City of Elgin Heritage Commission Design Review Subcommittee met May 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, Elissa Ledvort, Krissy Palermo and Scott Savel.
MEMBERS ABSENT:
Michael Burns and Carly Gorick
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 April 26, 2022, as submitted.
The motion was seconded by Committee Member Ledvort.
The motion passed 4-0-1. Abstain: Hunter.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
None
New Business
706 Douglas Avenue – Installation of Pergola
390 Fulton Street – Installation of Handrails at Stoop
421 May Street – Garage Alteration
ITEMS TABLED AT TONIGHT’S MEETING:
None
NEW BUSINESS:
706 Douglas Avenue – Installation of Pergola
The property owner has submitted a Certificate of Appropriateness application for the construction of an approximately 12’ x 16’ (posts are 8’x12’) wood pergola at the rear yard.
The applicants noted their preference for a simplistic design so as to not detract from the overall house design. As it is a corner property, it will be visible from the public right of way but in the spring and summer months the foliage in front and the existing fence will hide a majority of the proposed structure.
The applicant is also proposing to remove a non-original screened in porch that is attached to the garage. This was added after 1950 according to the Sanborn Fire Insurance Maps.
Elgin Design Guideline Manual Specifications:
Pergolas, Arbors, Gazebos, Fountains, Tree Houses, Ponds and Statuary
Substantial yard structures such as pergolas, gazebos, or fountains are appropriate for rear yards or side yards.
Pergolas are wooden framed roofed garden structures, often latticed, and supported by regularly spaced posts or columns. The structure, often covered by climbing plants such as vines or roses, shades a walk or passageway.
Arbors are light open structures of trees or shrubs closely planted, either twined together and self-supporting, or supported on a light lattice. The designs for these structures should be based on historic designs appropriate for pre-1945 dwellings. Wood construction should be used rather than brick, concrete, metal, or glass.
Appropriate structures in front yard shall be reviewed by the Design Review Subcommittee. A. should be sited in rear yards or side yards
B. should be of wood construction in designs appropriate for pre-1945 dwellings. Yard features constructed of materials such as glass, metal or brick can be placed in yards if situated near the rear of the lot and effectively screened by fencing or landscaping. C. should not be located in street yards.
Guidelines for Demolition
Elgin's Historic Preservation Ordinance allows the Commission to deny demolition within the locally designated districts. Demolition of an historic building which retains its architectural character should only occur after all other options are explored. These options may include moving the building to another compatible site or selling the property to a sympathetic buyer for rehabilitation. Demolition of pre-1945historic (50 years or older) secondary buildings (garages, etc.) may be acceptable if substantially deteriorated (requiring 50% or more replacement of exterior materials or structural elements).
Additionally, demolition will not be permitted unless there is a well designed well-designed plan for the subsequent use of the property which includes items such as designs for new construction, building relocation, vehicle use areas, landscaping and/or green space submitted.
Guidelines
A. should be avoided of any original feature or part of a pre-1945historic (50 years or older) building.
B. should not occur, unless:
1. An emergency condition exists and the public safety and welfare requires the removal of the building or structure;
2. A building does not contribute to the historical or architectural character of the districts and its removal will improve the appearance of the districts; or
3. The denial of the demolition will result in an Economic Hardship on the applicant as determined by Chapter 20.10 of Title 20 of the Elgin Municipal Code – “Elgin Historic Preservation Ordinance.”
4. The denial of the demolition will impede rehabilitation, or redevelopment of the site, and/or adjacent properties from substantially improving the aesthetic, architectural or economic value of the affected properties and surrounding area. *****
Adam Long (owner) was present for tonight’s COA discussion:
Regarding the addition being removed from the garage, committee members indicated the exposed garage’s building elevation/details need to match to match the existing garage (siding, trim, etc.). The removal of this addition will increase the beauty of the property.
Simple pergola design well received by committee members. Posts will be set at 8’x12’, with 2 feet overhang of rafters on each side (overall dimension of 12’x16’).
Motion made by Committee Member Palermo to approve with staff recommendations and the following requirements: Garage elevation exposed after removal of addition to match structure details from the other elevations including (but not limited to) siding, trim boards, etc. Elevation details to be reviewed and approved by staff prior to installation. The motion was seconded by Committee Member Crist.
The motion passed unanimously.
390 Fulton Street – Installation of Handrails at Stoop
The applicant has submitted a Certificate of Appropriateness (COA) to install a metal handrail at the front stoop
Historically this front stoop would not have had handrails. However, due to the use of the building by older visitors, the applicant would like to install the handrails for safety reasons.
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 not be removed if original to the dwelling.
C. should be repaired or replaced to match the original in design, materials, scale, and placement.
D. 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.
E. 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).
F. should have poured concrete steps if the porch, patio or terrace floor is made of concrete (see section on Porch Steps).
G. should have 1x4 wood tongue and groove flooring running perpendicular to the façade, if the porch floor is made of wood.
H. should have trellises made of wood, if trellises are appropriate.
I. should have porch skirting that is installed to match the type and style of the house, which may include decorative wood framed skirting, vertical slats, or lattice panels.
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 16.36.020 of the Elgin Municipal Code, 1976, as amended, creates Section 102.8 of the 2015 International Residential 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:
Despite the design being more decorative than typically allowed, staff would recommend approval as submitted as the handrails do not detract from the overall character of the building and are deemed reversible.
Staff would recommend approval with the following conditions:
1. The handrail anchors shall be inset into the mortar carefully, not to damage the existing brick.
2. All other details shall match submitted sketch.
St Mary’s Catholic Church (Jerry Sorensen - contractor) was present for tonight’s COA discussion:
Mr. Sorensen is a member of the church and designed the proposed handrail, who will be installing the handrail within the mortar joint with an epoxy (no expansion fasteners).
Although the handrail is somewhat ornate, the placement within the porch and setback from the street, minimizes the view from the public right of way.
Motion made by Committee Member Crist to approve with staff recommendations. The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
421 May Street – Garage Alteration
A preliminary approval was given on April 12, 2022, for the expansion of the garage. The Commission asked for updated plans for review.
The applicant has submitted an application for a Certificate of Appropriateness to alter the existing garage by 3’-0” to the north and 3’-0” to the west to accommodate modern vehicles. The non-original west addition will be proposed to be demolished to allow for the expansion of the original 1910 garage.
The existing garage is in fair condition with select areas in need of replacement. The owner is requesting preliminary approval to expand the size of the existing garage using like materials and design. The low pitched hip will be extended out so that it will not appear different in design from the street.
The addition to the west was constructed after 1950 according to the Sanborn Fire Insurance Maps.
Elgin Design Guideline Manual Specifications:
Garages, Carriage Houses and Outbuildings
General Narrative
Elgin's historic districts contain a wide variety of 19th and early 20th century outbuildings including servant's quarters, sheds, chicken coops, carriage houses, and automobile garages. These buildings add to the district's character and many have notable architectural significance. These buildings were often built with construction techniques and materials to match the dwelling. These buildings should be preserved and maintained.
Replacement garage doors are available in many designs and material and can even be custom built to replicate the design of a traditional door using all the modern hardware of an overhead door.
Many metal garage doors are also available with a solid or hollow core, depending upon the strength and durability desired. Generally, solid core metal doors are stronger and more durable than hollow core metal doors.
NOTE: For new garages, see New Construction guidelines.
Guidelines
A. should be preserved and maintained. Original features should be repaired to match the original, as close as possible.
B. should not be moved or relocated to another part of the lot, if original to the property.
C. should not be hidden or obscured by a new accessory structure.
GARAGE DOORS
A. If original or has gained significance over time, 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 and period of construction of the garage.
B. should be raised panel designs, with a 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 a color appropriate to the period of the house.
Staff Recommendation:
Staff recommends approval as requested as the overall design will match the existing but will be enlarged by 3’-0” to the north and 3’-0” to the west.
1. That the proposed garage siding material will be clear cedar (no knots) or finger jointed cedar and installed smooth side out in a profile and exposure and profile (drop siding) to match the existing garage siding.
2. New trim shall be rot resistant and match the existing trim found at the front elevation of the garage.
3. That the garage roof shall extend outward 3’-0” and match the existing pitch.
4. That the eaves shall match the existing depth of the eaves currently found at the front elevation of the garage.
5. New garage door shall be either square raised panel with the top squares with windows/glass or a carriage style door.
6. That all other details meet the Design Review Subcommittee’s recommendations and included sketches.
Jose Gonzales (owner) was present for tonight’s COA discussion:
Discussion regarding siding and exterior details for the garage elevations. The siding should be carefully removed and reinstalled (weaved in) on the new walls.
Stability of the existing garage walls and foundation was also discussed. With only two of the original garage walls to remain and be expanded, committee questioned the integrity of the building’s structure especially when trying to expand the existing foundation. The two walls would not only have to be built out approximately 4 feet in length, but the wall height would also have to increase about 12” to accommodate the roof gables.
With the interior structure appearing to be unsound (noted during one of staff’s onsite inspections), the commission felt the existing garage could be demolished and replaced provided the existing siding was salvaged and used on a replacement. Homeowner would need to work with staff to ensure the siding exposure, trim boards, rafter tails, etc. match the existing garage details.
Motion made by Committee Member Crist to approve as follows:
Option 1: Complete garage expansion as submitted with staff comments. OR Option 2: Demolish the existing structure (due to poor condition) and build new garage as presented within the COA. With either option, staff will work with homeowner and provide guidance regarding elevation details and materials to be used. Committee members to grant staff authority to review and approval all final elevation details prior to construction of the new garage.
The motion was seconded by Committee Member Palermo.
The motion passed unanimously.
ADDITIONAL STAFF COMMENTS:
Mayor’s Awards held at the U-46 Elgin Math and Science Academy at 1600 Dundee Ave was applauded. Venue, tours, food and presentations were greatly appreciated by attendees.
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 6:31 p.m.
https://www.cityofelgin.org/ArchiveCenter/ViewFile/Item/7901
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