City of Elgin Heritage Commission Design Review Subcommittee met Jan. 10
Here are the minutes provided by the commission:
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, Carly Gorick, Rebecca Hunter, Krissy Palermo and Scott Savel.
MEMBERS ABSENT:
Michael Burns
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 December 13, 2022, as submitted.
The motion was seconded by Committee Member Crist.
The motion passed unanimously.
The motion passed 4-0-1. Abstain: Gorick.
RECOGNIZE OTHER PERSONS PRESENT:
None
PROPERTIES ON AGENDA FOR DISCUSSION:
Old Business
384 Raymond St – Demolition and Rebuild of Garage (tabled 12/13/22)
New Business
103 S Gifford St – Installation of Cut Letter Wall Mounted Sign
496 Park St – Removal of Substitute Side – Assessment of Original Siding and Missing Architectural Features
ITEMS TABLED AT TONIGHT’S MEETING:
None
OLD BUSINESS:
Motion made by Crist to un-table Old Item for discussion at tonight’s commission meeting. The motion was seconded by Committee Member Hunter.
The motion passed unanimously.
384 Raymond St – Demolition and Rebuild of Garage
***This item was tabled at the December 13, 2022, meeting.
The applicant has submitted an application for a Certificate of Appropriateness to demolish the existing garage due to structural failure caused by a tree branch. They are proposing to build a new garage within the same foot print.
The garage was constructed after 1950 according to the Sanborn Fire Insurance Maps.
Elgin Design Guideline Manual Specifications:
Demolition
General Narrative
Elgin’s Historic Preservation Ordinance allows the Commission to deny demolition within the locally designated districts. Demolition of a 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 historic (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 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
Demolition…
A. should be avoided of any original feature or part of a historic (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.
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.
Secondary Buildings
Garages, Sheds, Chicken Coops, Other Outbuildings
General Narrative
New construction of secondary buildings such as garages and sheds are acceptable as long as they are simple in design and sited in traditional locations. Construction materials should be similar to those of the primary dwelling.
Prefabricated (store bought) temporary sheds and chicken coops are available in many designs and materials, some are appropriate and others are not, for installation in a historic district.
Guidelines
Secondary Buildings…
A. should be smaller in scale than the dwelling; clearly secondary in nature.
B. Should be simple in design but reflecting the general character of the associated dwelling. For example, use gable roof forms if the dwelling has a gable roof, hipped roof forms if the dwelling has a hipped roof, etc.
C. Should be built at traditional locations for outbuildings in the locally designated districts. These include at rear lot lines, adjacent to alleys, and at the back side of a dwelling.
D. Should be compatible in design, shape, materials and roof shape to the associated dwelling.
E. Should be of an exterior material to match the associated dwelling such as clapboard, stucco or brick. However, if not readily visible from the street, secondary buildings may have exterior substitute siding materials such as fiber cement board with appropriate trim and exposure and cementitious materials.
F. Should be of traditional materials if readily visible. For garages, wood paneled doors are more appropriate than paneled doors of vinyl, aluminum, or steel. Wood paneled overhead roll-up doors are widely available and are appropriate for new garages. For two-car garages the use of two single doors instead of one larger double door is more appropriate for use in a historic district.
G. Should have windows in the garage doors, but windows may not be appropriate in every case for garage doors.
H. Should have raised panel steel doors, where appropriate and should be painted to match the house and set off the relief of the panels.
I. Should be in designs that are more appropriate for use with traditionally designed structures, if prefabricated sheds are proposed to be used.
J. Should not be constructed of rough sawn cedar with knots.
Staff Recommendation:
Staff recommends approval for demolition of the existing garage and reconstruction of a new garage within the existing garage footprint with the following specifications.
1. That the proposed 18’-4” x 22’-5” garage siding material will be ½ x 6 beveled clear cedar (no knots) and installed smooth side out in a profile and exposure to match the house’s existing wood siding (4” – 4 ½” reveal to the weather). Fiber cement board siding is also acceptable. If fiber cement board siding is chosen, smooth side out to the weather with 4” to 4 ½” reveal; primed for paint.
2. That the siding and trim is to be painted a color to match or complement the existing house colors.
3. That the garage roof (architectural shingles) matches the house in slope and form.
4. That the eaves shall be enclosed but not be boxed to match eaves of existing house and shall extend a minimum of 12 inches away from the garage wall.
5. That the frieze board dimensions match existing house. The frieze board shall be a minimum of 8” (not to exceed 10”) to match house. The frieze board shall be painted. Bed molding shall be installed along the frieze at the soffit line.
6. That a 1x2 (minimum) or crown molding be placed along the fascia and the shingle line at both sides to create a shadow line. A metal drip edge shall be installed at the roof’s edge.
7. The vertical trim around the garage doors, at the corners, and at the service door shall be 4” wide and sit proud of the siding. The header trim at the garage doors shall be a 1x8 with a 1x2 drip cap. The header trim at the service door shall be 1x4 with a drip cap.
8. If windows are proposed to be installed on the side/rear elevations of the garage, they must be wood or aluminum-clad wood, double-hung windows with sash dimensions including: 3” bottom rail, 2” stiles, 2” top rail, 1” meeting rail; with 4” wide trim, 4” wide header with 1x2 drip cap and a 2x sill to align with the vertical casing.
9. There shall be two overhead doors. Overhead doors shall be steel, raised panel doors. If windows are proposed to be installed, they must be in the upper row or panels, with no grilles.
10. The service door shall be a smooth fiberglass door, 2 lite over 2 panel or 1 lite over 2 panel door.
That all other details meet the Design Review Subcommittee’s recommendations and included sketches.
Mary Delgado (owner) was present for tonight’s COA discussion:
Commission discussed the four guidelines for consideration of a building demolition and agreed that items 1, 2 & 4 were applicable for this project based on the engineer’s and architect’s reports.
The gable roof style proposed was stated to be an improvement over the prior hip roof style garage, as the gable roof compliments the house design.
Discussion regarding board dimensions were brought up regarding the frieze board, header casing, and 4” window trim. Staff to add to the COA whether the details are a “true” dimension (actual board size) or a board dimension (as purchased from a distributor).
Corner boards must sit proud of the siding. Commission described this requirement to the homeowner.
Commission also spoke regarding the two (2) overhead doors vs one (1) overhead door. Staff explained the two-door design is more traditional in style to a carriage house, whereas the single oversized door is too modern.
Motion made by Committee Member Palermo to approve with staff recommendations and the following requirements: 1) 4” trim to be used for corner boards, man door and window opening(s) are to be a “true” (actual) dimension (not nominal which is what the products on the shelf reflects at the store), and 2) the frieze and header casing are to be dimensional boards. The motion was seconded by Committee Member Crist.
The motion passed unanimously.
NEW BUSINESS:
103 S Gifford St – Installation of Cut Letter Wall Mounted Sign
The applicant has submitted a Certificate of Appropriateness (COA) to install flat cut 3/8” acrylic, mounted white letters 12” high sign read, “St. Mary School” at the west elevation (front).
Per zoning, the applicant will be required to remove one of the two existing signs found on the north and south elevations.
Elgin Design Guideline Manual Specifications:
SIGNS AND GRAPHIC DESIGNS
A. should also follow regulations subject to the provisions of Chapter 19.50 of the city’s zoning ordinance.
B. Should be kept a minimum with preferably a maximum of two per commercial business or community facility.
C. Should have no more than three colors and use colors that coordinate with the building colors.
D. Should be anchored into the mortar, not the masonry.
E. Should be of traditional materials such as finished wood, glass, copper, or bronze, plywood, plastic, or unfinished wood.
F. Should not cover or obscure architectural features.
G. Should not be backlit or internally lit
H. Should not be illuminated with visible bulbs, flashing lights, or luminous paints, but with remote sources.
Staff Recommendation:
Staff recommends approval with the following specifications:
1. The wall sign shall meet Title 19: Chapter 19.50 of the Elgin Municipal Code;
2. Ensure that all letters are installed properly within the mortar and not through the brick, centered on the elevation per the included rendering;
3. All other details provided by the Design Review Subcommittee.
Carol Norman (representative of St Mary’s School) was present for tonight’s COA discussion: School is excited to have their name on the structure. Students and families are donating to have the sign installed.
Commissioners stated the image of the school’s name on the building looks appropriate in size and placement.
Motion made by Committee Member Palermo to approve with staff recommendations. The motion was seconded by Committee Member Crist.
The motion passed unanimously.
496 Park St – Removal of Substitute Side – Assessment of Original Siding and Missing Architectural Features
The applicant has submitted a Certificate of Appropriateness (COA) to restore the original clapboard siding on the house and replace any missing architectural features. The house was formerly clad with aluminum siding.
Staff conducted a site assessment on January 5, 2023. At that time the substitute siding was removed. It was found that the original clapboards were in good condition with select areas in need of replacement. It appears the windows were altered prior to the installation of the substitute siding as there is no evidence of window alteration. There are some windows that are in their original configuration, though the trim around the windows have been altered. Other missing elements include the missing bedmolding at the roof gable.
The applicant is also requesting to install a 1x4 board along the rear siding where the addition abuts into the main two-story home to hide the flashing as the house has been recently re roofed. Historically flashing would be installed under the clapboard siding.
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 recommends approval of the Certificate of Appropriateness as submitted and 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 no knots or finger jointed cedar) to match the original clapboards in profile, size, design and exposure.
4. 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.
5. The aluminum shall be removed from all windows, soffits and fascia. 6. Entire home shall be prepped, primed and painted.
1. All other specifications shall match call outs in the included photographs and the proposed rendering.
Brian Tlaczani & Olge Tlaczani (contractor representatives of Alpha Exteriors) were present for tonight’s COA discussion:
Original trim found on the house will be used for template/replication on this project.
Pressure treated lumber should be used for the 1x4 board requested to be installed to hide the flashing on the rear elevation.
Window crown molding is to be installed on the front and side elevations only. Front upper windows had been altered (shorter than typical upper windows) at some point. The trim and moldings being installed could be used again, should the windows be brought back to traditional size in the future. The apron addition below the front window’s sill will provide the illusion of the upper windows are all the same height.
Exterior light fixtures proposed are acceptable. Homeowner to make choice between the two.
Contractors did mention the exterior paint colors maybe different that what is shown in the illustration done by staff. Commission indicated that although paint color is not required to be approved by staff on this project (non-grant project), staff can assist any homeowner with selecting complimentary color palette for their projects.
Motion made by Committee Member Palermo to approve with staff recommendations and the following requirements: Pressure treated lumber to be used to hide the flashing. The motion was seconded by Committee Member Crist.
The motion passed unanimously.
OTHER:
Chairman Savel noted that should a commissioner be unsure of how to vote on any COA proposal, staff comments should weigh highly on their consideration as the historic preservationist is educated and deemed an expert in their field
ADDITIONAL STAFF COMMENTS:
2023 Historic Grant applications are now available online and due to staff by March 31, 2023, for consideration. Grant review meeting date tentatively set for April 11, 2023.
CORRESPONDENCE:
None
ADJOURNMENT:
Motion to adjourn was made by Committee Member Crist.
The motion was seconded by Committee Member Palermo.
The motion passed unanimously.
The meeting of the Design Review Subcommittee was adjourned at 6:30 p.m.
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