City of Elgin Heritage Commission Design Review Subcommittee Met Aug. 10.
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, and John Wiedmeyer (6:02).
MEMBERS ABSENT:
Carly Steurer
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation
APPROVAL OF MINUTES:
Motion made by Committee Member Roxworthy to approve the minutes of July 27, 2021, as submitted.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
503 N. Spring Street – Replacement Kitchen Window
255 N. Spring Street – Reconstruct Existing Stoop in Wood not Concrete
129 N. Porter Street – Reconstruction of Front Porch
922 N. Spring Street – Rehabilitation of Front Porch
ITEMS TABLED AT TONIGHT’S MEETING:
503 N. Spring Street – Replacement Kitchen Window
922 N. Spring Street – Rehabilitation of Front Porch
NEW BUSINESS:
503 N. Spring Street – Replacement Kitchen Window
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.
At the request of the contractor, the item is to be tabled for the August 24th Design Review Subcommittee meeting
Motion made by Committee Member Crist to table the COA application at the request of the contractor via email on 8/9/2021 to staff.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously (6-0).
255 N. Spring Street – Reconstruct Existing Stoop in Wood Not Concrete The applicant has submitted a Certificate of Appropriateness (COA) to reconstruct the east elevation stoop. The owner went before Design Review Subcommittee on March 23, 2021 and was approved to replace the wood stairs with concrete to match the adjacent concrete stoop with metal handrails found at the Spring Street entrance.
The owner noted that concrete is too expensive at this time and would like to request to construct the stoop in wood.
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 not recommend approval as submitted as the design is not appropriate for the age and style of the building.
Staff would recommend approval with the following conditions:
1. The guardrail and handrail shall be in a simpler design out of metal such as the designs submitted by staff in the packet. The metal railing shall be black to blend in. This is more in keeping with the age of the building.
2. The flooring shall be 1x4 tongue and groove synthetic material made for open air scenarios (preferred) or 5/4” pressure treated decking or 5/4” solid synthetic decking spaced and installed perpendicular to the building. The decking shall extend past the porch skirting frame board by no less than 1 inch.
3. That the stair treads shall 5/4” x 12 (recommended) bull-nosed on 3 sides and overhang the risers a minimum of 1”. Pressure treated wood or composite material is acceptable. When using pressure treated wood for the stair treads, paint every side with porch/deck enamel to deter any future cupping of the board. Use 3-4 deck screws (ceramic coated preferable) to adhere board to framing.
4. The porch skirting shall match the front porch skirting in design and size including 1x6 top rimboard with 1x4 vertical skirting boards placed behind the top and bottom rimboard, spaced 1 inch apart and a 1x4 bottom rimboard installed 1 inch above grade. 1x8 vertical frame boards shall be installed beneath newel posts and be flush with the top and bottom rimboards.
5. All materials shall be of rot resistant wood.
6. All materials shall be primed and painted.
Dr. Angie Recendez (owner) was present for tonight’s COA discussion:
The commission understood the cost differences between concrete and wood, however they voiced their concerns over the wood handrail that was proposed to be reinstalled. It was noted to the owner that once the handrail is removed, a new appropriate handrail for the age and style of the building must then be installed. They noted that they would prefer a metal handrail but would be amenable for a wood handrail and newel posts that match staff’s sketch for simplistic porch designs.
If the owner is agreeable to either the metal handrail or the handrail/newel post design that staff will provide to the owner, then the review can be done by staff. If the owner wants to request to keep the existing designed handrail then it will need to go back before the Design Review Subcommittee for review.
1. Motion made by Committee Member Crist to approve with staff recommendations and the following recommendations to be reviewed by staff: 1. The handrail shall be metal, painted black to match the design at the Spring Street entrance; or, 2. The handrail 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) square 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. The handrail height shall be 30 inches from the nosing of the stairs to the top of the handrail. That the newel posts shall be 6x6 (or a 4x4 wrapped with 1x) with post cap and base wrap.
The motion was seconded by Committee Member Wiedmeyer.
The motion passed unanimously (6-0).
129 N. Porter Street – Reconstruction of Front Porch
The applicant has submitted a Certificate of Appropriateness (COA) to reconstruct the front porch due to roof failure.
The existing porch was altered in the 50’s with wrought iron columns and balustrade. The owner has temporarily installed posts and rebuilt the shed roof, though without a permit. Historically the roof was likely a hipped roof, not shed.
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 Stairs
1. The handrail 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.
2. The columns are to be 8” in diameter with Doric style capital and base. The columns may be pressure treated or smooth fiberglass.
3. All other materials shall be of rot resistant wood.
4. All new porch elements to be primed and painted.
5. A metal pipe rail for a handrail is installed at the stairs to be painted black to blend in.
6. All other details shall match the submitted sketch and rendering.
William Flaman (owner) was present for tonight’s COA discussion:
The commission noted that the hipped roof for the porch was historically more appropriate than the shed roof that was reconstructed. It was also noted that the shed roof was installed without a permit, at which time, if the owner came in prior to work being completed would have found out that the roof needed to be hipped. The owner noted that the previous roof was a shed roof and assumed it appropriate to reinstall this type of roof. The previous roof was also a safety concern and the porch deemed uninhabitable due to the large hole in the roof.
The commissioners could not review the design as the owner was requesting to keep the inappropriate shed roof design but install appropriate columns and balustrade as found in staff’s renderings. The commissioners asked the owner if it would be okay to table this item for the next meeting to give the owner time to get an architect to prepare drawings for the commission to review. The owner was agreeable to this request.
Motion made by Committee Member Crist to table the COA application until owner can provide architectural drawings of proposed design.
The motion was seconded by Committee Member Hunter.
The motion passed unanimously (6-0).
922 N. Spring Street – Rehabilitation of Front Porch
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
K. should be maintained in their original design with original materials and detailing. L. should be repaired or replaced to match the original in design, materials, scale, and placement.
M. 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.
N. 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).
O. should have poured concrete steps if the porch, patio or terrace floor is made of concrete (see section on Porch Steps).
P. should have wood tongue and groove flooring running perpendicular to the façade, if the porch floor is made of wood.
Q. should have trellises made of wood, if trellises are appropriate.
R. 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.
S. should not be removed if original to the dwelling.
T. 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
D. should be preserved and maintained. Where repair is required, use materials to match the original in dimensions and detailing.
E. should be rebuilt in historic designs if the original columns and railings have been removed or replaced.
F. should have new balusters for the railing, if required. Porch balusters (also called spindles) should be appropriate for the building's style and period. The height of the railing should be in line with the window sill level, if present, and no greater than 30 inches in height.
Staff Recommendation:
Staff recommends approval of the application as submitted with the following recommendations:
Porch
7. 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.
8. The handrail height shall be 30 inches from the nosing of the stairs to the top of the handrail.
9. 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.
10. 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.
11. 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.
12. The columns are to remain;
13. All other materials shall be of rot resistant wood.
14. All new porch elements to be primed and painted.
15. All other details shall match the submitted sketch and rendering.
Item tabled due to no owner representation.
Motion made by Committee Member Hunter to table the COA application due to no owner representation.
The motion was seconded by Committee Member Crist.
The motion passed unanimously (6-0).
ADDITIONAL STAFF COMMENTS:
Staff noted that the city is seeking out feedback on what it should use the $19.5 million that was given to them apart of the American Rescue Plan Act. She noted that she will provide the survey link to them via email and that they should also spread the word about this survey.
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Roxworthy.
The motion was seconded by Committee Member Crist.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 6:35 p.m.
https://www.cityofelgin.org/ArchiveCenter/ViewFile/Item/7440
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