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HomeMy WebLinkAbout92-0923 Facade ,F 1 qa- o9a3 F4 RESOLUTION AMENDING FACADE IMPROVEMENT PROGRAM WHEREAS, a resolution adopting a Facade Improvement Program dated March 27, 1991 for the improvement, renovation and restoration of buildings to the original architecture of the buildings was approved by the city council on March 27 , 1991; and WHEREAS, a resolution amending the Facade Improvement • Program was approved by the city council on April 22, 1992; and WHEREAS, if certain amendments were implemented, the Facade Improvement Program as previously adopted and amended, would be improved; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS, that it hereby amends the Facade Improvement Program dated March 27 , 1991 and amended by resolution on April 22, 1992 for the improvement, renovation and restoration of buildings to the original architecture of the buildings as follows : 1 . The Target Area of the program is amended to include the east side of State Street between Chicago Street and Highland • Avenue, and the block bordered by Kimball Street on the north, Douglas Avenue on the west, North Street on the south, and Spring Street on the east, as presented in amended Exhibit A. 2 . All projects involving the east side of State Street between Chicago Street and Highland Avenue require work to be done to both rear and front facades at the same time. s/ George VanDeVoorde George VanDeVoorde, Mayor Presented: September 23, 1992 Adopted: September 23, 1992 Omnibus Vote: Yeas 7 Nays 0 Recorded: Attest: s/ Dolonna Mecum Dolonna Mecum, City Clerk 7 fA AW i I 0 ....dont ag t vi `. KIMBALL 1 STREE z ' I. PU.LIc < W ,� OLD W PMRItINIi u) u) f w 9 ,(,, 4,0 "'�� 4. LOT W W W Q MAIN fl P� O .-- \\ GALL BORDEN a < v> PARK 04 9� C� %., •` LIBRARY �+ ` �� STREET f- ,,, ____ y\ s�\ \ • ,.�. NORTH rn` \• 9 f7- APPEL4 TE %PL.. rep/ .RTH .,:\ •O \\ % .p ,-• ` L '1- 1 COURT •! t AUDITOR J1► r ` ____7' ppEEXTER A --•-- r W yl• a. • 1\ ^-ryS� l^^�y1 r - I . P.L 1 rii W 9� • 1;liiP�A- - •� J PUBLIC �..\ \ us. Q+ %. PARKINS STREI '''''‘Ir4: DIVISION Er y \ POST LOT �� ; PL W \1 OffICE —_---- 'trip/ 1 L......5 W AVENUE . %.,‘ ' \.\-J4) ..---rwiir ' in • ,.._J ---- \ p , T H. . spyIllkgiggii'.T;,cQO%‘.., 1 EAST ' CHICAGO STREI D ac W ;r :S:C.: ��G �7� Z � �; 00l OISTMtItI4 `/ lAND 9�I V �'�y`t� OMINIITATION. NL .` �,•�- pG DU PAGE _ • t!1 N 1.AN \, 1_ O.4 E P.L. 1 ---� ,;?, �: CE a c� G L "' \ FULTON• \PACI S C-----1: WEST , \ El 11111111111" Ilk. PRAIRIE' :. , � \cp. ~ '441 L. ,..._._____.0.. • , ,c. Oyp \'. 0L g 11 �n i', 1.`4 "t1/4-.."- ,\si Agenda Item No. August 20, 1992 TO: Mayor and Members of the City Council FROM: Larry L. Rice, City Manager SUBJECT: Request to Expand Facade Program Target Area PURPOSE To present a request from a citizen to include an area in the Facade Improvement Program not presently in the target area. BACKGROUND • The City Manager's office has recently received a re- quest from John Haight to include as an eligible area under the Facade Improvement Program the block bordered by Kimball Street on the north, Douglas Street on the west, North Street on the south and Spring Street on the east. Mr. Haight owns properties on this block and wishes to make improvements to the building exteriors . He has discussed the proposed projects with City staff and understands the mission of the facade program. The improvements to the buildings proposed by Mr. Haight are in keeping with the goals of the program. FINANCIAL IMPACT None. RECOMMENDATION Staff requests Council direction as to whether to add the described area to the eligible program area under the Facade Impro ent Program. a4I - IIII" L.�.� . Ri — ity Manager • LLR:amp Attachment .. . 411 . John A. Haight . 844 Douglas Elgin, I1 . 60120 741-9772 Debra Ni er- City of Elgin 150 Dexter Ct. Elgin, I 1 . 601^••0-5555 • August 15, 1992 Dear Debra , I would like to make a formal request that the city block boarderd by Kimbal street on the north, Douglas street on the west, North street on the south, and Spring street on the east, be included in the City of Elgin Facades Program. It is my feeling that there are a number of buildings on the block that have substantial caracter and would add significantly to the city if they were restored. AL . Sincerely r / ,<7./ IIIJohn A. Haig El in • • Agenda Item No . June 19, 1992 TO: Mayor and Members of the City Council FROM: Larry L. Rice, City Manager SUBJECT: Conceptual Drawings for Facade Improvement Program PURPOSE To request City Council approval on a recommendation regarding production of conceptual drawings for target areas under the Facade Improvement Program. BACKGROUND At an earlier date, the City Council approved amendments to the Facade Improvement Program which included producing conceptual drawings for target areas . These areas are: Area I - South Spring Street, between East Chicago Street and Fulton (both sides) Area II - Ziegler Court on east side of street Area III - Fountain Square Plaza (entire) Area IV - Grove Avenue, east side between Highland Avenue and East Chicago Street Conceptual drawings of the building facades would be produced in order to provide a "vision" of the area. The drawings would, in effect, be the preliminary step in determing what the appropriate restoration or rehabilitation of the building would be. The drawings would be used ( 1) to market the program to potential program applicants and (2) as a preliminary drawing from which to proceed once property owner or business owner has entered the program. Proposals were solicited from local and area architectur- al firms to produce these drawings. Firms invited to respond • to the Request for Proposals were those having experience in historic preservation. These firms were asked to provide information on this preservation experience. The firms were given the option of submitting a proposal on any or all of Mayor and Members of the City Council June 19, 1992 Page 2 given the option of submitting a proposal on any or all of the areas designated for this project. Five firms respond- ed. A breakdown of the cost of producing the conceptual drawings, by firm, is provided as Attachment A. FINANCIAL IMPACT The cost of producing conceptual drawings for all desig- nated areas would be $6,290. These funds would be drawn from the budget of the Facade Improvement Program. RECOMMENDATION It is recommended that the following firms be approved for providing the professional services described above for areas indicated: Area I and II - Burnidge and Cassell $3,200 Area III - Dixon and Associates 2,490 Area IV - Dahiquist and Lutzow 600 $6,290 Larry L. Ric ity Manager LLR:daw Attachment • ATTACHMENT A FACADE IMPROVEMENT PROGRAM PROPOSALS FOR CONCEPTUAL DRAWINGS Firm Burnidge and Dahlquist Dixon and Albert H. Area Cassell & Lutzow Associates Gilmore Ramp I $ 2,450 $ 3,200 $1,850 $ 4, 000 $19,500 II 750 900 640 1,800 4,500 III 6, 300 7,700 2,490 7,700 7,500 IV 950 600 640 . 2,200 7,500 Total $10,450 $12,400 $5,620 $15,700 4-93;000` 3� 000 • • E1 11 • !;! .. Agenda Item No . February 20, 1992 TO: Mayor and Members of the City Council FROM: Larry L. Rice, City Manager SUBJECT: Facade Improvement Program - Update PURPOSE The purpose of this memorandum is to provide a status report on the Facade Improvement Program as prepared by staff administering the program. The report, in addition to a review of program accomplishments, also presents some recom- mendations for program operations . BACKGROUND In March 1991, the City Council approved the creation of a City-sponsored and administered Facade Improvement Pro- gram. The goal of this program is to provide for the im- proved appearance of structures in Elgin's Center City - by offering a financial incentive for renovation/rehabilitation of building exteriors . Since passage of the ordinance which created the program, four center city property owners have undertaken projects . During the first year of program operation, City staff assigned to the project has continuously monitored the effec- tiveness of the program and was attentive to areas of program operation needing revision. These observations are the basis for the program report attached. FINANCIAL IMPACT Acceptance of some recommendations will require the City to assume additional program expenses . • Mayor and Members of the City Council February 20, 1992 Page 2s RECOMMENDATION City staff requests Council direction regarding recommen- dations contained within the report. Deborah K. _ Nie31. Assistant to the City Manager DKN:amp • I � • FACADE IMPROVEMENT PROGRAM PROGRAM REVIEW History: In March, 1991, the Elgin City Council approved implementation of the Facade Improvement Program. The pro- gram was created to facilitate revitalization of Elgin' s Center City by encouraging property owners and business own- ers to improve their building' s exterior. Under the program, participants would make improvements to building facades which would restore or rehabilitate the architectural fea- tures of the building, as approved by the City Council . In return, the participant would receive a percentage rebate for eligible project costs . Performance: In 1991, the City received seven applications for participation in the facade program. Of these seven applicants, five had entered into a formal agreement with the City to proceed. Four projects resulted in construction with one completion. The status of these four projects is present- ed below. PROJECT STATUS • 165, 167 & 169 E. Chicago Street Under Construction 151 Highland Avenue Under Construction 209-211 E. Chicago Street Under Construction 107, 109 E. Highland, Completed 25, 25 1/2, 27 N. Grove Avenue A fifth program agreement was executed for the property at 66-74 Fountain Square Plaza. The property owner is attempt- ing to secure financing for the project. The remaining two applicants represent the following proper- ties : 115 E. Highland, 20-24 Douglas 223 E. Chicago Street At the time of this report, active discussions are taking place with the applicants for 223 E. Chicago Street. In February 1992, an application was received for 168 E. High- land Avenue. Since the program' s initial implementation, staff has respond- ed to many inquiries . There have been at least two dozen inquiries made about the program, including one from the City of Galesburg, Illinois, which is exploring design of a simi- lar program. Staff generally responds to these inquiries by • discussing the program then sending a copy of the program manual . Follow-up calls are usually made to 'determine if there is interest in participating. Page 2 Evaluation of First Program Year/Recommendations ^Y ' The Facade Application Review Team has had responsibility for receiving and reviewing program applications, reviewing projects with the applicant and architect, making recommenda- tions to the City Council on program agreements and monitor- ing projects for adherence to program guidelines . The origi- nal members of the Application Review Team were: Emilio Miniscalco, Plan Examiner, BIS Deborah Nier, Assistant to the City Manager Bob Richardson, Rehabilitation Specialist The Center City Redevelopment Director was 'added to the Appli- cation Review Team when that position was filled by Mike Turner. ,Ms . Nier serves as Program Coordinator. After the Application Review Team receives an application, a meeting is held with the applicant to review the program guidelines, generally, and the proposed project specifical- ly. If the applicant agrees to pursue the project based on program goals, the architect is directed to proceed to pro- duce a line drawing and outline specifications for the project. A second meeting is then held with the applicant to ! review the architect' s drawings. The expectation for this meeting is to reach agreement on the facade work to be done so that a color rendering may be produced. A third meeting is held to view the color rendering and to get the appli- cant' s agreement to proceed with the project as presented in the drawing. If the applicant agrees, •staff will prepare the Facade Program Agreement setting forth the maximum rebate possible for the project and conditions of program participa- tion. The Elgin Heritage Commission is then given an opportu- nity to review and comment on the proposed project. The Agreement is then presented to the City Council for action. The Team has reviewed the first operating year of the program and has made the following observations : 1. Without employing an aggressive marketing campaign, the program has attracted seven applicants . All of the properties involved have been highly visible and re- quired varying degrees of restoration. 2 . The program was presented to interested persons as one which would require restoration or rehabilitation of facades attentive to the architectural heritage of the structure. Applicants have been generally accepting of this "vision" for the program. In some instances the applicant. initially felt that substantial compromise was possible. However, once the rendering of the structure was completed, responding to the building' sarchitectur- Page 3 • al history, applicants were pleased with the product and eagerly embraced the "vision" of the program. The Appli- cation Review Team and architect did accept some minor compromises when issues of function or expense arose. 3 . The process of application and review worked effective- ly. From the onset, it was the goal of those who de- signed the program to make the process as simple and expedient as possible. The program has been successful in that regard. Staff work on the application can be accomplished in a matter of days . That which has impact- ed the review time has been the preparation of the ren- derings by the architect and review of those renderings by the applicant. Indeed, staff has received comments from applicants praising the ease of working through the process and the speed at which questions could be ad- dressed. 4 . The architectural firms initially chosen to assist the City with the Facade Improvement Program were Dahlquist and Lutzow Architects, Ltd. , Elgin and Dixon Associates, St. Charles . Both firms have demonstrated experience in historic preservation. Both have also worked on projects with the Elgin Heritage Commission. Staff has been very pleased with the work of these two archi- tects . The applicant for one project elected to utilize an architect of his own choosing, at his own cost. This architect, Gilmore Architects, East Dundee, also proved to do excellent work. Although the City would not pay for drawings done by an architect other than Dahlquist or Dixon, . those costs are eligible costs for the rebate. Staff would recommend that other architectural firms be given the opportunity to become involved in the program, particularly if the target area is expanded. It is suggested that as new blocks are added, firms with demon- strated experience in historic preservation projects be contacted to submit proposals for producing the original block drawings . From the respondents, one or two firms could be assigned the new blocks . As is done at present, renderings for individual buildings will be assigned to the firm which prepared the block drawing, unless other arrangements are made at the applicant' s request. • 5 . Under the program, any design changes made in the field are to be approved by the City. A couple of instances occurred where such consultation did not take place. Architect and contractors were reminded of this require- ment. In one instance, after the initial reminder, the project architects contacted staff when changes were • considered. Page 4 In the case of another project, it came to staff ' s atten- tion that the contractor, hired by the building owner, had disregarded one section of the construction draw- ings . This adversely impacted the project since fea- tures of the building would not be constructed according to the approved dimensions and techniques . The problems were discussed with the project architect who discovered the situation during a field inspection. A situation such as this could be avoided if arrange- ments were made with. the project architect to do field inspections . In the case described above, the architect was hired, on an hourly basis, to do periodic inspec- tions at a minimum level . Some property owners hesitate to enter into such arrangements given the potential cost. Staff has urged participants to include these inspections as part of the project cost - which are eligible for rebate - in order to maintain the quality of the project. Some municipally-operated facade pro- grams include inspection costs as part of costs incurred by the program. It is the recommendation of staff that the field inspec- tions become a program cost. Staff would negotiate an appropriate level of field inspections with the project architect and pay 100 percent of those fees . This wouldb serve to maximize the quality of the individual project and the integrity of the Facade Improvement Program. 6 . There are many structures in the area which could be improved dramatically with restoration, rehabilitation or repair to the rear of the buildings, particularly those visible from a public - right-of-way. Staff feels that the rears of buildings could be treated differently than the front and side facades . The following recommen- dations are suggested for inclusion in the facade pro- gram: a) A rebate for improvements to the rear of a build- ing would be available for either restoration or repair. b) Restoration would be required of the project should the structure exhibit any significant archi- tectural features or if major changes are proposed. c) The project would be eligible for "repairs only" , such as tuckpointing, brick cleaning, brick re- placement, window replacement, only if there are no significant architectural features . d) Any repairs must be complimentary to restoration of other facades . Page 5 7 . Staff has received numerous calls from persons outside the current target area about participation in the pro- gram. The present target area was designated to serve as a "demonstration area" for the first program year largely because of the large inventory of structures in the area and the architectural character of those build- ings . Staff could recommend expansion of the target area, although not to include the entire Center City area. Staff could recommend expansion of the area west- ward to include the area from the west bank of the Fox River to the westside of State Street between Chicago Street and Highland Avenue. The inventory of buildings available for participation would depend upon decisions reached by the City Council regarding redevelopment of that area. 8 . It is recommended that the conceptual drawings be pre- pared for the following blocks : South Spring Street, between Chicago and Fulton Ziegler Court Fountain Square Plaza Grove Avenue, east side, between Highland Avenue and Chicago Street State Street, between Highland Avenue and Chicago • Street - west side 9 . With the new program year, staff expects to pursue more aggressive marketing of the facade improvement program. This was not done during the first year of the program given the number of unsolicited applicants and the de- sire to determine how effectively the program operated. Staff would now suggest that efforts to market the pro- gram should include block meetings and individual meet- ings with property owners and business owners, prepara- tion of marketing brochures, informational mailings, site visits to completed projects, etc. 10 . Staff feels it would be useful to research the questions of raising the size of rebate available for large projects. Two means of doing this are possible: a) Raise the percentage rebate allowed for persons owning two or more adjacent properties involved in the program. Presently, the program allows an in- creased percentage rebate for projects involving two or more owners of adjacent properties . For example, presently, a person with one property would be allowed a 35% rebate while an application involving two property owners would be allowed a 40% rebate, or • b) Raise the maximum rebate allowed for projects over Page 6 a certain dollar amount. At present the maximum rebate per storefront is $5,000 . As an incentive for large projects the maximum could be raised. For example, projects over $75,000 could receive a $7 ,500 maximum rebate per storefront. Staff will continue to evaluate the program on an ongo- ing basis and report to the City Council periodically. • CITY OF ELGIN FACADE IMPROVEMENT PROGRAM SUMMARY OF RECOMMENDATIONS 1 . Contact additional architectural firms, with demonstrat- ed historic preservation experience, for involvement in program. 2 . Include field inspections by project architect as pro- gram cost. 3 . Give special consideration to improvement of rear of buildings, allowing for restoration of "repairs only" as appropriate for the project. 4 . The program target area be expanded to include the west side of State Street. 5. Hire architect(s) to produce conceptual drawings for the following areas : South Spring Street, between Chicago and Fulton Ziegler Court • Fountain Square Plaza Grove Avenue, east side, between Highland Avenue and Chicago Street State Street, between Highland Avenue and Chicago Street - west side 6 . Increase size of rebate for large projects by: a) allowing increase in percentage rebate for project involving two or more adjacent property under one ownership b) raising maximum rebate allowed on projects over $ 35„0012 per storefront