North Cook News

City of Elgin Heritage Commission met July 23

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, Chloe Burkhart, Michael Burns, Krissy Palermo, Rebecca Hunter and Scott Savel

MEMBERS ABSENT:

Carly Gorick

CITY STAFF PRESENT:

Christen Sundquist, Historic Preservation Planner and Ben Saxton, DRSC Secretary

APPROVAL OF MINUTES:

Motion made by Commissioner Crist to approve the minutes of July 9th, 2024.

The motion was seconded by Commissioner Hunter.

The motion passed 5-0-1 (Burns abstained).

RECOGNIZE OTHER PERSONS PRESENT:

John Marston and those present for business.

PROPERTIES ON AGENDA FOR DISCUSSION:

Old Business

1. 603 Douglas Avenue – Front and Side Porch Rehabilitation

New Business

1. 456 North Street – Replacement of Front Porch Stairs

2. 144 Hill Avenue – Replacement of Nine Windows

OLD BUSINESS

603 Douglas Avenue – Front and Side Porch Rehabilitation

Project Background:

**Agenda Item tabled on May 28, 2024

The applicant has submitted a Certificate of Appropriateness (COA) to rehabilitate the front and side porches per staff’s recommendations. 

The front and side porches are in various states of disrepair. The guardrails are non-original and will be replaced with a lower guard with an appropriate designed top and bottom rail and spindles. Round newel posts will be added at the stairs. Both the front and side porches will match.

This property received a 2023 Historic Rehabilitation Grant to restore the original clapboards and recreate missing architectural features. The work at the siding as well as the front porches are scheduled to begin in June.

Elgin Design Guideline Manual Specifications:

Porches

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

General Narrative

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.

PORCH STAIRCASES AND STEPS

General Narrative

Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front porch. Since steps are readily exposed to the sun and rain they require continual maintenance and repair. In many cases the original wood steps have been removed and replaced with steps of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs should also be repaired and retained.

Guidelines

A. should be retained in their original location and configuration, if original to the property. Wood and concrete steps should be repaired with materials to match the original.

B. should be replaced with wood rather than brick or concrete, if the porch floor is made of wood. 

C. should have their tread constructed in either 5/4x12 or 2x12 lumber. The ends of the treads should be bull-nosed and overhang the riser by no less than 1 inch.

D. Should have newel posts and balusters, treads and risers, to match original porch construction.

Staff Recommendation:

Staff recommends approval of the Certificate of Appropriateness as submitted and with the

following conditions:

1. Top rail shall be a 2x6 cut down to 4 1/2 inch width and shall be chamfered to a point. Must then install ¾” cove molding (PVC or pressure treated) under the top rail on either side of the spindle. Spindle shall be a 3x3 Seattle Design (Mr. Spindle) spaced 2 1/2" apart. The bottom rail shall be a 2x6 cut down to a 4 1/2 inch width with chamfered edges.

2. At curved area at front porch, railing shall also be curved. Do not install newel post at center but use blocking under bottom rail as additional support.

3. Newel posts shall be 6” diameter tapered newel and shall have a 5” diameter ball cap and a 1” routered bead beneath the ball cap. The base of the newel shall match those on the columns.

4. Stairs treads are to be 5/4"x12 treated wood or pvc tread with bullnosed edges on all 3 sides to extend past riser 1 1/2". 3/4" pvc cove molding installed on all 3 sides under lip of tread

5. If decking is proposed to be replaced it shall be 1x4 tongue and groove, PVC or rot resistant wood.

6. If skirting is proposed to be replaced it shall be 1x4 vertical skirt boards that are spaced 1” apart and behind the top and bottom rimboard.

7. All rear porch details shall match the attached drawing.

8. All rear porch details shall be primed and painted.

*****

Applicant was absent for tonight’s COA discussion:

The proposed project remained tabled.

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NEW BUSINESS

456 North St – Replacement of Front Porch Stairs

Project Background:

The applicant has submitted a Certificate of Appropriateness (COA) as a corrective action to replace the front porch stairs. 

The front porch stairs were concrete and in disrepair. The applicant replaced them with wood without obtaining a permit first. The concrete stairs were not original and the owner is willing to rebuild the stairs to match staff’s recommended design.

Elgin Design Guideline Manual Specifications:

Porches

K. should be maintained in their original design with original materials and detailing.

L. should not be removed if original to the dwelling.

M. should be repaired or replaced to match the original in design, materials, scale, and placement.

N. 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.

O. 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).

P. should have poured concrete steps if the porch, patio or terrace floor is made of concrete (see section on Porch Steps).

Q. should have 1x4 wood tongue and groove flooring running perpendicular to the façade, if the porch floor is made of wood.

R. should have trellises made of wood, if trellises are appropriate.

S. 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..

T. should not be enclosed with wood, glass, or other materials which would alter the porch's open appearance.

PORCH COLUMNS AND RAILING

General Narrative

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

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.

PORCH STAIRCASES AND STEPS

General Narrative

Most of Elgin's pre-1945 dwellings were built with wood steps leading to the door or front porch. Since steps are readily exposed to the sun and rain they require continual maintenance and repair. In many cases the original wood steps have been removed and replaced with steps of concrete. Concrete was widely used for porch steps after early 1900 and these original stairs should also be repaired and retained.

Guidelines

E. should be retained in their original location and configuration, if original to the property. Wood and concrete steps should be repaired with materials to match the original.

F. should be replaced with wood rather than brick or concrete, if the porch floor is made of wood.

G. should have their tread constructed in either 5/4x12 or 2x12 lumber. The ends of the treads should be bull-nosed and overhang the riser by no less than 1 inch.

H. Should have newel posts and balusters, treads and risers, to match original porch construction.

Staff Recommendation:

Staff recommends approval of the Certificate of Appropriateness as submitted and with the following conditions:

9. Stairs treads are to be 5/4"x12 treated wood or pvc tread with bullnosed edges on all 3 sides to extend past riser 1 1/2". 3/4" pvc cove molding installed on all 3 sides under lip of tread

10. Installation of a maximum 1 ¼” round pipe rail, to be painted black shall be installed at the stairs. Pipe rail shall be connected to the wood column with a T-shaped structural pipe fitting rail support.

11. All details shall match the attached drawing.

All details shall be primed and painted.

*****

Applicant was absent for tonight’s COA discussion:

Motion made by Commissioner Palermo to table the item.

The motion was seconded by Commissioner Crist.

The motion passed unanimously.

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144 Hill Ave – Replacement of Nine Windows

Project Background:

The applicant has submitted a Certificate of Appropriateness (COA) to replace nine original windows with composite Renewal by Andersen double-hung windows.

The applicant entered a contract with Renewal by Andersen windows without a permit. Staff advised him of the process and that a repair cost estimate is required for windows that do not match the original windows exactly (proposed material is composite not wood). The applicant noted that he will not seek out a repair estimate as he has already entered a contract with Renewal by Andersen and seeking permission from the commission to install this window without needing a cost estimate for the repair of the wood windows.

As noted in the “Windows” section (below) within the Elgin Historic District and Landmark Design Guidelines, “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.”

Elgin Design Guideline Manual Specifications:

Windows

Elgin's dwellings display a wide variety of historic wood windows in various sash designs and  sizes. It is preferred that wood windows should be repaired to match the original design. In some instances it is less expensive to repair windows than to replace them with new windows.

Where original wood windows are replaced, the installation of new wood windows to match the original design is recommended. Aluminum clad windows are also acceptable as replacement windows. 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.

Windows may also be replaced without consideration of the severity of deterioration of the windows, provided, however, character defining features such as its size, shape, operation, frame, sash dimensions, glass configuration, material, and finish (generally a painted surface) must all match the original window profile as close as possible.

Windows...

A. which are original should be preserved in their original location, size, and design and with their original materials and numbers of panes (glass lights).

B. which are not original should not be added to primary facades or to secondary facades where readily visible.

C. repair is preferable to replacement, but if replaced the recommended replacement should be in-kind to match the original window profile in material and design.

The replacement of a building’s original wood or steel windows will be deemed acceptable if the replacement in-kind is as close of a match as possible to the original window’s material, profile, and configuration. “Replacement-in-kind” windows are windows that closely match the original window material and form (style, dimension, texture, and detailing).

Wood replacement windows for original or non-original windows will also be considered provided that the proposed window profile will continue to complement the historic character of the building and district.

Replacement windows will be considered upon consideration of a submitted photo of the existing window or a drawing which identifies the dimensions of the existing sash and as applicable, muntins, mullions, transoms, and any other window details is submitted. A manufacturer’s specification or standard cut sheet with the replacement window details will also be required prior to window replacement approval.

A. The replacement of just the sash with new sash installed to fit the existing frame rather than the replacement of an entire window is recommended and preferred. Window openings may not be modified to accommodate a replacement window. 

B. 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.

C. which are original of steel or aluminum should be repaired with materials to match the original. If repair is not feasible, replacement should be with new windows to match the original as closely as possible in materials and dimensions. Aluminum extruded windows are an acceptable replacement substitute for original steel sash windows, as long as their size, shape and profile match the original windows.

D. Vinyl extruded windows are not permitted for use on structures that are determined to be significant or contributing to the overall character of the historic district or landmark.

On structures determined to be non-contributing by virtue of vintage or date of construction outside of the period of significance of the historic district in which they are located, the installation of replacement windows will be allowed provided that:

a. The replacement windows are of a material appropriate to the time period or architectural style of the building, and;

b. The replacement windows are built to match the size of the opening, the original window configuration, and to the greatest extent possible, the profile and detail appropriate to the style of the building.

E. which are new should not have snap-on or flush muntins. True divided muntins are preferred over these types of muntins which do not have the same appearance as historic windows. New muntins which are an integral part of the window sash and installed on both sides of the glass are preferable to snap-on simple grilles. Muntins that are permanently affixed to the exterior of the window glass may also be permitted.

F. screens and/or storms should be wood or baked-on or anodized aluminum and fit within the window frames.

G. 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 cannot recommend approval as this request does not follow what is outlined in the Historic District and Landmark Design Guidelines which requires a cost estimate for the repair of original wood windows if the proposed replacement window does not match the original windows exactly.

*****

George Richter (Home Owner) was present for tonight’s COA discussion:

Mr. Richter stated that he placed a down payment on the windows because they reduce noise. 

He also claimed that the proposed windows match the house per the historic guidelines manual and that the windows cannot be noticed from the street in any case. Commissioner Savel responded that the guidelines are explicitly clear on window requirements and that if one proposes to replace original wood windows then a cost estimate to repair the windows must be submitted for review if the proposed window does not match the original windows exactly. In this case, the material does not match. In addition, a cut sheet of the windows was also not provided to see if the proposed dimensions (bottom rail, stiles, meeting rail, top rail) have historic dimensions that would be appropriate for replacement.

Motion made by Commissioner Palermo motions to approve replacement windows as submitted.

The motion was seconded by Commissioner Crist.

The motion failed unanimously.

TABLED ITEMS AT MEETING

456 North St – Replacement of Front Porch Stairs

OTHER:

None

ADDITIONAL STAFF COMMENTS:

CORRESPONDENCE:

None

Motion to adjourn was made by Commissioner Crist.

The motion was seconded by Commissioner Burns.

The motion passed unanimously.

The meeting of the Design Review Subcommittee was adjourned at 6:40 p.m.

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