City of Elgin Design Review Subcommittee met March 22.
Here are the minutes provided by the subcommittee:
The meeting of the Design Review Subcommittee was called to order at 6:01 p.m. in the City Council Chambers (Located on the 2nd floor of City Hall) by Chairman Savel.
MEMBERS PRESENT:
Michael Burns, Joey Crist, Carly Gorick, Rebecca Hunter, Elissa Ledvort (6:08), Krissy Palermo and Scott Savel.
MEMBERS ABSENT:
None
CITY STAFF PRESENT:
Christen Sundquist, Historic Preservation; and Cindy Walden, DRSC Secretary
APPROVAL OF MINUTES:
Motion made by Committee Member Palermo to approve the minutes of March 8, 2022, as submitted.
The motion was seconded by Committee Member Crist.
The motion passed unanimously (6-0).
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
330 Division Street – Replacement of three doors
722 Douglas Avenue – Relocation of non-original windows
560 Douglas Avenue – Rehabilitation of front porch.
168 Hill Avenue – Rehabilitation of front and side porches (2021 grant recipient)
Other Business
DRSC Group Photograph for May library exhibit
ITEMS TABLED AT TONIGHT’S MEETING:
None
NEW BUSINESS:
330 Division Street – Replacement of three doors
The applicant has submitted a Certificate of Appropriateness (COA) to replace the original rear doors with new doors with similar design, and size as the existing doors pose a safety concern.
Only one rear door is visible from the street and is located at the NE corner of the building. This door will be in smooth fiberglass. The other two doors, which are not visible from the street, are proposed in steel.
The congregation had three contractors at the property to assess the existing doors and each found the doors and door frames to be in poor condition and warped.
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 would recommend approval of the Certificate of Appropriateness as submitted with the following:
The original 1940s three panel door is stored on site for possible future installation or donated to a salvage company.*
Robin Coyne & Jerold Niederman (Representatives of Congregation Kneseth Israel) were present for tonight’s COA discussion:
Security is the main reason for the replacement of the doors. Prefer to have no glass, and the doors would have peep holes installed.
Commission requests the 3-panel door to remain on site. Being the door is original, it be used as a display at their 150th anniversary celebration.
Motion made by Committee Member Palermo to approve with staff recommendations and the following requirement: original 3-panel door remains on site.
The motion was seconded by Committee Member Crist.
The motion passed unanimously (6-0).
722 Douglas Avenue – Relocation of non-original windows
The applicant has submitted a Certificate of Appropriateness (COA) request to replace two kitchen windows and relocating a rear door at the rear of the home at the 1960s addition.
The proposed changes are not visible from the street and are located at a rear addition. The changes proposed reflect a modernization of the kitchen and to make it more efficient. The new windows proposed will match the historic trim and elements found on the older portion of the home.
The proposed new windows will be aluminum-clad wood, manufactured by Casco.
An existing rear door will also be removed and relocated for better use of the kitchen space. The door will be relocated to an existing window opening. However, a new door is being proposed to be more in keeping in design that would be found in the 1890s. The owners are proposing a salvage door that matches the size of the proposed 36” wide opening. It will be a three-quarter lite wood door with one panel. The window sash at this location will be stored and reused at a later time when the owners propose to replace a non-original glass block window found at the rear as well.
Elgin Design Guideline Manual Specifications:
Windows
A. Which are original should be preserved in their original location, size, and design and with their original materials and numbers of panes (glass lights).
B. Which are not original should not be added to primary facades or to secondary facades where readily visible.
Design Review Subcommittee – March 22, 2022
Page 4 of 13
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. C. Should have original asbestos shingles kept stained or painted. If asbestos shingle siding is deteriorated or poses a health hazard, it may be removed and replaced with wood or other substitute siding. Removal of asbestos siding should follow hazardous material guidelines.
D. Should not be concealed beneath synthetic materials such as vinyl, masonite, or aluminum, if original. Original siding should also not be concealed beneath wood based materials such as particle board, gyp board, or press board. These materials generally do not possess textures or designs which closely match original wood siding. However, if more than 50% of the original siding material is damaged beyond repair, or missing, substitute materials may be applied if the following conditions are met:
a. the existing damaged siding materials are removed prior to the installation of substitute materials;
b. Vinyl material is not permissible. Rather, cement board is and should be smooth without knots and be accented with trim
c. Finger jointed board stock is acceptable, however, natural continuous board stock is preferable for use as siding.
The application of these materials must not result in the concealment of or removal of original decorative detailing or trim including window and door surrounds. However, if no trim or surrounds exist then new wood trim in the form of fascia, corner boards, base boards, molding and windows should be installed.
Substitute materials should match the dimensions of the original wood siding as closely as possible. The cement board should abut the wood trim and be caulked to prevent moisture damage.
Staff Recommendation:
Staff 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 original windows and shall be trimmed out in a manner similar to the original windows on the house, as close as possible. New wood to be of rot resistant wood and be primed and painted.
2. Window glass shall not be tinted.
3. 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 clear cedar or finger jointed cedar siding that shall be weaved in with the existing siding and match the existing in profile, thickness and exposure.
2. New siding shall be primed and painted.
Brian Pinon (owner) was present for tonight’s COA discussion:
Commission complimented the applicant on the application and tonight’s presentation; and noted the new window(s) will improve the historical exterior appearance of the house.
Motion made by Committee Member Hunter to approve with staff recommendations. The motion was seconded by Committee Member Crist.
The motion passed unanimously (7-0).
560 Douglas Avenue – Rehabilitation of front porch
The applicant has submitted a Certificate of Appropriateness (COA) to rehabilitate the front porch and install shutters.
The existing porch is showing various areas of deterioration and are proposing to reconstruct the porch, where deteriorated, to match the existing. This includes the decking and lower part of the columns. The applicant is also seeking to install a balustrade at the porch and shutters throughout the property.
There is historic photographic evidence of a balustrade and shutters on the structure.
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.
WINDOW SHUTTERS
Window shutters were often added to pre-1945 houses to provide interior shading in the summer and to protect windows during storms. With the advent of air conditioning, window shutters are more ornamental in design than practical. Original shutters should be preserved and maintained. The addition of new shutters should only be of wood, of louvered or paneled design and with dimensions which match the window opening.
Guidelines
A. should be preserved and maintained, if original.
B. Should be of louvered or paneled wood construction and the shutters should fit the window opening so that if closed they would cover the window opening.
C. Should not be added unless there is physical or photographic evidence that the dwelling originally had them.
D. Should not be of vinyl or aluminum construction. These shutters generally have dimensions or textures which are not compatible with historic dwellings.
Staff Recommendation:
Staff recommends approval of the application as submitted with the following recommendations:
Shutters
1. Shutter design shall match that found in the historic photograph;
2. Shutters are to be installed on top of the casing with hinges, see enclosed photograph as example;
3. Shutters are to be equal to the half the width of the window;
4. Shutters are to be wood, primed and painted.
Porch
1. The handrail shall have a 2x6, beveled, minimum 10 degrees, ¾” cove or ¾” coved subrail, (4 ½” x 4 ½” actual) turned balusters with sharp edges, with 2” spacing. A sawn balustrade is also appropriate. That the bottom rail is a 4x6 (3 ½” x 5 ½” actual) with chamfered edges and a 1x subrail installed below with routered edge, installed 2” above finished floor.
2. Decking to be 1x4 tongue and groove – rot resistant wood or composite is acceptable, installed perpendicular to house and to overhang top rimboard 1”.
3. That the stair treads shall 5/4” x 12 (recommended) or 2x12 and bull-nosed on 3 sides and overhang the risers a minimum of 1 ¼”. Installation of a ¾” PVC cove or treated wood cove to be installed under stair tread overhang around all 3 sides and coped at the ends. Pressure treated wood or composite material is acceptable for the treads. Rot resistant wood shall be used for the remaining stair construction.
4. Newel posts shall be 6x6 and reflect the design of the bottom of the columns. The newel post cap shall have a pyramidal cap, not left flat.
5. All materials shall be of rot resistant wood.
6. All new porch elements to be primed and painted.
7. All other details shall match the submitted sketch.
David Metzger (owner) was present for tonight’s COA discussion:
Porch flooring has deteriorated greatly since it was last installed. Decking is 25.5” from grade to top of decking. From the top of decking to the bottom of the window glass is 24.5”. Handrail is required is greater than three risers on the staircase. Cap on each post will need to be raised approximately 3” (as shown in the illustration) to accommodate the railing on the porch.
Handrail will need to meet the height of the railing (not above) requiring a small angle piece into the post. Newel post cap should mimic the fence post cap in photo (entry to the property.
Shutters will also be installed on the north and south elevations.
Ghosting is present in the gable and will be presented in a separate COA/permit request.
Motion made by Committee Member Hunter to approve with staff recommendations and the following requirements: 1) newel post cap to match fence post cap in photo; and 2) Return adjustment of handrail to meet height of guardrail.
The motion was seconded by Committee Member Burns.
The motion passed unanimously (7-0).
168 Hill Avenue – Rehabilitation of front and side porches (2021 grant recipient) The applicant has submitted a Certificate of Appropriateness (COA) to rehabilitate the side porch facing Park Street and southeast porch.
The existing NW porch was enclosed after the 1950s according to the Sanborn Fire Insurance Maps. The proposed project is to open up the side porch to match the submitted drawing. The SE porch also does not have appropriate features and is proposed to match the design of the NW porch.
The applicant received a 2021 Historic Rehabilitation Grant for this work.
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 shall have a 2x6 cut down to 4” width beveled, minimum 10 degrees, ¾” cove or ¾” coved subrail, 2x2 decorative turned balusters with 2” spacing. That the bottom rail is a 2x6 cut down to 4” width with chamfered edges and a 1x subrail installed below with routered edge, installed 2”-3” above finished floor.
2. Decking, if proposed to be replaced, is to be 1x4 tongue and groove – rot resistant wood or composite is acceptable, installed perpendicular to house and to overhang top rimboard 1”.
3. That the stair treads shall 5/4” x 12 (recommended) or 2x12 and bull-nosed on 3 sides and overhang the risers a minimum of 1 ¼”. Installation of a ¾” PVC cove or treated wood cove to be installed under stair tread overhang around all 3 sides and coped at the ends. Pressure treated wood or composite material is acceptable for the treads. Rot resistant wood shall be used for the remaining stair construction.
4. The columns are to be 6x6 with chamfered edges with crown and bracket design to match drawing and enclosed examples.
5. Newel posts shall be 6x6 and reflect the design of the columns with 1x chamfered top edge base wrap. The newel post cap shall have a pyramidal cap, not left flat.
6. Skirting shall have a 1x8 top rim board with a 1x4 bottom rim board with 1x8 corner boards and 1x4 vertical skirting boards to be spaced 1 inch apart.
7. All materials shall be of rot resistant wood.
8. All new porch elements to be primed and painted.
All other details shall match the submitted sketch.
Carlos Flores(contractor) was present for tonight’s COA discussion:
Porch was probably enclosed around the 1950’s.
Most of the windows appear to be from the 1920’s.
Motion made by Committee Member Crist to approve with staff recommendations. The motion was seconded by Committee Member Burns.
The motion passed unanimously (7-0).
ADDITIONAL STAFF COMMENTS:
1) Gail Borden Library is highlighting the Heritage Commission and Design Review Subcommittee. A photo of the current commission was requested by the museum.
2) Grant applications are due by April 1st at 5:00p.m.
3) A house fire occurred at 277 Gifford Place (NE corner of Gifford Place and Raymond Street. Damage was extensive and the two-story structure will be demolished. Appears there is no items to salvage.
4) Various survey booklets were brought to meeting for commissioners.
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 7:16 p.m.
https://www.cityofelgin.org/ArchiveCenter/ViewFile/Item/7786
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