City of Elgin Heritage Commission Design Review Subcommittee Met Aug. 24.
Here are the minutes provided by the subcommittee:
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 Savel.
MEMBERS PRESENT:
Joey Crist, Rebecca Hunter, Krissy Palermo, Dennis Roxworthy, Scott Savel, Carly Steurer, 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 Crist to approve the minutes of August 10, 2021, as submitted.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
The motion passed 6-0-1. Abstain: Steurer.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
503 N Spring Street – Replacement Kitchen Window
922 N Spring Street – Rehabilitation of Front Porch
New Business
162 College St – Replacement of one wood column at front porch with composite
45 River Bluff – Replacement Garage Doors
352 St Charles St – Replacement Garage Doors, Replacement of Trim/Fascia with Hardiboard
814 Brook St – Replacement of Rear Patio Doors
67 N Liberty St – Replacement Windows
510 Douglas Ave – Siding Replacement to Hardiboard
ITEMS TABLED AT TONIGHT’S MEETING:
None
OLD BUSINESS:
Motion made by Committee Member Hunter to un-table Old Business Item E-1 for discussion at tonight’s commission meeting.
The motion was seconded by Committee Member Crist
The motion passed unanimously.
503 N Spring Street – Replacement Kitchen Window
This item was tabled at the contractor’s and owner’s request at the 8/10/2021 Design Review Meeting.
The applicant submitted a Certificate of Appropriateness to replace a non-original fixed kitchen window located at the rear of the home to match the original double-hung adjacent to it.
This property is on a corner lot and the window would be visible from Summit Street. The owners noted that they would like more ventilation into their kitchen.
The vertical 2-lite window is not in keeping with the style of the home and the replacement of this window with a 4-lite-over-1 double-hung window would be appropriate.
Other work to the home that is being reviewed by staff includes stucco repairs/replacement and scraping and painting the entire home, scraping and painting of the other windows on the home, repair of the concrete, and replacement of damaged rafter tails to match the existing. These requests do not need to be reviewed by the subcommittee.
Elgin Design Guideline Manual Specifications:
Windows
A. Which are original should be preserved in their original location, size, and design and with their original materials and numbers of panes (glass lights).
B. Which are not original should not be added to primary facades or to secondary facades where readily visible.
C. Should be repaired rather than replaced, but if replacement is necessary, the recommended replacement should be in-kind to match the originals in material and design. Windows clad in aluminum or baked-on aluminum are acceptable as replacement windows for use throughout the structure. Factors to be considered in determining whether the severity of deterioration of windows requires replacement shall include but not be limited to the following factors: damage, excessive weathering, loss of soundness or integrity of the wood, deterioration due to rot or insect attack, and cost to repair. As to the factor of the cost to repair windows, a particular window may be permitted to be replaced rather than repaired if the estimated cost to repair the windows is more than the estimated cost of the purchase and installation of appropriate replacement windows.
E. Vinyl extruded windows are not permitted for use in historic districts. F. Which are new should not have snap-on or flush muntins. True divided muntins are preferred over these types of muntins which do not have the same appearance as historic windows. New muntins which are an integral part of the window sash and installed on both sides of the glass are preferable to snap-on simple grilles. G. screens and/or storms should be wood or baked-on or anodized aluminum and fit within the window frames.
H. that are approved for replacement may be fitted with new double-paned Low-E glass that will improve the energy conservation on the interior. Only low-e glass that does not contain a tint should be used.
Staff Recommendation:
Staff would recommend approval with the following conditions:
1. The window is either wood or an aluminum-clad wood double-hung window;
2. The window has the following dimensions (as close as possible): 3” bottom rail, 2” stiles, 2” top rail, 1 ¼” meeting rail, 7/8” grilles (simulated divided lites) – with spacer preferred.
3. The window is an insert/sash replacement kit window – the exterior trim shall not be removed.
Jesse Martinez (owner) was present for tonight’s COA discussion:
Window style selected is a 4 over 1 design.
Motion made by Committee Member Crist to approve with staff recommendations. The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
Motion made by Committee Member Crist to un-table Old Business Item E-2 for discussion at tonight’s commission meeting.
The motion was seconded by Committee Member Roxworthy.
The motion passed unanimously.
922 N Spring Street – Rehabilitation of Front Porch
This item was tabled to non-owner representation at the 8/10/2021 Design Review Meeting.
The applicant has submitted a Certificate of Appropriateness (COA) to rehabilitate the front porch including removal of the non-original balustrade and handrails, newel posts at the stairs. The existing columns will remain. The COA request is also for the replacement of the decking with 1x4 tongue and groove.
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 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.
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.
Staff Recommendation:
Staff recommends approval of the application as submitted with the following recommendations:
Porch
1. The handrail/guardrail shall have a 2x6 ripped down to 4” width, beveled, minimum 10 degrees, ¾” cove or ¾” coved subrail, 2x2 (1 ½” x 1 ½” actual) balusters with sharp edges, with a maximum of 2” spacing. That the bottom rail is a 2x6 ripped down to 4” width with chamfered edges, installed 3” above finished floor. Align guardrail height with height of sill.
2. The handrail height shall be 30 inches from the nosing of the stairs to the top of the handrail.
3. 6” diameter round newel posts (rot resistant wood or smooth fiberglass) to be installed with bases and 5” diameter ball cap at the bottom step. All specifications to match sketch.
4. The porch floor 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.
5. That the stair treads shall be 5/4” x 12 (recommended) or 2x12 and bull-nosed on 3 sides and overhang the risers 1 1/2”. Installation of a ¾” PVC cove or treated wood cove to be installed under stair overhang/lip overhang around all 3 sides and coped at the ends. Pressure treated wood (not white pine) or composite material is acceptable for the treads. Rot resistant wood shall be used for the remaining stair construction.
6. The columns are to remain;
7. All other materials shall be of rot resistant wood.
8. All new porch elements to be primed and painted.
9. All other details shall match the submitted sketch and rendering.
Jose Cardenas (owner) was present for tonight’s COA discussion:
Homeowner confirmed he want to replace/repair the wood steps, railing and newel posts only. The existing skirting will not be touched.
Motion made by Committee Member Palermo to approve with staff recommendations and the following requirements.
The motion was seconded by Committee Member Crist.
The motion passed unanimously.
NEW BUSINESS:
162 College St – Replacement of one wood column at front porch with composite The applicant has submitted a Certificate of Appropriateness (COA) to replace one wood column (8” tapered) that is deteriorated with smooth fiberglass HGB column.
The column is at the front porch and the base of the shaft is in disrepair. The existing neck mold is approximately 3 ½” from the bottom of the capital. The owner noted that the HBG column will match as closely as possible to the wood column dimensions.
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 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. 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.
Staff Recommendation:
Staff would recommend approval as submitted with the following conditions: 1. The proposed column is tapered.
2. The neck mold location matches as close as possible to the existing neck mold placement.
o With the installation of the Colonial Cap, the dimensions shown in the manufacturer specifications, the neck mold would be installed 2.44” from the base of the capital. That is more than 1” difference from the existing neck mold location (3 ½”). Ensure that neck mold will be installed at least 3”, ideally 3 ½” from the bottom of the capital.
3. The existing base is reused, if possible, as it matches the other columns.
4. The capital, if not reused, matches as close as possible to the existing.
5. All materials shall be primed and painted.
6. All other details shall match the submitted specifications.
John Boline (owner) was present for tonight’s COA discussion:
Homeowner confirmed the capital and base will remain; only column to be replaced.
Motion made by Committee Member Roxworthy to approve with staff recommendations. The motion was seconded by Committee Member Crist.
The motion passed unanimously.
45 River Bluff Rd – Replacement Garage Doors
The applicant has submitted an application for a Certificate of Appropriateness to replace two (2) original wood flat panel mid-century garage doors with new steel flat panel doors.
The applicant stated that they would like to install new garage doors as the existing ones are in poor condition. The applicant noted that they did not receive a quote for the repair work as the contractor stated that he would not be able to get the parts/sections that would match for the door to be repaired properly. The new garage doors will be in steel and are unable to match the existing doors exactly due to a structurally support that is centrally located on the interior of the door. However, the owner will be installing a horizontal mullion/grilled to match the centrally located horizontal grille found in the original doors.
The garage doors are visible from the public way.
Elgin Design Guideline Manual Specifications:
Garage Doors
A. Should be maintained to the greatest extent possible, but may be retrofitted with modern hardware and custom garage door openers. If the original doors are missing or too deteriorated to repair, they should be replaced with new doors that fit the original opening and are appropriate to the design of construction of the garage.
B. Should be raised panel designs, with solid core, if proposed to be in metal designs. Flush design doors (without raised panels) unless retrofitted to look like traditional doors and hollow core metal doors should be avoided when possible.
C. If windows are necessary, they should be simple in design with clear glass. Muntins in a simple design may also be used. The use of ornamental stained glass and openings in decorative shapes such as sunbursts and oval designs are not permitted.
D. Should have painted metal panel doors to match the house in color appropriate to the period of the house.
Staff Recommendation:
Staff recommends approval, as parts to repair the door are not readily available, with the following specifications:
1. The door is painted a color that is complementary to the home, not left white;
2. The horizontal mullion is installed centrally in the windows and is of the same profile, height and thickness as the existing, as close as possible
3. Any other specifications noted by the Design Review Subcommittee.
Bob Davis (owner) was present for tonight’s COA discussion:
Windows placement/design proposed appear to be similar in design as the existing garage door.
Motion made by Committee Member Roxworthy to approve with staff recommendations. The motion was seconded by Committee Member Crist.
The motion passed unanimously.
352 St Charles St – Replacement Garage Doors, Replacement of Trim/Fascia with Hardiboard The applicant has submitted an application for a Certificate of Appropriateness (COA) to replace four (4) original wood flat panel mid-century garage doors with new steel flat panel doors. The applicant also has submitted a COA to replace the existing fascia/friezeboard around the garage and residential building with smooth hardiboard as well as replacement of the gutters.
The applicant stated that they would like to install new garage doors as the existing ones are in poor condition. The applicant did not provide a cost estimate for the repair of the garage doors. Staff did conduct a site visit on August 20, 2021 and found they were in poor condition. The new garage doors will be in steel and are unable to match the existing doors exactly (6 recessed panels – original versus 8 recessed panels – proposed). The garage doors are visible from the public way.
The fascia/friezboard around the residential building and the garage are in varying conditions but the majority of the friezeboard is rotted likely due to the poor connection of the gutter (50% in poor condition). The friezeboard at the garage is in worse condition. The owner is proposing to replace with smooth hardiboard and noted that they will match the existing overlap with cove molding design. The proposed gutter replacement will match the existing in kind.
Elgin Design Guideline Manual Specifications:
Architectural Details and Features
(include, but are not limited to: gingerbread verge boards, eaves, brackets, dentils, terra cotta, cornices, moldings, trim work, shingles, columns, pilasters, balusters, clapboard, shingle and stucco surfaces, or any decorative or character-defining features)
General Narrative
Elgin's historic dwellings display a wide variety of architectural features and detailing. These details are essential in defining a property's architectural style and period of construction. Original architectural features and detailing should be preserved and maintained. If the details need to be replaced, the new materials should match the original as closely as possible.
Guidelines
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.
Garage Doors
E. 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.
F. 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.
G. 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.
H. Should have painted metal panel doors to match the house in color appropriate to the period of the house.
Staff Recommendation:
Garage Doors
Staff does recommend approval of the application as submitted despite the proposed garage doors not matching the existing exactly. The proposed door design is close enough to the original to be acceptable.
Replacement Friezeboard/Fascia and Gutters
Staff does recommend approval of the application as submitted, as 50% or more of the trim is in poor condition, with the following specifications:
1. The replacement fascia/friezboard matches the design, thickness and size as the original trim. This includes matches the cove molding that is at the overlapped area of the trim. 2. The gutters shall match the existing in kind (size, profile) and shall be painted to match the fascia color.
Louis Collela (owner) was present for tonight’s COA discussion:
Replacement of gutters meeting guidelines will be reviewed and approved by staff. PVC tubing can be cut and used for ¼ round trim.
Garage door design/styles were discussed. Existing garage door are not original. Commissioners believe the existing garage door is from the 60’s.
Motion made by Committee Member Palermo to approve with staff recommendations and the following requirement: Staff to approved final garage door design.
The motion was seconded by Committee Member Crist.
The motion passed 6-1 (Nay: Hunter).
814 Brook St – Replacement of Rear Patio Doors
The applicant has submitted a Certificate of Appropriateness (COA) to replace the existing patio sliding doors with new patio sliding doors in similar design with blinds found in between the glass.
The screens on the doors now are a type of insert panel at the interior side of the door. The applicant did note that the screen will be hidden at the top of the door when not in use.
The door is located at the rear of the home and not visible from the public right-of-way (Esmeralda Place) at this time due to a fence and trees.
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.
Staff Recommendation:
Doors
Staff cannot recommend approval as the screen between the glass does not meet our historic district and landmark guidelines. Staff would recommend approval of the Certificate of Appropriateness with the following:
1. The screens between the glass are not installed;
2. The grilles are simulated divided lites (installed on the outside of the glass not in between).
If the Design Review Subcommittee finds that due to the door’s location (not visible from Brook Street and minimally visible from Esmeralda Place) that this door is acceptable, then staff would recommend the following:
1. The grilles are simulated divided lites (installed on the outside of the glass not in between).
Nazneen Husan (owner) was present for tonight’s COA discussion:
Homeowner wants to preserve the millwork within the home too. Muttins will be installed too.
Motion made by Committee Member Roxworthy to approve with staff recommendations. The motion was seconded by Committee Member Crist.
The motion passed unanimously.
67 N Liberty St – Replacement Windows
The applicant has submitted a Certificate of Appropriateness (COA) application to replace the first floor vinyl windows (8 total) and the 2nd floor windows (6 total) with aluminum-clad wood windows.
The vinyl windows on the first floor were installed by the previous owner. The 2nd floor windows are still wood but have been damaged due to a fire. The owner is proposing to replace the windows with Casco’s insert/sash replacement kit windows. There are some windows that are 2/2 at the 2nd floor. The applicant is seeking approval to replace with only 1/1 for a more consistent design with all the windows as 1/1 as the home has been altered several times over the years.
The owner did provide a cost estimate for replacement versus repair of the second floor windows. The cost for repair exceeded replacement.
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. 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 of the Certificate of Appropriateness application as submitted. *****
“Oscar” Rolando Perez (owner) was present for tonight’s COA discussion: Windows to be 1 over 1 design for uniformity.
Motion made by Committee Member Palermo to approve with staff recommendations. The motion was seconded by Committee Member Crist.
The motion passed unanimously.
510 Douglas Ave – Siding Replacement to Hardiboard
***Item was tabled at the April 27, 2021 Design Review Subcommittee meeting due to a request by the applicant for a second assessment of the original siding.
The item was then removed on June 22, 2021 due to non-owner representation/correspondence from the previous four Design Review Subcommittee meetings.
On August 16, 2021 a new COA was submitted to propose full replacement of the siding in hardiboard. The house was formerly clad with aluminum siding.
Staff conducted a site assessment on April 16, 2021. At that time the substitute siding was removed. It was found that the existing cedar clapboards were in good condition with select areas in need of replacement. Other missing elements include a shortened and widened first floor north elevation window; shortened and widened rear, west elevation window; missing drip edge at water table; some missing cornerboards with tear drop molding; missing bedmolding at freizeboard; missing crown molding above windows with window trim that were altered; and shortened entrance door trim at south porch.
Staff along with Commissioner Wiedmeyer conducted an additional site assessment at the request of the owner and contractor on May 11, 2021. At that time, it was found that the existing cedar clapboards were in good condition with select areas of replacement. Less than 50% of the original clapboard siding was in disrepair.
The existing second story egress exit at the NE corner of the property is to remain. Powerwashing or any other abrasive cleaning and removal process is not permitted.
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.
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 cannot recommend approval of the Certificate of Appropriateness as submitted as less than 50% of the original siding was in re-repairable condition.
Staff would recommend approval 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, weaved into existing siding, with replacements-in-kind (no. 1 cedar or finger jointedcedard) to match the original clapboards in profile, size, design and exposure.
4. Areas where blown in installation caused holes in the siding shall be plugged and wood filler/epoxy used to smooth out the cut areas so that the holes are not noticeable.
5. All replacement wood material for trim shall be of rot resistant wood (not white pine) and installed smooth side out.
6. All deteriorated or missing trim boards, drip edge, sills, crown molding, cornerboards that are beyond repair/missing shall match the existing in kind (size, profile, design) or match the profiles of ghost lines, if missing.
7. The aluminum shall be removed from all windows.
8. Entire home shall be prepped, primed and painted.
Windows
1. The first floor windows at the north elevation shall be removed. A new single, double hung window installed in the original window opening shall be installed with design, trim and details to match 2nd floor north window as close as possible.
2. The new window shall be wood or aluminum-clad wood windows with the approved sash dimensions: 3” bottom rail, 2” stiles, 2” top rail and 1” meeting rail.
3. The trim shall match the trim at the 2nd floor north elevation window.
4. Sills that need to be replaced 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.
5. Wood windows shall be restored including new ropes, weather stripping, locks if needed, and use of wood epoxy and filler if needed.
6. All windows to be prepped, primed and painted.
7. All other specifications shall match call outs in the included photographs. *****
Filemon Velazquesz (owner) and Derick Skubisz (Dream Home Exteriors) were present for tonight’s COA discussion:
Contractor expressed concerns for heating and cooling. Standard insulation comments provided for floor and attic insulation practices.
Cedar boards to be ½ x 6 for repairs. From site visit, staff and commissioner estimated only 10% of the siding was damaged beyond repair.
Quality paint and proper application provides longevity to paint job. Hardiboard will require painting too.
Staff can assist homeowner/contractor with letter to insurance regarding historic district requirements for repairs to structure. The historic district’s intent is to “preserve” details, not to “replace” materials and/or details.
Motion made by Committee Member Widemeyer to approve with staff recommendations and the following requirements: 1) Hardiboard (smooth side out) to match the original exposure, can be installed on the staircase – this must align with the adjacent exposure, 2) Hardiboard can be installed over the cellar door/entry – exposure is to match the original siding, 3) Original Clapboards from rear elevation are to be removed carefully and reinstalled (weaved in) on the front and/or side elevations where needed; Hardiboard to match the original exposure – smooth side out, to be installed on the rear elevation.
The motion was seconded by Committee Member Palermo.
The motion passed unanimously.
ADDITIONAL STAFF COMMENTS:
None
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Crist. The motion was seconded by Committee Member Hunter. The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 7:05 p.m.
https://www.cityofelgin.org/ArchiveCenter/ViewFile/Item/7441
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