City of Elgin Design Review Subcommittee met February 13.

By Lhalie Castillo

Mar 24, 2018

Here is the minutes provided by the Subcommittee:

The meeting of the Design Review Subcommittee was called to order at 6:02 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; and Cindy Walden, DRSC Secretary

Approval Of Minutes:

Motion made by Committee Member Roberson to approve the minutes of December 12, 2017, as submitted.

The motion was seconded by Committee Member Roxworthy.

The motion passed unanimously.

Recognize Other Persons Present:

Brian Anderson (EHC)

Properties On Agenda For Discussion:

Old Business:

None

New Business:

273 N Spring St – Replacement windows

721 N Spring St – Replace two windows

917 Douglas Ave – Removal of rear door

367 S Liberty St – Reside enclosed porch

Items Tabled: None

Design Review Subcommittee – February 13, 2018 Page 2 of 12

New Business:

273 N Spring St – Replacement windows On September 12, 2017, the Design Review Subcommittee approved a COA request for full rehabilitation of 273 N. Spring Street. This included removal of the substitute siding; restoring the original siding underneath; recreation of architectural features; construction of a new front and side porch; installation of new casement windows at egress locations; installation of new windows at select areas and restoration of the existing windows.

The applicant submitted a change in the previous approval with a Certificate of Appropriate (COA) request for replacement of all existing windows as the cost estimate for repair exceeds that of replacement. They are also proposing to install clear, cedar siding to match the original at the rear addition as there is no siding at this location.

The condition of the windows were found to be in fair condition. All of the windows have several layers of paint and a few have missing ropes and glass that will need to be re-glazed. Although the windows were not beyond repair, it was determined that the repair costs will exceed the cost of replacement. Rather than repair, because of cost differences between repair and replacement, the applicant has requested approval to replace all of the windows. The applicant has proposed wood window replacements to match existing in size, material, design and profile.

To note, the original siding is in good condition and will be restored with some spot replacement. There was no original siding found at the addition when the substitute siding was removed. Clear, cedar siding to match the original siding found at the main section of the house is proposed to be installed at this location. The missing window hoods will be recreated matching the shadow line/profile found above the 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. 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.

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.

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.

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:

Windows-

1. The proposed windows shall be double-hung and must match in kind to the existing windows with simulated divided lites (2 over 2) and shall be trimmed out in a manner similar to the existing windows on the house.

2. The window replacements must fit the original window openings.

3. Window hoods shall be recreated to match the profile found above the existing windows.

4. The windows shall be wood or aluminum-clad wood windows. Vinyl is not permissible.

5. The casement windows (wood or aluminum-clad wood) will be designed with a horizontal simulated meeting rail and simulated divided lites (installed on the exterior and interior of the glazing) and shall maintain the existing opening size and existing trim.

6. Window glass shall not be tinted.

7. Window casings and trim shall match the existing in size, profile and design.

8. Any new wood shall be primed and painted.

9. Screens to be installed shall only be half screens installed at the lower sash to provide visual depth to the new windows.

Siding – Main Portion of Home-

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 to match the original siding profile, size and details.

4. All replacement wood material shall match the existing in size, detail, exposure, etc. and be clear (no knots), cedar and installed smooth side out.

5. All deteriorated trim boards, window hoods, bed molding, crown molding and sills that are beyond repair or missing shall match the existing in kind.

6. The window hoods shall be recreated to match the size, profile and design found on the existing home.

7. Entire home shall be prepped, primed and painted.

Siding – Rear Portion of Home-

1. Either clear cedar, no knots or new fiber cement board siding (smooth side out – no grain) shall be installed at this location with proper trim around windows, corner boards, base boards, fascia boards meeting the following requirements:

a. The exposure of the exterior siding is no more than 41⁄4-inch exposure (to match the existing exposure found on the home).

b. Window trim be no less than 4 inches, with a top board and drip cap (window hood) in a detail approved by staff.

c. Corner boards are no less than 4 inches wide.

d. Trim and cornerboards shall sit proud of the siding.

2. Entire home shall be prepped, primed and painted.

*****

Mike Spillance (owner) was present for tonight’s COA discussion: New construction windows required by Kane County due to lead (3-4 styles of windows). Only four of the twenty-four windows could possibly be saved. Uniformity would be provided with replacement of all windows. Could replace each window with the same style of existing windows. Proposing flat top hoods to be wrapped in aluminum.

Window hoods (crown molding with drip cap) should be installed on all three (3) front windows, over the front door and the two (2) upper windows on the north side.

Spot replacement of siding is needed, especially along near the foundation. This structure has a block foundation; typically would have been limestone foundation. Photo image show some portions of the foundation sitting proud of the siding.

No water table on structure, which also need a drip cap. Removing two rows of siding would be sufficient to add the water table and drip cap.

Motion made by Committee Member Savel to approve with staff recommendations and the commission recommendations noted above.

The motion was seconded by Committee Member Hunter.

The motion passed unanimously.

721 N Spring St – Replace two windows

The applicant has submitted a Certificate of Appropriateness (COA) request to replace two kitchen windows at the rear of the home.

The proposed metal casement windows that are to be replaced are not original to the home and were installed sometime in the 1960s. The applicant is proposing to replace the windows with Marvin, solid wood, double-hung windows to match the existing double-hung windows in size, dimension, and profile and will be trimmed out to match the original trim as well.

One window at the south elevation is visible from the public way, though, it is set to the rear of this elevation. The other proposed window is at the east elevation and not visible from the street.

The applicant noted that they are in the process of rehabbing their kitchen. They would like to relocate the south elevation window so that it will be centered in the kitchen. The window will be relocated approximately 1’-0” to the east (right if looking at the window). The window size will not increase in width but will increase in height of about eight inches. The window size cannot be increased to match the size of the existing, original windows as counter tops are proposed beyond.

New clear, cedar siding will be weaved into the existing siding to hide the opening. An existing exhaust vent will also be removed and new clear, cedar siding weaved in to cover the hole.

The window at the rear is located in a rear porch and proposed to be remain the same size. The siding in this location is paneled siding and is proposed to be replaced with clear cedar, no knots to match the siding found on the other areas of the home. Trim will be installed around the window to match the trim found at the original windows. To note, due to the ceiling of the rear porch, a window hood will not be able to be installed at this location.

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.

D. Vinyl extruded windows are not permitted for use in historic districts.

E. Which are new should not have snap-on or flush muntins. True divided muntins are preferred over these types of muntins which do not have the same appearance as historic windows. New muntins which are an integral part of the window sash and installed on both sides of the glass are preferable to snap-on simple grilles.

F. screens and/or storms should be wood or baked-on or anodized aluminum and fit within the window frames.

G. that are approved for replacement may be fitted with new double-paned Low-E glass that will improve the energy conservation on the interior. Only low-e glass that does not contain a tint should be used.

Wood Siding-

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.

d. 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.

e. Substitute materials should match the dimensions of the original wood siding as closely as possible. The cement board should abut the wood trim and be caulked to prevent moisture damage.

Staff Recommendation:

Staff recommends approval of the Certificate of Appropriateness as submitted and with the following conditions:

Windows-

1. The proposed windows shall be 1/1 double-hung and must match in kind to the existing windows and shall be trimmed out in a manner similar to the existing windows on the house.

2. Window hoods shall be recreated to match the window hoods found above the existing windows.

3. Window glass shall not be tinted.

4. All other details shall match the submitted specifications.

Siding-

1. The areas where holes will be created with the relocation and removal of features shall be covered with 1⁄2 x 6 beveled, clear cedar siding that shall be weaved in with the existing siding.

2. The existing paneling at the rear porch shall be removed and new 1⁄2 x 6 beveled, clear cedar siding shall be installed to match the existing in exposure. New siding shall align with the existing siding.

*****

Dennis & Kathy Shannon (owners) was present for tonight’s COA discussion: Window is towards the back of the house. Interior design requires the window alteration.

Motion #1 made by Committee Member Savel to approve with staff recommendations and the following requirement: solid window components (not finger jointed).

The motion was seconded by Committee Member Roxworthy.

The motion passed unanimously.

Discuss regarding siding and process used for cedar boards. Finger jointed cedar can be found is and used by various contractors.

Motion #2 made by Committee Member Roxworthy to approve with staff recommendations and the following requirement: allow for clear, smooth finger jointed cedar siding (if desired by homeowner).

The motion was seconded by Committee Member Roxworthy.

The motion passed unanimously.

917 Douglas Ave – Removal of rear door

The applicant has submitted a Certificate of Appropriateness (COA) to remove existing rear kitchen door and stairs and infill with stucco wall construction to match the existing exterior material.

The proposed work will be completed at the east elevation. The scope of work area is not visible from Douglas Avenue but is visible from the alley to the east.

The applicant noted that they are reconfiguring their existing kitchen to a more usable space. In addition, the rear door off of the kitchen is redundant as there is exterior, rear access off of the stairwell near the kitchen.

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, 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 “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.

Staff Recommendation:

Staff cannot recommend approval of the application as submitted as it does not meet the requirements of the Elgin Design Guideline Manual for Landmarks and Historic Districts.

However, due to its low visibility from the public way, if the application is approved as proposed, staff recommends that the Design Review Subcommittee recommend the following:

Exterior Wall

1. The infill shall be of stucco with the wall construction matching the original. The stucco shall blend into the existing.

2. EIFS shall not be used as the infill material as it is an unacceptable material and incompatible with the historic stucco siding. Door

1. The door at the kitchen shall be salvaged or kept on the property to be possibly reused at a later date.

*****

Rudy Gasca (contractor) was present for tonight’s discussion:

Siding should not go to the ground, lower skirting should be installed per staff comments.

Motion made by Committee Member Savel to approve with staff recommendations.

The motion was seconded by Committee Member Roxworthy.

The motion passed unanimously.

367 S Liberty St – Reside enclosed porch

The applicant has submitted a Certificate of Appropriateness (COA) as a corrective action for the following violations:

1. Removal of rear enclosed porch stairs and door.

The rear porch was enclosed prior to the area becoming a historic district. In 1998, the Design Review Subcommittee approved the removal of rotten siding and replacement of new siding to match what was once there as well as the installation of a window and steel panel security door at this enclosed porch.

The stairs and the door were removed and new siding was installed in the doorway that matches the existing siding, though the location of the door is still visible.

The applicant noted that this area is being used as a closet and the doorway and stairs were not being used for access into the home. They are asking to remove the existing paneled siding and install clear, cedar clapboard siding that matches the original siding (underneath the substitute on the main home). They are able to align the new siding with the original siding and are proposing to keep the decorative features of the porch intact.

The enclosed porch is at the rear and is partially visible from the public way.

Elgin Design Guideline Manual Specifications:

Wood Siding

1. 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.

2. 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.

3. 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.

4. 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 recommends approval of the Certificate of Appropriateness as submitted and with the following conditions:

1. Clear cedar, no knots (1/2 x 6 beveled) shall be installed at this location with the following requirements:

a. The exposure of the exterior siding is no more than 41⁄4-inch exposure (to match the existing exposure found on the home).

b. Corner boards are no less than 4 inches wide.

c. Trim and cornerboards shall sit proud of the siding.

d. New wood shall be prepped, primed and painted.

2. Decorative features on the enclosed porch shall remain intact.

3. Skirting shall be installed at location of foundation in case in the future the porch is proposed to be opened up again.

a. 1x8 cornerboards to be installed with a 1x6 top rimboard and 1x4 bottom rimboard. 1x4 vertical boards to be installed behind skirting frame spaced 1 inch apart.

b. To keep this space enclosed and protected, it is suggested to install MDO plywood, painted black behind the vertical boards to give an appearance that the porch skirting is still open underneath.

*****

John Roberson represented this application and recused himself from voting. Owner of home wishes to move the door to make the kitchen more usable and provide more countertops.

The second door (on the bump-out) does not make sense to interior of the house, although it appears from the interior foundation. Commission felt the rear elevation looked appropriate without the door and porch.

Question from the audience to the commission as to whether they should leave the second door and nonfunctioning porch.

Motion made by Committee Member Savel to approve with staff recommendations.

The motion was seconded by Committee Member Roxworthy.

The motion passed 4-0-1 (Recused: Roberson.

Additional Staff Comments:

None

Correspondence:

None

Adjournment:

Motion to adjourn was made by Committee Member Hunter. The motion was seconded by Committee Member Savel. The motion passed unanimously.

The meeting of the Design Review Subcommittee was adjourned at 7:04 p.m.

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