesday, August 27, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
August 13, 2019
D. Recognize Persons Present
E. Old Business
F. New Business
1. 111 Cooper Avenue— Installation of 8'x10' shed
2. 471 Division Street— Replace asphalt driveway with colored/stamped asphalt
3. 517 E. Chicago Street— Rehabilitation of front wrap around porch
G. Other
H. Tabled Items
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616}
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
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Design Review Subcommittee
of the Elgin Heritage Commission
August 27, 2019
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, Scott Savel, and John
Wiedmeyer
MEMBERS ABSENT:
None
CITY STAFF PRESENT:
Cindy Walden, DRSC Secretary
APPROVAL OF MINUTES:
Motion made by Committee Member Ristow to approve the minutes of August 13, 2019, as
amended (pg 5 "aesthetics", pg 10 "inappropriate" and "reconstructed, installing a", pg 12 add
"installed", pg 14 add "was made", and pg 18 & 19 same text: "resquared and rebutted with
proper spacing".
The motion was seconded by Committee Member Roxworthy.
The motion passed 5-0-1 (Abstain: Savel).
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
None
ITEMS TABLED:
None
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Design Review Subcommittee—August 27, 2019
Page 2 of 9
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NEW BUSINESS:
111 Cooper Ave—Installation of a 8'x10'shed
The property owner has submitted a Certificate of Appropriateness (COA) to install a 8'x10'
frame shed on the south east area of their property at the alley.
The shed will be approximately 80 sq.ft. It will be constructed of wood with a gable roof. The
proposed shed will be visible from Cooper Avenue and the alley.
Although it is noted to be non-contributing on the historic resources survey, this is only due to
its age (built in 1966) and would now be considered historic and a contributing structure.
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.
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
acceptable 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.
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—August 27, 2019
Page 3 of 9
Staff Recommendation:
Staff would recommend approval for the installation of the proposed shed. The following
conditions shall apply for approval:
1. The shed shall be primed and painted with colors to complement the existing home's
paint scheme.
The slider window is on the west elevation of the shed.
*****
Jackie & Frank Rubino (owner) was present for tonight's COA discussion:
Owners confirmed paint colors of the house will be similarly used on the shed too.
Commission acknowledged shed will be visible from street view, but due to placement and
paint color the shed will not detract from the house.
Motion made by Committee Member Roxworthy to approve with staff recommendation.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
471 Division St—Colored, stamped asphalt driveway
The applicant has submitted a Certificate of Appropriateness (COA) for the installation of a
colored, stamped asphalt driveway.
An example of stamped asphalt to appear as brick can be found at 467 Division Street.This
property has a red field with a cream colored border.
Elgin Design Guideline Manual Specifications:
Driveways
A. Should always be preserved in their original designs, materials (cobblestone, concrete,
brick, etc.), and placement.
B. Should be of brick concrete, or concrete tracks (narrow strips) if it is a new or
replacement driveway in the front or side yards. Asphalt or textured concrete designed
to look like brick pavers are also appropriate materials. Gravel driveways are
discouraged because gravel migrates and is difficult to maintain. If approved, gravel
driveways should have proper edging in brick, stone, concrete, or metal installed.
C. Should have their parking areas located behind the front building line and be screened
with hedges, shrubs, or fences where noticeable from the street. The width of driveways
in front of the building line should not exceed ten feet. In width, sidewalks should not be
constructed adjacent to the driveway and should be distinguished by a landscape
barrier.
D. Should not be sited in front yards if or semi-circular or drive-thru design.
Design Review Subcommittee—August 27, 2019
Page 4 of 9
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Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted and with the
following conditions:
1. The border of the stamped area is of a color that would be typically found in brick such as
brickyard red, red, sandstone or burnt sienna.
2. The pattern shall appear as brick.
*****
Joe & Laura Becerra (owners) were present for tonight's COA discussion:
House is currently being painted with four (4) colors. A beige border would appear more of a
"walkway" area and will also be complementary to the new paint scheme.
A similar colored and stamped asphalt driveway also in the neighborhood, within the historic
district.
Motion made by Committee Member Savel to approve with the following requirements:
1) Stamped in a herringbone design and 2) Sahara beige border to be installed.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
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517 E Chicago St—Rehab front porch
The applicant has submitted a Certificate of Appropriateness (COA) to rehabilitate the front
porch due to heavy deterioration of the stone foundation, stairs and guardrail.
The proposed work will be to match the existing design by reusing spindles that are in
good/repairable condition, recreation of additional spindles to match the existing, installation
of a new guardrail/balustrade, reconstruction of front porch stairs with handrails to match the
balustrade at the porch and rebuild the stone foundation by reusing the original limestone
blocks.
As the height from the porch floor to the ground is greater than 39 inches, the memo regarding
the adjustment to the handrail height cannot be used. The top of the balustrade at the porch
and the handrail down the stairs must be the minimum 34 inches in height to meet building
code. It is proposed to build up the bottom and top rails to make up for the additional height
required while still repurposing the spindles.
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Design Review Subcommittee—August 27, 2019
Page 5 of 9
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
dwellings should not be enclosed with wood or glass for additional living space. The screening
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
is maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
the house. If desired, these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
Guidelines
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.
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Design Review Subcommittee—August 27, 2019
Page 6 of 9
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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
and railings should be appropriate for the dwelling's architectural style and period; handrail
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height:Traditionally, the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches. This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches, with an
exception for historic properties if the lower height of the porch railing is judged by the building
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code—"Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
Guidelines
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.
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Design Review Subcommittee—August 27, 2019
Page 7 of 9
PORCH STAIRCASES AND STEPS
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
Guidelines
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 application as submitted with
the following recommendations:
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1. The columns shall remain and be repaired if there is deterioration.
o The square bases of the columns shall be rebuilt to match the proposed design in
the drawing.
2. The spindles that are in good and repairable condition shall be reused.
o Replacement and additional spindles shall match the existing spindles in kind
(design, size, profile, etc.)
3. The proposed top and bottom rail shall be recreated to match the proposed design in
the drawing.
4. That the newel posts are added to the bottom of the stairs to match submitted drawing.
5. That the newel posts shall match the design and details found in the submitted drawing
—a design that matches the box design at the columns.
6. The porch floor, if proposed to be replaced, shall be 1x4 tongue and groove installed
perpendicular to the home and to extend past the top rimboard of the skirting by 1".
The porch floor shall be mitered at the corner where the porch wraps the corner. Rot
resistant wood or composite material (recommended) is acceptable.
7. 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 1/2". A 3/" cove (treated wood or pvc) shall be
installed under the lip of the tread and wrap around all 3 sides of the stair. Pressure
treated wood or composite material is acceptable for the treads. When using pressure
treated wood for the stair treads, paint every side with porch/deck enamel to deter any
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Design Review Subcommittee—August 27, 2019
Page 8 of 9
future cupping of the board. Use 3-4 deck screws (ceramic coated preferable) to adhere
board to framing.
8. The skirting at the stairs shall match the design in the submitted drawings: 1x4 bottom
rimboard to be flush with stair stringer framed by a 1x4 that is against the foundation of
the porch with 1x4 vertical boards installed behind the stringer and bottom rimboard
spaced 1 inch apart.
9. The foundation of the porch shall reuse the existing limestone blocks.
10. A 1x8 top rimboard at the foundation shall be installed around the perimeter of the
porch.
11.That all other details match the attached drawing.
12. All details shall use rot resistant wood and be primed and painted.
Carlos Flores (contractor) and John Roberson (architect) were present for tonight's COA
discussion:
Intension is to keep the "open" porch design. Roof to remain and supported during
renovation.
Existing spindles are approximately 3x3 with a turned spindle design. Estimated of 66 spindles
on site, in good condition with some peeling/flaking. Spindles will be sanded to remove the
multiple coats of paint and provide uniform surface for priming and painting. Current spacing
r of the spindles do not meet the "four (4) inch sphere" requirement. Projected total of 89
spindles needed. Additional spindles will be made using the existing design and would be
installed primarily on the handrails.
The proposed staircase is approximately two feet wider than the existing porch opening. This is
to allow for a proper return of the handrail into the piers/columns. Lower guardrail needs to
attach to the column (illustration A-6 indicates a gap between the railing system and the
column).
Pier to have a 3rd layer added to top of pier to give a hip style for water runoff. Moldings could
be PVC or treated wood; no pine.
Motion made by Committee Member Roxworthy to approve with staff recommendations and
the following requirements: 1) 16" cove or quarter round molding on piers (made of PVC or
treated wood)to frame flat panels, 2)The newel posts shall have a chamfered cap (not
pyramidal but edges are chamfered with a flat top) placed on top of the flat cap and
approximately 1 %2" away from the edge (staff to assist in design), 3) bottom railing to
return/adjoin to the pier.
The motion was seconded by Committee Member Ristow.
The motion passed unanimously.
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Design Review Subcommittee—August 27, 2019
Page 9 of 9
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ADDITIONAL STAFF COMMENTS:
None
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Ristow.
The motion was seconded by Committee Member Savel.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 6:43 p.m.
Respectfully submitted,
/6/)e5I-- /
Cindy A. Walden Approved: October 8, 2019
Design Review Subcommittee Secretary
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Elgin Heritage Commission
Design Review Subcommittee
Tuesday, September 10, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
August 27, 2019
D. Recognize Persons Present
E. Old Business
F. New Business
1. 37 S. Geneva Street— Replacement of main entrance doors
2. 266 Douglas Avenue— Rehabilitation of multi-story porch
3. 321 Douglas Avenue — Reconstruction of egress stair handrails and stair treads
4. 256 E Chicago Street—Solar Panel Installation (additional info provided)
G. Other
H. Tabled Items
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616}
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
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Design Review Subcommittee
of the Elgin Heritage Commission
September 10, 2019
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 2"d floor of City Hall) by Chairman Wiedmeyer.
MEMBERS PRESENT:
Rebecca Hunter, Bill Ristow, John Roberson, Dennis Roxworthy, Scott Savel, and John
Wiedmeyer
MEMBERS ABSENT:
None
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation; and Cindy Walden, DRSC Secretary
APPROVAL OF MINUTES:
No minutes were presented for consideration.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
37 S Geneva St— Replacement of main entrance doors
266 Douglas Ave—Rehabilitation of multi-story porch
321 Douglas Ave— Reconstruction of egress stair handrails and stair treads
256 E Chicago St—Solar Panel Installation (additional info provided)
ITEMS TABLED:
None
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Design Review Subcommittee— September 10, 2019
Page 2 of 11
NEW BUSINESS:
37 S Geneva St—Replacement of main entrance doors
The applicant has submitted an application for a Certificate of Appropriateness to replace the
existing, central front entrance, wood panel doors with new aluminum 1 lite over two panel
doors.
The applicant noted that the existing, central front doors are not original to the building as it
does not match the side entrance doors which are original. The original door likely matched
those doors. In addition, in the side entrance doors, the panels align with the panels in the door
surround where the existing front entrance doors do not.
The applicant also stated that they'd like to use aluminum doors at this location as it has heavy
use. The existing wood, non-original doors are deteriorated at the base and at the raised panels
and have been repaired several times.
The proposed replacement doors will have the panels align with the raised panels of the door
surround with 1 lite.
Similar doors were installed at the south and east elevation entrance doors of the Old Elgin
High School in 2014. However, no permit nor a COA could be found associated with this change.
Elgin Design Guideline Manual Specifications:
Doors and Door Features
A. should be replaced with new doors appropriate for the style and period of the dwelling.
Replacement doors should be similar in design to the original in style, glazing (type of
glass and area) and lights (pane configuration). Wood or solid core fiberglass is
acceptable materials for use in replacement doors.
B. should be constructed of solid wood panels, such as the four-panel Homestead or
Italianate design may be used on the front if appropriate to the style of the house.
C. should involve glazing in clear etched or beveled glass as appropriate to the style of the
house, if applicable.
D. should only involve artificial materials such as "lexan" or other acrylic based materials, if
applicable.
E. should not be removed or altered.The original size of the door opening should not be
enlarged, reduced, or shortened in height.
F. should not be replaced by doors with new designs, especially those at the front
entrance or at side entrances which are readily visible from the street.
G. should not be added at locations where they did not originally exist. If needed to meet
safety codes or to enhance the use of a property, doors should be added at the rear or
sides of dwellings where they would not be readily visible.
Design Review Subcommittee— September 10, 2019
Page 3 of 11
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Staff Recommendation:
Staff cannot recommend approval of the application as submitted, since the proposed material,
aluminum, does not meet the historic district guidelines.
However, the existing central front entrance doors are not original to the building. Should the
replacement doors be approved as proposed, staff recommends that the Design Review
Subcommittee recommend the following:
1. That the proposed doors fit the existing door opening;
2. The proposed door matches the submitted design where the panels and the lite align
with the door surround panels;
3. That the original side entrance doors are to remain;
That all other details meet the Design Review Subcommittee's recommendations.
Lisa Winchel (rep from Community Crisis Center) was present for tonight's COA discussion:
The center requires window "lites" for visibility of persons accessing the building. This door has
heavy foot traffic.
Motion made by Committee Member Roxworthy to approve with staff recommendations.
The motion was seconded by Committee Member Ristow.
The motion passed unanimously.
266 Douglas Ave—Rehabilitation of multi-story porch
The applicant has submitted a Certificate of Appropriateness (COA) as a corrective action to
work completed at the front multi-story porch that went beyond the scope of work indicated
on COA and Permit.
The work that was approved was to scrape and paint and to repair all rotten wood to match
the original material, design and size. What was completed was the removal of the columns and
box beam. On July 12, 2019, the applicant received a stop work order.
The applicant noted that when they began the painting and repair work that they found
additional rotted wood at the columns and the box beam and assumed that it was a part of the
permit issued. Staff spoke to the homeowner stating that if additional work needed to be done,
to contact staff for a review of the new, proposed work.
The applicant stated that they were able to remove the columns and store them on site,
however, one of the columns is beyond repair and they are requesting for it to be replaced.
Staff noted that the replacement must match the existing column design as close as possible.
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Design Review Subcommittee—September 10, 2019
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The owner did not submit replacement specifications for the replacement column as they are
still searching for a comparable match.
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
dwellings should not be enclosed with wood or glass for additional living space. The screening
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
is maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
the house. If desired, these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
Guidelines
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.
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Design Review Subcommittee—September 10, 2019
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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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
and railings should be appropriate for the dwelling's architectural style and period; handrail
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height:Traditionally,the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches. This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches, with an
exception for historic properties if the lower height of the porch railing is judged by the building
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code—"Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
Guidelines
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
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Design Review Subcommittee—September 10, 2019
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railing should be in line with the window sill level, if present, and no greater than 30
inches in height.
Staff Recommendation:
Staff would recommend approval with the following recommendations:
1. The remaining columns are repaired and not replaced;
2. The bedmolding is reinstalled. If it is beyond repair, then new bed molding of rot
resistant wood that matches the size, profile and design of the original bed molding
shall be installed. The bedmolding shall match what is found on the first and third floors.
3. All other porch elements including the bed molding, dentils, beadboard soffit and ceiling
shall remain.
4. The deteriorated bottom face of the box beam at the first floor shall be replaced to
match the existing in kind (material, thickness, width, length).
5. All new porch elements to be primed and painted.
6. Submit column (replacement of 1 only) specifications to staff for review. Column must
be of rot resistant wood or smooth fiberglass and must match the existing columns in
kind (design, diameter, profile, height, etc.). Do not purchase column prior to approval
by staff.
7. If there is any additional scope of work that goes beyond what is indicated above and
the comments by Design Review Subcommittee, the applicant must stop work and
contact the Historic Preservation Planner before work continues and materials
purchased.
Irema &Jose Sifuentes (owners)were present for tonight's COA discussion:
There is a aluminum "beam" within the box beam. Wood trim is strictly decorate.
Proposal to install load bearing fiberglass columns. The base and cap need to match design of
the existing columns. Commissioners noted if the existing column is salvageable; then the
columns should be repaired and maintained, not replaced.
Homeowners stated the existing exterior beam and dentils will remain.
Motion made by Committee Member Savel to approve with staff recommendations and the
following requirements: 1) fiberglass or rot resistant wood column design must be submitted and
approved by staff prior to installation; 2) if column design is an exact match, then replacement of
both columns on 2nd floor On be approved by staff.
The motion was seconded by Committee Member Roxworthy.
Roll call vote was requested.
The motion passed 4-1-1 (Nay: Wiedmeyer, abstain: Roberson).
Design Review Subcommittee— September 10, 2019
Page 7 of 11
321 Douglas Ave—Reconstruction of egress stair handrails and stair treads
The property owner has submitted an application for a Certificate of Appropriateness (COA) to
replace the guardrail, handrails, close the risers and install appropriate treads at the egress
stairs on the south side of the building.
This came before the Design Review Subcommittee in 2012 for the replacement of the above
items due to work being completed without a COA. However, no drawings were submitted for
review.
The owner would now like to install the appropriate handrails, guardrails, treads and risers
however,the existing newel posts, columns and stair stringers are proposed to remain.
Elgin Design Guideline Manual Specifications:
Porches
A. Should be maintained in their original design with original materials and detailing
B. Should be repaired or replaced to match the original in design, materials, scale and
placement
C. Should be screened only if the structural framework for the screen panels is minimal
and the open appearance of the porch is maintained. Screen panels should be
placed behind the original features such as columns or railings and should not hide
decorative details or result in the removal of original porch materials.
D. Should have steps of the same material as the porch floor (e.g. porches with wood
floors should also have steps made of wood, not concrete or brick)
E. Should have poured concrete steps if the porch, patio or terrace floor is made of
concrete (see section on Porch Steps).
F. Should have wood tongue and groove flooring running perpendicular to the facade,
if the porch floor is made of wood.
G. Should have trellises made of wood, if trellises are appropriate.
H. Should be filled in as traditional for the type and style of the house or with
decorative wood framed skirting, vertical slats, or lattice panels, if open areas in the
foundation exist.
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.
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Design Review Subcommittee—September 10, 2019
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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 2x4" (cut 2x6 to 4" length)top rail with chamfered edges, 3/4"
cove (rot resistant wood or pvc) installed on both sides of the spindle or use 3/" subrail,
2x2 (11/2" x 11/2" actual) square spindles with sharp corners, with a maximum of 2 inch
spacing. That the bottom rail is a 2x4" (cut 2x6 to 4" length) with chamfered edges,
installed 3 inches 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 1/2". A 3/4" cove molding (rot resistant wood or
pvc) shall be installed under the lip of the tread and wrap all 3 sides. Pressure treated
wood or composite material is acceptable for the tread. 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. All rear porch details shall match the attached rendering.
4. Submitted architectural stamped drawings shall be submitted to staff for review.
a. Ensure that all riser heights are equal.
5. All rear porch details shall be primed and painted.
Fidel Arroyo (owner) and Herold Beron were present for tonight's COA discussion:
This is a three unit structure.
Caps need to custom made for the 4x6 posts. The corner post will be 4x4 to make the corner
square. Railing could have an extra 5/4 board added to top and bottom rail to provide mass
and reduce spindle length.
Motion made by Committee Member Roberson to approve with staff recommendations and
the following requirements: 1) corner post to 4x4; 2) skirting boards to be 1x4 with 1" spacing;
3) add 5/4 board below top rail and bottom rail; 4) maximum 4" spacing between the true 2x2
square spindles.
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Design Review Subcommittee— September 10, 2019
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The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
256 E Chicago St—Solar Panel Installation (additional info provided)
The applicant went before the Design Review Subcommittee on Tuesday, August 13, 2019 and
received approval of staff recommendations. Those recommendations were to install panels on
the flat roof, the roof facing south near the tower and only a portion of the south area of the
east facing roof as it was hidden partially by the tower and the parapet gable.
The applicant is now requesting for approval of the entire roof as proposed as they have
additional information regarding the panels,their output and what they would look like on the
roof.These documents are included in this packet.
Elgin Design Guideline Manual Specifications:
Solar Panels
A. Should be located on rear sections of the roof, behind dormers or gables or other
areas not visible from the street
B. Should be located at rear yards or on side facades not readily visible from the street,
if freestanding. If side yard locations are readily visible (such as a corner lot),
r freestanding panels may be installed if they are effectively screened by landscaping,
fencing, or lattice panels.
Staff Recommendation:
Staff cannot recommend approval of the installation of the solar panels at the pitched roof
location as it does not meet the Historic District Guidelines.The pitched roof is visible from the
public right-of-way on Chicago Street and Geneva St and Highland Avenue.The pitched roofs
are also visible from Division Street, and Villa Street, though minimal.
However, if the Design Review Subcommittee finds that due to the color of the panels (black)
placed on top of the dark roof blends in and does not detract from the overall character of the
building, then staff would recommend the following:
Flat Roof
1. The solar panels shall not be visible from the public right-of-way. If proposed to be
raised,they must not exceed a height where they can be seen in the line of sight at the
street and sidewalk.
2. The installation of the panels shall not destroy or remove historic material or alter the
roof configuration.
Pitched Roof
1. The panels are black in color.
2. The panels have a low profile and are not raised from the roof.
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Design Review Subcommittee— September 10, 2019
Page 10 of 11
3. The installation of the panels shall not destroy or remove historic material or alter the
roof configuration.
Additional Equipment
1. Any additional equipment that relates to the solar panel system shall not be visible from
the public right-of-way.
2. The location and installation of the equipment shall not destroy or remove historic
material.
Additional Requirements
All other requirements shall meet Title 19 of the Elgin Municipal Code entitled "Zoning" relating
to solar energy systems.
Rev. Michael Montgomery, Paul Turk(church representatives) were present for tonight's COA
discussion:
Church wants/needs to reach over 100% efficiency, due to panels degrading of solar power use
over time. Based on the quote, remaining costs after 6 years will be around $37,658 with the
partial installation (previously approved). Whereas with the full installation as proposed today,
the remaining cost be would only$4,268.
FAA has stated there is no glare on this style of solar panels. Panels are approximately 1 '/2"
thick and spaced about 3" from the roof surface; installed with brackets. Flat roof panels will
also be attached to the structure.
The image within the documentation for review today, illustrated a house with solar panels
from side to side and top to bottom on one roof plane; providing smooth planes along all 4
edges. As proposed, the panels on the church are staggered (a "step" appearance) within the
valley of the roof. Commissioners asked if there are custom infill panels available that could be
installed to follow the plane of the roof valley. These custom panels (if available) could provide
a smooth line along the roof valley.
From various ground locations, the solar panels would have minimal visibility due to the height
from grade to the roof line. From St Joseph's (on Division St) the panels would be barely visible.
From along Villa St (south elevation) the solar panels would be most visible on the church.
Commissioners acknowledge that solar power seems to be trend and the existing utility poles
and wires are bigger distractions than the placement of these solar power panels. Maintaining
the historic "church hill" is important too. Future solar panel submittals and reviews (for
historic district properties) will need to done on a case by case basis. In this case, the color of
the panel and the color of the roof are both black.
There is a financial burden on the churches, as they are not eligible for city historical grants.
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Design Review Subcommittee— September 10, 2019
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There are solar power panels made of shingle designs to match styles such as slate tiles, standard
shingles, etc. Additionally, in this case the church had replaced the shingled roof earlier this year.
Motion made by Committee Member Ristow to approve with staff recommendations and the
following requirements: Infill panels should follow the "valley" of the roof line (if available from
manufacturer), with staff approval.
The motion was seconded by Committee Member Savel.
The motion passed unanimously.
ADDITIONAL STAFF COMMENTS:
1- Bluff City Cemetery will have a marker dedication in memory of Steve Stroud.
2- Historic walk event seemed to go well. Good attendance.
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Roxworthy.
The motion was seconded by Committee Member Ristow.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 7:20 p.m.
Respectfully submitted,
Cindy A. Walden Approved: October 8, 2019
Design Review Subcommittee Secretary
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Notice of Cancellation of Meeting
Elgin Heritage Commission
Design Review Subcommittee
For the regularly scheduled meeting for
September 24, 2019
The regularly scheduled meeting of Tuesday, September 24, 2019, has been canceled due no
items being submitted for committee review.
Our next meeting will be our regularly scheduled meeting date of October 8, 2019, at 6:00 p.m.,
Second Floor, City Council Chambers, North Wing, City Hall, 150 Dexter Court, Elgin, IL 60120.
Should you have any questions regarding the posting of this cancellation notice, please contact
the staff liaison Christen Sundquist at 847-931-6004 or the committee secretary Cindy Walden at
847-931-6776.
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Elgin Heritage Commission
Design Review Subcommittee
Tuesday, October 8, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
August 27, 2019
September 10, 2019
D. Recognize Persons Present
E. Old Business
F. New Business
1. 316-322 Division Street— Maintain installation of two egress windows
2. 513 Raymond Street—Reconstruction of front porch steps
G. Other
1. Review of Versatex Trimboard
2. Review Historic District Guidelines
H. Tabled Items
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616}
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
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Design Review Subcommittee
of the Elgin Heritage Commission
October 8,2019
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, Scott Save!, and John
Wiedmeyer
MEMBERS ABSENT:
None
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation
APPROVAL OF MINUTES:
Motion made by Committee Member Roxworthy to approve the minutes of August 27, 2019 as
amended: 1) Page 8, 6th paragraph under Motion Made, #1: "1/2" cove or quarter round
molding on piers (made of PVC or treated wood) to frame flat panels;" 2) same page and
paragraph under Motion Made, #2: "hipcap (3rd square layer) inset approximately 1%"—2",
with a minimal hip design (staff to assist in design" to "The newel posts shall have a chamfered
cap(not pyramidal but edges are chamfered with a flat top)placed on top of the flat cap and
approximately 1 'z"away from the edge (staff to assist in design)."
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
Motion made by Committee Member Ristow to approve the minutes of September 10, 2019, as
amended: 1) Page 2, 1st paragraph and 3rd paragraph, and Page 3, 1St paragraph "steel" to
"aluminum;"2) Page 10, 6th paragraph last line, "In this care,..." to "In this case,..."
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
Design Review Subcommittee—October 8, 2019
Page 2 of 9
New Business
316-322 Division Street—Maintain installation of two egress windows
513 Raymond Street—Reconstruction of front porch steps
Other Items:
Review of Versatex Trimboard
Review Historic District Guidelines
ITEMS TABLED:
None
NEW BUSINESS:
316-322 Division Street— Maintain installation of two egress windows
The applicant has submitted an application for a Certificate of Appropriateness as a corrective
action for installing two egress windows, one on the south elevation and one on the west
elevation, without a COA or building permit.
The property has two residential units and two commercial spaces.The commercial spaces are
r found at the addition to the east and the other space is in the basement.The applicant
remodeled the basement space and is now planning to connect it to the first floor residential
unit, giving them a two story space where there would possibly be bedrooms in the basement.
Because of this, they installed egress windows.
The egress windows that were installed are visible from the public-right-of-way and are
currently covered with a large translucent cover with the window well sticking up past the
ground about 1'-0" in height.They also installed fiberglass windows.
At the time of purchase, the applicant was aware that they were in the historic district and a
COA was required. Since their scope of work included windows and altering the foundation, this
would have required a building permit as well.
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.
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Design Review Subcommittee—October 8, 2019
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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.
D. Which are original of steel or aluminum should be repaired with materials to match
the original. If repair is not feasible, replacement should be with new windows to
match the original as closely as possible in materials and dimensions. Aluminum
extruded windows are an acceptable replacement substitute for original steel sash
windows, as long as their size, shape and profile match the original 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
rH. within the window frames.
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 egress windows as the material, fiberglass, does not
meet the Historic District and Landmark Design Manual.
As the basement will be used as living space for the first floor unit, and therefore, egress
windows would be required by building code, staff would recommend the following:
1. The windows are of wood or aluminum clad wood and shall be insert windows.
2. The window sashes have historic dimensions (3 inch bottom rail, 2 inch stiles and top
rail, 1" meeting rail)
3. The brick mold around the masonry opening shall be no less than 2 inches wide.
4. If the egress area cannot be met with a double hung, then installing a fake meeting rail
to a casement window is acceptable.
5. The applicant must submit window specifications for staff to review prior to purchase
and installation of those windows.
6. The window well does not extend past the ground more than 2 inches.
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Design Review Subcommittee—October 8, 2019
Page 4 of 9
7. The window well cover is translucent and angled to form a triangular shape versus the
box design that is there currently. An example is included in this agenda.
8. Year round shrubs are planted around both window wells.
9. If the applicant does not alter the basement unit so that it is living space for the first
floor unit, and it remains commercial, the egress windows must be removed and the
historic dimensions of the original foundation windows be reinstalled.
Kristine Speed and Cody Tyler (owners)were present for tonight's COA discussion:
The commission reminded the owners to apply for a Certificate of Appropriateness application
before work beginning and materials purchased.
The commission noted to the owners that the material of the egress windows and the material
of the window wells, and the height of the window wells along with the installation of the boxy
window well cover, do not meet the historic district guidelines.
The commission noted that they understand the need for egress windows as the basement is
proposed to be no longer used for commercial purposes.
However, the commission noted that the egress windows will need to be changed to
aluminum-clad wood and have historic dimensions as noted in staff's recommendation and the
window wells are either buried so that only 2 inches of the corrugated metal is exposed from
grade or the owner can install concrete (most appropriate), or concrete block with parging,
where the thickness of both is no more than 4 inches.
If the owner proposes to install concrete or concrete block for the window well, they must first
seek approval by staff before materials are purchased and work beginning. The commission
reminded the owners not to do any additional work without prior approval by staff.
Motion made by Committee Member Savel to approve with staff recommendations and the
following requirements: 1) the existing, corrugated metal window well shall be cut or sunk so
that only 2 inches of the metal well is exposed at grade; 2) if alternated materials are proposed
for the window well such as concrete (most appropriate) or concrete block with parging to
appear as monolithic, the alternate material shall be exposed from grade not to exceed 2 inches
in height and 4 inches in width, the applicant shall contact staff prior to materials purchased or
work beginning; 3) aluminum-clad wood casement windows are installed with a simulated
meeting rail centrally placed on the window to appear as a double-hung and shall have historic
dimensions; 4) the 2 inch wide brick mold shall be of flat stock with no profile.
The motion was seconded by Committee Member Ristow.
The motion passed unanimously.
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Design Review Subcommittee—October 8, 2019
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513 Raymond Street—Reconstruction of Front Porch Steps
The applicant has submitted a Certificate of Appropriateness (COA) to remove the existing
concrete porch steps and install new wood stairs with handrails per the submitted sketch.
Sometime after 1950, the wrap around, front porch was enclosed to the design that is there
today.
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
dwellings should not be enclosed with wood or glass for additional living space. The screening
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
is maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
'' the house. If desired, these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
Guidelines
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).
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Design Review Subcommittee—October 8, 2019
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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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
and railings should be appropriate for the dwelling's architectural style and period; handrail
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height:Traditionally, the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches. This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches, with an
exception for historic properties if the lower height of the porch railing is judged by the building
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code—"Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
r
Design Review Subcommittee—October 8, 2019
Page 7 of 9
Guidelines
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
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
Guidelines
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 application as submitted with the following
recommendations:
1. The handrail shall have a 2x6 ripped down to 4" —5" width, beveled, minimum 10
degrees, 3/" cove or%" coved subrail, 2x2 (1 Y2" x 1/2" actual) square balusters with
sharp edges, with a maximum of 2" spacing.That the bottom rail is a 2x6 ripped down
to 4" —5" width with chamfered edges, installed 3" 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 %". Installation of a 3/" PVC cove or treated
wood cove to be installed under stair tread overhang around all 3 sides and coped at the
ends. Pressure treated wood or composite material is acceptable for the treads. Rot
resistant wood shall be used for the remaining stair construction.
r
Design Review Subcommittee—October 8, 2019
Page 8 of 9
3. The porch decking shall be 1x4 tongue and groove decking installed perpendicular to the
home and extend past the top rimboard 1 'A".
4. The clear landing width shall be 3'-0", not including the 6x6 newel posts.
5. The skirting shall consist of 1x8 cornerboards, 1x4 vertical frame board against the
porch, 1x8 top rimboard and a 1x4 bottom rimboard all to be flush with the stair
stringer. 1x4 vertical skirting boards shall be installed behind the top and bottom
rimboards and spaced 1 inch apart.
6. That the newel posts shall be 6x6 (4x4 wrapped with 1x).That the newel posts shall
match the recommended sketch with a decorative hipped cap.
7. All other details shall match the submitted sketch.
8. All materials shall be of rot resistant wood.
9. All new porch elements to be primed and painted.
Joann Stingley (owner's representative) was present for tonight's COA discussion:
The only comments the commission had was in regards to the overall width of the front porch
and what was required by building code. The Commission noted that they would prefer the
design where the stairs are the width of the door with newel posts installed in front of the
sidelights so that the landing and the stair width clearance is 36 inches. However, they noted
r two other designs including a larger width landing, approximately 6 feet, with the stairs the
same dimension, or to have stairs that have a 3 foot clearance but at the landing the stoop will
be still 6 feet in width so that the handrails still abut into the porch knee wall and not into the
sidelights.
Motion made by Committee Member Roberson to approve with staff recommendations and
the following requirements: 1) Staff shall approve final design width of front porch.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
OTHER:
1. Review of Versatex Trimboard
The commissioners noted that cellular PVC is an acceptable material for certain
applications and design elements. It was noted that this product can only be painted in
light colors otherwise the warranty of the product is voided. If product is proposed to be
used on a future project, it will be reviewed dependent on what Versatex product it is
and where it will be installed.
2. Review of Historic District Guidelines
The Commission reviewed the additional comments from staff regarding the solar panel
section.The Commission also commended staff on the new proposed design and overall
layout.
r
Design Review Subcommittee—October 8, 2019
Page 9 of 9
r
ADDITIONAL STAFF COMMENTS:
None
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Savel.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 7:30 p.m.
Respectfully submitted,
r
Christen Sundquist,
Historic Preservation Planner Approved: 10/22/2019
Elgin Heritage Commission
Design Review Subcommittee
elk Tuesday, October 22, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
October 8, 2019
D. Recognize Persons Present
E. Old Business
F. New Business
1. 266 Douglas—window replacement (3rd floor south elevation)
2. 141 N Porter Street— Reconstruction of rear steps
3. 570 E. Chicago Street— Installation of skylight (rear)
G. Other
H. Tabled Items
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616}
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
Design Review Subcommittee
of the Elgin Heritage Commission
October 22, 2019
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, Scott Savel, and John
Wiedmeyer
MEMBERS ABSENT:
None
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation; and Cindy Walden, DRSC Secretary
APPROVAL OF MINUTES:
Motion made by Committee Member Roxworthy to approve the minutes of October 8, 2019, as
amended: Page 8/9 option #3 preferred by commission.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
266 Douglas Ave—Window replacement (3rd floor south elevation)
141 N Porter St— Reconstruction of rear steps
570 E Chicago St— Installation of skylight (rear)
ITEMS TABLED:
None
Design Review Subcommittee—October 22, 2019
Page 2 of 9
NEW BUSINESS:
266 Douglas Ave—Window replacement (3rd floor south elevation)
The applicant has submitted a Certificate of Appropriateness (COA) to replace two windows
found at the third floor, south elevation. The windows are located in the kitchen and are 2 lite
over 2 lite with horizontal muntins.
Staff inspected the windows on Friday, October 11th and found that the window sashes were in
repairable condition, though the jambs, dividing stop were in poor condition.
However, despite the condition of the windows, the overall design (2 over 2 horizontal
muntins) does not match the windows found at the lower two floors, nor the other remaining
windows on the property, which are 1 over 1 lite windows. 2 over 2 horizontal muntin windows
were typical window designs installed during the 1950s.
In 2011, replacement windows were approved for three windows on the property with
Crestline aluminum-clad wood insert windows.
There was no submission of a cost estimate for repair of the 3rd floor kitchen windows nor a
cost estimate submitted for the replacement windows. However, on the Certificate of
Appropriateness application it noted a request to install Jeld-Wen 4500 series double-hung
window.
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. Repair is preferable to replacement, but if replaced the recommended replacement
should be in-kind to match the original window profile in material and design.
D. The replacement of a building's original wood or steel windows will be deemed
acceptable if the replacement in-kind is as close of a match as possible to the original
window's material, profile, and configuration. "Replacement-in-kind" windows are
windows that closely match the original window material and form (style, dimension,
texture, and detailing).
Wood replacement windows for original or non-original windows will also be considered
provided that the proposed window profile will continue to complement the historic
character of the building and district.
Replacement windows will be considered upon consideration of a submitted photo of
the existing window or a drawing which identifies the dimensions of the existing sash
and as applicable, muntins, mullions, transoms, and any other window details is
submitted. A manufacturer's specification or standard cut sheet with the replacement
window details will also be required prior to window replacement approval.
Design Review Subcommittee—October 22, 2019
Page 3 of 9
r
The replacement of just the sash with new sash installed to fit the existing frame rather
than the replacement of an entire window is recommended and preferred. Window
openings may not be modified to accommodate a replacement window.
E. 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.
F. Which are original of steel or aluminum should be repaired with materials to match the
original. If repair is not feasible, replacement should be with new windows to match the
original as closely as possible in materials and dimensions. Aluminum extruded windows
are an acceptable replacement substitute for original steel sash windows, as long as
their size, shape and profile match the original windows.
G. Vinyl extruded windows are not permitted for use on structures that are determined to
be significant or contributing to the overall character of the historic district or landmark.
On structures determined to be non-contributing by virtue of vintage or date of
construction outside of the period of significance of the historic district in which they
are located, the installation of replacement windows will be allowed provided that:
a. The replacement windows are of a material appropriate to the time period or
architectural style of the building, and
b. The replacement windows are built to match the size of the opening, the original
window configuration, and to the greatest extent possible, the profile and detail
appropriate to the style of the building.
H. 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. Muntins that
are permanently affixed to the exterior of the window glass may also be permitted.
Screens and/or storms should be wood or baked-on or anodized aluminum and fit
within the window frames.
J. That are approved for replacement may be fitted with new double-paned Low-E glass
that will improve the energy conservation on the interior. Only low-e glass that does not
contain a tint should be used.
Staff Recommendation:
Staff does not recommend approval of the Certificate of Appropriateness as submitted as the
Jeld-Wen 4500 series does not have historic dimensions that match close enough to the sizes of
rub' the original windows' top, bottom and meeting rail and the stiles.
Design Review Subcommittee—October 22, 2019
Page 4 of 9
Staff would recommend approval of the replacement of two windows at the south elevation,
3rd floor kitchen despite no cost estimate for repair due to the two windows not being original
to the building, if the following conditions are met:
1. The applicant must submit detailed window design specifications (i.e. window
dimensions/cut sheet) for staff review and approval prior to being issued a COA permit.
2. The replacement windows are insert windows (sash replacement kits).
3. The replacement windows must fit the window opening and match the existing
windows' profile, design and dimensions.
4. The windows must be wood or aluminum-clad wood.
5. The replacement window glass must not contain any tint.
6. The historic brickmold shall remain or if beyond repair shall be recreated to match the
existing in kind and be of rot resistant wood. All other wood elements such as the jamb,
parting stop and sill shall be repaired or if beyond repair shall match the existing in
kind.
7. All new wood elements to be prepped, primed and painted.
The appellant provides the kitchen window sashes to an architectural salvage entity.
*****
Jose Sifuentes (owner) was present for tonight's COA discussion:
Window replacement should not match the same design (2 or 2) being removed, as they are not
appropriate for the era of construction. Window needs to match the remainder of the building
windows as a 1 over 1 design. One set of original windows seen in photos on the structure are
also 1 over 1 design.
Motion made by Committee Member Roxworthy to approve with staff recommendations and
the following requirements: Window replacement shall be 1 over 1. Window spec sheet to be
presented to staff for approval prior to any purchase of windows; to ensure the proposed
window meets all historic requirements/specifications.
The motion was seconded by Committee Member Ristow.
The motion passed unanimously.
141 N Porter St— Reconstruction of rear steps
The applicant has submitted a Certificate of Appropriateness (COA) as a corrective action for
reconstruction his rear stairs without a COA or building permit.
The applicant is now proposing to remove rear stairs and replace with new landing and stairs to
match the submitted sketch that was provided by staff.
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
E dwellings should not be enclosed with wood or glass for additional living space.The screening
Design Review Subcommittee—October 22, 2019
Page 5 of 9
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
is maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
the house. If desired, these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
Guidelines
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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
and railings should be appropriate for the dwelling's architectural style and period; handrail
Design Review Subcommittee—October 22, 2019
Page 6 of 9
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height: Traditionally, the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches. This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches, with an
exception for historic properties if the lower height of the porch railing is judged by the building
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code— "Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
Guidelines
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
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
Guidelines
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.
Design Review Subcommittee—October 22, 2019
Page 7 of 9
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 application as submitted with the following
recommendations:
1. The handrail shall have a 2x6 ripped down to 4" —5" width, beveled, minimum 10
degrees, 3/" cove or%" coved subrail, 2x2 (1"A" x 1 %2" actual) square balusters with
sharp edges, with a maximum of 2" spacing. That the bottom rail is a 2x6 ripped down
to 4"—5" width with chamfered edges, installed 3" 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 %". Installation of a 3/" PVC cove or treated
wood cove to be installed under stair tread overhang around all 3 sides and coped at the
ends. Pressure treated wood or composite material is acceptable for the treads. Rot
resistant wood shall be used for the remaining stair construction.
3. The porch decking shall be 1x4 tongue and groove decking installed perpendicular to the
home and extend past the top rimboard 1 %".
4. The clear landing width shall be 3'-0", not including the 6x6 newel posts.
5. The skirting shall consist of 1x8 cornerboards, 1x4 vertical frame board against the
porch, 1x8 top rimboard and a 1x4 bottom rimboard all to be flush with the stair
stringer. The skirting boards shall match the design that is found at the front porch,
straight lattice.
6. That the newel posts shall be 6" in diameter (rot resistant wood or smooth fiberglass),
with a 6%2" diameter, 2x post cap with routered edge and capped with a 5" diameter
ball cap. The newel post base shall have a 6%2" diameter, 2x routered edge with a
square base. See sketch for more specifications.
7. All other details shall match the submitted sketch.
8. All materials shall be of rot resistant wood.
All new porch elements to be primed and painted.
Juan Morales (owner) and Sophia Calderon (sister in law) were present for tonight's COA
discussion:
Staircase removed was wood. A neighbor was trying to assist with the simple repair and as they
got working on the project more rot was found and removed.
Commissioners stated the rim board should sit proud of the skirting. The 1x4 bottom rim board
should go clear across the lower skirting. By placing the 1x8 column/post covers should be
installed between the top rim board to the bottom rim board, to prevent moisture wicking into
the boards.
Design Review Subcommittee—October 22, 2019
Page 8 of 9
Since the work is being done on a rear porch, the treads could be either 2x6 or 5/4x6 boards
spaced to allow drainage between the boards. Edges should still be bull nosed.
Motion made by Committee Member Savel to approve with staff recommendations and the
following requirements: 1) rim boards to sit proud of the skirting, 2) 1x4 lower rim board to
expand width of deck and treads, with the 1x8 column covers ending at the 1x4 lower rim
board, and 3) treads to be bull nosed, either 2x6 or 5/4x6 boards installed with spacing to allow
drainage between the boards (owner's choice).
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
570 E Chicago St—Installation of skylight (rear)
The applicant has submitted an application for a Certificate of Appropriateness to install one (1)
non-opening, flush mounted skylight,to allow light into attic space.
The skylight will not be visible from the street. The rough opening size for skylight size is 21" x
45 3/".
To note, historically this home had a skylight installed for William Gabriel, who was the Head of
r the Drafting and Design Department at the Elgin National Watch Factory.The skylight was
located in his office, now the master bathroom, facing east to allow for better lighting while
working.
Elgin Design Guideline Manual Specifications:
Roof Skylights, Vents and Dormers
Skylights
A. Should be preserved, if original to the house
B. Should be flat or flush with the roofline, not convex or "bubble" designs
C. Should have ridge treatment in ridge roll and balls on end on cedar roofs
D. Should not be added where they would be visible from the street. Skylights should be
placed at rear roof lines or behind gables and dormers
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted and with the
following conditions:
Skylight specifications shall be submitted to staff for review to ensure skylight is flush mounted.
Natalie & Kevin Kearney (owner) was present for tonight's COA discussion:
Owners learned about the prior skylight (no longer on the structure) during the1999 "historic
house walk tour". The proposed skylight will still be on the east roof elevation, however it is
r being request one peak south. The window is low in profile providing more light within the
home. They confirmed this skylight will be a stationary/not opening unit.
Design Review Subcommittee—October 22, 2019
Page 9 of 9
(1164 Motion made by Committee Member Ristow to approve with staff recommendations (which
includes prior review and approval of window spec, prior to owner's purchase of window).
The motion was seconded by Committee Member Roxworthy.
The motion passed 5-0-1 (Abstain: Savel).
ADDITIONAL COMMISSIONER COMMENTS:
• Commissioner Savel brought a piece of fiber cement for discussion. The board has been
subjected to moisture conditions for the past several years; and now exhibits
delamination.
ADDITIONAL STAFF COMMENTS:
• Tuesday, December 3rd- December Plaque Award ceremony to be held at the historic
museum. Social between 6-7pm, awards begin at 7pm.
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Roxworthy.
The motion was seconded by Committee Member Savel.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 6:29 p.m.
Respectfully submitted,
Cindy A. Walden Approved:
Design Review Subcommittee Secretary 11/12/19
E
Elgin Heritage Commission
Design Review Subcommittee
Tuesday, November 12, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
October 22, 2019
D. Recognize Persons Present
E. Old Business
F. New Business
1. 56 N Channing Street—Maintain K-style gutters
2. 437 North Street—Installation of 2 egress windows
G. Other
H. Tabled Items
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616}
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
Design Review Subcommittee
of the Elgin Heritage Commission
November 12, 2019
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 (6:06), Dennis Roxworthy, Scott Savel, and John
Wiedmeyer
MEMBERS ABSENT:
None
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 October 22, 2019, as
r'' amended: 1) page 7 "removed"; and page 8 "Kevin Kearney".
The motion was seconded by Committee Member Savel.
The motion passed 5-0.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
56 N Channing St—Maintain K-style gutters
437 North St— Installation of 2 egress windows
ITEMS TABLED:
None
r
Design Review Subcommittee—November 12, 2019
Page 2 of 5
NEW BUSINESS
56 N Channing St—Maintain K-style gutters
The COA application has been filed as a corrective action to the following violations:
1. Installation of k-style gutters without a COA approval.
The applicant received a building permit on October 7, 2019 for a tear-off and re-roof of which
was noted on the permit:
"If gutters are proposed to be installed, they shall be half-rounds, colored to match fascia, no
more than 6 inches in diameter and the hangers are to be installed under shingles."
When staff went to inspect the work on October 18, 2019, staff found that k-style gutters were
installed without approval.
The applicant is seeking to maintain the k-style gutters that were installed.
Elgin Design Guideline Manual Specifications:
Gutters and Downspouts
A. Should be repaired rather than replaced, if possible.
B. Should be located away from significant architectural features on the front of the
building.
C. Should provide proper drainage through use of downspouts and splash blocks to
avoid water damage to the building. Round downspouts are more appropriate
than rectangular forms; however, rectangular forms are also acceptable.
D. Should be designed to channel the water as far away from the dwelling as
possible. Downspouts should extend at least 4 to 6 feet, or utilize a splash block.
E. Should be half-round rather than k-style or ogee, is of hang-on type. Ogee is
permissible if fascia is vertical.
F. Should have straps nailed under, not on top, of roofing material. Metal flashing
should also be properly installed so as not to conceal any crown molding in the
roof eaves.
G. Should not result in the removal of existing eave features.
H. Should be sized proportionate to the building. Gutters and downspouts should not
exceed 6".
Staff Recommendation
Staff does not recommend approval of the application as submitted, as the proposed design (k-
style) does not meet the requirements of the Elgin Design Guideline Manual for Landmarks and
Historic Districts.
However, if the Design Review Subcommittee finds it unreasonable for the full removal of the
k-style gutters, then staff would recommend the following:
Design Review Subcommittee—November 12, 2019
Page 3 of 5
1. Remove k-style gutter at front porch and replace with a half-round gutter—metal
(maximum of 6" in diameter);
2. All gutters and downspouts to be painted to match the color trim behind them to blend
in.
3. All hangers to be installed under roof shingles.
Felipe Loe (owner) and his daughter Rosa Martinez (translator)were present for tonight's COA
discussion:
The gutters that were on the house were K-style. Owner replaced also of those gutters and
added gutters around the tower too. Water runoff straight down the side of the house from
the tower roof was causing driveway deterioration and basement water issues.
Building code will require gutter over an entrance to the porch.
Commissioners noted there is aluminum siding covering the crown molding along the porch
line. They further explained that once an incorrect element is removed (K-style gutters), the
replacements must conform to the design guidelines. Half round gutters must be installed on
the porch and must be strapped to the roof under shingles.
Appropriate 1/2 round gutters can be made of copper, aluminum or galvanized material.
Downspouts must be round in design. Commission requested staff to complete an onsite visit
to review placement of gutters and downspouts.
Motion made by Committee Member Savel to approve with staff recommendations and the
following requirements: 1) replace the current placement of porch gutters with % round
gutters and 2) staff to determine the number of downspouts, placement of downspouts which
must also be round.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
437 North St—Installation of 2 egress windows
The applicant has submitted an application for a Certificate of Appropriateness to install two
egress windows, both located on the east elevation of the home.
The proposed location of the egress windows will be hidden behind an existing privacy fence.
However, the homeowner will be installing planting/shrubbery to further hide the window
wells/egress windows if in the future the fence is removed.
The window wells are proposed to be white washed galvanized steel that is not exposed more
than 2 inches above grade with a custom flat lid.
Design Review Subcommittee—November 12, 2019
Page 4 of 5
The proposed egress windows will be Jeld-Wen Aluminum-Clad Casement windows with a
feaux, simulated divided lite —meeting rail at the center.
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.
C D. Which are original of steel or aluminum should be repaired with materials to match
the original. If repair is not feasible, replacement should be with new windows to
match the original as closely as possible in materials and dimensions. Aluminum
extruded windows are an acceptable replacement substitute for original steel sash
windows, as long as their size, shape and profile match the original 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 with the following specifications:
1. The windows are of wood or aluminum clad wood and shall be insert windows.
2. The casement windows shall have a faux meeting rail —simulated divided lite grille that
is permanently attached to both the interior and exterior of glass at the center of the
window.
C 3. The brick mold around the masonry opening shall be no less than 2 inches wide.
4. The window well does not extend past the ground more than 2 inches.
Design Review Subcommittee—November 12, 2019
Page 5 of 5
5. The window well cover is translucent and installed flat.
6. Year round shrubs are planted around both window wells.
Carrie Wolf(representative for the owner/project manager for the construction company)
was present for tonight's COA discussion:
There is only one existing basement window on the elevation currently. Two windows are
being proposed. To following the line of the existing window opening, the casement window
will need to swing in.
Motion made by Committee Member Roxworthy to approve with staff recommendations and
the following requirements: 1) Window to swing in, if design detail meet guideline
requirements, 2) final window details submitted to staff for final review and approval prior to
installation, and 3) PVC flat brick molding to be installed.
The motion was seconded by Committee Member Ristow.
The motion passed unanimously.
ADDITIONAL STAFF COMMENTS:
December Plaque Awards— 1) ten plaques to be presented, 2) request for appetizers to be
brought by commissioners
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Savel.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 6:47 p.m.
Respectfully submitted,
Cindy A. Walden Approved: 11/26/2019
Design Review Subcommittee Secretary
Elgin Heritage Commission
Design Review Subcommittee
Tuesday, November 26, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
November 12, 2019
D. Recognize Persons Present
E. Old Business
F. New Business
1. 378 Division Street— Replacement of front doors
2. 360 Richert Court— Reconstruction of front stoop
3. 148 Hill Avenue- Replacement of 18 windows
G. Other
H. Tabled Items
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-56161
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
r
Design Review Subcommittee
of the Elgin Heritage Commission
November 26, 2019
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, Dennis Roxworthy, Scott Savel, and John Wiedmeyer
MEMBERS ABSENT:
Bill Ristow,John Roberson
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation
APPROVAL OF MINUTES:
Motion made by Committee Member Roxworthy to approve the minutes of November 12,
2019, as submitted.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
378 Division St—Replacement of front doors
360 Richert Ct—Reconstruction of front stoop
148 Hill Ave- Replacement of 18 windows
ITEMS TABLED:
360 Richert Court, due to non-representation.
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Design Review Subcommittee—November 26, 2019
Page 2 of 10
NEW BUSINESS:
378 Division St—Replacement of front doors
The applicant has submitted a Certificate of Appropriateness(COA)to replace the front panel
doors with new full-glass doors with logo.
Originally this building was a single family residence built in 1867 for William Hubbard.The
building was purchased by Gail Borden Jr. in 1873 and by 1889, Borden's widow E. C. Borden
and stepson,Alfred B. Church lived there until 1890. In 1897, physician Henry Brooks lived
there.
In 1910, a permit was issued to the Christian Science Church for repairs and remodeling of
which they turned the Italianate residence into its current Greek Revival design.The Christian
Scientist Church occupied the building from 1919-1957. It was then later occupied by First
Christian Church from 1957-1967,then Calvary Baptist Church from 1967-1972. It was later
used as church office space and now home to the Kingdom Advancement Center.
The current front doors are not original nor is the trim around the doors.The historic trim can
be found around the fanlight/transom above the doors.The historic fanlight will remain as well
as the historic trim.The new trim around the proposed doors will match the historic trim in
width and design and the new doors will fit within the original opening.The existing opening
r" was made smaller by 2-3 inches.
In a 1981 photograph, the front doors appear to be full glass,though it is difficult to discern if
they were original. However, full glass doors would be appropriate for this style building and
historic use. In addition,the original front doors likely had some type of stained glass as is
found in almost every window throughout the exterior and therefore,the addition of the
current church's logos within the front doors would be in keeping with the overall design of the
building.
Elgin Design Guideline Manual Specifications:
DOORS AND DOOR FEATURES
A. should be replaced with new doors appropriate for the style and period of the
dwelling. Replacement doors should be similar in design to the original in style, glazing
(type of glass and area) and lights (pane configuration). Wood or solid core fiberglass is
acceptable materials for use in replacement doors.
B. should be constructed of solid wood panels, such as the four-panel Homestead or
Italianate design may be used on the front if appropriate to the style of the house.
C. should involve glazing in clear etched or beveled glass as appropriate to the style of
the house, if applicable.
D. should only involve artificial materials such as "lexan" or other acrylic based materials,
if applicable.
Design Review Subcommittee—November 26, 2019
Page 3of10
E. should not be removed or altered.The original size of the door opening should not be
enlarged, reduced, or shortened in height.
F. should not be replaced by doors with new designs, especially those at the front
entrance or at side entrances which are readily visible from the street.
G. should not be added at locations where they did not originally exist. If needed to meet
safety codes or to enhance the use of a property, doors should be added at the rear or
sides of dwellings where they would not be readily visible.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted with the
following:
Signage within the doors shall meet Title 19:Chapter 19.50 Street Graphics of the Elgin
Municipal Code.
Rano Mariotti (Contractor)was present for tonight's COA discussion:
The Commission agreed that this would be an acceptable change as the existing doors and trim
are not original to the home.They did note that if there is to be some damage to the stucco
while removing the non-original trim, that the stucco is repaired to match the existing.
Motion made by Committee Member Savel to approve with staff recommendations and the
following requirements: 1) Stucco is repaired near trim, if damaged, to match the existing in
texture and thickness.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
360 Richert Ct—Reconstruction of front stoop
The applicant has submitted a Certificate of Appropriateness (COA) as a corrective action for
repairs to the front stoop stairs without a COA or building permit.
The applicant is now proposing to remove concrete/brick stairs and replace with new wood
stairs and landing to match the submitted sketch that was provided by staff.
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
dwellings should not be enclosed with wood or glass for additional living space.The screening
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
Design Review Subcommittee—November 26, 2019
Page 4 of 10
is maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
the house. If desired, these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
Guidelines
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.
elk 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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
Design Review Subcommittee—November 26, 2019
Page 5of10
rik and railings should be appropriate for the dwelling's architectural style and period; handrail
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height:Traditionally, the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches.This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches, with an
exception for historic properties if the lower height of the porch railing is judged by the building
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code—"Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
r Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
Guidelines
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
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
Guidelines
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Design Review Subcommittee—November 26, 2019
Page 6 of 10
elk 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 application as submitted with the following
recommendations:
1. The handrail shall have a 2x6 ripped down to 4"—5" width, beveled, minimum 10
degrees, %" cove or%" coved subrail, 2x2 (1%2" x 1'A" actual) square balusters with
sharp edges, with a maximum of 2" spacing.That the bottom rail is a 2x6 ripped down
to 4"—5" width with chamfered edges, installed 3" 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%". Installation of a 3/" PVC cove or treated
wood cove to be installed under stair tread overhang around all 3 sides and coped at the
ends. Pressure treated wood or composite material is acceptable for the treads. Rot
rk resistant wood shall be used for the remaining stair construction.
3. The porch decking shall be 1x4 tongue and groove decking installed perpendicular to the
home and extend past the top rimboard 1 %".
4. The clear landing width shall be 3'-0", not including the 6x6 newel posts.
5. The skirting shall consist of 1x8 cornerboards, 1x4 vertical frame board against the
porch, 1x8 top rimboard and a 1x4 bottom rimboard all to be flush with the stair
stringer.The skirting boards shall match the design that is found at the front porch,
straight lattice.
6. That the newel posts shall be 6x6 (or a 4x4 wrapped with lx) with post cap and base
wrap. See sketch for more specifications.
7. All other details shall match the submitted sketch.
8. All materials shall be of rot resistant wood.
All new porch elements to be primed and painted.
No representation
Motion made by Committee Member Hunter to table the COA request until the December 10,
2019, DRSC meeting.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
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Design Review Subcommittee—November 26, 2019
Page 7 of 10
t 148 Hill Ave- Replacement of 18 windows
The applicant has submitted a Certificate of Appropriateness (COA) to replace eighteen (18)
wood windows with aluminum-clad wood insert double-hung windows (Casco).
On September 6, 2019, Staff conducted a site visit and confirmed that the windows are in
repairable and good condition with some windows missing ropes, painted shut or need
replacement glass.At that time,the property owner expressed a preference for replacing the
windows.
Staff noted at that time that if they match the existing windows in kind (material —wood, size,
profile, dimensions of top-bottom-meeting rails and stiles)then this can be an over counter
approval. However, if they were to propose windows that did not match the existing windows
in kind (material change to aluminum-clad wood), then they would need to submit a cost
estimate for the repair of the windows and a cost estimate for the replacement windows plus
installation.
On November 8th the applicant submitted the cost estimate for the repair and on November
20th, they submitted the cost estimate for replacement and installation. It was found that the
cost estimate for repair was lower than replacement.
As noted in the Historic District Guidelines: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.
To note:The basement windows and the rear exterior door were replaced without the
applicant first obtaining a COA or building permit.This will be reviewed at a later Design Review
Subcommittee meeting.
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. Repair is preferable to replacement, but if replaced the recommended replacement
should be in-kind to match the original window profile in material and design.
D. The replacement of a building's original wood or steel windows will be deemed
acceptable if the replacement in-kind is as close of a match as possible to the original
window's material, profile, and configuration. "Replacement-in-kind" windows are
windows that closely match the original window material and form (style, dimension,
texture, and detailing).
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Design Review Subcommittee—November 26, 2019
Page 8 of 10
Wood replacement windows for original or non-original windows will also be considered
provided that the proposed window profile will continue to complement the historic
character of the building and district.
Replacement windows will be considered upon consideration of a submitted photo of
the existing window or a drawing which identifies the dimensions of the existing sash
and as applicable, muntins, mullions,transoms, and any other window details is
submitted. A manufacturer's specification or standard cut sheet with the replacement
window details will also be required prior to window replacement approval.
The replacement of just the sash with new sash installed to fit the existing frame rather
than the replacement of an entire window is recommended and preferred. Window
openings may not be modified to accommodate a replacement window.
E. 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.
F. Which are original of steel or aluminum should be repaired with materials to match the
original. If repair is not feasible, replacement should be with new windows to match the
original as closely as possible in materials and dimensions.Aluminum extruded windows
are an acceptable replacement substitute for original steel sash windows, as long as
their size, shape and profile match the original windows.
G. Vinyl extruded windows are not permitted for use on structures that are determined to
be significant or contributing to the overall character of the historic district or landmark.
On structures determined to be non-contributing by virtue of vintage or date of
construction outside of the period of significance of the historic district in which they
are located,the installation of replacement windows will be allowed provided that:
a. The replacement windows are of a material appropriate to the time period or
architectural style of the building, and
b. The replacement windows are built to match the size of the opening, the original
window configuration, and to the greatest extent possible, the profile and detail
appropriate to the style of the building.
H. 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. Muntins that
are permanently affixed to the exterior of the window glass may also be permitted.
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Design Review Subcommittee—November 26, 2019
Page 9 of 10
rI. Screens and/or storms should be wood or baked-on or anodized aluminum and fit
within the window frames.
J. That are approved for replacement may be fitted with new double-paned Low-E glass
that will improve the energy conservation on the interior. Only low-e glass that does not
contain a tint should be used.
Staff Recommendation:
Staff does not recommend approval of the Certificate of Appropriateness as submitted as the
cost estimate for the repair of the existing wood windows is less than replacement to
aluminum-clad wood windows plus installation.
*****
Andrew and Britta Cuming(owners) were present for tonight's COA discussion:
The Commission noted that the guidelines for replacement windows are very clear on when
replacement can be done over repair and noted to the applicant that due to the repair cost
estimate of the windows being less than replacement that they are not able to approve this
request.
The owner stated that they are concerned about the repair and maintenance costs that will
accrue over time with the original windows and that this building is a two-unit with tenants
who may end up breaking the glass.The Commissioners stated that they cannot look at long
r'' term maintenance but can only look at what is presented to them at this time.
The owner was also concerned about energy efficiency and that the lead time for a contractor
to repair the windows is too long for them to wait.The Commissioners noted that if the
windows are stripped of paint, repainted, new ropes and weather-stripping along with
installation of a storm window that original windows can be just as or more so efficient than a
new double-pane window.The Commissioners also noted that there are some contractors that
do have long lead times but there are others who are just as qualified that may be able to get to
the restoration of the windows sooner.
The Commissioners also stated that if the owner were to propose to repair the existing
windows or replace the existing windows in kind, same material, size, dimensions of the stiles,
top, bottom and meeting rails of the existing windows then this can be done administratively
and the applicant would not need Design Review approval.
Motion made by Committee Member Savel to approve as submitted.
The motion was seconded by Committee Member Hunter.
The motion failed 0-3-1 (Wiedmeyer abstained).
ADDITIONAL STAFF COMMENTS:
Staff reminded the Commissioners of the upcoming December Plaque Awards to be held on
December 3rd at 6:00PM at the Elgin History Museum.
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Design Review Subcommittee—November 26, 2019
Page 10 of 10
r
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Savel.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 6:43 p.m.
Respectfully submitted,
0/14'.14.541 611117)
Christen Sundquist Approved:
Historic Preservation Planner December 10, 2019
r
r
Elgin Heritage Commission
Design Review Subcommittee
Tuesday, December 10, 2019
t 6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
November 26, 2019
D. Recognize Persons Present
E. Old Business
1. 360 Richert Court— Reconstruction of front stoop
F. New Business
1. 273 S. Channing Street— Replace existing enclosed front porch windows
G. Other
H. Tabled Items
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616}
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
r
Design Review Subcommittee
of the Elgin Heritage Commission
December 10, 2019
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, 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 November 26, 2019, as
submitted.
The motion was seconded by Committee Member Roberson.
The motion passed 3-0-2 (abstain: Ristow, Roberson).
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
360 Richert Ct—Front stoop and handrail
New Business
273 S Channing St- Replace existing enclosed front porch windows
ITEMS TABLED:
None.
Design Review Subcommittee—December 10, 2019
Page 2 of 8
OLD BUSINESS:
Motion made by Committee Member Savel to un-table items El for discussion (representatives
for the properties in attendance for tonight's meeting).
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
This item was tabled at the November 26, 2019 meeting due to non-owner representation.
The applicant has submitted a Certificate of Appropriateness (COA) as a corrective action for
repairs to the front stoop stairs without a COA or building permit.The applicant is now
proposing to remove concrete/brick stairs and replace with new wood stairs and landing to
match the submitted sketch that was provided by staff.
360 Richert Ct—Front stoop and handrails
The applicant has submitted a Certificate of Appropriateness (COA) as a corrective action for
repairs to the front stoop stairs without a COA or building permit.The applicant is now
proposing to remove concrete/brick stairs and replace with new wood stairs and landing to
match the submitted sketch that was provided by staff.
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
dwellings should not be enclosed with wood or glass for additional living space.The screening
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
is maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
the house. If desired, these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass,wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
r
Design Review Subcommittee—December 10, 2019
Page 3 of 8
rGuidelines
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.
r 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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
and railings should be appropriate for the dwelling's architectural style and period; handrail
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height:Traditionally, the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches.This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches, with an
exception for historic properties if the lower height of the porch railing is judged by the building
r
Design Review Subcommittee—December 10, 2019
Page 4 of 8
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code—"Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
Guidelines
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
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
Guidelines
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 application as submitted with the following
recommendations:
1. The handrail shall have a 2x6 ripped down to 4"—5" width, beveled, minimum 10
degrees, 3/" cove or%" coved subrail, 2x2 (11/2" x 11/2" actual) square balusters with
Design Review Subcommittee—December 10, 2019
Page 5 of 8
sharp edges, with a maximum of 2" spacing.That the bottom rail is a 2x6 ripped down
to 4"—5" width with chamfered edges, installed 3" 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%". Installation of a 3/" PVC cove or treated
wood cove to be installed under stair tread overhang around all 3 sides and coped at the
ends. Pressure treated wood or composite material is acceptable for the treads. Rot
resistant wood shall be used for the remaining stair construction.
3. The porch decking shall be 1x4 tongue and groove decking installed perpendicular to the
home and extend past the top rimboard 11/4".
4. The clear landing width shall be 3'-0", not including the 6x6 newel posts.
5. The skirting shall consist of 1x8 cornerboards, 1x4 vertical frame board against the
porch, 1x8 top rimboard and a 1x4 bottom rimboard all to be flush with the stair
stringer.The skirting boards shall match the design that is found at the front porch,
straight lattice.
6. That the newel posts shall be 6x6 (or a 4x4 wrapped with lx)with post cap and base
wrap. See sketch for more specifications.
7. All other details shall match the submitted sketch.
8. All materials shall be of rot resistant wood.
All new porch elements to be primed and painted.
Ben Itmis(owner) & Rod lrigoyen (friend/translator) was present for tonight's COA discussion:
Brick will need to be removed from the original concrete. A wood porch could potentially be
constructed over the original concrete. Proper door sill/plate will be needed.
When Pressure treated needs to suitable for ground contact.
Concrete base is not sound and may require removal by the building code. Mechanical
components may have failed.
Motion made by Committee Member Savel to approve with staff recommendations and the
following requirements: 1) staff to complete site visit to assess the concrete once the bricks are
removed.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
NEW BUSINESS:
273 S Channing St—Replace existing enclosed front porch windows
The applicant has submitted a Certificate of Appropriateness (COA) to replace eight (8)
aluminum windows at the enclosed front porch with aluminum-clad wood insert double-hung
windows (Marvin Ultimate).
r
Design Review Subcommittee—December 10, 2019
Page 6 of 8
r
On September 6, 2019, Staff conducted a site visit and found that the existing windows were
aluminum and not original to the home.The porch was likely enclosed at the same time as the
aluminum siding was installed, sometime in the 1960s.
The original columns and brackets still remain,though behind the porch cladding.The
replacement windows will be inserted within the existing openings and the brackets and
columns will stay intact.
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. Repair is preferable to replacement, but if replaced the recommended replacement
should be in-kind to match the original window profile in material and design.
D. The replacement of a building's original wood or steel windows will be deemed
acceptable if the replacement in-kind is as close of a match as possible to the original
window's material, profile, and configuration. "Replacement-in-kind" windows are
windows that closely match the original window material and form (style, dimension,
texture, and detailing).
Wood replacement windows for original or non-original windows will also be considered
provided that the proposed window profile will continue to complement the historic
character of the building and district.
Replacement windows will be considered upon consideration of a submitted photo of
the existing window or a drawing which identifies the dimensions of the existing sash
and as applicable, muntins, mullions, transoms, and any other window details is
submitted. A manufacturer's specification or standard cut sheet with the replacement
window details will also be required prior to window replacement approval.
The replacement of just the sash with new sash installed to fit the existing frame rather
than the replacement of an entire window is recommended and preferred. Window
openings may not be modified to accommodate a replacement window.
E. 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
Design Review Subcommittee—December 10, 2019
Page7of8
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.
F. Which are original of steel or aluminum should be repaired with materials to match the
original. If repair is not feasible, replacement should be with new windows to match the
original as closely as possible in materials and dimensions.Aluminum extruded windows
are an acceptable replacement substitute for original steel sash windows, as long as
their size, shape and profile match the original windows.
G. Vinyl extruded windows are not permitted for use on structures that are determined to
be significant or contributing to the overall character of the historic district or landmark.
On structures determined to be non-contributing by virtue of vintage or date of
construction outside of the period of significance of the historic district in which they
are located,the installation of replacement windows will be allowed provided that:
a. The replacement windows are of a material appropriate to the time period or
architectural style of the building, and
b. The replacement windows are built to match the size of the opening, the original
window configuration, and to the greatest extent possible, the profile and detail
appropriate to the style of the building.
H. 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. Muntins that
are permanently affixed to the exterior of the window glass may also be permitted.
I. Screens and/or storms should be wood or baked-on or anodized aluminum and fit
within the window frames.
J. 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 with the following specifications:
1. The windows are to be aluminum-clad wood double-hungs and shall be insert windows;
2. The existing mullions that separate the existing windows shall remain;
3. The original columns and brackets shall remain and not be altered for the installation of
the windows;
4. All other specifications shall match the window manufacturer cut sheet.
Corina DeRueda (owner)was present for tonight's COA discussion:
Unique brackets inside the porch, which must remain. Blind stops will be needed.
Motion made by Committee Member Ristow to approve with staff recommendations and the
following requirements: 1) 1/2 x%or 3 x%trim to butt up to exterior"blind stop"; 2) staff to
Design Review Subcommittee—December 10, 2019
Page 8 of 8
rapprove final design of interior and exterior "stops", prior to installation.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
ADDITIONAL STAFF COMMENTS:
1-177 Lincoln Ave was approved by the Planning&Zoning Commission for the accessory
structure (shed) in the street yard. DRSC had approved the design, however P&Z needed to
approved the location on the zoning lot.
2—2020 Historic Grant funds has been approved by city council. The applications will be
available after the first week of 2020.
3—2020 Conversion Grants funds were also approved by city council.
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Save!.
The motion was seconded by Committee Member Ristow.
rThe motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 6:38 p.m.
Respectfully submitted,
&/e)al
Ci
Cindy A. Walden Approved:
Design Review Subcommittee Secretary 01/14/2020
r
rDesign Review Subcommittee
of the Elgin Heritage Commission
October 22, 2019
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, Scott Savel, and John
Wiedmeyer
MEMBERS ABSENT:
None
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation; and Cindy Walden, DRSC Secretary
APPROVAL OF MINUTES:
Motion made by Committee Member Roxworthy to approve the minutes of October 8, 2019, as
ramended: Page 8/9 option #3 preferred by commission.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
266 Douglas Ave—Window replacement (3rd floor south elevation)
141 N Porter St—Reconstruction of rear steps
570 E Chicago St— Installation of skylight (rear)
ITEMS TABLED:
None
r
Design Review Subcommittee—October 22, 2019
Page 2 of 9
NEW BUSINESS:
266 Douglas Ave—Window replacement (3rd floor south elevation)
The applicant has submitted a Certificate of Appropriateness (COA) to replace two windows
found at the third floor, south elevation. The windows are located in the kitchen and are 2 lite
over 2 lite with horizontal muntins.
Staff inspected the windows on Friday, October 11th and found that the window sashes were in
repairable condition, though the jambs, dividing stop were in poor condition.
However, despite the condition of the windows, the overall design (2 over 2 horizontal
muntins) does not match the windows found at the lower two floors, nor the other remaining
windows on the property, which are 1 over 1 lite windows. 2 over 2 horizontal muntin windows
were typical window designs installed during the 1950s.
In 2011, replacement windows were approved for three windows on the property with
Crestline aluminum-clad wood insert windows.
There was no submission of a cost estimate for repair of the 3rd floor kitchen windows nor a
cost estimate submitted for the replacement windows. However, on the Certificate of
Appropriateness application it noted a request to install Jeld-Wen 4500 series double-hung
rwindow.
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. Repair is preferable to replacement, but if replaced the recommended replacement
should be in-kind to match the original window profile in material and design.
D. The replacement of a building's original wood or steel windows will be deemed
acceptable if the replacement in-kind is as close of a match as possible to the original
window's material, profile, and configuration. "Replacement-in-kind" windows are
windows that closely match the original window material and form (style, dimension,
texture, and detailing).
Wood replacement windows for original or non-original windows will also be considered
provided that the proposed window profile will continue to complement the historic
character of the building and district.
Replacement windows will be considered upon consideration of a submitted photo of
the existing window or a drawing which identifies the dimensions of the existing sash
r and as applicable, muntins, mullions, transoms, and any other window details is
submitted. A manufacturer's specification or standard cut sheet with the replacement
window details will also be required prior to window replacement approval.
Design Review Subcommittee—October 22, 2019
Page 3 of 9
r
The replacement of just the sash with new sash installed to fit the existing frame rather
than the replacement of an entire window is recommended and preferred. Window
openings may not be modified to accommodate a replacement window.
E. 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.
F. Which are original of steel or aluminum should be repaired with materials to match the
original. If repair is not feasible, replacement should be with new windows to match the
original as closely as possible in materials and dimensions. Aluminum extruded windows
are an acceptable replacement substitute for original steel sash windows, as long as
their size, shape and profile match the original windows.
G. Vinyl extruded windows are not permitted for use on structures that are determined to
be significant or contributing to the overall character of the historic district or landmark.
On structures determined to be non-contributing by virtue of vintage or date of
construction outside of the period of significance of the historic district in which they
are located, the installation of replacement windows will be allowed provided that:
a. The replacement windows are of a material appropriate to the time period or
architectural style of the building, and
b. The replacement windows are built to match the size of the opening, the original
window configuration, and to the greatest extent possible, the profile and detail
appropriate to the style of the building.
H. 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. Muntins that
are permanently affixed to the exterior of the window glass may also be permitted.
Screens and/or storms should be wood or baked-on or anodized aluminum and fit
within the window frames.
J. That are approved for replacement may be fitted with new double-paned Low-E glass
that will improve the energy conservation on the interior. Only low-e glass that does not
contain a tint should be used.
Staff Recommendation:
Staff does not recommend approval of the Certificate of Appropriateness as submitted as the
Jeld-Wen 4500 series does not have historic dimensions that match close enough to the sizes of
the original windows' top, bottom and meeting rail and the stiles.
Design Review Subcommittee—October 22, 2019
Page 4 of 9
Staff would recommend approval of the replacement of two windows at the south elevation,
3rd floor kitchen despite no cost estimate for repair due to the two windows not being original
to the building, if the following conditions are met:
1. The applicant must submit detailed window design specifications (i.e. window
dimensions/cut sheet) for staff review and approval prior to being issued a COA permit.
2. The replacement windows are insert windows (sash replacement kits).
3. The replacement windows must fit the window opening and match the existing
windows' profile, design and dimensions.
4. The windows must be wood or aluminum-clad wood.
S. The replacement window glass must not contain any tint.
6. The historic brickmold shall remain or if beyond repair shall be recreated to match the
existing in kind and be of rot resistant wood. All other wood elements such as the jamb,
parting stop and sill shall be repaired or if beyond repair shall match the existing in
kind.
7. All new wood elements to be prepped, primed and painted.
The appellant provides the kitchen window sashes to an architectural salvage entity.
Jose Sifuentes (owner) was present for tonight's COA discussion:
Window replacement should not match the same design (2 or 2) being removed, as they are not
appropriate for the era of construction. Window needs to match the remainder of the building
r windows as a 1 over 1 design. One set of original windows seen in photos on the structure are
also 1 over 1 design.
Motion made by Committee Member Roxworthy to approve with staff recommendations and
the following requirements: Window replacement shall be 1 over 1. Window spec sheet to be
presented to staff for approval prior to any purchase of windows; to ensure the proposed
window meets all historic requirements/specifications.
The motion was seconded by Committee Member Ristow.
The motion passed unanimously.
141 N Porter St— Reconstruction of rear steps
The applicant has submitted a Certificate of Appropriateness (COA) as a corrective action for
reconstruction his rear stairs without a COA or building permit.
The applicant is now proposing to remove rear stairs and replace with new landing and stairs to
match the submitted sketch that was provided by staff.
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
dwellings should not be enclosed with wood or glass for additional living space. The screening
Design Review Subcommittee—October 22, 2019
Page 5 of 9
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
is maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 19305 which do not necessarily match the original style of
the house. If desired, these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
Guidelines
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
rplacement.
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.
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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
and railings should be appropriate for the dwelling's architectural style and period; handrail
Design Review Subcommittee—October 22, 2019
Page 6 of 9
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height:Traditionally, the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches. This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches, with an
exception for historic properties if the lower height of the porch railing is judged by the building
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code—"Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
r
Guidelines
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
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
Guidelines
A. should be retained in their original location and configuration, if original to the property.
rWood and concrete steps should be repaired with materials to match the original.
Design Review Subcommittee—October 22, 2019
Page 7 of 9
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 application as submitted with the following
recommendations:
1. The handrail shall have a 2x6 ripped down to 4"—5" width, beveled, minimum 10
degrees, 3/" cove or 3/" coved subrail, 2x2 (1 Y2" x 1 1/2" actual) square balusters with
sharp edges, with a maximum of 2" spacing.That the bottom rail is a 2x6 ripped down
to 4" —5" width with chamfered edges, installed 3" 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 11/4". Installation of a 3/" PVC cove or treated
wood cove to be installed under stair tread overhang around all 3 sides and coped at the
ends. Pressure treated wood or composite material is acceptable for the treads. Rot
resistant wood shall be used for the remaining stair construction.
3. The porch decking shall be 1x4 tongue and groove decking installed perpendicular to the
home and extend past the top rimboard 11/4".
4. The clear landing width shall be 3'-0", not including the 6x6 newel posts.
5. The skirting shall consist of 1x8 cornerboards, 1x4 vertical frame board against the
porch, 1x8 top rimboard and a 1x4 bottom rimboard all to be flush with the stair
stringer.The skirting boards shall match the design that is found at the front porch,
straight lattice.
6. That the newel posts shall be 6" in diameter (rot resistant wood or smooth fiberglass),
with a 6 %" diameter, 2x post cap with routered edge and capped with a 5" diameter
ball cap. The newel post base shall have a 6%2" diameter, 2x routered edge with a
square base. See sketch for more specifications.
7. All other details shall match the submitted sketch.
8. All materials shall be of rot resistant wood.
All new porch elements to be primed and painted.
Juan Morales (owner)and Sophia Calderon (sister in law) were present for tonight's COA
discussion:
Staircase removed was wood. A neighbor was trying to assist with the simple repair and as they
got working on the project more rot was found and removed.
Commissioners stated the rim board should sit proud of the skirting. The 1x4 bottom rim board
should go clear across the lower skirting. By placing the 1x8 column/post covers should be
installed between the top rim board to the bottom rim board, to prevent moisture wicking into
the boards.
Design Review Subcommittee—October 22, 2019
Page 8 of 9
Since the work is being done on a rear porch, the treads could be either 2x6 or 5/4x6 boards
spaced to allow drainage between the boards. Edges should still be bull nosed.
Motion made by Committee Member Savel to approve with staff recommendations and the
following requirements: 1) rim boards to sit proud of the skirting, 2) 1x4 lower rim board to
expand width of deck and treads, with the 1x8 column covers ending at the 1x4 lower rim
board, and 3) treads to be bull nosed, either 2x6 or 5/4x6 boards installed with spacing to allow
drainage between the boards (owner's choice).
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
570 E Chicago St—Installation of skylight (rear)
The applicant has submitted an application for a Certificate of Appropriateness to install one (1)
non-opening, flush mounted skylight, to allow light into attic space.
The skylight will not be visible from the street.The rough opening size for skylight size is 21" x
45 %".
To note, historically this home had a skylight installed for William Gabriel, who was the Head of
the Drafting and Design Department at the Elgin National Watch Factory. The skylight was
located in his office, now the master bathroom, facing east to allow for better lighting while
working.
Elgin Design Guideline Manual Specifications:
Roof Skylights, Vents and Dormers
Skylights
A. Should be preserved, if original to the house
B. Should be flat or flush with the roofline, not convex or "bubble" designs
C. Should have ridge treatment in ridge roll and balls on end on cedar roofs
D. Should not be added where they would be visible from the street. Skylights should be
placed at rear roof lines or behind gables and dormers
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted and with the
following conditions:
Skylight specifications shall be submitted to staff for review to ensure skylight is flush mounted.
Natalie & Kevin Kearney (owner)was present for tonight's COA discussion:
Owners learned about the prior skylight (no longer on the structure) during the1999 "historic
house walk tour". The proposed skylight will still be on the east roof elevation, however it is
being request one peak south. The window is low in profile providing more light within the
home. They confirmed this skylight will be a stationary/not opening unit.
Design Review Subcommittee—October 22, 2019
Page 9 of 9
Motion made by Committee Member Ristow to approve with staff recommendations (which
includes prior review and approval of window spec, prior to owner's purchase of window).
The motion was seconded by Committee Member Roxworthy.
The motion passed 5-0-1 (Abstain: Savel).
ADDITIONAL COMMISSIONER COMMENTS:
• Commissioner Savel brought a piece of fiber cement for discussion. The board has been
subjected to moisture conditions for the past several years; and now exhibits
delamination.
ADDITIONAL STAFF COMMENTS:
• Tuesday, December 3rd- December Plaque Award ceremony to be held at the historic
museum. Social between 6-7pm, awards begin at 7pm.
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Roxworthy.
The motion was seconded by Committee Member Savel.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 6:29 p.m.
Respectfully submitted,
Cindy A. Walden Approved:
Design Review Subcommittee Secretary 11/12/19
r
Elgin Heritage Commission
Design Review Subcommittee
Tuesday, November 12, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
October 22, 2019
D. Recognize Persons Present
E. Old Business
F. New Business
1. 56 N Channing Street— Maintain K-style gutters
2. 437 North Street— Installation of 2 egress windows
G. Other
H. Tabled Items
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616}
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
r
Design Review Subcommittee
of the Elgin Heritage Commission
November 12, 2019
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 (6:06), Dennis Roxworthy, Scott Savel, and John
Wiedmeyer
MEMBERS ABSENT:
None
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 October 22, 2019, as
elik amended: 1) page 7 "removed"; and page 8 "Kevin Kearney".
The motion was seconded by Committee Member Savel.
The motion passed 5-0.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
56 N Channing St— Maintain K-style gutters
437 North St—Installation of 2 egress windows
ITEMS TABLED:
None
r
Design Review Subcommittee—November 12, 2019
Page 2 of 5
NEW BUSINESS
56 N Channing St— Maintain K-style gutters
The COA application has been filed as a corrective action to the following violations:
1. Installation of k-style gutters without a COA approval.
The applicant received a building permit on October 7, 2019 for a tear-off and re-roof of which
was noted on the permit:
"if gutters are proposed to be installed, they shall be half-rounds, colored to match fascia, no
more than 6 inches in diameter and the hangers are to be installed under shingles."
When staff went to inspect the work on October 18, 2019, staff found that k-style gutters were
installed without approval.
The applicant is seeking to maintain the k-style gutters that were installed.
Elgin Design Guideline Manual Specifications:
Gutters and Downspouts
A. Should be repaired rather than replaced, if possible.
B. Should be located away from significant architectural features on the front of the
building.
C. Should provide proper drainage through use of downspouts and splash blocks to
avoid water damage to the building. Round downspouts are more appropriate
than rectangular forms; however, rectangular forms are also acceptable.
D. Should be designed to channel the water as far away from the dwelling as
possible. Downspouts should extend at least 4 to 6 feet, or utilize a splash block.
E. Should be half-round rather than k-style or ogee, is of hang-on type. Ogee is
permissible if fascia is vertical.
F. Should have straps nailed under, not on top, of roofing material. Metal flashing
should also be properly installed so as not to conceal any crown molding in the
roof eaves.
G. Should not result in the removal of existing eave features.
H. Should be sized proportionate to the building. Gutters and downspouts should not
exceed 6".
Staff Recommendation
Staff does not recommend approval of the application as submitted, as the proposed design (k-
style) does not meet the requirements of the Elgin Design Guideline Manual for Landmarks and
Historic Districts.
However, if the Design Review Subcommittee finds it unreasonable for the full removal of the
ribk k-style gutters, then staff would recommend the following:
Design Review Subcommittee—November 12, 2019
Page 3 of 5
1. Remove k-style gutter at front porch and replace with a half-round gutter—metal
(maximum of 6" in diameter);
2. All gutters and downspouts to be painted to match the color trim behind them to blend
in.
3. All hangers to be installed under roof shingles.
Felipe Loe (owner) and his daughter Rosa Martinez (translator) were present for tonight's COA
discussion:
The gutters that were on the house were K-style. Owner replaced also of those gutters and
added gutters around the tower too. Water runoff straight down the side of the house from
the tower roof was causing driveway deterioration and basement water issues.
Building code will require gutter over an entrance to the porch.
Commissioners noted there is aluminum siding covering the crown molding along the porch
line. They further explained that once an incorrect element is removed (K-style gutters), the
replacements must conform to the design guidelines. Half round gutters must be installed on
the porch and must be strapped to the roof under shingles.
Appropriate 1/2 round gutters can be made of copper, aluminum or galvanized material.
Downspouts must be round in design. Commission requested staff to complete an onsite visit
to review placement of gutters and downspouts.
Motion made by Committee Member Savel to approve with staff recommendations and the
following requirements: 1) replace the current placement of porch gutters with %z round
gutters and 2) staff to determine the number of downspouts, placement of downspouts which
must also be round.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
437 North St—Installation of 2 egress windows
The applicant has submitted an application for a Certificate of Appropriateness to install two
egress windows, both located on the east elevation of the home.
The proposed location of the egress windows will be hidden behind an existing privacy fence.
However, the homeowner will be installing planting/shrubbery to further hide the window
wells/egress windows if in the future the fence is removed.
The window wells are proposed to be white washed galvanized steel that is not exposed more
than 2 inches above grade with a custom flat lid.
r
Design Review Subcommittee—November 12, 2019
Page 4 of 5
The proposed egress windows will be Jeld-Wen Aluminum-Clad Casement windows with a
feaux, simulated divided lite—meeting rail at the center.
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.
D. Which are original of steel or aluminum should be repaired with materials to match
the original. If repair is not feasible, replacement should be with new windows to
match the original as closely as possible in materials and dimensions. Aluminum
extruded windows are an acceptable replacement substitute for original steel sash
windows, as long as their size, shape and profile match the original 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 with the following specifications:
1. The windows are of wood or aluminum clad wood and shall be insert windows.
2. The casement windows shall have a faux meeting rail —simulated divided lite grille that
is permanently attached to both the interior and exterior of glass at the center of the
window.
3. The brick mold around the masonry opening shall be no less than 2 inches wide.
4. The window well does not extend past the ground more than 2 inches.
Design Review Subcommittee—November 12, 2019
ebsPage 5 of 5
5. The window well cover is translucent and installed flat.
6. Year round shrubs are planted around both window wells.
*****
Carrie Wolf(representative for the owner/project manager for the construction company)
was present for tonight's COA discussion:
There is only one existing basement window on the elevation currently. Two windows are
being proposed. To following the line of the existing window opening, the casement window
will need to swing in.
Motion made by Committee Member Roxworthy to approve with staff recommendations and
the following requirements: 1) Window to swing in, if design detail meet guideline
requirements, 2) final window details submitted to staff for final review and approval prior to
installation, and 3) PVC flat brick molding to be installed.
The motion was seconded by Committee Member Ristow.
The motion passed unanimously.
ADDITIONAL STAFF COMMENTS:
December Plaque Awards— 1) ten plaques to be presented, 2) request for appetizers to be
rbrought by commissioners
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Savel.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 6:47 p.m.
Respectfully submitted,
Cindy A. Walden Approved: 11/26/2019
Design Review Subcommittee Secretary
r
Elgin Heritage Commission
Design Review Subcommittee
Tuesday, November 26, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
November 12, 2019
D. Recognize Persons Present
E. Old Business
F. New Business
1. 378 Division Street— Replacement of front doors
2. 360 Richert Court—Reconstruction of front stoop
3. 148 Hill Avenue- Replacement of 18 windows
G. Other
H. Tabled Items
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616)
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
r
Design Review Subcommittee
of the Elgin Heritage Commission
November 26, 2019
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, Dennis Roxworthy, Scott Savel, and John Wiedmeyer
MEMBERS ABSENT:
Bill Ristow,John Roberson
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation
APPROVAL OF MINUTES:
Motion made by Committee Member Roxworthy to approve the minutes of November 12,
2019, as submitted.
rThe motion was seconded by Committee Member Hunter.
The motion passed unanimously.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
378 Division St—Replacement of front doors
360 Richert Ct—Reconstruction of front stoop
148 Hill Ave- Replacement of 18 windows
ITEMS TABLED:
360 Richert Court, due to non-representation.
r
Design Review Subcommittee—November 26, 2019
Page 2 of 10
NEW BUSINESS:
378 Division St—Replacement of front doors
The applicant has submitted a Certificate of Appropriateness(COA)to replace the front panel
doors with new full-glass doors with logo.
Originally this building was a single family residence built in 1867 for William Hubbard.The
building was purchased by Gail Borden Jr. in 1873 and by 1889, Borden's widow E. C. Borden
and stepson,Alfred B. Church lived there until 1890. In 1897, physician Henry Brooks lived
there.
In 1910, a permit was issued to the Christian Science Church for repairs and remodeling of
which they turned the Italianate residence into its current Greek Revival design.The Christian
Scientist Church occupied the building from 1919-1957. It was then later occupied by First
Christian Church from 1957-1967, then Calvary Baptist Church from 1967-1972. It was later
used as church office space and now home to the Kingdom Advancement Center.
The current front doors are not original nor is the trim around the doors.The historic trim can
be found around the fanlight/transom above the doors.The historic fanlight will remain as well
as the historic trim.The new trim around the proposed doors will match the historic trim in
width and design and the new doors will fit within the original opening.The existing opening
was made smaller by 2-3 inches.
In a 1981 photograph,the front doors appear to be full glass,though it is difficult to discern if
they were original. However, full glass doors would be appropriate for this style building and
historic use. In addition,the original front doors likely had some type of stained glass as is
found in almost every window throughout the exterior and therefore, the addition of the
current church's logos within the front doors would be in keeping with the overall design of the
building.
Elgin Design Guideline Manual Specifications:
DOORS AND DOOR FEATURES
A. should be replaced with new doors appropriate for the style and period of the
dwelling. Replacement doors should be similar in design to the original in style, glazing
(type of glass and area) and lights (pane configuration). Wood or solid core fiberglass is
acceptable materials for use in replacement doors.
B. should be constructed of solid wood panels, such as the four-panel Homestead or
Italianate design may be used on the front if appropriate to the style of the house.
C. should involve glazing in clear etched or beveled glass as appropriate to the style of
the house, if applicable.
D. should only involve artificial materials such as "lexan" or other acrylic based materials,
if applicable.
Design Review Subcommittee—November 26, 2019
Page 3 of 10
E. should not be removed or altered.The original size of the door opening should not be
enlarged, reduced, or shortened in height.
F. should not be replaced by doors with new designs, especially those at the front
entrance or at side entrances which are readily visible from the street.
G. should not be added at locations where they did not originally exist. If needed to meet
safety codes or to enhance the use of a property, doors should be added at the rear or
sides of dwellings where they would not be readily visible.
Staff Recommendation:
Staff recommends approval of the Certificate of Appropriateness as submitted with the
following:
Signage within the doors shall meet Title 19:Chapter 19.50 Street Graphics of the Elgin
Municipal Code.
Rano Mariotti (Contractor)was present for tonight's COA discussion:
The Commission agreed that this would be an acceptable change as the existing doors and trim
are not original to the home. They did note that if there is to be some damage to the stucco
while removing the non-original trim,that the stucco is repaired to match the existing.
Motion made by Committee Member Savel to approve with staff recommendations and the
following requirements: 1) Stucco is repaired near trim, if damaged,to match the existing in
texture and thickness.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
360 Richert Ct—Reconstruction of front stoop
The applicant has submitted a Certificate of Appropriateness (COA) as a corrective action for
repairs to the front stoop stairs without a COA or building permit.
The applicant is now proposing to remove concrete/brick stairs and replace with new wood
stairs and landing to match the submitted sketch that was provided by staff.
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
dwellings should not be enclosed with wood or glass for additional living space.The screening
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
Design Review Subcommittee—November 26, 2019
Page 4 of 10
ris maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
the house. If desired, these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
Guidelines
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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
Design Review Subcommittee—November 26, 2019
Page 5 of 10
rk and railings should be appropriate for the dwelling's architectural style and period; handrail
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height:Traditionally,the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches.This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches, with an
exception for historic properties if the lower height of the porch railing is judged by the building
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code—"Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
r Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
Guidelines
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
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
Guidelines
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Design Review Subcommittee—November 26, 2019
Page 6 of 10
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 application as submitted with the following
recommendations:
1. The handrail shall have a 2x6 ripped down to 4"—5" width, beveled, minimum 10
degrees,3/" cove or%" coved subrail, 2x2 (1 1/2" x 1 1/2" actual) square balusters with
sharp edges,with a maximum of 2" spacing.That the bottom rail is a 2x6 ripped down
to 4"—5"width with chamfered edges, installed 3" 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%". Installation of a 3/" PVC cove or treated
wood cove to be installed under stair tread overhang around all 3 sides and coped at the
ends. Pressure treated wood or composite material is acceptable for the treads. Rot
resistant wood shall be used for the remaining stair construction.
3. The porch decking shall be 1x4 tongue and groove decking installed perpendicular to the
home and extend past the top rimboard 1%".
4. The clear landing width shall be 3'-0", not including the 6x6 newel posts.
5. The skirting shall consist of 1x8 cornerboards, 1x4 vertical frame board against the
porch, 1x8 top rimboard and a 1x4 bottom rimboard all to be flush with the stair
stringer.The skirting boards shall match the design that is found at the front porch,
straight lattice.
6. That the newel posts shall be 6x6 (or a 4x4 wrapped with lx)with post cap and base
wrap. See sketch for more specifications.
7. All other details shall match the submitted sketch.
8. All materials shall be of rot resistant wood.
All new porch elements to be primed and painted.
No representation
Motion made by Committee Member Hunter to table the COA request until the December 10,
2019, DRSC meeting.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
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Design Review Subcommittee—November 26, 2019
Page 7 of 10
148 Hill Ave- Replacement of 18 windows
The applicant has submitted a Certificate of Appropriateness (COA) to replace eighteen (18)
wood windows with aluminum-clad wood insert double-hung windows (Casco).
On September 6, 2019, Staff conducted a site visit and confirmed that the windows are in
repairable and good condition with some windows missing ropes, painted shut or need
replacement glass. At that time, the property owner expressed a preference for replacing the
windows.
Staff noted at that time that if they match the existing windows in kind (material —wood, size,
profile, dimensions of top-bottom-meeting rails and stiles)then this can be an over counter
approval. However, if they were to propose windows that did not match the existing windows
in kind (material change to aluminum-clad wood), then they would need to submit a cost
estimate for the repair of the windows and a cost estimate for the replacement windows plus
installation.
On November 8th the applicant submitted the cost estimate for the repair and on November
20th, they submitted the cost estimate for replacement and installation. It was found that the
cost estimate for repair was lower than replacement.
As noted in the Historic District Guidelines: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.
To note:The basement windows and the rear exterior door were replaced without the
applicant first obtaining a COA or building permit.This will be reviewed at a later Design Review
Subcommittee meeting.
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. Repair is preferable to replacement, but if replaced the recommended replacement
should be in-kind to match the original window profile in material and design.
D. The replacement of a building's original wood or steel windows will be deemed
acceptable if the replacement in-kind is as close of a match as possible to the original
window's material, profile, and configuration. "Replacement-in-kind" windows are
windows that closely match the original window material and form (style, dimension,
texture, and detailing).
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Design Review Subcommittee—November 26, 2019
Page 8 of 10
Wood replacement windows for original or non-original windows will also be considered
provided that the proposed window profile will continue to complement the historic
character of the building and district.
Replacement windows will be considered upon consideration of a submitted photo of
the existing window or a drawing which identifies the dimensions of the existing sash
and as applicable, muntins, mullions,transoms, and any other window details is
submitted. A manufacturer's specification or standard cut sheet with the replacement
window details will also be required prior to window replacement approval.
The replacement of just the sash with new sash installed to fit the existing frame rather
than the replacement of an entire window is recommended and preferred. Window
openings may not be modified to accommodate a replacement window.
E. 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.
F. Which are original of steel or aluminum should be repaired with materials to match the
original. If repair is not feasible, replacement should be with new windows to match the
original as closely as possible in materials and dimensions.Aluminum extruded windows
are an acceptable replacement substitute for original steel sash windows, as long as
their size, shape and profile match the original windows.
G. Vinyl extruded windows are not permitted for use on structures that are determined to
be significant or contributing to the overall character of the historic district or landmark.
On structures determined to be non-contributing by virtue of vintage or date of
construction outside of the period of significance of the historic district in which they
are located,the installation of replacement windows will be allowed provided that:
a. The replacement windows are of a material appropriate to the time period or
architectural style of the building, and
b. The replacement windows are built to match the size of the opening, the original
window configuration, and to the greatest extent possible, the profile and detail
appropriate to the style of the building.
H. 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. Muntins that
are permanently affixed to the exterior of the window glass may also be permitted.
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Design Review Subcommittee—November 26, 2019
Page 9 of 10
I. Screens and/or storms should be wood or baked-on or anodized aluminum and fit
within the window frames.
J. That are approved for replacement may be fitted with new double-paned Low-E glass
that will improve the energy conservation on the interior. Only low-e glass that does not
contain a tint should be used.
Staff Recommendation:
Staff does not recommend approval of the Certificate of Appropriateness as submitted as the
cost estimate for the repair of the existing wood windows is less than replacement to
aluminum-clad wood windows plus installation.
Andrew and Britta Cuming(owners) were present for tonight's COA discussion:
The Commission noted that the guidelines for replacement windows are very clear on when
replacement can be done over repair and noted to the applicant that due to the repair cost
estimate of the windows being less than replacement that they are not able to approve this
request.
The owner stated that they are concerned about the repair and maintenance costs that will
accrue over time with the original windows and that this building is a two-unit with tenants
who may end up breaking the glass.The Commissioners stated that they cannot look at long
term maintenance but can only look at what is presented to them at this time.
The owner was also concerned about energy efficiency and that the lead time for a contractor
to repair the windows is too long for them to wait.The Commissioners noted that if the
windows are stripped of paint, repainted, new ropes and weather-stripping along with
installation of a storm window that original windows can be just as or more so efficient than a
new double-pane window.The Commissioners also noted that there are some contractors that
do have long lead times but there are others who are just as qualified that may be able to get to
the restoration of the windows sooner.
The Commissioners also stated that if the owner were to propose to repair the existing
windows or replace the existing windows in kind, same material, size, dimensions of the stiles,
top, bottom and meeting rails of the existing windows then this can be done administratively
and the applicant would not need Design Review approval.
Motion made by Committee Member Savel to approve as submitted.
The motion was seconded by Committee Member Hunter.
The motion failed 0-3-1 (Wiedmeyer abstained).
ADDITIONAL STAFF COMMENTS:
Staff reminded the Commissioners of the upcoming December Plaque Awards to be held on
December 3rd at 6:00PM at the Elgin History Museum.
Design Review Subcommittee—November 26, 2019
Page 10 of 10
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CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Savel.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 6:43 p.m.
Respectfully submitted,
Christen Sundquist Approved:
Historic Preservation Planner December 10, 2019
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Elgin Heritage Commission
Design Review Subcommittee
[ Tuesday, December 10, 2019
6:00 p.m.
Elgin City Council Chambers
150 Dexter Court, Elgin, IL 60120
Agenda
A. Call Meeting to Order
B. Roll Call
C. Approval of Minutes
November 26, 2019
D. Recognize Persons Present
E. Old Business
1. 360 Richert Court— Reconstruction of front stoop
F. New Business
1. 273 S. Channing Street—Replace existing enclosed front porch windows
elk G. Other
H. Tabled Items
I. Staff Comments
J. Adjournment
THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990.
INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN
ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO
HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO
CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616}
PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.
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Design Review Subcommittee
of the Elgin Heritage Commission
December 10, 2019
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, 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 November 26, 2019, as
submitted.
The motion was seconded by Committee Member Roberson.
The motion passed 3-0-2 (abstain: Ristow, Roberson).
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
360 Richert Ct—Front stoop and handrail
New Business
273 S Channing St- Replace existing enclosed front porch windows
ITEMS TABLED:
None.
Design Review Subcommittee—December 10, 2019
Page 2 of 8
OLD BUSINESS:
Motion made by Committee Member Savel to un-table items El for discussion (representatives
for the properties in attendance for tonight's meeting).
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
This item was tabled at the November 26, 2019 meeting due to non-owner representation.
The applicant has submitted a Certificate of Appropriateness (COA) as a corrective action for
repairs to the front stoop stairs without a COA or building permit.The applicant is now
proposing to remove concrete/brick stairs and replace with new wood stairs and landing to
match the submitted sketch that was provided by staff.
360 Richert Ct—Front stoop and handrails
The applicant has submitted a Certificate of Appropriateness(COA) as a corrective action for
repairs to the front stoop stairs without a COA or building permit.The applicant is now
proposing to remove concrete/brick stairs and replace with new wood stairs and landing to
match the submitted sketch that was provided by staff.
Elgin Design Guideline Manual Specifications:
PORCHES
Porch design, materials, and placement are key defining characteristics of an historic dwelling.
Original porches should be maintained and repaired where needed. Porches on the fronts of
dwellings should not be enclosed with wood or glass for additional living space.The screening
of porches on the fronts of buildings is appropriate as long as the open appearance of the porch
is maintained. If replacement of porch features is required, use materials to closely match the
original. If the original porch is missing, a new porch should be constructed based upon
photographic or physical evidence. If such evidence does not exist, base the design upon
historic porches of similar dwellings from the same time period and architectural style. In some
cases turn of the century dwellings had their original porches removed and replaced with
"modern" porches in the 1920s and 1930s which do not necessarily match the original style of
the house. If desired,these porches may be replaced with porches in keeping with the original
design; however, some of these porches have acquired significance in their own right and can
be preserved.
Enclosing porches on the front of a house or where readily visible is not appropriate or
recommended. Front porches should not be enclosed with glass, wood siding, or other
materials. Porches on the rear or sides of dwellings may be enclosed when not readily visible
from the street and if the height and shape of the porch roof is maintained.
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Design Review Subcommittee—December 10, 2019
Page 3 of 8
Guidelines
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.
r 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
Original porch columns and railings should be retained and repaired with materials to match
the original. If the original porch columns and railings are missing, replacement porch columns
and railings should be appropriate for the dwelling's architectural style and period; handrail
height and style should be determined by photographs, paint outlines, paint shadows, or similar
homes in the area.
Porch columns often deteriorate first at the bottom next to the porch floor. If this is the case,
consider sawing off the deteriorated area and replacing this section rather than replacing the
entire column.
A note on porch railing height:Traditionally, the height of porch railing was based on the height
of window sills within the porch, and ranged anywhere from 24 to 30 inches.This was done to
provide a clear view from the inside of the house.
However, modern building codes require that railing heights be no less than 36 inches, with an
exception for historic properties if the lower height of the porch railing is judged by the building
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Design Review Subcommittee—December 10, 2019
Page 4 of 8
official to not constitute a distinct life safety hazard in accordance with the requirements of
Section 3406 of the 2000 International Building Code—"Historic Buildings."
Drawings should be provided that properly integrate the porch features with the design of the
house.
Railing height less than 36 inches high will need to be reviewed by the building official so as not
to constitute a life safety hazard.
Guidelines
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
Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front
porch. Since steps are readily exposed to the sun and rain they require continual maintenance
and repair. In many cases the original wood steps have been removed and replaced with steps
of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs
should also be repaired and retained.
Guidelines
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 application as submitted with the following
recommendations:
1. The handrail shall have a 2x6 ripped down to 4"—5" width, beveled, minimum 10
elk degrees, %" cove or%" coved subrail, 2x2 (1%2" x 1 %" actual) square balusters with
Design Review Subcommittee—December 10, 2019
Page 5 of 8
sharp edges, with a maximum of 2" spacing.That the bottom rail is a 2x6 ripped down
to 4"—5" width with chamfered edges, installed 3" 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''A". Installation of a %" PVC cove or treated
wood cove to be installed under stair tread overhang around all 3 sides and coped at the
ends. Pressure treated wood or composite material is acceptable for the treads. Rot
resistant wood shall be used for the remaining stair construction.
3. The porch decking shall be 1x4 tongue and groove decking installed perpendicular to the
home and extend past the top rimboard 1'".
4. The clear landing width shall be 3'-0", not including the 6x6 newel posts.
5. The skirting shall consist of 1x8 cornerboards, 1x4 vertical frame board against the
porch, 1x8 top rimboard and a 1x4 bottom rimboard all to be flush with the stair
stringer.The skirting boards shall match the design that is found at the front porch,
straight lattice.
6. That the newel posts shall be 6x6 (or a 4x4 wrapped with lx)with post cap and base
wrap. See sketch for more specifications.
7. All other details shall match the submitted sketch.
8. All materials shall be of rot resistant wood.
All new porch elements to be primed and painted.
Ben Itmis(owner)& Rod Irigoyen (friend/translator)was present for tonight's COA discussion:
elk Brick will need to be removed from the original concrete. A wood porch could potentially be
constructed over the original concrete. Proper door sill/plate will be needed.
When Pressure treated needs to suitable for ground contact.
Concrete base is not sound and may require removal by the building code. Mechanical
components may have failed.
Motion made by Committee Member Savel to approve with staff recommendations and the
following requirements: 1) staff to complete site visit to assess the concrete once the bricks are
removed.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
NEW BUSINESS:
273 S Channing St—Replace existing enclosed front porch windows
The applicant has submitted a Certificate of Appropriateness (COA) to replace eight (8)
aluminum windows at the enclosed front porch with aluminum-clad wood insert double-hung
windows (Marvin Ultimate).
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Design Review Subcommittee—December 10, 2019
Page 6 of 8
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On September 6, 2019, Staff conducted a site visit and found that the existing windows were
aluminum and not original to the home.The porch was likely enclosed at the same time as the
aluminum siding was installed, sometime in the 1960s.
The original columns and brackets still remain, though behind the porch cladding.The
replacement windows will be inserted within the existing openings and the brackets and
columns will stay intact.
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. Repair is preferable to replacement, but if replaced the recommended replacement
should be in-kind to match the original window profile in material and design.
D. The replacement of a building's original wood or steel windows will be deemed
acceptable if the replacement in-kind is as close of a match as possible to the original
window's material, profile, and configuration. "Replacement-in-kind" windows are
windows that closely match the original window material and form (style, dimension,
r' texture, and detailing).
Wood replacement windows for original or non-original windows will also be considered
provided that the proposed window profile will continue to complement the historic
character of the building and district.
Replacement windows will be considered upon consideration of a submitted photo of
the existing window or a drawing which identifies the dimensions of the existing sash
and as applicable, muntins, mullions,transoms, and any other window details is
submitted. A manufacturer's specification or standard cut sheet with the replacement
window details will also be required prior to window replacement approval.
The replacement of just the sash with new sash installed to fit the existing frame rather
than the replacement of an entire window is recommended and preferred. Window
openings may not be modified to accommodate a replacement window.
E. 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
Design Review Subcommittee—December 10, 2019
Page7of8
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.
F. Which are original of steel or aluminum should be repaired with materials to match the
original. If repair is not feasible, replacement should be with new windows to match the
original as closely as possible in materials and dimensions.Aluminum extruded windows
are an acceptable replacement substitute for original steel sash windows, as long as
their size, shape and profile match the original windows.
G. Vinyl extruded windows are not permitted for use on structures that are determined to
be significant or contributing to the overall character of the historic district or landmark.
On structures determined to be non-contributing by virtue of vintage or date of
construction outside of the period of significance of the historic district in which they
are located,the installation of replacement windows will be allowed provided that:
a. The replacement windows are of a material appropriate to the time period or
architectural style of the building, and
b. The replacement windows are built to match the size of the opening,the original
window configuration, and to the greatest extent possible,the profile and detail
appropriate to the style of the building.
H. 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. Muntins that
are permanently affixed to the exterior of the window glass may also be permitted.
Screens and/or storms should be wood or baked-on or anodized aluminum and fit
within the window frames.
J. 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 with the following specifications:
1. The windows are to be aluminum-clad wood double-hungs and shall be insert windows;
2. The existing mullions that separate the existing windows shall remain;
3. The original columns and brackets shall remain and not be altered for the installation of
the windows;
4. All other specifications shall match the window manufacturer cut sheet.
*****
Corina DeRueda (owner)was present for tonight's COA discussion:
Unique brackets inside the porch, which must remain. Blind stops will be needed.
Motion made by Committee Member Ristow to approve with staff recommendations and the
following requirements: 1) % x%or 3 x%trim to butt up to exterior"blind stop"; 2) staff to
Design Review Subcommittee—December 10, 2019
Page 8 of 8
approve final design of interior and exterior"stops", prior to installation.
The motion was seconded by Committee Member Roberson.
The motion passed unanimously.
ADDITIONAL STAFF COMMENTS:
1-177 Lincoln Ave was approved by the Planning &Zoning Commission for the accessory
structure (shed) in the street yard. DRSC had approved the design, however P&Z needed to
approved the location on the zoning lot.
2—2020 Historic Grant funds has been approved by city council. The applications will be
available after the first week of 2020.
3—2020 Conversion Grants funds were also approved by city council.
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Savel.
The motion was seconded by Committee Member Ristow.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 6:38 p.m.
Respectfully submitted,
Cindy A. Walden Approved:
Design Review Subcommittee Secretary 01/14/2020
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